黄山游客集散中心:政府支持最关键

新国线黄山风景区游客集散中心由新国线运输集团有限公司下属公司独立建设、经营,毗邻黄山南大门,虽然名称也是集散中心,但其运营模式和北京、上海等地的城市旅游集散中心不太一样。景区内外沟通的桥梁城市旅游集散中心担负着将游客组织集中并分散到市内以及周边各个旅游景点     

Price Motive Factors of Nanjing Residential Market

近年来,房地产业在国民经济和社会发展中的地位日益提高,已经逐渐成为我国的支柱型产业;地处中国长三角区域的南京市,房地产业迅速发展,一级市场住宅商品房的价格亦持续上涨;结合南京市实际,通过理论分析并借助国家统计局和江苏省统计局历年的统计数据,总结分析目前南京市一级住宅市场商品房价格的动力因素.分析表明,南京市经济总量的影响、人口数量的增长、人均可支配收入与恩格尔系数、住宅商品的成本因素以及住宅商品房购买者的心理预期、政府宏观调控等因素是影响南京市一级住宅市场商品房价格的主要动力因素,对南京市一级住宅市场商品房价格具有决定性的推动作用.     

投机性需求、刚性需求与房价上涨的非线性关系——基于空间计量模型的实证研究

本文利用2000~2008年24个省份的季度面板数据,采用空间计量经济模型构建基于当期收入、预期资产收益变动以及利率的住宅价格模型,以资产升值预期和收入变动的视角来研究住宅价格上涨的投机性需求和刚性需求。实证研究结果表明货币政策对房价的影响极为重要;可支配收入对房价的影响次之,资产升值预期对房价的影响与刚性需求相差不大,表明投机性需求已经逐渐成为主导我国住宅价格走势的关键性因素。     

丝绸之路经济带城市经济联系及其网络特征分析

丝绸之路经济带建设是在新全球经济、政治格局下所提出的战略构想。本文从产业分工角度对引力模型加以改进,并结合社会网络分析法,对丝绸之路经济带城市经济联系特征等作以实证分析,同时考察经济距离变动所带来的影响。研究发现：经济距离是影响城市经济联系的主要因素;经济带各节点城市对外经济联系总量逐年提高,但其经济联系具有较 大的不对称性;经济带的集中趋势较低,存在核心--边缘结构。合理化产业布局、保证轴线畅通及提升城市产业专业化水平对经济带建设具有积极意义。     

住宅消费公平价格与商品住宅性能认定

本通过对影响住宅消费公平价格形成的因素进行分析，并联系商品住宅性能认定制度，阐述了四类因素对住宅消费公平价格形成的影响和与性能认定的联系。对性能认定中存在的问题提出了建议。     

万绿湖旅游景区的视觉形象系统设计研究与实践

对于旅游景区来说,视觉印象是游客接触景区最直接,同时也是最初始的感官效应,由视觉印象衍生而出了视觉形象的设计与开发,视觉形象系统设计是近年来我国旅游城市进行品牌塑造中不可或缺的,河源市作为新兴的旅游城市,具备了天然的人文与自然旅游景观,然而却一直囿于缺乏有代表性的视觉形象设计,使得其旅游开发陷入了品牌构建的桎梏。本文即从视觉形象系统设计与开发方面来对河源市万绿湖旅游景区的建设提出一些可行性的建议。     

城市住宅价格与宏观经济变量的关系分析——基于VAR模型的实证研究

通过分析选取住宅价格指数(HPI)、国内生产总值增长率(GDP)、1-3年期银行贷款利率(IR)作为内生变量,滞后两期的广义货币供应量(M2)作为外生变量,建立了向量自回归模型。并在此基础上,运用协整分析、脉冲响应函数、方差分解和格兰杰因果检验等研究方法对住宅价格指数与宏观经济变量之间的动态相关关系进行了研究。研究结果表明,我国的住宅价格与所选用的宏观经济变量之间存在一定交互响应作用,并就此提出了相关建议。     

基于多中心城市结构的保障性住房价格测算

由廉租住房和成本销售型住房构成的政府供给型保障性住房,其价格在维持较低水平的同时,还应体现出住房品质的差异,从而实现合理的定价。论文针对政府供给型保障性住房,以区位因素为定价依据,将同心圆城市结构住宅租金测算模型进行拓展,建立扩展性多中心城市结构的住宅租金测度模型。同时基于多层次灰色系统建立区位差异指数测算模型,从而实现对不同区位的保障性住房的差别定价,为政府供给型保障性住房价格水平确定提供可操作性的方案。     

