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美国房产小讲堂 · 社区观察
大公园现在仍有大片荒地、旧厂房和闲置跑道。你是愿意在它“还没长成”时入手，还是等它像光谱中心一样成熟后再买？
核心要点
- 大公园规划面积超过纽约中央公园，建成后将是美国规模最大的城市公园之一。
- 已建成的设施包括冰场、水上乐园、综合体育公园和热气球地标等。
- 发布时，大公园一套约 2,900 平方尺的两层独立屋，每尺单价不到约 650 美元，在尔湾属于性价比较高的选择。
- 大公园的地税通常比部分其他社区高，这是长期持有成本；而买入单价是一次性的。
- 待开发区域计划和提案中的项目会影响未来的社区面貌，但具体以官方规划为准。
1大公园现在有什么
尔湾大公园由原埃尔托罗海军陆战队航空站改建而成，规划面积超过纽约中央公园。发布时已经建成的设施包括大型室内冰场、水上乐园、集篮球、棒球、足球、网球等于一体的体育公园，以及尔湾的热气球地标。
但大公园仍有大量待开发的区域：荒地、废弃厂房、闲置的飞机跑道等等。
2每尺单价与地税：怎么算
以当时在售的一套大公园 Rise Park 两层独立屋为例：4 房 3.5 卫、约 2,934 平方尺，要价约 190 万美元，每尺单价不到约 650 美元，一楼是没有柱子的开放式起居空间，还有带完整卫浴的客房。
相比之下，同期 Portola Springs 一套约 2,400 平方尺的房子要价约 188 万美元，单价更高。部分原因是大公园的地税（包括 Mello-Roos 等特别税）通常更高。
李斐的看法是：地税是逐年支付的长期负担，买入单价却是一次性的、不会改变的指标。两者都要算进总持有成本。具体税额请查询房产税单，或咨询会计师。
地税是长期负担，买入单价却是永恒的指标。
3大公园的将来可能是什么样
在待开发的土地上，当时已有一些规划和提案，例如类似光谱中心的露天步行街和酒店、类似 Woodbury Town Center 的生活机能广场（超市、加油站、商业服务），以及还在讨论中的野生动物园、漂流公园、高尔夫球场和人工湖等。
这些项目有的已确定，有的还在讨论中，进度和内容都可能变化，请以尔湾市政府和开发商的官方信息为准。
4留给买家的问题
在大公园配套尚未完善、单价相对较低时入手，还是等配套全部建成、社区成熟之后再买？前者承担的是不确定性和等待，后者可能要付出更高的价格。这取决于你的预算、持有时间和对未来的判断。
常见问题
Q：尔湾大公园的房子为什么单价相对较低？
原因之一是很多配套仍在开发中，另外地税通常较高，会影响买家的出价。
Q：什么是 Mello-Roos？
加州部分新社区为建设基础设施而征收的特别税，通常按年缴纳，具体以税单为准。
Q：大公园未来会建什么？
有部分已确定的商业和生活配套，也有仍在讨论的提案，请以尔湾市政府和开发商的最新信息为准。
关于作者
Fei Li 李斐，FEI LI ESTATES 创始人，加州持牌房地产经纪人（DRE #02075610）。团队立足南加州橙县（Orange County），服务尔湾（Irvine）、新港滩（Newport Beach）、达纳角（Dana Point）、圣胡安卡皮斯特拉诺（San Juan Capistrano）及周边地区，自 2016 年起持续制作中英双语房产视频。
电话：(949) 353-9999 · 微信：feiliestates
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。
Irvine's Great Park: Buying What It Is Now, or What It Will Become?
Please note: This video was published on May 1, 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 · Community Insights
Great Park still has vacant land, old hangars, and unused runways. Would you buy while it is still growing, or wait until it is as complete as the Irvine Spectrum?
Key Takeaways
- Great Park is planned to be larger than New York's Central Park, making it one of the largest urban parks in the US.
- Completed amenities include an ice complex, a water park, a multi-sport park, and the balloon landmark.
- At the time, a roughly 2,900 sq ft two-story home in Great Park was under about $650 per sq ft — good value for Irvine.
- Great Park property taxes are often higher than in some other communities, an ongoing cost, while the purchase price per sq ft is fixed.
- Planned and proposed projects for undeveloped areas will shape the community, but check official plans.
1What Great Park Has Today
Irvine's Great Park is being built on the former El Toro Marine Corps Air Station and is planned to exceed New York's Central Park in size. At the time of the video, completed amenities included a large indoor ice complex, a water park, a sports park combining basketball, baseball, soccer, and tennis, and the Irvine balloon landmark.
But much of the park was still awaiting development: vacant land, abandoned buildings, unused runways, and more.
2Price Per Square Foot vs. Property Taxes
Take a two-story home then on the market in Great Park's Rise Park: 4 bedrooms, 3.5 baths, about 2,934 sq ft, asking about $1.9 million — under about $650 per sq ft, with a column-free open main level and a downstairs guest suite.
By comparison, a roughly 2,400 sq ft home in Portola Springs was asking about $1.88 million, a higher price per sq ft. Part of the reason is that Great Park property taxes, including special taxes such as Mello-Roos, are often higher.
Fei Li's view: property taxes are an ongoing annual cost, while the purchase price per sq ft is fixed once you buy. Both belong in your total cost of ownership. Check the property tax bill or consult a CPA for specifics.
Taxes are an ongoing cost; the price you pay is permanent.
3What Great Park Could Become
For the undeveloped land, plans and proposals at the time included an open-air retail promenade with a hotel similar to the Irvine Spectrum, a neighborhood center like Woodbury Town Center with groceries, gas, and services, and proposals still under discussion such as a wildlife park, a lazy river park, a golf course, and a man-made lake.
Some of these were confirmed and others only proposed; timelines and details may change, so rely on the City of Irvine and the developer for current information.
4The Question for Buyers
Buy while amenities are incomplete and prices per sq ft are relatively lower, or wait until everything is built and the community matures? The first means accepting uncertainty and waiting; the second may mean paying more. The answer depends on your budget, holding period, and outlook.
FAQ
Q：Why are prices per sq ft relatively lower in Great Park?
Partly because many amenities are still under development, and property taxes are often higher, which affects what buyers will pay.
Q：What is Mello-Roos?
A special tax levied in some newer California communities to fund infrastructure, usually paid annually; check the tax bill for details.
Q：What will be built in Great Park?
Some retail and community amenities are confirmed and others are still proposals; check the City of Irvine and the developer for current information.
About the Author
Fei Li is the founder of FEI LI ESTATES and a California licensed real estate agent (DRE #02075610). Based in Orange County, Southern California, the team serves Irvine, Newport Beach, Dana Point, San Juan Capistrano, and surrounding areas. Fei has produced bilingual English/Chinese real estate videos since 2016.
Phone: (949) 353-9999 · WeChat: feiliestates
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.