Min He何旻
Realtor · DRE #02226678
3M+
团队全网粉丝Team followers across social media
南加州 · 北加州 · 中英双语Southern & Northern California · 中文 / English
在南加州，
把家买对。
Southern California, bought right.
社交媒体超过 300 万粉丝，跟着陈开心看懂加州洛杉矶。线下，我们的团队陪你看懂学区、地税和 HOA，把每一套房子谈到位。 More than 3 million followers across social media get to know California and L.A. with Happy Chen. In person, our team walks you through schools, property tax and HOAs, and negotiates every home like it's our own.
150+
套累计成交，含新房项目Homes closed, including new construction
6
个办公室，遍布南北加州Offices across Southern & Northern California
11+
年行业历史，2015 年起Years in the business, since 2015
关注陈开心Follow Happy Chen
关于我们About
我是陈开心。
这是我们的团队。I'm Happy Chen. This is our team.
很多人认识我，是因为我在社交媒体上讲 Mello-Roos、学区、商业地产规划这些话题。我做视频的初衷很简单：在美国买房、开店，信息不该只掌握在少数人手里。Many people know me from my social media videos on Mello-Roos, school districts and commercial real estate planning. The idea is simple: buying a home or opening a business in America shouldn't depend on knowing the right insider.
线下，我和太太 Fay 带领 Happy Chen Realty Group，挂靠 Real Broker，服务整个大洛杉矶五县和圣地亚哥。从 2015 年的第一笔成交到今天，我们在南加州深耕已经超过十一年：从 Irvine 的新房、Arcadia 的学区豪宅，到圣地亚哥的海景住宅，每一套都是这样一步步做出来的。如今，我们在旧金山也设立了办公室，把服务延伸到湾区和硅谷。Offline, my wife Fay and I lead Happy Chen Realty Group with Real Broker, serving all five counties of Greater Los Angeles and San Diego. Since our first closing in 2015, we have spent more than eleven years in Southern California real estate, from new homes in Irvine and estates in Arcadia's school district to coastal homes in San Diego. Today we also have an office in San Francisco, bringing our service to the Bay Area and Silicon Valley.
我们代表买方，也代表卖方，全程中英双语。无论你在南加州还是北加州，找到我们任何一位，背后都是一整个团队。We represent buyers and sellers, in English and Chinese. Wherever you are in California, reach any one of us and you have the whole team behind you.
Happy Chen (Yang Chen)团队负责人Team Leader · DRE #02231903
Fay XuBroker · DRE #01947800
我们的团队The team
19 位经纪人，
一个团队。Nineteen agents, one team.
团队成员都持有加州 DRE 执照，服务洛杉矶、橙县和周边各区。你找到我们任何一位，背后都是整个团队在帮你。Every member is a California DRE licensee serving Los Angeles, Orange County and beyond. Work with any one of us and the whole team is behind you.
Vivian Feng薇薇安
Realtor · DRE #02179230
Yu Sun (Michelle)大米
Realtor · DRE #02126989
Boran Cao曹博然
Realtor · DRE #02271912
Yvonne Li李晨绮
Realtor · DRE #02282951
Hugo Huang黄乾刚
Realtor · DRE #02283311
Xinyu (Sherry) Luo罗心雨
Realtor · DRE #02201948
Rebecca Huang黄丽锦
Realtor · DRE #02254143
Chenning ZhaoKZ
Realtor · DRE #02252063
Eva Wang朴一一
Realtor · DRE #02359462
Julian Han朱利安
Realtor · DRE #02357062
Xiaoyu Li (Thea)李晓宇
Realtor · DRE #02397185
Chen Zhong (Chase)钟晨
Realtor · DRE #02407445
Eric Jiang蒋刚
Realtor · DRE #02250545
Holly Zhao郝小丽
Realtor · DRE #02241796
Jamie Chen杰米
Realtor · DRE #02231579
Peixuan Zhang张佩璇
Realtor · DRE #02342717
想加入陈开心地产团队？Want to join the team?
申请加入Apply to join
我们提供流量、培训和完整的团队支持。持牌经纪人和正在考牌的朋友都欢迎聊聊。We bring the audience, the training and full team support. Licensed agents and those studying for the exam are welcome to reach out.
成交记录Sold
每一套，
都是真实成交。Every one, a real closing.
累计成交 150+ 套150+ homes closed
| Address | City | Side | Date | Price |
|---|
搜房Search
南加州所有在售房源，
一个入口。Every listing in Southern California, one place.
