Mandarin-Speaking Real Estate Agent in Irvine | 尔湾华人房产经纪人
Amy Liu is a Mandarin-speaking real estate agent serving Irvine and Orange County. She is a licensed California real estate salesperson (DRE #01931780), licensed since 2013, and works with the Lee Liu Vu Real Estate Group at Compass in Newport Beach. The California Regional MLS (CRMLS) records 33 closed home sales for her since 2014, 26 of them in Irvine, and 47 closed leases. She is reachable on WeChat and LINE at @AmyLiuHomes.
Who Amy Liu is
Amy Liu works with clients in Mandarin and English, handling residential sales and leasing in Irvine and Tustin. Her 47 closed leases on record date from 2013.
Leasing is a large part of her practice: she has more closed leases on record than closed sales, and represents owners of investment and second properties on leasing.
Her Irvine sales by village (the other four are one each in El Camino Real, Portola Springs, Turtle Ridge and Woodbridge):
| Irvine village (CRMLS area) | Closed sales |
|---|---|
| Northpark | 6 |
| Orchard Hills | 5 |
| Northwood | 3 |
| Stonegate | 3 |
| Woodbury | 3 |
| Eastwood | 2 |
Outside Irvine, she has closed sales in Lake Forest (3) and Tustin (2), and one each in Diamond Bar and Chino Hills. She represented the buyer in 23 sales and the seller in 12. Those add to more than the total because in some sales she represented both sides.
Three of her larger Irvine sales:
- 109 Whisper Rock, $3.3 million, April 2026, representing the buyer
- 108 Whisper Rock, $3.1 million, 2024, representing both the seller and the buyer
- 25 Garnet, $2.7 million, 2023, representing the seller (she also represented the buyer when the same home sold in 2019 for $1.56 million)
What happens in Mandarin
Any conversation where you make a decision can happen in Mandarin:
- Pricing and offers. Comparable sales, list price, offer terms, counteroffers and competing offers, explained and negotiated in Mandarin.
- Disclosures and inspections. A walkthrough of the seller's disclosure package and the inspection report, item by item, in Mandarin, before you sign off on either.
- Escrow updates. Where the loan, appraisal, title work and closing date stand, by phone or message in Mandarin, through the day you get the keys.
- Leases. Rent, deposit, lease term and move-in date, discussed and negotiated in Mandarin.
Purchase paperwork is in English. California's contract translation statute, Civil Code §1632, does not list home purchase agreements among the contracts that must be translated, so California purchase contracts and disclosures are generally English documents. Amy Liu explains them in Mandarin; the English version is what you sign. For legal advice on a specific term, consult a California attorney.
The lease translation rule applies directly to leasing in Mandarin. Chinese is one of the five languages named in §1632, alongside Spanish, Tagalog, Vietnamese and Korean. A business that negotiates a residential lease or rental agreement for longer than one month primarily in Chinese must deliver a Chinese translation of every term before it is signed. The exception is a tenant who negotiates through their own interpreter, meaning an adult who speaks both languages fluently and reads both with full understanding, and who is not employed by or provided through the business.
In practice:
- Tenants: if a landlord or agent negotiates a lease longer than one month with you mainly in Mandarin, §1632 generally requires a Chinese translation of every term before you sign, unless you negotiate through your own interpreter.
- Owners: if your negotiation with a tenant is mainly in Chinese, build the translation step into the timeline before signing.
You are always welcome to bring your own interpreter or a family member to any meeting.
If you are buying or selling from overseas
For clients outside the U.S., Amy Liu is reachable on WeChat and LINE at @AmyLiuHomes.
Federal withholding (FIRPTA). When the seller is a foreign person for U.S. tax purposes, the buyer is generally the withholding agent and must withhold 15% of the amount realized on the sale. Two price-based rules can lower or remove the withholding, and both require that the buyer plan to live in the home (at least half the days it is used in each of the first two years):
| Situation | FIRPTA withholding |
|---|---|
| Amount realized $300,000 or less, and the buyer will use it as a residence | None |
| Over $300,000 and up to $1,000,000, and the buyer will use it as a residence | 10% |
| Over $1,000,000, or the buyer will not use it as a residence | 15%, unless another exception or an IRS withholding certificate applies |
On a $1,500,000 sale, 15% is $225,000. If you are the buyer and the seller is a foreign person, the withholding obligation is generally yours.
