市场比较法在房屋拆迁估价中运用与体会

如何运用现有方法高效率地进行城市房屋拆迁估价工作，是广大房地产估价人员一直探索的课题。以市场比较法为例，分析了拆迁估价的特点，指出在房屋拆迁估价中应灵活运用市场比较法。总结了典型房屋法的操作过程及运用的体会，认为只有积极探索，不断创新估价方法及其应用，才能更好地开展房地产估价工作。     

Uses and Abuses of Residential Building Permits in Forecasting Private Housing Starts

This paper examines the commonly held view that the Census Bureau's monthly series for residential building permits issued is a leading indicator of the series for private housing starts. A close study of the residential building permits and housing starts series shows that on a quarterly basis the series are coincident, with cyclical peaks and troughts in the seasonally adjusted data occurring in the same period. On the monthly basis for the period 1960 through 1976, the peaks and troughs in the building permits series have usually followed those in the housing starts series. Also, evidence presented in the paper shows that monthly changes in the residential building permits series are not highly correlated with changes in the housing starts series one to five months in the future. Finally, the analysis suggests that changes in the backlog of unused residential building permits are not indicative of future changes in the rate of housing starts. The major implication of these results is that permits data offer little or no information about future month-to-month changes in the rate of housing starts. However, because the building permits series is less irregular than the housing starts series and the cyclical movements of the series are basically the same, permits data can be used to identify irregular monthly movements in the starts series.     

Nonparametric Estimation of Dynamic Hedonic Price Models and the Construction of Residential Housing Price Indices

Parametric specifications for hedonic price equations are estimated using a data set from Alameda and San Francisco Counties and are compared to estimates using a nonparametric technique called locally weighted regression, LWR. LWR permits flexible estimation of the hedonic's curvature at median attributes and is less sensitive than standard regression techniques to the influence of unusual observations. The technique also avoids imposing a single functional form across time and municipalities. The LWR estimates of municipality-specific hedonics are then used to obtain implicit prices for housing attributes and to derive municipality-specific price indices. The results of extensive diagnostic checks of our technique are also reported.     

An Empirical Examination of the Stability of Housing Price Equations Over Time

This study investigates the extent to which the coefficients of housing price equations are stable over time. Using annual data from 1959 to 1979 for a large neighbourhood in Vancouver, British Columbia, a series of twenty-four housing price equations is estimated. The estimated coefficients exhibit substantial instability over the period. Further, prediction errors are generally minimized for a given year when the coefficients estimated for that year are used to predict. The results strongly suggest that such equations should be recalibrated each year.     

Economic Depreciation of Residential Real Estate: Microlevel Space and Time Analysis

Three elements in the study of real estate depreciation that warrant further consideration are uncovered: the spatial variation of depreciation on a micro scale, the variability of depreciation within a single market across time and the recognition of land value as an influence in modeling real property prices. Taken together, these three dimensions provide an opportunity to further expand the understanding of residential economic depreciation while enhancing the predictive power of real estate market models. The analytical results, utilizing a land-value-adjusted hedonic model, indicate that both the intramarket location and the year in which the property sold have significant impacts on the observed rate of economic depreciation. Such information is vitally important to policymakers and others interested in accurate modeling of real estate markets.     

中国传统品牌在整合营销时代的发展契机

中国传统品牌一直是中华民族传统文化的骄傲,随着品牌时代的来临,大众传播成为主流。而中国传统品牌也遭受到了前所未有的冲击,陷入了低谷。     

Estimates of the Effect of School Desegregation Plans on Housing Values Over Time

This study investigates the impact that school desegregation can have on the market values of affected residential properties. It improves upon previous studies in that it is able to estimate not only the "racial enrollment" effect but also "other" desegregation-related effects correlated with white perceptions of school quality, etc. Through the use of a controlled longitudinal and cross-sectional data set of property sales and a ridge-regression methodology, it is able to estimate these effects over time and separate them from amenity-related effects. Results are significant in that they predict substantial desegregation-related effects on house values over time, averaging 11.4% of property value, which correlate with school desegregation court rulings and other events. Furthermore, over one-third of the magnitude of this discount is related to desegregation factors other than actual racial enrollment patterns in the schools.     