房源数据直接来自 CRMLS（南加州最大的 MLS），每天更新。看中哪套，告诉我们地址，团队帮你约看房、查学区、算持有成本。Listings come straight from CRMLS, Southern California's largest MLS, updated daily. Found one you like? Send us the address and we'll book the tour, check schools and run the carrying costs.
搜房页面由 CRMLS 提供，目前为英文界面，每天更新。Search is provided by CRMLS and updated daily.
想先看视频看房？关注我们的看房专号：Prefer video tours first? Follow our home-tour channels:
月供计算Payment calculator
先算清楚，
每个月要付多少。Know your monthly
number first.
加州买房，月供不只是贷款本息。房产税、Mello-Roos、HOA、房屋保险都要算进去，很多人就是漏了这几项才超预算。改一下数字，马上看到结果。In California, your payment is more than principal and interest. Property tax, Mello-Roos, HOA and insurance all count, and they are what push most buyers over budget. Change any number to see the result.
$
%
%
Freddie Mac 30 年固定全国均值，2026 年 10 月 29 日Freddie Mac 30-yr national average, Oct 29, 2026%
多数地区 1.1%–1.3%，以税区为准Most areas 1.1%–1.3%; varies by tax district$
新区常见，老区多为 0Common in newer tracts$
$
估算，山火区可能高很多Estimate; much higher in fire zones结果仅供参考，不构成贷款承诺。首付低于 20% 通常还需要 PMI（贷款保险），本计算未包含。实际利率取决于信用分数、贷款类型和金额，请以贷款机构报价为准。Estimates only, not a loan offer. With less than 20% down you will usually also pay PMI, which is not included here. Your actual rate depends on credit score, loan type and amount; confirm with a lender.
预计每月总支出Estimated monthly total
$0
含本息、房产税、Mello-Roos、HOA、保险Includes P&I, property tax, Mello-Roos, HOA, insurance
- 贷款本息Principal & interest$0
- 房产税Property tax$0
- Mello-Roos$0
- HOA$0
- 房屋保险Insurance$0
首付低于 20%，实际月供通常还要加 PMI。Under 20% down: expect PMI on top of this.
让团队帮我算精确月供Get an exact quote from our team开心说房Field notes
买房之前，
先把这四件事弄懂。Four things to understand before you buy.
这些是粉丝问得最多的问题。每一条先给一句话结论，展开后讲清楚是什么、要查什么、最常见的误区。具体到某套房子，还是要以当年税单和正式披露文件为准。The questions our followers ask most. Each starts with the short answer; open it for what it is, what to check and the most common mistake. For any specific home, rely on its actual tax bill and disclosures.
Property Tax房产税怎么算How property tax works
加州房产税以你的购买价为基础，基础税率 1%，再加上当地投票通过的附加税。California property tax starts from your purchase price: a 1% base rate plus locally approved levies.
展开细看Read more
是什么What it is
1978 年通过的第 13 号提案规定，房产估值以购买价为准，基础税率 1%，之后每年估值最多上调 2%。实际总税率还要加上学区、市政等经选民批准的附加税，所以多数地区在 1.1% 到 1.3% 左右，各地不同。Proposition 13 (1978) sets your assessed value at the purchase price with a 1% base rate, and caps annual increases at 2%. Voter-approved school and city levies sit on top, so most areas land around 1.1% to 1.3%, varying by location.
买房前要查Check before you buy
让经纪人查出该地址所在税区的总税率，按你的购买价重新估算。不要直接拿卖家的税额做参考，卖家可能多年前买入，估值比现在低很多。Have your agent pull the total tax rate for the address and re-estimate it at your price. Don't rely on the seller's bill: they may have bought years ago at a much lower value.
常见误区Common mistake
“过户后照卖家的税交就行。”不对。成交后县政府会重新估值，寄来一到两张补充税单（Supplemental Tax Bill）补齐差额，很多新房主会被这笔钱吓一跳。“I'll just pay what the seller paid.” Not quite. After closing the county reassesses and sends one or two Supplemental Tax Bills for the difference, which catches many new owners off guard.
School District学区怎么看Schools & districts
在美国，公立学校按住址划片。房子在哪里，基本就决定了孩子上哪所学校。US public schools are assigned by address. Where you buy largely decides where your kids go to school.
展开细看Read more
是什么What it is
每个地址都对应一个学区，以及具体的小学、初中和高中。同一个城市里，不同小区可能属于不同学区，或者对应不同的学校，所以不能只看城市名。Every address maps to a school district and to specific elementary, middle and high schools. Within one city, neighborhoods can fall in different districts or feed different schools, so the city name alone isn't enough.
