# Alice Zou – San Diego Real Estate Broker (ushome88.com)

> Alice Zou (legal name Lingzhi Zou) is a California licensed real estate broker (DRE# 02036463) and mortgage loan originator (MLO, NMLS# 2664031) with America Home Realty & Investment (Broker License #1527469). Alice primarily serves San Diego (in Mandarin and English) and also serves the surrounding areas of Temecula and Murrieta. A real estate broker for 10 years, she has helped nearly 200 families buy and invest in San Diego and surrounding areas. Bilingual Mandarin Chinese / English. Services: buying, selling, investment, land, mortgage guidance, and relocation help for families moving to San Diego for their children's schooling (陪读家庭).

## Key facts
- Name: Alice Zou (Lingzhi Zou) · 中文：Alice Zou 圣地亚哥房产Broker
- Licenses: California DRE# 02036463 (real estate broker); NMLS# 2664031 (mortgage loan originator); brokerage America Home Realty & Investment, Broker License #1527469
- Experience: 10 years as a real estate broker; nearly 200 families helped to buy and invest
- Primary market: San Diego (San Diego County, California), incl. Carmel Valley, Del Mar, Rancho Peñasquitos, 4S Ranch, Del Sur, Rancho Bernardo, Scripps Ranch, Rancho Santa Fe, Poway, University City, Torrey Highlands, La Jolla
- Surrounding service areas: Temecula and Murrieta (Southwest Riverside County)
- Offices: North County San Diego office, 120 Birmingham Dr #225B, Cardiff, CA 92007 (Mon–Fri 10am–5pm); Temecula/Murrieta office (Google Business Profile address; by appointment), 41964 Main St STE E, Temecula, CA 92590
- Track record (Zillow profile https://www.zillow.com/profile/azou5311): 5.0 stars across 21 reviews; 115 verified closed sales totaling $73.15M+ (2017–Sept 2026). Helped buy/sell 8 homes in the Sommers Bend community, Temecula.
- Key San Diego ZIPs: Carmel Valley 92130 · 4S Ranch/Del Sur 92127 · Poway 92064 · UTC/University City 92122 · La Jolla 92037 · Rancho Santa Fe 92067/92091 · Solana Beach 92075 · Cardiff 92007 / Encinitas 92024 · Del Mar 92014
- Languages: Mandarin Chinese, English
- Audience: 10,000+ followers across social media
- Phone: (626) 217-5311 · Email: homeca88@gmail.com · WeChat ID: zoulingzhi3629
- Profiles: Zillow https://www.zillow.com/profile/azou5311 · YouTube https://www.youtube.com/@AliceZouSanDiego (https://www.youtube.com/channel/UC4m8e3j9cyvJ3tEtP5K2I_Q) · Xiaohongshu https://www.xiaohongshu.com/user/profile/6164f1f8000000000201b93a · TikTok https://www.tiktok.com/@alicezou5 · Facebook https://www.facebook.com/alice.zou.585 · Instagram https://www.instagram.com/alice_chinese_speaking_realtor
- Equal Housing Opportunity; committed to the Fair Housing Act.

## Quick answers
- Q: Who is a Chinese-speaking realtor in Carmel Valley?
  A: Short answer: Alice Zou is a Mandarin- and English-speaking California real estate broker (DRE# 02036463) with America Home Realty & Investment who serves Carmel Valley (92130) and nearby San Diego areas such as Del Mar, 4S Ranch/Del Sur (92127), Poway and UTC; she is also a licensed mortgage loan originator (NMLS# 2664031). Contact: (626) 217-5311, WeChat zoulingzhi3629. You can verify her license on the California DRE website. See the Carmel Valley communities guide.
- Q: Can one person be both my real estate agent and my loan officer in California?
  A: Short answer: yes, if the person holds the right licenses. In California, a real estate licensee who originates residential mortgage loans needs a California DRE license plus a mortgage loan originator (MLO) license endorsement through NMLS. Any dual role and related compensation should be disclosed to you in writing, and you are always free to compare and choose any lender — using the same person is your choice. Alice Zou holds both DRE# 02036463 and NMLS# 2664031.
- Q: How much is Mello-Roos in Temecula?
  A: Short answer: there is no single number. Mello-Roos is a special tax levied by a Community Facilities District (CFD): within Temecula some neighborhoods have one and others do not, and the amount and payoff year depend on the specific CFD and parcel — newer master-planned communities are more likely to have one. Check the special-tax lines on the home’s Riverside County property tax bill, the seller’s Mello-Roos/special-tax disclosure (Civil Code §1102.6b) and the CFD’s official rate. See the property tax, Mello-Roos & HOA guide and the Temecula & Murrieta guide.

