温馨提示：本视频发布于 2023 年 4 月 11 日，距今已超过一年。文中的市场数据、价格、利率与政策均以发布时为准，当前情况可能已有变化，欢迎联系我们获取最新信息。

美国房产小讲堂 · 橙县市场

很多人在等尔湾、新港降价，但从实际交易来看，房价有它难以下降的结构性原因。

1卖家同时也是买家

我最近代理的几套新港房源，大部分屋主都是卖掉现在的房子，再去买另一套。他们在找下一套房时发现，要买的房子同样不便宜。为了在“一卖一买”之间不吃亏、负担得起换房的差价，他们必须把现在的房子卖个好价钱。

当市场上大量卖家都处于这种状态时，自然很少有人愿意大幅降价。

2优质区域房源稀缺

尔湾、新港等优质区域本来房源就少，加上很多屋主锁定了低利率不愿意卖，库存持续偏低。在供应有限的情况下，即使利率上升使部分买家退场，价格也难以出现大幅下滑。

以新港的 Port Streets 社区为例，这里是适合家庭的成熟社区，附近有口碑不错的小学，很多当地家庭世代在这里生活。许多老房子会被买下来翻新或推倒重建，需求一直存在。

卖家也要再买房，所以很少有人愿意大幅降价。

3洛杉矶“豪宅税”的外溢效应

洛杉矶市自 2023 年 4 月起，对 500 万美元以上的房产交易征收较高的转让税，交易金额越高税率越高，通常由卖方承担。这在一定程度上会影响高端买家在洛杉矶市的购房决定，使部分买家转向风景优美、生活品质高、交通便利、学区也不错的橙县，进一步挤压了本就紧张的橙县高端房源。（具体税率和适用范围以官方规定为准。）

4对买卖双方的启示

• 买家：在优质区域等待大幅降价，可能要等很久。更务实的做法是关注具体房子的价值和自己的需求，适时出手。
• 卖家：如果同时要买新房，可以和经纪人一起规划卖房和买房的时间与资金衔接，降低换房成本。

常见问题

本文仅供一般信息参考，不构成法律、税务、贷款或投资建议。市场数据与政策以发布时为准，可能已有变化；具体情况请咨询持牌专业人士并自行核实。

Why Home Prices in Irvine and Newport Beach Won't Come Down

Please note: This video was published on April 11, 2023. 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.

US Real Estate 101 · Orange County Market

Many people are waiting for Irvine and Newport Beach prices to fall, but real transactions show structural reasons prices are hard to push down.

1Sellers Are Also Buyers

Most owners of the Newport Beach homes I have recently listed are selling in order to buy another home. When they search, they find their next home is not cheap either. To avoid losing money between the sale and purchase, they need a strong price on their current home.

When many sellers are in this position, few are willing to cut prices sharply.

2Scarce Inventory in Prime Areas

Irvine, Newport Beach, and similar prime areas already have limited supply, and many owners have locked-in low rates and are not selling. With supply constrained, prices rarely fall sharply even if higher rates push some buyers out.

Newport's Port Streets, for example, is an established family neighborhood with a well-regarded elementary school nearby, where many families have lived for generations. Older homes are often bought to renovate or rebuild, so demand persists.

Sellers also need to buy, so few are willing to slash prices.

3The Ripple Effect of LA's "Mansion Tax"

Since April 2023, the City of Los Angeles has imposed a higher transfer tax on property sales above $5 million, with a higher rate at higher prices, typically paid by the seller. This can influence high-end decisions in the City of LA and steer some buyers toward Orange County, with its scenery, quality of life, convenience, and good schools — further squeezing already tight high-end inventory. (See official sources for current rates and scope.)

4Takeaways for Buyers and Sellers

• Buyers: waiting for a big price drop in prime areas may take a long time. Focus on the value of specific homes and your needs, and act when the right one appears.
• Sellers: if you are also buying, plan the timing and financing of both transactions with your agent to reduce the cost of moving.

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.