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美国房产小讲堂 · 橙县社区

在尔湾和新港生活，几乎处处都能看到尔湾公司的影子：你逛的购物中心、租的公寓、住的社区，很多都与它有关。

1从 Tustin 到新港：橙县城市都不大

尔湾、Costa Mesa、Tustin、新港这些“城市”，其实面积都不大，更像大城市里的一个个区，半小时车程内就能到达很多地方。

在去新港海岸的路上，会经过 Corona del Mar——新港滩里很有小镇风情的一片区域，海滩风景优美，也是新港的出海口之一。再往前，就是被视为橙县顶级社区之一的水晶湾（Crystal Cove）：坐山看海，房子大而新，仍有一些地块尚未建房。

2尔湾公司有多大

尔湾公司是全美最大的非上市地产公司之一，尔湾和新港的大量土地、公寓社区和购物中心都由它开发或持有，比如尔湾 Spectrum Center、新港 Fashion Island，以及遍布尔湾的出租公寓社区。水晶湾、Pelican Crest 等新港知名社区，过去也是在尔湾公司的土地上开发的。

据报道，尔湾公司已经逐步把尔湾剩余的未开发地块出售给其他建商，自己不再作为新房建商参与开发。

3“大地主”的条件

尔湾公司在出售土地时，往往会附带不少条件。据了解，在一些高端地块的交易中，如果买方买地后不开发而是直接转卖，转卖利润的相当大一部分需要归还给尔湾公司，以此避免囤地炒地。此外，一些地块交易中尔湾公司会保留地下矿产等权益。

这些条件也会层层传导：建商在向购房者出售新房时，合同中有时也会加入相应条款。所以买新房时，建议仔细阅读购房合同和产权文件中的限制条款。（具体以实际合同和登记文件为准。）

统一规划让城市整洁有序，也意味着更多的规则。

4统一管理的利与弊

尔湾公司对其持有的商业中心有很强的管理权：招牌整齐划一，没有杂乱的悬挂广告，整个城市显得干净、和谐、统一。这是很多人喜欢尔湾的原因之一。

另一方面，商户和业主需要遵守较多规定，一些在私人商业物业内的拍摄等活动也可能受到限制。了解这些特点，有助于更全面地认识尔湾的城市性格。

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。

The Irvine Company: The Master Landowner Behind Irvine and Newport Coast

Please note: This video was published on August 23, 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 Communities

Live in Irvine or Newport Beach and you will see the Irvine Company's influence almost everywhere: in the shopping centers you visit, the apartments you rent, and the communities you live in.

1From Tustin to Newport: Small, Connected Cities

Irvine, Costa Mesa, Tustin, and Newport Beach are relatively small cities, more like districts of a larger metro; many destinations are within a half-hour drive.

On the way to the Newport coast you pass Corona del Mar, a charming village-like part of Newport Beach with beautiful beaches and harbor access. Further on is Crystal Cove, considered one of Orange County's top communities, with hillside ocean views, large newer homes, and some lots still unbuilt.

2How Big Is the Irvine Company?

The Irvine Company is one of the largest privately held real estate companies in the US. It has developed or owns much of the land, apartment villages, and shopping centers in Irvine and Newport Beach, including Irvine Spectrum Center, Fashion Island, and many Irvine apartment communities. Crystal Cove and Pelican Crest were also developed on its land.

According to reports, the Irvine Company has been selling remaining undeveloped Irvine parcels to other builders and stepping back from building new homes itself.

3A Master Landowner's Conditions

When selling land, the Irvine Company often attaches conditions. Reportedly, in some high-end land sales, if a buyer resells the land without building, a large share of the profit must go back to the Irvine Company to discourage speculation. Some land sales also reserve mineral rights.

These conditions can flow down: builders sometimes add related provisions to new-home contracts. Read purchase contracts and title documents carefully for restrictions. (Actual terms depend on contracts and recorded documents.)

Unified planning keeps a city orderly — and comes with more rules.

4The Pros and Cons of Unified Management

The Irvine Company exercises strong control over its commercial centers: uniform signage and no cluttered hanging ads make the city clean, harmonious, and consistent — one reason many people love Irvine.

On the other hand, tenants and owners must follow many rules, and activities like professional photography inside private commercial properties may be restricted. Understanding this helps paint a fuller picture of Irvine's character.

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.