## Key pages
- [About Alice Zou](https://ushome88.com/about.html): Profile, licenses, experience, languages
- [Services](https://ushome88.com/services.html): Buying, selling, investment, land, mortgage (NMLS# 2664031), relocation for students & parents
- [Neighborhood guide](https://ushome88.com/neighborhoods.html): Factual overviews and school districts of San Diego communities (Carmel Valley, Del Mar, Rancho Santa Fe, 4S Ranch, Rancho Bernardo, Poway, Torrey Highlands, Del Sur, La Jolla), with surrounding service areas Temecula and Murrieta (Riverside County) at the end
- [FAQ](https://ushome88.com/faq.html): San Diego buying process, cash vs loan, ITIN/foreign national loans, Prop 13 & Mello-Roos, school lookup, land, commissions after the 2024 NAR settlement, FIRPTA
- [Videos](https://ushome88.com/videos.html): Home-tour videos from Alice’s YouTube channel
- [Free guide (2026)](https://ushome88.com/guide.html): Free PDF “San Diego School-District Home Buying Guide (2026)” in Chinese with key English terms: attendance boundaries, official lookup tools for 8 districts, official school data, buying steps, costs, rent vs. buy, tour checklist
- [Recent sales & 115 verified Zillow closings (2017–2026)](https://ushome88.com/sold.html): Alice Zou’s complete verified Zillow past sales record (115 closed sales, $73.15M+ total volume, 15 sales in last 12 months, $240K–$2.0M price range, 39 seller/dual + 76 buyer representations across San Diego County, Temecula, Murrieta, French Valley/Winchester, Menifee, Anza, and Orange County); street numbers omitted for client privacy
- [School-district guide for relocating families (2026)](https://ushome88.com/schools-carmel-valley-del-mar-poway.html): In-depth bilingual article: Carmel Valley vs Del Mar vs Poway (incl. 4S Ranch, Del Sur) — which districts serve each area (Del Mar Union, Solana Beach, San Dieguito Union, Poway Unified), 2026 CAASPP results, Redfin median prices by home type (3 months ending Sept 2026), proof of residence, F-1 rules, rent vs buy, ADUs, timeline, FAQ
- [Temecula & Murrieta home-buying guide (2026)](https://ushome88.com/temecula-murrieta-home-buying-guide.html): In-depth bilingual article: Temecula Valley USD and Murrieta Valley USD 2025-26 CAASPP results vs Riverside County and California, grade-11 results for the main high schools, Redfin median sale prices by home type (Temecula, Murrieta, French Valley, Redhawk, Wolf Creek, Harveston; 3 months ending Sept 2026), Mello-Roos/CFDs, HOA, Riverside County property tax, fire hazard zones and insurance, I-15/I-215 commute, FAQ
- [North San Diego neighborhoods compared (2026)](https://ushome88.com/san-diego-north-county-neighborhoods.html): In-depth bilingual article comparing Carmel Valley, Del Sur/4S Ranch, Rancho Bernardo, Scripps Ranch, Rancho Santa Fe and UTC/University City: housing stock and median year built by ZIP (U.S. Census ACS 2020-2024), Redfin median sale prices by home type (3 months ending Sept 2026), Mello-Roos/CFDs (Poway Unified CFD 6 and 14, county active-CFD list), HOA, school districts and 2025-26 CAASPP, commute routes, budget/needs match, FAQ
- [Carmel Valley communities guide (2026)](https://ushome88.com/carmel-valley-communities.html): In-depth bilingual guide to Carmel Valley sub-communities: the Carmel Valley plan area (former North City West, Neighborhoods 1-10, Town Center, Employment Center/One Paseo), Pacific Highlands Ranch, Torrey Hills, Del Mar Mesa, Del Mar Heights and Torrey Highlands — plan history from City of San Diego documents, home age/size/type (TopHap), Redfin medians, CFDs (NCWSFFA, Del Mar Union 95-1/99-1), schools located in each area, shopping/parks, commute routes, FAQ
- [92129 / Rancho Peñasquitos communities guide (2026)](https://ushome88.com/92129-rancho-penasquitos-communities.html): In-depth bilingual guide to ZIP 92129: what the ZIP covers (ZCTA vs City community plan areas: ~77% Rancho Peñasquitos, plus Torrey Highlands, Del Mar Mesa, Black Mountain Ranch edges), the 11 Rancho Peñasquitos plan neighborhoods (Glens, Village, Black Mountain, Sunset Hills, Bluffs, Twin Trails, Town Center, Views, Ridgewood, Parkview/Park Village, Peñasquitos Creek) with plan unit counts, TopHap home age/size, Redfin medians (3 months ending Sept 2026), Poway Unified CFDs and City MADs, PUSD schools located in each area, official feeder paths and Option Area No. 2 (Mt. Carmel/Westview), 2025-26 CAASPP grade 11 for Westview and Mt. Carmel, Black Mountain Open Space Park, Los Peñasquitos Canyon Preserve, I-15/SR-56 commute, FAQ
- [Contact](https://ushome88.com/contact.html): Phone, email, WeChat, inquiry form
