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交易流程 · 南北加州

整个加州用的是同一份标准购房合约，但南北加州在实际操作上的习惯差别很大。不了解这些差别，很容易让外地客户产生误会。

1湾区：更激烈的竞价

据当地经纪人分享，录制时湾区很多房子以高出要价二三十万美元成交，高出五十万、七十万的也不少见。其中有一套房，上百位经纪人索取了披露文件，数十份 offer 竞争，最终大幅高于要价成交。

与有些地方“低报价吸引竞价”的做法不同，湾区不少房子的要价本身就接近市场价，最后仍被大幅抬高，反映了当地买家的购买力。

2流程差异：先给报告，还是先签约

• 北加州：卖方在上市前把披露报告、房屋检查报告、自然灾害报告等准备齐全，感兴趣的买家先索取报告，看完再决定出价。offer 被接受、定金放入后，买方通常不再保留反悔期。
• 南加州：买方先出价，签约后卖方提供披露文件，买方自己安排房屋检查，在 contingency 期内决定继续、要求维修或补偿，或者退出。

李斐认为，在房源稀缺的市场里，北加州的流程更高效，减少了房子反复回到市场造成的时间和机会成本。

同一份合约，两种习惯。

3一次误会带来的教训

李斐团队曾有一套北好莱坞的房源，一位北加州买家经朋友推荐来买。团队按南加州的习惯，先签约再给披露文件，这位买家却按北加州的习惯期待先看到所有报告，认为团队偏袒卖方，最终没有成交。

这件事的教训是：经纪人要了解客户来源地的交易习惯，提前把流程解释清楚。其他州差异更大，例如纽约的交易通常由律师参与起草文件；产权保险费用由谁支付，各地习惯也不同。在南加州，业主产权保险通常由卖方支付。

4买家结构不同，市场表现也不同

湾区有大量科技公司员工，不少人的购买力来自股票和期权，所以面对估价不足时更有准备补差价，但当地房价也与股市表现关联更紧密。据湾区同行介绍，2018 年前后湾区房价曾有明显回调。

南加州的买家来源更多元，包括国际买家和各行各业的家庭，房价受股市波动的影响相对小一些。地税方面，各郡乃至各社区的特别税都不同，买房时请以具体地址的税单为准。

常见问题

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How the Home Buying Process Differs Between Southern and Northern California

Please note: This video was published on February 11, 2022. It is more than a year old. Market data, prices, rates, and policies reflect that date and may have changed. Contact us for the latest information.

Transaction Process · North vs. South

All of California uses the same standard purchase agreement, but practices differ a lot between Northern and Southern California. Without understanding them, out-of-area clients can easily feel misled.

1The Bay Area: More Intense Bidding

According to local agents, many Bay Area homes at the time sold $200,000 to $300,000 over asking, and $500,000 or $700,000 over was not unusual. In one case, more than a hundred agents requested disclosures, dozens of offers came in, and the home sold far above asking.

Unlike markets where some listings are priced low to spark bidding, many Bay Area homes were listed near market value and still bid well above it, reflecting local buying power.

2Process: Reports First, or Contract First?

• Northern California: sellers prepare disclosures, inspection reports, and natural hazard reports before listing. Interested buyers request the package, review it, then decide on an offer. Once accepted and the deposit is in, buyers usually do not keep contingency periods.
• Southern California: buyers make an offer first; after acceptance, sellers deliver disclosures, buyers order their own inspections, and during contingency periods decide to proceed, request repairs or credits, or cancel.

Fei thinks the Northern California approach is more efficient in a low-inventory market, reducing the time and opportunity cost of homes falling back on the market.

One contract, two customs.

3A Lesson from a Misunderstanding

Fei's team once had a North Hollywood listing, and a Northern California buyer referred by a friend wanted to buy it. The team followed Southern California practice, contract first and disclosures after, while the buyer expected to see every report first. The buyer felt the team favored the seller and walked away.

The lesson: agents should understand the customs where their clients come from and explain the process early. Other states differ even more; New York transactions often involve attorneys drafting documents, and who pays for title insurance varies by region. In Southern California, sellers typically pay for the owner's title policy.

4Different Buyers, Different Market Behavior

The Bay Area has many tech employees whose buying power comes from stock and options, so they are more prepared to cover appraisal gaps, but local prices are also more closely linked to the stock market. Bay Area colleagues noted a meaningful price pullback around 2018.

Southern California's buyers are more varied, including international buyers and households from many industries, so prices are somewhat less sensitive to stock swings. Special taxes vary by county and even neighborhood, so check the tax bill for each address.

FAQ

This article is for general information only and is not legal, tax, lending, or investment advice. Market data and policies reflect the time of publication and may have changed; please consult licensed professionals and verify independently.