买房前要查Check before you buy
用学区官网的地址查询工具，查清楚这个门牌号对应哪几所学校，不要只看挂牌信息里写的学校名。再看看加州教育厅公布的 California School Dashboard 数据，必要时直接打电话问学校。Use the district's own school-locator tool to confirm the schools for that exact address rather than trusting the listing. Review the state's California School Dashboard, and call the school if needed.
常见误区Common mistake
“挂牌写了哪所学校，就一定能上那所。”不一定。学区边界会调整，热门学校满额时，新入学的学生有时会被分到附近其他学校，一切以学区官方答复为准。“The school in the listing is guaranteed.” Not always. Boundaries change, and when popular schools are full, new students may be placed at nearby schools. The district's answer is what counts.
Convenience生活便利性Everyday convenience
通勤、买菜、吃饭、看病，每天都在用。便利性决定生活质量，也影响将来转手。Commute, groceries, dining and healthcare are daily realities. Convenience shapes your life there and your resale later.
展开细看Read more
看什么What to weigh
上班通勤时间、离高速入口的距离、附近有没有华人超市和中餐馆、医院和诊所、公园和步道。家里有孩子的，还要看上下学接送的路线。Commute time, distance to the freeway, nearby Asian supermarkets and restaurants, hospitals and clinics, parks and trails. With kids, also map the school drop-off route.
买房前要做Before you buy
在工作日早晚高峰实际开车走一趟通勤路线；晚上和周末再去一次，看看噪音、车流和停车情况。附近有没有新的商业或道路规划，可以到市政府的规划部门查。Drive the commute at rush hour on a weekday, and visit again at night and on a weekend to check noise, traffic and parking. Ask the city planning department about upcoming commercial or road projects nearby.
常见误区Common mistake
“离高速越近越方便。”太近的话，噪音和空气质量都会受影响，转手时也可能被买家压价。“白天看过一次就够了”也不对，晚上和周末常常是另一副样子。“Closer to the freeway is better.” Too close brings noise and air-quality issues and can hurt resale. And one daytime visit isn't enough: nights and weekends can feel very different.
Mello-Roos社区特别税Community special tax
新社区为修路、建学校等基础设施发行债券，由社区里的房主每年分摊还款。Newer communities finance roads, schools and infrastructure with bonds that homeowners repay each year.
展开细看Read more
是什么What it is
正式名称是 Community Facilities District（CFD）。它不按房价计算，而是按地块、面积等固定公式摊派，印在每年的房产税单上，和房产税一起交。很多 CFD 的税额每年还会按固定比例上调。Formally a Community Facilities District (CFD). It isn't based on price; it's spread by a fixed formula such as lot or home size, appears on your property tax bill, and in many districts rises by a set percentage each year.
买房前要查Check before you buy
请卖方提供 Mello-Roos 披露文件和最近一年的税单，确认每年金额、上调幅度和债券还剩几年。同一个城市里，不同小区每年可能相差几千美元。Ask for the seller's Mello-Roos disclosure and latest tax bill. Confirm the annual amount, the escalator and how many years remain. Neighborhoods in the same city can differ by thousands a year.
常见误区Common mistake
“Mello-Roos 到期就完全没了。”不一定。还债券的部分有到期年份，但有些 CFD 还包含长期的公共维护服务税，可能没有到期日。“It all disappears when it expires.” Not always. The bond portion ends, but some CFDs also levy ongoing maintenance taxes with no end date.
服务区域Service area
从洛杉矶，
到圣地亚哥。From Los Angeles to San Diego.
南加州六个县，洛杉矶、橙县、圣贝纳迪诺、河滨、文图拉和圣地亚哥，买房、卖房、投资我们都能服务。地图上每个金色圆点，都是一笔真实成交。Six Southern California counties, Los Angeles, Orange, San Bernardino, Riverside, Ventura and San Diego: buying, selling or investing, we cover them all. Every gold dot on the map is a real closing.
北加州 · 拓展中Northern California · expanding
湾区与硅谷，我们来了。Next: the Bay Area and Silicon Valley.
我们在旧金山已经设有办公室，正在开拓湾区市场，覆盖旧金山、圣马特奥、圣克拉拉（硅谷）、阿拉米达和康特拉科斯塔。在湾区有买房、卖房或换房计划，现在就可以联系我们。With an office already open in San Francisco, we're expanding across the Bay Area: San Francisco, San Mateo, Santa Clara (Silicon Valley), Alameda and Contra Costa. Planning a move there? Talk to us now.
咨询湾区买卖Ask about the Bay Area
卖房Selling
你的房子，值得被 300 万人看见。Your home, in front of three million followers.