基于挤出效应的住房保障规模对商品住房价格的影响

中国房地产市场中保障性住房的角色和作用愈加重要,保障性住房建设规模正在逐年扩大.商品住房价格变化是供给需求作用的结果,但是随着保障房供给规模的增加,商品住房价格的涨幅也会发生改变,说明保障房的供给规模会对普通商品房的供需产生影响.本文以北京市商品住房市场为例,选取住宅需求、住宅供给、住房投机对价格的影响为自变量,住宅价格为因变量,利用多元回归模型对商品住房价格变化进行实证研究,同时通过考虑保障房供给对住房市场产生的不同挤出效应,分析保障房供给规模供需变化对房价产生的影响,进而为政府制定相关的住房保障政策提供建议和对策.     

关于旅游景区厕所问题及相关对策分析

旅游景区厕所问题逐渐成为影响游客满意度的一个重要指标,本文通过对国内旅游厕所研究现状、与旅游厕所相关文献的回顾、旅游景区厕所存在的问题以及相应的建议来对旅游景区的厕所进行分析与总结。     

The Effect of Mortgage Rate Buydowns on Housing Prices:

The model developed in this paper analyzes the effect of builder-financed FHA-VA mortgage subsidies or buydowns on the price of housing. Hedonic pricing equations are estimated for a locationally and qualitatively uniform sample of new tract development homes. The explanatory variables are vectors of physical and financial characteristics. The latter include a continuous variable for discount points paid by builders which is indicative of the magnitude of prepaid finance charges. The results indicate that a substantial portion of mortgage subsidy costs are shifted to buyers in the form of inflated housing prices.     

The burgeoning role of iBuyers in the housing market

We examine the iBuyers’ business model and their impact on housing markets. We find that iBuyers tend to enter neighborhoods that have more easily priced and homogeneous homes, as price discovery is simpler and more consistent with their pricing algorithm in those areas. iBuyers purchase homes at lower prices than individual owner-occupiers, and this acquisition discount reflects the benefits iBuyers offer to motivated sellers rather than distressed home purchases or unobserved lower-quality housing characteristics. Last, a greater presence of iBuyers results in a higher volume of local housing transactions and encourages more home sellers to sell without listing.     

Best Practices for New Product Pricing: Impact on Market Performance and Price Level under Different Conditions

To date, research on new product pricing has predominantly been approached as a choice between market skimming and penetration pricing. Despite calls for research that addresses other complexities in new product pricing, empirical research responding to these calls remains scarce. This paper examines three managerial price‐setting practices for new products, i.e., value‐informed, competition‐informed, and cost‐informed pricing. By engaging in these practices, managers can develop and compare quantifications in order to attain an introduction price for the product. The authors draw on consumer price perception literature, Monroe's pricing discretion model, and numerical cognition literature to develop hypotheses about the impact of price‐setting practices on new product market performance and price level. By studying the effects on market performance and price level, the paper provides insights that may help explain the growth of new products and address the problems of underpricing. The hypotheses are tested in a management survey of 144 production and service companies. The results indicate which pricing practices are superior for the achievement of either higher market performance or higher prices in specific product and market conditions. Whereas value‐informed pricing has an unambiguous positive impact on relative price level and market performance, the results also suggest that in many cases engaging in value‐informed pricing is not enough. The effects of cost‐informed and competition‐informed pricing may differ depending upon the objective (market performance or higher prices), product conditions (product advantage and relative product costs), and market condition (competitive intensity). Engaging in inappropriate pricing practices leads to a decline in new product performance. Moreover, bad pricing practices make the positive effect of product advantage on the outcome variables disappear. The latter finding suggests that companies can jeopardize their efforts and investments in the new product development process if they engage in the wrong price‐setting practices. The findings imply that managers should consider different factors in new product pricing. First, when launching a new product, they should determine their explicit pricing objective, either stressing market performance or a higher price level. To determine the most appropriate pricing practices, however, they should next assess their situation in terms of product advantage, relative product costs, and competitive intensity. Together with the pricing objective, these conditions determine the best pricing practice. On a higher level, the findings imply that companies should invest in knowledge development in order to engage in the appropriate pricing practices for each product launch.     