California (Form 593). A Form 593 Real Estate Withholding Statement is filed with the Franchise Tax Board after every California real estate transaction. California withholding may apply unless an exemption applies; one exemption is property sold for $100,000 or less.
Bring in a CPA early. Whether you count as a foreign person, and whether an exemption applies to you, are questions for a CPA or tax attorney. Amy Liu does not give tax advice. Talk to a CPA before you list or write an offer.
How to reach Amy Liu
Call Amy Liu at 949-988-0665, or message her on WeChat or LINE at @AmyLiuHomes, in Mandarin or English. Her full profile is on her agent page, and the rest of the team is on Meet the Team. The team line is (949) 241-2596. The team also works in Korean with Veronica Lee and in Vietnamese with Nicole Vu.
Amy Liu 简介
Amy Liu是服务尔湾及橙县的房产经纪人，可用普通话和英语为客户提供服务。她持有加州房地产销售员执照（Salesperson，DRE #01931780），2013年起持牌执业，任职于纽波特比奇（Newport Beach）的Compass，隶属Lee Liu Vu Real Estate Group，在尔湾和塔斯廷（Tustin）从事住宅买卖与租赁业务。根据加州地区MLS（CRMLS）记录，自2014年有成交记录以来，她共有33宗住宅买卖成交记录，其中26宗位于尔湾；自2013年以来另有47宗租赁成交。
租赁在她的业务中占很大比重：她的租赁成交记录多于买卖成交记录，并代表投资房和第二套住房的业主办理出租。
她在尔湾的买卖成交按社区（village）分布如下（另有4宗分别位于El Camino Real、Portola Springs、Turtle Ridge和Woodbridge，各1宗）：
| 尔湾社区（CRMLS区域） | 成交数 |
|---|---|
| Northpark | 6 |
| Orchard Hills | 5 |
| Northwood | 3 |
| Stonegate | 3 |
| Woodbury | 3 |
| Eastwood | 2 |
尔湾以外，她在森林湖（Lake Forest）成交3宗、塔斯廷2宗，钻石吧（Diamond Bar）和奇诺岗（Chino Hills）各1宗。在全部33宗买卖中，她代表买方23宗、代表卖方12宗；部分交易中她同时代表买卖双方，因此两者相加多于总数。
她在尔湾成交金额较高的三宗交易：
- 109 Whisper Rock，330万美元，2026年4月，代表买方
- 108 Whisper Rock，310万美元，2024年，同时代表卖方和买方
- 25 Garnet，270万美元，2023年，代表卖方（该房屋2019年以156万美元成交时，她也曾代表买方）
用普通话沟通的内容
凡是需要您做决定的环节，都可以用普通话沟通：
- 定价与出价（Offer）。 可比成交案例、挂牌价、出价条件、还价以及多方竞价，均以普通话解释和谈判。
- 披露文件与验房。 用普通话逐项讲解卖方披露文件（Disclosures）和验房报告（Inspection），让您在签字确认前清楚了解内容。
- 过户（Escrow）进度。 贷款、估价、产权（Title）和交割日期的进展，以普通话通过电话或信息告知，直到您拿到钥匙。
- 租赁。 租金、押金、租期和入住日期，以普通话沟通和谈判。
购房文件是英文的。加州关于合同翻译的法律，即《加州民法典》（Civil Code）第1632条，列明了以特定语言协商时必须提供译本的合同类型，购房合同不在其列。因此，加州的购房合同和披露文件一般为英文文件。Amy Liu会用普通话为您解释内容，您签署的是英文版本。如需就具体条款获得法律意见，请咨询加州律师。
租约翻译规定直接适用于以普通话进行的租赁。 中文是第1632条列明的五种语言之一，另外四种是西班牙语、他加禄语、越南语和韩语。以中文为主要语言协商期限超过一个月的住宅租约或租赁协议的经营者，必须在签约前提供租约每一项条款的中文译本。例外情况是租客通过自己的翻译人员协商：该翻译人员须为能流利说两种语言、并能完全读懂两种语言文字的成年人，且不受雇于该经营者，也不是由该经营者提供。
