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-wenkub.com
2025-05-07 02:11 本頁面
【正文】 祖帕諾， 哈羅德 W買方收入作為搜索的機會成本。如果沒有選擇 性偏見 存在，價格較高的價值可能是由 通過 經(jīng)紀(jì)人 買房 的購買者 來 補充。香格里拉表顯示購房者之間的信息和搜尋成本的差異。 數(shù)據(jù)和方法 本 文 使用來自由美國房地產(chǎn)經(jīng)紀(jì)人協(xié)會在 1987 年 對 全國的購房者進行的調(diào)查數(shù)據(jù)。恩布爾和 錫爾曼斯 的結(jié)論針對的是現(xiàn)有的經(jīng)紀(jì)機構(gòu)，如大聯(lián)盟，成功地消除了信息不對稱 的影響，從而提高了住房市場的效益。根據(jù)以上的結(jié)果他們得出了這樣的結(jié)論，他們認(rèn)為在完全沒有信息的市場中經(jīng)紀(jì)人起到了類似廣告的作用。 喬德（ 1983）憑借其在住宅市場的研究，他估計了房地產(chǎn)經(jīng)紀(jì)服務(wù)的作用。分析了來自加拿大的房屋市場數(shù)據(jù)后，詹森和喬布森表明，在一定規(guī)模的房地產(chǎn)企業(yè)，對于同類物業(yè)經(jīng)紀(jì)人會比競爭者列出更高的價9 格從而實現(xiàn)銷售價格的顯著提高。當(dāng)然也有一部分文獻研究了房地產(chǎn)經(jīng)紀(jì)人的作用，經(jīng)紀(jì)人對購房者買房的深遠影響，以及利益和道德對經(jīng)紀(jì)中介的影響。導(dǎo)致他們花更多錢的因素是：可能這些購買者的收入很高，可能他們來自其他地方，也可能是受別人的雇傭而這么做，更有可能的是他們通過經(jīng)紀(jì)人來購買自己的房子從而使自己的房子升值。該數(shù)據(jù)包括了房地產(chǎn)經(jīng)紀(jì)人對經(jīng)紀(jì)輔助銷售和業(yè) 主銷售的兩種模式在影響銷售價格方面的評估，并揭示了經(jīng)紀(jì)人為賣方所提供的營銷服務(wù)的價值。在這里房屋的銷售價格是根據(jù)房屋的特色，購買者的喜好，以及是否需要提供經(jīng)紀(jì)協(xié)助而確定的。 具體來說，本文探討 的是在以 兩階段進程 的假設(shè)條件下對 一個房地產(chǎn)經(jīng)紀(jì)人的影響。另外， 來自自有產(chǎn)權(quán)出售的競爭可能會阻止賣家以高價的形式將委托成本傳遞給買家。因此，包含這些服務(wù)的房屋的銷售價格會高于無經(jīng)紀(jì)人協(xié)助置業(yè)的房屋的價格。最近的研究認(rèn)為（ 巴雷拉和祖帕諾 , 1995），通過房地產(chǎn)經(jīng)紀(jì)人買房子，大大提高了購房者購房的效益，因為這樣這些購房者在尋找房子的過程中更有可能找到稱心如意的房子。s results indicate that with real estate firms of parable size, brokers who list parable properties for higher prices than peting brokers tend to realize significantly higher selling prices. The higher selling prices tend to be associated with transactions involving executive transfers and brokerarranged secondary financing. These results may, in turn, indicate that brokers obtain higher prices when dealing with buyers who are both less knowledgeable about local market conditions and less sensitive to price. Yavas and Colwell (1994) suggest that selling price may also be, at least to some degree, a function of the type of broker listing arrangement used by the seller. In a study of the residential market, Jud (1983) estimates the demand for real estate brokerage services. Using housing transactions data from three urban areas in North Carolina, Jud finds that brokers do not affect the prices of the houses which they sell, although they do appear to influence the level of housing consumed by buyers. In a subsequent study, Jud and Frew (1986), using different data, find that brokers do obtain higher prices for the homes they sell. Evidence is also presented 4 that brokerassisted buyers have a greater demand for houses than their nonbrokerassisted counterparts. Their results lead them to conclude that broker intermediation has an effect analogous to that of advertising in markets with imperfect information. More recent research by Turnbull and Sirmans (1993) examines the extent to which differences in information and search costs are related in housing prices. Using data from the Baton Rouge market area, Turnbull and Sirmans pare the prices paid by firsttime and outoftown buyers to the prices paid for parable housing by more knowledgeable, local and repeat homebuyers. Their results indicate that home prices are similar across buyers with different information sets and search Costs. Since these were all brokerassisted transactions, Tarnbull and Sirmans conclude that existing brokerage institutions, such as the MLS, successfully eliminate the potential price effects of asymmetric information and, thereby, improve the efficiency of the housing market. It isnot possible, however, to determine from this study whether price differences exist between brokerassisted and nonbrokerassisted transactions. Although selling prices are not pared, a study by Baryla and Zumpano (1995), for the first time, uses a national sample of brokerassisted and nonbroker sales transac
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