About us

Start here

• Buying U.S. property as a foreign national
• Buying or selling from overseas
• Landing in Southern California
• Foreign-national mortgages
• How buying works
• Selling a home in Southern California
• Property management from overseas
• How to protect yourself
• Free consultation: send an address, get a number and a plan
• Verify us: licences, reviews and closings you can check yourself
• Closed transactions: list price, sale price and days, every one checkable
• All guides and FAQ

Latest closing: read this if you are selling

Sold in 14 Days, $10,000 Over Asking, in a Slow Market: Gardena Listed at $928,000, in escrow in 14 days, closed at $938,000 with no price reduction. How we priced, prepared and marketed 2172 Pearl Walk, written for anyone thinking about selling this year.

All closed transactions: list price, sale price and days, every one

About the team

Shirley Tang Team has served Southern California buyers and sellers since 2008. Chinese-speaking clients know Shirley as 雪梨汤 (Xuelitang; legal Chinese name 汤曼曼), the name on her Xiaohongshu and YouTube channels. Across her career Shirley has earned the Chairman, Pinnacle, Hall of Fame, and Diamond awards, ranked #1 among Chinese-heritage agents nationwide in 2019, and was the youngest agent to receive a Lifetime Achievement honor at her former brokerage. Today the team offers an integrated, bilingual one-stop service: buying, selling, financing, staging, renovation, and property management.

Key numbers

• 500+ Total Sales
• 125 5★ Reviews
• 5/5 Zillow Rating
• 18yr Years Experience

Services

Buying a Home

On-market and off-market access across Southern California, market-grounded pricing analysis, and a calm hand at the negotiation table, fully bilingual from first showing to closing.

Selling a Home

Listing strategy, professional staging guidance, photography, 3D tours, and broad multi-channel marketing. Flexible engagement terms.

Mortgage

Through our affiliate Treasure Mortgage, pre-qualification typically within 24 hours and a wide program shelf: Conventional, Jumbo, Foreign National, DSCR, Bank-Statement, ITIN, and bridge loans.

Staging & Renovation

Professional staging, full-home renovation, cleaning, painting, repairs, and moving, coordinated by a single point of contact.

Property Management

Tenant placement, leasing, rent collection, and maintenance dispatch, with bilingual monthly reporting for owners overseas.

Move-In Concierge

Moving, cleaning, deep-clean, and utility setup, for clients moving in, moving out, or new to the U.S.

Awards & recognition

• Career Chairman's Club: Top-tier production recognition.
• Career Pinnacle Club: Annual commission exceeding USD 2M.
• Career Hall of Fame: Career production milestone.
• Career Diamond Award: Among the highest individual recognitions.
• 2019 #1 Chinese-Heritage Agent · Nationwide: 2019 ranking among Chinese-heritage agents in the U.S.
• 2021 Top 9 · Individual Commission, USA: 2021 individual-commission ranking nationwide.
• Career Youngest Lifetime Achievement: Youngest recipient of a Lifetime Achievement honor at her brokerage.

Mortgage

Serving buyers across Los Angeles County, Orange County, the San Gabriel Valley, the Inland Empire and Riverside County. First-time, foreign-national, self-employed, investor and buy-before-sell files, handled in English and Mandarin, with the loan and the purchase run by the same team.

Treasure Mortgage is our long-term lending affiliate. They underwrite a broad program shelf so most buyer profiles (first-time, jumbo, foreign national, self-employed, investor) fit somewhere on the menu. We coordinate the loan and the purchase together so escrow stays on track.

Pre-qualification typically within 24 hours.

Loan programs

• Conventional: The standard conforming loan for buyers with U.S. income history and credit. Typically the lowest pricing when you qualify.
• Jumbo: For loan amounts above the conforming limit, which most of our service area exceeds. Documentation and reserve requirements are generally stricter.
• Foreign National: For buyers without U.S. residency or U.S. credit. Qualification rests on assets, overseas income and the property; down payments generally start higher than for a resident borrower.
• DSCR · Investor: Qualifies on the property's rental income rather than your personal income. Built for investors, including owners who live overseas.
• Bank-Statement: For the self-employed: income is shown through 12 to 24 months of bank deposits instead of tax returns.
• ITIN: For borrowers who file taxes with an ITIN rather than a Social Security number.
• Bridge · Buy-Before-Sell: Short-term financing so you can buy the next home before the current one sells.
• HELOC · Cash-Out: Borrow against the equity in a home you already own, as a line of credit or a lump sum.

Lending affiliate: Treasure Mortgage

Cities we serve: today's listing prices

• Arcadia (91006, San Gabriel Valley): median list price $1,328,000 · per sq ft $719 · days on market 4 · for sale 97
• San Marino (91108, San Gabriel Valley): median list price $3,765,000 · per sq ft $1,099 · days on market 5 · for sale 16
• San Gabriel (91776, San Gabriel Valley): median list price $1,199,995 · per sq ft $665 · days on market 4 · for sale 37
• Temple City (91780, San Gabriel Valley): median list price $1,250,000 · per sq ft $687 · days on market 5 · for sale 31
• Pasadena (91106, San Gabriel Valley): median list price $1,199,000 · per sq ft $804 · days on market 4 · for sale 147
• South Pasadena (91030, San Gabriel Valley): median list price $1,441,500 · per sq ft $821 · days on market 5 · for sale 20
• Alhambra (91801, San Gabriel Valley): median list price $965,000 · per sq ft $672 · days on market 5 · for sale 49
• Monterey Park (91754, San Gabriel Valley): median list price $899,999 · per sq ft $571 · days on market 5 · for sale 34
• Rosemead (91770, San Gabriel Valley): median list price $899,888 · per sq ft $555 · days on market 7 · for sale 25
• San Dimas (91773, San Gabriel Valley): median list price $1,190,000 · per sq ft $530 · days on market 3 · for sale 19
• Diamond Bar (91765, East SGV): median list price $1,250,000 · per sq ft $587 · days on market 6 · for sale 51
• Walnut (91789, East SGV): median list price $1,535,000 · per sq ft $606 · days on market 16 · for sale 36

Recent closings

• Eastvale, CA · $1,058,000 (2026-03-13, Buyer)
• 121 Electric Ave, Monterey Park, CA 91754 · $697,500 (2026-01-15, Seller)
• Monterey Park, CA · $1,570,000 (2025-12-23, Buyer)
• Irvine, CA · $1,630,000 (2025-09-20, Buyer & Seller)
• 3131 E Rutherford Dr, Ontario, CA 91761 · $934,888 (2025-08-18, Seller)

Client reviews

An excellent experience working with Shirley. She handled the purchase, mortgage, and renovation; everything coordinated perfectly without a hitch.

Five stars across the board. Shirley and her team helped us land the perfect rental when we first arrived, then guided our purchase from showings through close.

Shirley and her team did an outstanding job helping us purchase in Monterey Park. Knowledgeable, hard-working, and always available. Wholehearted recommendation.

From the first conversation to closing escrow on my first home, Shirley was patient, responsive, and steady. She answered every question, no matter how small.

She kept me in the loop the whole way, even when I was out of the country. When issues popped up at the property, her team handled them immediately.

Deep local market knowledge and genuine negotiation skill, both invaluable when we bought our home. Could not recommend more highly.

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