本视频发布于 2026 年 5 月 18 日，文中数据、价格与政策均以发布时为准。

美国房产小讲堂 · 买房策略

“你们资源多，能不能帮我捡个漏？”在公开市场上，答案通常是：很难。真正的机会，多半在市场之外。

1公开市场上为什么很难捡漏

如果一套房子明显定价偏低，所有人都看得到，大家都会去抢，价格很快又回到市场价。所以在正常情况下，一套经过专业准备和推广的房子，在那个时间段卖到的价格，就是它的市场价。

公开市场上能买到相对便宜的房子，通常只有两种情况：

• 房子有不寻常的历史或明显瑕疵：例如重大结构问题等。买下后修缮，或者随时间消化这个问题，可以获得较好的价格。
• 定价错误、准备不足、挂牌太久：卖家没有好好准备房子，或在市场上停留太久，最后可能低于其价值成交。

2场外机会：偶然、需要主动，也要有取舍

真正的机会多半在市场之外。团队曾帮一位客人在场外以约 660 多万美元买到一套市场价值约七八百万美元的房子。

但场外房源有它的难处：没有公开预约看房的渠道，可能要亲自登门、反复联系屋主；机会是随机出现的，需要运气。而且所谓的“漏”，往往都有需要包容的地方，比如飞机噪音。如果没有这些缺点，房子可能早就卖掉了。

没有真正完美的漏，都有一些东西需要你去包容和接受。

3为什么冷淡的市场是买家的机会

利率高、房价也没明显下降时，很多买家裹足不前。但这恰恰是有准备的买家容易找到机会的时候：竞争少了，卖家也因为市场慢而心态松动。

反过来，如果等到利率下降、大家都来抢房，卖家心高气傲，机会就少得多。李斐自己也决定加快节奏，在这个阶段寻找从尔湾往新港等海滨城市升级的机会。这只是个人选择，不构成投资建议。

4两条房地产投资路线

• 好地段的增值地块：在尔湾、新港等沿海一带，寻找有翻新或加建潜力的房子。买的是它将来的价值：例如以三四百万美元买入，翻新加建后价值可能明显提升。
• 高租售比的现金流物业：在 Riverside、San Bernardino、洛杉矶南区、Long Beach 等租客多、单价低的地区，同样的预算可以买到多个单元，长期持有收租，租金上涨带动物业价值上升。

国债、股票、比特币、房地产，以及房地产中的住宅、商业、土地等，风险和回报各不相同。选择哪条路，要看个人的风险偏好和财务状况，并咨询专业人士。

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。

Looking for a Real Estate Deal? Don't Watch Only the Open Market

This video was published on May 18, 2026. Figures, prices, and policies reflect that date.

US Real Estate 101 · Buying Strategy

"You have so many resources — can you find me a bargain?" On the open market, the answer is usually: it is hard. Real opportunities are mostly off-market.

1Why Bargains Are Rare on the Open Market

If a home is obviously underpriced, everyone sees it and competes, and the price quickly returns to market value. So normally, a professionally prepared and marketed home sells at its market value for that period.

On the open market, relatively cheap buys usually come from two situations:

• Unusual history or obvious defects: such as major structural problems. Buying, repairing, or absorbing the issue over time can yield a better price.
• Mispricing, poor preparation, too long on the market: when sellers do not prepare the home or it lingers, it may eventually sell below value.

2Off-Market Deals: Chance, Legwork, and Trade-Offs

Real opportunities are mostly off-market. The team once helped a client buy off-market for about $6.6 million a home worth roughly $7 million to $8 million.

But off-market homes are hard: there is no public way to book showings, so you may knock on doors and follow up repeatedly; opportunities arise randomly and take luck. And every "bargain" has something to accept — aircraft noise, for example. Without such drawbacks, the home would likely have sold already.

There is no perfect bargain; there is always something you have to accept.

3Why a Quiet Market Favors Buyers

When rates are high and prices have not dropped much, many buyers hold back. That is exactly when prepared buyers find openings: less competition, and sellers softened by a slow market.

Conversely, when rates fall and everyone competes, sellers grow confident and opportunities shrink. Fei Li himself decided to move faster at this stage, looking to step up from Irvine to coastal cities such as Newport Beach. This is a personal choice, not investment advice.

4Two Real Estate Investment Tracks

• Appreciating lots in prime areas: along the coast in Irvine, Newport Beach, and nearby, look for homes with renovation or expansion potential. You are buying future value — for example, buying at $3 million to $4 million and adding significant value through renovation or additions.
• High-yield cash-flow properties: in renter-heavy, lower-cost areas such as Riverside, San Bernardino, South Los Angeles, and Long Beach, the same budget can buy multiple units to hold long term, with rising rents lifting property value.

Treasuries, stocks, Bitcoin, and real estate — and within real estate, residential, commercial, and land — carry different risks and returns. Choose based on your risk tolerance and finances, and consult professionals.

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.