房地產(chǎn)相關(guān)外文翻譯--通過房地產(chǎn)經(jīng)紀(jì)人決定買房子-外文文獻(xiàn)-全文預(yù)覽
【正文】 的直接影 響，因?yàn)樵谌缃竦墓ぷ髦型鶗?huì)產(chǎn)生很多與研究文獻(xiàn)相矛盾的結(jié)果。較高的售價(jià)往往與 行政轉(zhuǎn)讓和經(jīng)紀(jì)人安排的再融資有關(guān)。根據(jù)來自北卡羅來納州的三個(gè)城市的住房交易數(shù)據(jù)，喬德認(rèn)為，經(jīng)紀(jì)人不影響他們出售的房屋的銷售價(jià)格，即使他們似乎影響了購房者的住房消費(fèi)水平。 近期特恩布爾和 錫爾曼斯 (1993)在調(diào)查不同的信息量和搜尋成本與房?jī)r(jià)的關(guān)系。 盡管 巴雷拉和祖帕諾 （ 1995）的首次研究沒有比較銷售價(jià)格，而是對(duì)經(jīng)紀(jì)人輔助交易和非經(jīng)紀(jì)人銷售交易進(jìn)行調(diào)查研究。調(diào)查結(jié)果顯示， 在整個(gè) 房屋購買和銷售過程 中 ，是郵寄到超 過 30000戶 人家的 。 10 選擇性偏見的存在可能暗示了一些可能性。 赫克曼兩階段模型 是 是否使用代理及其后續(xù)效應(yīng)對(duì)價(jià)格的 影響 。它已被證明，通過房地產(chǎn)經(jīng)紀(jì)人可以減少買方搜尋期間的工作。 埃德爾， 愛德華 A 出處： 倫納德 V這一決定被建模 成 一個(gè)八變量的函數(shù)。這一結(jié)果將意味著有兩個(gè)不同的住宅房地產(chǎn)市場(chǎng)：經(jīng)紀(jì)輔助 為其中之一 ，如果選擇存在偏差，住房?jī)r(jià)格 的經(jīng)紀(jì) 屬性 就 越高，價(jià)格差異可能是由于購房者傾 向使用經(jīng)紀(jì)人 來購買他們的房子 。 表 1 匯總統(tǒng)計(jì)顯示，從調(diào)查樣本中， 對(duì) 有關(guān)交易是否代理不協(xié)助或代理輔助進(jìn)行 分類。同時(shí)研究還表明，房地產(chǎn)經(jīng)紀(jì)人確實(shí)可以減少幾乎所有類型消費(fèi)者的買方過程的時(shí)間，無論是第一次買房的，買房經(jīng)驗(yàn)豐富的，本地的購房者或者是外地的。經(jīng)過比較后他們發(fā)現(xiàn)，房?jī)r(jià)在不同的信息量和不同搜尋成本的買家中是相近的。同時(shí)也證實(shí)了 有經(jīng)紀(jì)人協(xié)助的買家市場(chǎng)要比非經(jīng)紀(jì)協(xié)助的買家市場(chǎng)大。亞瓦斯和科維爾（ 1994）認(rèn)為至少在一定程度上賣方想通過經(jīng)紀(jì)人來控制價(jià)格。 詹森和喬布森 (1980)在關(guān)于經(jīng)紀(jì)人選擇的第一個(gè)實(shí)證研究中發(fā)現(xiàn)，房地產(chǎn)經(jīng)紀(jì)人也會(huì)對(duì)價(jià)格產(chǎn)生影響。 文獻(xiàn)綜述 大多數(shù)文獻(xiàn)都集中的在研究 房?jī)r(jià)的決定因素，包括對(duì)住房需求，住房?jī)r(jià)格，以及價(jià)格和時(shí)間之間的關(guān)系的研究。相反的，這類買家無論以何種方式購買房子都會(huì)比其他買家花更多的錢。 本文參考了美國(guó)房地產(chǎn)經(jīng)紀(jì)人協(xié)會(huì)研究部對(duì)全國(guó)購房者和銷售者所進(jìn)行的調(diào)查的數(shù)據(jù)。 8 第二步是購買。 在這個(gè)過程中，本 文 對(duì)整個(gè)住宅市場(chǎng)的效率以及經(jīng)紀(jì)中介市場(chǎng)的有效性提供了重要的見解。較高的價(jià)格預(yù)示著買家相對(duì)于那些直接出售的房子更愿意較多支付那 些業(yè)主代理上市的房子。 這些服務(wù)都表明，經(jīng)紀(jì)人向買家提供了額外的有價(jià)值的服務(wù)（除了向賣方提供服務(wù)），有時(shí)候，那些買家愿意支付那些額外的費(fèi)用。通過經(jīng)紀(jì)人購買房子的一個(gè)好處就是可以減少搜尋房子的時(shí)間，從而降低了買房過程中的成本。s assistance. The layout of this study is as follows. The relevant literature is reviewed in section section 3, the data, variable selection, and model are described. section 4 presents the empirical results, and the last section contains the conclusions of the study. Literature review A broad range of research has focused on the determinants of housing prices. These include traditional estimates of housing demand, hedonic modeling of housing prices, the determinants of the tradeoff between price and time on the market, and models of the search process. Other literature has examined the role of real estate brokers and has focused on the impact of brokers on buyer search, or has examined the welfare and/or moralhazard implications of broker intermediation. Few studies have tried to measure the direct effects of real estate brokers on the housing market, and fewer still on home selling prices. The work that has been produced to date has often generated conflicting results. In part, these disparate results may reflect data availability problems, as virtually all of these earlier studies have been based on local data, and samples tended to be small, making generalizations difficult. In one of the first empirical studies of broker choice, Janssen and Jobson (1980) find that real estate agents do have an impact on price. Using data from the Canadian housing market, Janssen and Jobson39。 Jud and Frew, 1986) observe that buyers pay more for homes listed with brokers. It is not possible, however, to determine whether this applies to the entire residential housing market, since research to this point has relied on local data. Higher prices indicate a willingness by buyers to pay more for brokerlisted houses than those sold directly by owners. Alternatively, petition from forsalebyowner properties may prevent sellers from passing on mission costs to buyers in the form of higher , at issue is whether 2 brokerassisted sales result in higher prices. If search duration is affected by broker assistance, what about price? This study attempts to answer these questions by developing an empirically testable model of broker the process, this study should provide
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