海外买家湾区买房全攻略 | International Buyer Guide to the Bay Area (2026)

很多海外买家都会问同一个问题："我不住在美国，也能在湾区买房吗？"答案是可以。美国一般不限制外国人购买住宅，加州目前也没有禁止外国人买住宅的规定。但从国外买房，在资金、贷款、产权和税务上，确实比本地买家多几道手续。这篇文章把海外买家需要了解的重点整理出来，帮你提前做好准备。

第一步：提前规划资金

海外买家最容易卡住的，往往不是找房，而是钱。

换汇和汇款要提前准备。比如中国大陆个人每年的便利化购汇额度是等值5万美元，大额资金出境需要提前规划，不要等到签了合同才开始准备。
资金来源要能说清楚。不管是付全款还是贷款，产权公司和银行都可能要求你说明资金来源。如果贷款，银行通常要看最近几个月的银行流水，大额入账需要书面解释。资金最好提前几个月转入美国账户。
父母赠与的钱可以用，但要有文件。贷款时，赠与资金一般需要赠与信和转账记录，具体要求看贷款机构。
警惕电汇诈骗。付定金和尾款时，一定要先打电话给产权公司（escrow）核实汇款信息。千万不要只根据一封邮件就汇款，骗子常常冒充产权公司或经纪发假的汇款指示。

第二步：选择付款方式

全款购买最简单，流程快，在竞争激烈的湾区，全款的报价对卖家也更有吸引力。贷款购买也可以，但要看你的身份：

持工作签证在美国工作的人（比如H-1B），一般可以申请常规贷款，条件和本地买家差不多，具体要求看贷款机构。
完全不在美国居住、没有美国信用记录的人，可以申请"外国人贷款"（foreign national loan）。这类贷款通常首付要求更高，常见是25%到40%左右，利率也比普通贷款高。

建议在看房之前就先和贷款顾问聊，拿到预批信（pre-approval），这样出价时更有底气。

第三步：决定房产登记在谁名下

产权登记方式会影响以后的税务、继承和出售，常见的有：

个人名下
夫妻或多人共同持有（加州已婚夫妻有"夫妻共同财产"等方式）
信托（trust）
公司（LLC）名下：可以起到一定的隔离作用，但用公司名义贷款会更难，费用也更高

没有一种方式适合所有人。我建议在签合同之前，先咨询熟悉跨境业务的律师和税务师。

第四步：了解持有和出售时的税

持有期间：加州的房产税基本税率是购买价格的1%，再加上地方的附加税，一般每年合计约1.1%到1.3%。如果出租，租金收入需要在美国报税，通常需要申请个人报税号码（ITIN）。出售时：外国人卖房，买方要按规定先替你预扣一部分税款交给国税局，这叫FIRPTA预扣。一般是成交价的15%；如果成交价不超过100万美元，而且买家买来自住，比例可能降到10%或者免除。加州还有州税预扣，一般是成交价的3⅓%。这些预扣不是最终税额，报税后多退少补。遗产税：很多海外买家不知道，非美国居民在美国的资产，遗产税免税额只有6万美元，远低于美国公民和居民。持有方式会影响这一点，这也是为什么要提前咨询税务师。以上只是一般性的介绍，我不是律师或税务师，具体请以专业人士的意见为准。

第五步：人不在美国，也能买房

很多海外买家整个买房过程都不用来美国：

远程看房：我会实地看房，用视频带你看每个房间，并拍下细节。
远程签约：大部分文件可以电子签名；需要公证的文件，可以在当地的美国使领馆或通过远程公证办理，具体看产权公司的要求。
房屋检查：我会陪同检查师到现场，再把报告重点用中文给你讲清楚。

我在做经纪之前，做了五年施工主管，参与过住宅和商业项目。湾区很多老房子有地基、排水、屋顶、老旧电路和违建的问题。你人不在现场，我会特别帮你留意这些看照片看不出来的问题。

买房前的准备清单

护照和签证等身份文件
资金证明和资金来源说明
美国银行账户（建议提前开好）
贷款预批信（如果贷款）
决定好产权登记方式
找好熟悉跨境业务的律师和税务师

有问题，欢迎用中文找我聊

每位海外买家的情况都不一样。如果你在考虑湾区买房，不管是自住、给孩子读书用，还是投资，我都很乐意用中文帮你理清预算、流程和注意事项，没有任何压力。Sky Lin 林嘉源 | Mosaik Real Estate | DRE #02253259 | 微信：Skyhomes_realty

English version: A guide for international buyers in the Bay Area

International buyers often ask the same first question: "Can I buy a home in the Bay Area if I don't live in the U.S.?" The answer is yes. The U.S. generally does not restrict foreign buyers from purchasing homes, and California currently has no rule banning foreign buyers from buying residential property. But buying from abroad does add extra steps around money, financing, ownership, and taxes. Here is what international buyers should know.

1. Plan your funds early

Moving money is often the hardest part. For example, individuals in mainland China have an annual foreign exchange quota of USD 50,000, so large transfers take planning. Title companies and lenders may ask you to document where your funds came from, and lenders usually review recent bank statements and ask about large deposits. Gift funds from parents can usually be used with a gift letter and transfer records. Always call the escrow company to verify wiring instructions before sending money. Never rely on an email alone, because wire fraud is common.

2. Choose how to pay

Cash purchases are the simplest and can make your offer more competitive. Buyers working in the U.S. on a visa, such as an H-1B, can often qualify for conventional loans, depending on the lender. Buyers who live abroad with no U.S. credit history can look at foreign national loans, which typically require larger down payments, often around 25% to 40%, and higher rates. Talk with a lender and get pre-approved before you start making offers.

3. Decide how to hold title

Common options include holding title in your own name, jointly with a spouse or others, in a trust, or through an LLC. An LLC can offer some separation, but financing is harder and more expensive. The right choice affects taxes, inheritance, and a future sale, so speak with an attorney and tax advisor who understand cross-border situations before you sign.

4. Understand the taxes

California property tax starts at 1% of the purchase price, plus local assessments, usually about 1.1% to 1.3% a year in total. Rental income must be reported in the U.S., which usually requires an ITIN. When a foreign owner sells, the buyer generally must withhold 15% of the sale price under FIRPTA. The rate may be reduced to 10% or eliminated if the price is $1 million or less and the buyer will live in the home. California also generally requires withholding of 3⅓% of the sale price. These are withholdings, not your final tax. Nonresident foreign owners should also know that the U.S. estate tax exemption for their U.S. assets is only $60,000. I am not an attorney or tax advisor, so please confirm details with a professional.

5. You can buy without being here

Many international buyers complete the whole purchase remotely. I tour homes in person and walk you through each room on video. Most documents can be signed electronically, and documents that need notarization can often be handled at a U.S. embassy or consulate or through remote notarization, depending on the title company. I attend inspections and explain the reports to you in Mandarin or English.Before becoming an agent, I spent five years as a construction superintendent on residential and commercial projects. Many Bay Area homes are decades old, with foundation, drainage, roof, electrical, or unpermitted-work issues that photos do not show. When you can't be here, I make sure those details are not missed.

Your checklist

Passport and visa documents
Proof of funds and source-of-funds documents
A U.S. bank account, opened early
Loan pre-approval, if financing
A decision on how to hold title
A cross-border attorney and tax advisor

Every international buyer's situation is different. Whether you are buying a home to live in, for your children's education, or as an investment, I am happy to walk you through your budget and the process in Mandarin or English, with no pressure.Sky Lin | Mosaik Real Estate | DRE #02253259