专业摄影、视频拍摄，再加上 300 万粉丝的社交媒体曝光，让你的房子在挂牌第一周就被认真的买家看到。先从一份免费估价开始。Professional photography and video, plus exposure to more than 3 million social media followers, put your home in front of serious buyers in week one. Start with a free valuation.
商业地产Commercial
开店、租仓库、
找办公室，
我们一样在行。Shops, warehouses, offices. We do commercial too.
除了住宅，团队也做商业地产：帮客户找铺面开家具店、健身房，租仓库、找办公室，也代理商业物业的买卖。从选址、谈租约到看合同条款，全程陪你。Beyond homes, our team handles commercial real estate: finding storefronts for furniture stores and gyms, leasing warehouses and offices, and buying and selling commercial property. From site selection to lease negotiation, we're with you throughout.
店铺选址与租赁Retail leasing
家具店、健身房、餐饮、零售门店。帮你看人流、停车位、用途许可（Zoning）和装修条件，再去谈租金和免租期。Furniture stores, gyms, restaurants and retail. We weigh foot traffic, parking, zoning and build-out before negotiating rent and free-rent periods.
仓库与工业Warehouse & industrial
仓储、物流、轻工业厂房。重点看净高、卸货口、电力容量和到高速的距离，这几项直接决定能不能用。Storage, logistics and light industrial. Clear height, dock doors, power capacity and freeway access decide whether a space actually works.
办公室租赁Office leasing
从几个人的小办公室到整层。帮你看懂全包租金和 NNN 的区别，比较租期、涨租幅度和续约条款。From small suites to full floors. We explain full-service versus NNN rent and compare term length, annual increases and renewal options.
商业物业买卖Commercial sales
自用买楼或投资收租。买之前看租金回报、现有租约还剩几年、租户是否稳定，卖之前帮你定价和找买家。Buying to occupy or to invest. Before you buy we review yield, remaining lease terms and tenant strength; when you sell, we price it and find the buyer.
商业成交案例Commercial closing
Foothill Ranch Towne Centre
Foothill Ranch, Lake Forest, CA 92610 · 代表租客 · 2026 年签约Tenant representation · signed 2026
我们代表一家家具零售品牌，签下了这个购物中心原 At Home 的整栋主力店面。2026 年 9 月起租，首期 5 年半，另有两次各 5 年的续约权，最长可租到 15 年半。这里紧邻 Walmart Supercenter 和即将开业的 Costco Business Center，沿 241 收费公路有很好的曝光，正适合大型家具卖场。We represented a furniture retailer in leasing the center's former At Home anchor building, starting September 2026: a 5.5-year initial term plus two 5-year renewal options, for up to 15.5 years. Next to Walmart Supercenter and the upcoming Costco Business Center, with strong visibility along the 241 Toll Road, it's an ideal home for a large furniture showroom.
- 租下面积Leased area
- 84,766 SF
- 含续约权最长租期Term incl. options
- 15.5 年YRS
- 241 公路日车流Daily traffic, SR 241
- ±36,556
- 3 英里内人口Population within 3 mi
- 97,064
更多商业成交More commercial deals
仓库、健身房，同样是团队代表租客谈下的长期租约。Warehouse and fitness leases, also negotiated by our team on behalf of the tenants.
Rancho Cucamonga
Scheu Distribution Center 物流园内约 19,817 尺工业单元，团队代表家具批发配送商签下 5 年租约，2026 年 10 月起租。About 19,817 SF in the Scheu Distribution Center, where we represented a furniture wholesaler and distributor on a five-year lease, starting October 2026.
- 面积Size
- 19,817 SF
- 租期Term
- 5 年YRS
Santa Ana
Brookhollow Dr 一栋工业建筑里约 15,894 尺空间，团队代表租客签下，改作私人健身房。2026 年 6 月起租，首期 7 年 4 个月，另有两次各 5 年续约权。About 15,894 SF in an industrial building on Brookhollow Drive, where we represented the tenant for a private gym. Starts June 2026: a 7-year-4-month initial term plus two 5-year renewal options.
- 面积Size
- 15,894 SF
- 含续约权租期Term incl. options
- 10 年+YRS+
以上只是部分案例，还有更多店铺、仓库和办公室的租赁与买卖没有一一列出。想开店、找仓库或办公室，欢迎直接找我们聊。These are just a few. Many more retail, warehouse and office leases and sales aren't listed here. Planning to open a store or find a warehouse or office? Talk to us.
咨询商业地产Talk commercial联系我们Contact
说说你的计划。Tell us your plans.
留言后，团队会在一个工作日内回复。着急的话，直接加微信或打电话。We reply within one business day. In a hurry? Call or add us on WeChat.