实际操作中：
- 租客： 如果房东或经纪人主要以普通话与您协商期限超过一个月的租约，第1632条一般要求在您签约前提供每一项条款的中文译本，除非您通过自己的翻译人员协商。
- 业主： 如果与租客的协商主要以中文进行，请在签约前的时间安排中预留翻译环节。
任何会面，您都可以带自己的翻译人员或家人一同参加。
如果您在海外买房或卖房
身在美国境外的客户，可通过微信（WeChat）或LINE联系Amy Liu，账号为@AmyLiuHomes。
联邦预扣税（FIRPTA）。 如果卖方是美国税法意义上的外国人（foreign person），买方一般为扣缴义务人，须预扣实现金额（amount realized）的15%。有两项以金额为依据的规定可以降低或免除预扣，两者都要求买方计划入住该房屋（在前两年的每一年中，房屋被使用的天数至少有一半由买方居住）：
| 情况 | FIRPTA预扣 |
|---|---|
| 实现金额30万美元或以下，且买方将用作住所 | 免除 |
| 超过30万美元但不超过100万美元，且买方将用作住所 | 10% |
| 超过100万美元，或买方不用作住所 | 15%，除非适用其他例外情况或取得IRS预扣证明（withholding certificate） |
以150万美元的交易为例，15%即为22.5万美元。如果您是买方而卖方是外国人，这项预扣义务一般由您承担。
加州（593表格）。 加州每一宗房地产交易完成后，都要向加州税务局（Franchise Tax Board，FTB）提交593表格（Real Estate Withholding Statement，房地产预扣税申报表）。除非符合豁免条件，否则可能需要缴纳加州预扣税；成交价10万美元或以下的房产属于豁免情形之一。
尽早咨询注册会计师。 您是否属于税法意义上的外国人、是否适用豁免，应由注册会计师（CPA）或税务律师判断。Amy Liu不提供税务建议。请在挂牌或出价之前先咨询CPA。
如何联系Amy Liu
请致电949-988-0665，或通过微信、LINE（@AmyLiuHomes）联系Amy Liu，可使用普通话或英语沟通。她的完整介绍请见Amy Liu个人页面，团队成员请见团队介绍。团队电话为(949) 241-2596。团队中，Veronica Lee提供韩语服务，Nicole Vu提供越南语服务。
常见问题
不会说英语，可以在尔湾买房或租房吗？
可以。定价、出价、披露文件与验房报告讲解、过户进度，以及租金和租约条款，都可以用普通话沟通。购房合同和披露文件是英文的，Amy Liu会在您签字前用普通话解释内容。您也可以带自己的翻译人员或家人一同参加。
合同会翻译成中文吗？
购房合同一般不会。《加州民法典》第1632条要求翻译的合同类型不包括购房合同，因此购房合同和披露文件以英文版本进行。租约则不同：期限超过一个月的住宅租约如果主要以中文协商，签约前必须提供每一项条款的中文译本，除非租客通过自己的翻译人员协商。
我是海外卖家，出售尔湾的房子需要预扣税吗？
如果您是美国税法意义上的外国人，根据FIRPTA，买方一般须预扣实现金额的15%。在以金额为依据的规定中，实现金额30万美元或以下且买方计划用作住所的，免除预扣；超过30万美元但不超过100万美元且买方计划用作住所的，预扣比例为10%。此外还可能适用其他例外情况，或可通过IRS预扣证明降低预扣。加州还需提交593表格。具体是否适用，请咨询CPA。
Amy Liu主要服务哪些地区？
以尔湾为主。CRMLS记录中她的33宗买卖成交有26宗位于尔湾，分布在Northpark、Orchard Hills、Northwood、Stonegate、Woodbury和Eastwood等社区；在橙县的森林湖和塔斯廷也有成交。租赁同样是她的业务重点，CRMLS记录中共有47宗租赁成交。
Call Amy Liu at 949-988-0665, or message her on WeChat or LINE at @AmyLiuHomes. 普通话咨询：949-988-0665，微信/LINE：@AmyLiuHomes。
Call 949-988-0665Sales and lease figures are derived from closed sales and leases recorded in the California Regional MLS (CRMLS) and are current as of October 12, 2026. A sale counts once even when Amy Liu represented both sides. FIRPTA and Form 593 summaries reflect IRS and Franchise Tax Board guidance as checked on October 12, 2026. Not tax or legal advice.