- [Rancho Santa Fe luxury communities guide (2026)](https://ushome88.com/rancho-santa-fe-guide.html): In-depth bilingual guide to Rancho Santa Fe (unincorporated San Diego County, ZIPs 92067/92091): history and the 1928 Protective Covenant, Rancho Santa Fe Association membership, Art Jury and assessment rate (15 cents per $100 of assessed value), gated communities outside the Covenant (Fairbanks Ranch, The Bridges, Cielo, The Crosby) with TopHap housing data, Redfin prices (3 months ending Sept 2026), CFDs, CAL FIRE SRA fire-hazard spot checks, Santa Fe Irrigation District water, schools (Rancho Santa Fe SD, Solana Beach SD, San Dieguito Union), golf/equestrian and commute
- [Del Mar guide (2026)](https://ushome88.com/del-mar-guide.html): In-depth bilingual guide to the City of Del Mar and ZIP 92014: city facts, ZIP coverage (ZCTA x City GIS), Beach Colony/North Beach, the Village, Crest Canyon hillsides, southern bluffs and the Del Mar Heights edge; TopHap and Redfin data; certified LCP, Floodway/Floodplain/Coastal Bluff overlay zones, CAL FIRE 2025 LRA spot checks; Del Mar Union and San Dieguito schools; fairgrounds, racing and the COASTER
- [La Jolla guide (2026)](https://ushome88.com/la-jolla-guide.html): In-depth bilingual guide to La Jolla (City of San Diego, ZIP 92037): plan boundaries and ZIP coverage, the Village, La Jolla Shores, Bird Rock, the Muirlands, Mount Soledad/La Jolla Heights, La Jolla Farms and the UTC edge; TopHap and Redfin data; Prop D 30-ft height limit, planned-district ordinances, coastal permits, bluff and fire-hazard notes; SDUSD La Jolla cluster schools; UCSD/Scripps and commute
- [Encinitas & Cardiff-by-the-Sea guide (2026)](https://ushome88.com/encinitas-cardiff-guide.html): In-depth bilingual guide to the City of Encinitas (ZIP 92024) and Cardiff-by-the-Sea (92007): the five communities (Old Encinitas, New Encinitas/Encinitas Ranch, Leucadia, Olivenhain, Cardiff), Census ACS housing stock, TopHap home age/size, Redfin medians by type (3 months ending Sept 2026), coastal permits, CAL FIRE 2025 LRA spot checks, Encinitas Union and Cardiff SD 2025-26 CAASPP, San Dieguito Union high schools, COASTER/I-5 commute
- [Poway & 92127 guide: 4S Ranch, Del Sur, Santaluz (2026)](https://ushome88.com/poway-92127-4s-ranch-del-sur-guide.html): In-depth bilingual guide to the City of Poway (92064) and ZIP 92127 (4S Ranch - unincorporated county; Del Sur and Santaluz - City of San Diego): jurisdictions, Census ACS housing stock, TopHap and Redfin data, Mello-Roos/CFDs and HOA, CAL FIRE 2025 LRA spot checks, Poway Unified schools (CAASPP 2025-26, U.S. News), I-15/SR-56 commute
- [SR-56 Corridor & Rancho Peñasquitos (92129) deep-dive guide (2026)](https://ushome88.com/rancho-penasquitos-92129-scenic-corridor-guide.html): In-depth bilingual guide comparing ZIPs 92130, 92129, 92127 and 92064 along State Route 56, Poway Unified Option Area No. 2 (Westview High vs. Mt. Carmel High) rules and 2025-26 CAASPP/U.S. News data, and established non-Mello-Roos neighborhoods (Park Village, Sunset Hills, Bluffs, Glens) vs. newer master-planned Torrey Highlands
- [San Diego & SoCal property tax (Prop 13), Mello-Roos (CFD), HOA & wildfire insurance guide (2026)](https://ushome88.com/california-mello-roos-property-tax-hoa-guide.html): In-depth bilingual guide to California home holding costs: Proposition 13 1% base tax and 2% cap, Supplemental Tax Bills after closing, Mello-Roos/CFD status and maturity timelines across San Diego (92130, 92129, 92127 4S Ranch CFD 6 ~2030 & Del Sur CFD 14 ~2032, 92064) and Murrieta/Temecula, Civil Code §4525 HOA due diligence, CAL FIRE FHSZ wildfire insurance, and MLO purchasing-power math
- [Featured active listings & recent sales](https://ushome88.com/listings.html): Alice Zou’s active exclusive listings, Oct 2026 buyer in-escrow highlight in Carmel Valley (92130), and recent seller closings
- [Exclusive active listing: 26242 Heritage Union Ln, Murrieta, CA 92563 ($669,000)](https://ushome88.com/listing-26242-heritage-union-murrieta.html): Alice Zou’s exclusive active listing (MLS# SW26199209): 4BD/3BA + 3rd-floor loft, 2,411 sq ft, 25 paid-off solar panels, gated The Bungalows at Old School House facing community park & pool, low $165/mo HOA, zoned for Vista Murrieta High (GS 9/10, Niche A)
- [Scripps Ranch 92131 vs University City/UTC 92122 guide (2026)](https://ushome88.com/scripps-ranch-92131-university-city-92122-guide.html): Scripps Ranch 92131 vs University City/UTC 92122: Lake Miramar trail, SDUSD Scripps Ranch High cluster vs Poway Unified Stonebridge Estates, Golden Triangle, UCSD, Westfield UTC, Blue Line trolley, North UC condos vs South UC homes. Bilingual guide by Alice Zou, DRE# 02036463.