The Affordability of Adequate Housing

A "quality-based" measure of housing affordability problems employing the cost of housing just meeting adequacy standards is proposed as an improvement over the conventional "high" rent-to-income criterion. Based on Annual Housing Survey data, affordability difficulties grew between 1975 and 1983 by either measure. The conventional measure, however, overestimated the extent of quality-based affordability difficulty for renters by 20% in 1975 and 24% in 1983 based upon Section 8 housing quality standards. In addition, 35% of rental households with an affordability problem by the conventional measure did not have an affordability problem by the quality-based measure, while 19 to 23% of rental households found to have an affordability problem by the quality-based measure were not so classified using the conventional measure.     

Housing and Urban Development Indicators: A Good Idea Whose Time Has Returned

This special issue of Real Estate Economics is devoted to "Housing and Urban Development Indicators." The issue has been underwritten by the United States Department of Housing and Urban Development as a U.S. Contribution to the United Nation's Habitat II Conference, held in Istanbul, Turkey in June 1996. This introduction first briefly explains the role of indicators in urban research. Current research on indicators is then described, including a major international research effort undertaken in over fifty countries with support from numerous academics and other researchers, the United Nations, the World Bank and a number of governments. Finally, the papers in this issue are introduced and placed in context.     

The Optimal Duration of Real Estate Listing Contracts

The length of the real estate listing contract is examined as a means of providing an incentive for brokers to act in the best interest of home sellers. A limitation on the duration of the contract accomplishes this objective by imposing a cost (namely, the foregone commission) on brokers who fail to complete a sale before the contract expires. The seller's optimal contract duration balances the benefits of improved incentives against the expected cost of renegotiating a new contract in the event of a failure bv the broker.     

浅谈住宅产业的发展趋势

市场需求决定着住宅产业的发展趋势,现代住宅产业强调社会参与,以人为本的策划设计新理念,以创新为主导,提高住宅的高位价值。开发出具有时代特征、风貌特色和多样性的高品质住宅。     

Duration and relational choices: Time based effects of customer performance and environmental uncertainty on relational choice

This paper investigates the influences of customer performance and environmental uncertainty on the customer's choice of relational exchange strategies over the duration of their relationship. Relational exchanges of short, intermediate, and long term duration are investigated with the results showing different performance outcomes and environmental factors impacting relational choice at different times in the relationship. The results help explain conflicts reported in prior relational exchange research and provide valuable insights for practitioners responsible for managing relational exchanges.     

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。     

色彩营销在服装品牌营销策略中的运用

色彩营销理论是一种新颖的营销理念,特别是在服装营销领域。本文在对色彩营销理论予以简单阐释的基础上,主要对色彩营销理论在服装品牌营销方面的运用予以分析,从服装品牌定位、服装品牌细分和服装品牌拓展三个方面对该问题进行具体阐释,以期充分发挥色彩营销理论对服装品牌营销的作用。     

The Reliability of Fair Housing Audits to Detect Racial Discrimination in Rental Housing Markets

Racial discrimination against black Americans continues to exert a pervasive influence on all aspects of American life. This paper investigates the reliability of two techniques currently used by local fair housing groups to measure the extent of racial discrimination in the rental housing market: in-person audits and telephone audits. When we do not control for the presence of vacancies, we observe a moderate rate of reliability between the in-person audits and the telephone audits. When we control for the presence of vacancies, we observe a much higher degree of reliability between the two methods used to detect racial discrimination in rental housing markets. We conclude that these techniques are useful devices to detect racial discrimination in housing markets.     

新形势下高校房产管理改革的探讨

通过对高校后勤改革中存在的不足及工作偏差进行研究,分析了房产改革在高校后勤工作中的重要性和迫切性,指出了其中的纰漏和弊端,以及没有充分完善的地方。针对现有的弊端,提出了相应的一些解决办法和措施。高校房产管理改革重在提高房屋的使用效率及经济效益。     

房地产抵押的风险及防范

根据抵押的概念，介绍了房地产抵押的风险及应对措施。     

奢侈品营销策略简析

自改革开放以来,市场经济不断发展,我国经济飞速发展,人民生活水平得到了大大的提高,奢侈品在我国的销售表现也越来越好。随着全球奢侈品抢滩京沪等大都市,意味着我国成为国际大牌关注之地,可以说我国的奢侈品消费时代已经来临。奢侈品在我国极具发展潜力,如何实施行之有效的营销策略是奢侈品的成功的关键,并且随着现代网络的普及化,奢侈品营销又是怎么进行呢?