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美国房产小讲堂 · 新房购买

很多从国内来的朋友会问：在美国买期房，会不会遇到烂尾？答案的关键在于钱放在哪里、什么时候开始还贷款。

1关键区别：钱在谁手里

在一些采用预售制的市场，购房者在签约后就开始付首付、还贷款，而那时可能还只是一块空地或一张图纸。开发商提前拿到购房款，往往会用于拿地或开发其他项目，一旦资金链某个环节断裂，就可能像多米诺骨牌一样连锁影响，最终出现烂尾。

在美国，买新房时你选好地块、交一笔定金，常见为房价的约 1%–5%，或是 5 万、10 万美元这样的固定金额。更重要的是，这笔钱通常不是交给开发商，而是交给第三方产权监管机构，也就是 escrow，按照合约统一管理。

2开发商为什么不会轻易让项目烂尾

因为在交房过户之前，开发商通常拿不到购房者的定金、首付和银行贷款。开发商已经投入了大量资金买地、建设，只有按质按量把房子交付给买家，才能拿到这笔钱。

对买家来说，在拿到钥匙、正式过户之前，也不需要开始还贷款。即使项目真的出了问题，风险也主要落在开发商身上，而不是消费者身上。（具体条款以购房合同为准，签约前请仔细阅读。）

在美国，开发商不交房就拿不到钱，买家不过户就不开始还贷款。

3建造过程中，买家可以逐步检查

美国新房的建造过程相对透明。从打地基开始，到搭建框架（framing）、布置电路，再到各项结构和装修升级，买家本人或经纪人都可以在不同节点去现场查看进度。

比如你选了悬空楼梯、推拉门或加州厅（California Room）等结构升级，就可以确认施工是否按照你的选择进行。我们就遇到过施工队装错楼梯款式，经纪人检查时及时发现，要求开发商拆掉重做。

4交房前的最终验房

所有工程完成后，还有一次最终验房（final walk-through）。大到结构问题，小到补漆、配件损坏、灯泡不亮，都可以列出来要求开发商修好。确认满意后，才在 escrow 签字过户，正式开始还贷款。

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 Unfinished Housing Projects Are Rare in the US

Please note: This video was published on September 17, 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 · New Construction

Many buyers from overseas ask whether new construction in the US can end up unfinished. The answer comes down to who holds the money and when you start paying the mortgage.

1The Key Difference: Who Holds the Money

In some presale markets, buyers start paying the down payment and mortgage right after signing, when the project may still be an empty lot or a set of plans. Developers receive funds early and may use them to buy land or start other projects. If one part of the chain fails, problems can cascade and leave projects unfinished.

In the US, when you choose a lot for new construction, you pay a deposit — often about 1%–5% of the price or a fixed amount such as $50,000 or $100,000. Importantly, this money is typically held not by the builder but by a third-party escrow company under the contract.

2Why Builders Rarely Walk Away

Until closing, builders generally cannot access buyers' deposits, down payments, or loan funds. Having already invested heavily in land and construction, they need to deliver the home as promised to get paid.

Buyers, meanwhile, do not start paying a mortgage until they receive the keys and close. If a project runs into trouble, the risk falls mainly on the builder, not the consumer. (Specific terms depend on the purchase contract; read it carefully before signing.)

In the US, builders do not get paid until they deliver, and buyers do not start paying until they close.

3Buyers Can Inspect Along the Way

New construction in the US is relatively transparent. From the foundation to framing, electrical, and structural and finish upgrades, buyers or their agents can visit at different stages to check progress.

If you selected upgrades such as a floating staircase, sliding doors, or a California Room, you can confirm they are built as chosen. We once caught a crew installing the wrong staircase during an agent inspection, and the builder replaced it.

4The Final Walk-Through

When construction is complete, there is a final walk-through. From structural issues to touch-up paint, broken fixtures, or a light that does not work, buyers can list items for the builder to fix. Only once satisfied do they sign in escrow, close, and begin mortgage payments.

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.