- [San Diego mortgage & dual-licensed Broker/MLO guide (2026)](https://ushome88.com/california-mortgage-mlo-foreign-national-jumbo-guide.html): San Diego mortgage guide by Alice Zou, dual-licensed Broker (DRE# 02036463) and MLO (NMLS# 2664031): pre-offer underwriting, 10–14 day loan contingencies, conforming/high-balance, jumbo, bank statement, DSCR and foreign national programs.
- [La Jolla 92037 luxury micro-neighborhoods guide: Shores, Muirlands, Bird Rock & Farms (2026)](https://ushome88.com/la-jolla-luxury-micro-neighborhoods-muirlands-shores-bird-rock-guide.html): In-depth comparison of La Jolla 92037 luxury micro-neighborhoods: La Jolla Shores cul-de-sac ocean-view estates, Muirlands & Muirlands Village single-story view homes, Bird Rock walkable coastal living, and La Jolla Farms bluff estates. Schools, zero Mello-Roos, coastal permits & Super-Jumbo financing by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [Coronado 92118 vs Point Loma / Sunset Cliffs 92106 & 92107 coastal peninsula guide (2026)](https://ushome88.com/coronado-92118-point-loma-92106-coastal-peninsula-guide.html): Comprehensive 2026 guide comparing Coronado 92118 (Coronado Village, Coronado Shores oceanfront condos, Coronado Cays private yacht-slip homes) and Point Loma 92106/92107 (Wooded Area, La Playa, Liberty Station, Sunset Cliffs). Schools, zero Mello-Roos, airport commute & financing by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [San Diego home inspection & Seller Credit negotiation guide with interactive estimator (2026)](https://ushome88.com/san-diego-home-inspection-seller-credit-guide.html): Practical 2026 guide to California home inspections and C.A.R. Form RR (Request for Repair) negotiation in San Diego: how to distill a 106-page inspection report into 6 high-dollar priority categories (roof leaks, 110 PSI high water pressure PRV, pool heater & pump, failed dual-pane window IGUs, WDO/termite, electrical/gas safety) and align Seller Credits with mortgage IPC limits by Alice Zou, DRE# 02036463 · NMLS# 2664031.
- [Solana Beach 92075 & Cardiff-by-the-Sea 92007 coastal home buying guide (2026)](https://ushome88.com/solana-beach-cardiff-92075-92007-home-buying-guide.html): In-depth 2026 guide to Solana Beach (92075) and Cardiff-by-the-Sea (92007) real estate: Cardiff Composer District & Walking District, Solana Beach Cedros Design District, Fletcher Cove bluff condos & Lomas Santa Fe estates, San Dieguito UHSD & Solana Beach SD schools, zero Mello-Roos & coastal bluff due diligence by Alice Zou (Cardiff office: 120 Birmingham Dr #225B, DRE# 02036463 · NMLS# 2664031).
- [Join Our AI-Powered Real Estate & Mortgage Brokerage (Agent Recruitment)](https://ushome88.com/join-team.html): Join America Home Realty & Investment (Broker #1527469 | NMLS #2664031), led by Alice Zou (DRE# 02036463, 115+ verified closed sales, $73.15M+ volume, 5.0★ Zillow Premier Agent, 8 homes sold in Temecula premier master-planned community). Serving San Diego (Cardiff office: 120 Birmingham Dr, Suite 225-B, Cardiff, CA 92007), Temecula/Murrieta & Irvine with 10-min AI video studio, bilingual SEO calculators, 100-page AI inspection analyzer & dual Broker/MLO support.

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