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美国房产小讲堂 · 城市比较

很多人搬过好几次家之后才发现：大院子、大房子并不一定是最适合自己的生活方式。

1从大院子到便利生活：三位经纪人的搬家经历

团队一位经纪人来美国后搬过约 10 次家，住过罗兰岗、钻石吧、核桃市、天普市、Arcadia、Monterey Park、Rancho Cucamonga，最后定居尔湾。她在 Rancho Cucamonga 买的第一套房，院子大、带泳池，但离常去的地方远，夏天也很热。

李斐自己最早住在 Monterey Park，后来租住在尔湾，又搬到 Yorba Linda：院子很大、有山景，房子性价比很高，但离常去的餐厅、超市和商圈较远，常常要开车往返，最后又搬回尔湾 Woodbury，并在这个社区换了 3 套房子。

另一位住在 Arcadia 的经纪人，也正打算搬到尔湾。

2他们看重的几个因素

• 学校：家里有孩子的家庭会比较各学区和高中的表现。建议参考加州教育部门和学区公布的数据，并亲自实地了解。
• 社区规划：尔湾规划整齐、房屋风格统一，电线多为地下铺设；部分老城区一条街上房屋大小不一、电线杆较多。
• 生活便利：尔湾采用“去中心化”的布局，每个社区附近都有小型商业广场；有些城市的商圈相对集中。
• 气候：越靠近海岸越温和，新港即使在夏天，早晚也可能需要穿长袖；内陆城市夏天可能达到 40°C 左右。
• 离海边的距离：从尔湾去海边约 20 多分钟，从部分内陆城市要一个多小时。

关于治安，每个人的感受不同。建议买家参考警方公布的数据，并亲自到社区了解。

尔湾的房子小、院子小，但生活配套就在家门口。

3尔湾的“四大金刚”社区

尔湾 5 号公路附近的 Cypress Village、Woodbury、Stonegate 和 Eastwood，常被称为“四大金刚”社区：每个社区都带商圈和配套，社区中间通常有学校，价格相对坚挺。视频发布时，团队在 Eastwood 卖出的一套前样板间，开放日第一天就收到了高于要价的报价。

4在尔湾找房的现实

视频发布时，尔湾在售房源增加到 400 多套，但对于一个 30 多万人口的城市来说仍然不够。过去是“没得选”，现在是“没什么好选”，还没有回到疫情前一天能看五到十套房的状态。

以 150 万美元以内的预算为例，在尔湾主要能选的是 Condo；3–4 房、尽量独立的房子供应依然紧张。定价合理的好房源，仍可能高于要价成交。

5房价不以个人意志为转移

很多人觉得尔湾房价过高，经纪人自己其实也希望房价更容易负担。但市场不以个人意愿为转移：卖家会参考邻居的成交价，没有理由低价出售。

李斐当时的看法是，尔湾房价未来更可能以较为理性的速度增长，而不是像前几年那样爆发式上涨。这只是个人观点，不构成投资建议。

常见问题

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After Living Across Los Angeles, Why Did We End Up in Irvine?

Please note: This video was published on August 3, 2024. 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 · City Comparisons

After moving several times, many people realize that a big yard and a big house are not necessarily the lifestyle that fits them best.

1From Big Yards to Convenience: Three Agents' Moves

One agent on the team has moved about 10 times since coming to the US, living in Rowland Heights, Diamond Bar, Walnut, Temple City, Arcadia, Monterey Park, and Rancho Cucamonga before settling in Irvine. Her first home, in Rancho Cucamonga, had a large yard and pool but was far from the places she often went, and summers were hot.

Fei Li first lived in Monterey Park, then rented in Irvine, then moved to Yorba Linda, which offered a big yard, mountain views, and great value but was far from the restaurants, groceries, and shopping he used most, meaning frequent drives. He moved back to Woodbury in Irvine and has since owned three homes in that community.

Another agent, living in Arcadia, is also planning to move to Irvine.

2What They Weighed

• Schools: families with children compare districts and high school performance. Use data published by the California Department of Education and the districts, and visit in person.
• Community planning: Irvine is orderly and consistent in style, with mostly underground utilities; in some older cities, home sizes vary along a street and utility poles are common.
• Convenience: Irvine is decentralized, with small shopping centers near each neighborhood; some cities concentrate retail in one area.
• Climate: the coast is milder — Newport Beach mornings and evenings can call for long sleeves even in summer — while inland cities can reach about 40°C (around 104°F).
• Distance to the beach: about 20-plus minutes from Irvine versus more than an hour from some inland cities.

Perceptions of safety vary. Buyers should review police-published data and visit neighborhoods themselves.

Irvine homes and yards are smaller, but daily amenities are right outside the door.

3Irvine's "Big Four" Communities

Near the I-5, Cypress Village, Woodbury, Stonegate, and Eastwood are often called Irvine's "Big Four": each has retail and amenities, usually a school at its center, and relatively resilient prices. At the time, a former model home the team sold in Eastwood received an over-asking offer on the first day of its open house.

4The Reality of House Hunting in Irvine

At the time, Irvine inventory had risen to just over 400 listings, still not enough for a city of 300,000-plus. Buyers went from "nothing to choose" to "not much worth choosing," still far from pre-pandemic days when buyers could tour five to ten homes a day.

With a budget under $1.5 million, Irvine buyers mainly found condos; 3- to 4-bedroom, ideally detached homes remained scarce. Well-priced good homes could still sell above asking.

5Prices Do Not Follow Anyone's Wishes

Many feel Irvine prices are too high, and agents themselves would also like homes to be more affordable. But markets do not follow individual wishes: sellers look at neighbors' sale prices and have no reason to sell for less.

Fei Li's view then was that Irvine prices would more likely grow at a measured pace rather than the explosive gains of prior years. This is a personal view, not investment advice.

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.