Another Look at Tenure Choice, Inflation, and Taxes

The purpose of this paper is to explore the impact of inflation on the demand for housing. The first part of the paper presents a theoretical model that identifies the effects of inflation on the after-tax cost of housing and the choice between rental and owner-occupied housing. The second part discusses the results of a simulation model that measures the effect of inflation on the aggregate demand for housing, the aggregate homeownership rate, and the price of housing. The paper concludes that while inflation can be expected to increase the aggregate demand for housing and the price of housing relative to the general price level, inflation should ultimately lead to lower rates of homeownership. A corollary that is probably more relevant today is that lower inflation rates should reduce the real value of the housing stock and increase the homeownership rate. The paper also contains forecasts of the impact of the Tax Reform Act (TRA) of 1986 upon housing demand and the probability of homeownership for a variety of households.     

Long‐Term Growth in Housing Prices and Stock Returns

A firm's long‐term stock returns are negatively related to past growth in housing prices in the state where the firm is located. The housing price effect is persistent and robust to controlling for the long‐term stock return reversal effect, changes in mortgage interest rates across the states, cyclicality in housing prices and overall local economic conditions. There is no evidence that extant asset pricing models can adequately explain the effect. The study discusses potential explanations for, and the implications of, the cross‐regional housing price effect.     

The Effects of Charm Listing Prices on House Transaction Prices

As is the case for many different goods and services, it is common practice in many real estate markets for sellers to offer properties for sale at listing prices just below some round number price ( e.g. , $99,900 instead of $100,000). The academic marketing literature refers to this practice as "charm" pricing and suggests that this strategy is an attempt by sellers to take advantage of buyers' cognitive processes in which charm prices affect buyers' perceptions about the seller or the item being offered for sale. Although numerous papers in the housing economics literature have addressed the impact of the magnitude of listing price on observed house transaction prices, no prior published study has considered the impact of the design of listing prices in housing markets. This paper presents an empirical investigation of the effects of charm pricing on house transaction prices using sample data. The results provide some evidence that houses listed at certain charm prices sell for significantly greater transaction prices than those listed at round number prices.     

The Improvement Expenditures of Urban Homeowners: An Empirical Analysis

This paper presents evidence on the factors influencing the housing improvement expenditures of urban homeowners. In comparison to prior work, a more completely specified model was estimated. In particular, variables measuring the price of inputs and neighborhood quality were included and found to have a statistically significant impact on the maintenance and improvement expenditures of central city homeowners.     

It Makes a Village: Residential Relocation after Charter School Admission

Although numerous studies investigate how student achievement is impacted by educational vouchers and charter schools, there appears to be no research on how these programs impact the surrounding environment. This study examines residential relocation of families whose children attend a charter school. We develop a conceptual model that predicts where relocating families are likely to move, given ex ante distance and direction to the school. The model is parameterized using data from student mailing address changes. We find that families are almost twice as likely to relocate toward the school as would be expected if the school did not exert any attraction. Moreover, although families are not required to live near the school, the child's school exerts a significantly stronger attraction than parent workplaces. This result may have important implications for mitigating urban sprawl, fostering urban renewal and promoting sustainable real estate development.     

Evaluating the Costs of Increased Lending in Low and Negative Growth Local Housing Markets

The literatures on default and the evaluation of low downpayment mortgage programs are extended by showing within an options pricing framework how differences in expected price appreciation trends across housing markets can influence default and, thereby, the cost of programs designed to increase mortgage liquidity. An equilibrium mortgage rate reflecting the risk premium required to compensate for expected default-related losses is endogenously determined within the model. Evaluating the entire process by which program losses arise strictly within a rigorous asset pricing framework has potentially important implications for policy evaluation, as the estimated present value of program losses in declining markets where expected default is high is quite sensitive to the choice of the discount rate. The implications of increased lending in low and negative price appreciation local markets are also investigated.     

Marking Single–Family Property Values to Market

This paper is the text of the 2001 Presidential Address for the American Real Estate and Urban Economics Association. House price prediction accuracy is a function of: (1) the procedure used to identify within–metropolitan–area housing submarket boundaries, (2) the econometric technique used to estimate the parameters of the house price model and (3) the characteristics of the local housing market. This paper empirically examines several procedures for delineating within–metropolitan–area housing submarket boundaries. In addition, the paper examines the increase in prediction accuracy that can be achieved by employing spatial econometric techniques to spatially adjust ordinary least squares house price predictions. Finally, the paper examines the influence that local housing market characteristics have on house price prediction accuracy. Housing market characteristics examined here are: (1) structural characteristics of neighborhood properties, (2) heterogeneity of the neighborhood housing stock and (3) housing market liquidity. Prediction accuracy is examined using hedonic house price equations with over 40,000 single–family transactions for Dallas, Texas.