Research On China's Second-hand House Brokerage Market Efficiency

The second-hand house brokerage market is the brokerage activity field and bargaining relation summation for the second-hand house transaction by real estate brokers.With the rapid development of the real estate industry and gradual flourish of the second-hand house market in China,the second-hand house brokerage market possesses expansive development room and huge capacity for growth.However,from the whole to see,the second-hand brokerage market is not full recognized in our society,and quite a few bargainers don't will to choose the second-hand brokerage market to finish their exchanges.The efficiency is a core question for the economics,and the efficiency of the second-hand house brokerage market is an important symbol of its development level and a main standard to measure its mature.At present,the second-hand brokerage market is not full recognized in our society, which means lower efficiency for the second-hand house brokerage market or not.If the answer is yes,what is the foundation stone to cause the lower efficiency? We should adopt what measures to advance the efficiency of the second-hand brokerage market? It has very important direction role for solving or explaining the bottle-neck problem faced with the second-hand house brokerage market to solve these problem.So this paper mainly studies above several problems,and it includes 7 chapters.The first chapter expounds the research backdrop,research meaning,research actuality,and research contents and research methods.The second chapter establishes the research frame.The third chapter evaluates the efficiency of the second-hand house brokerage market based on the customer value.The fourth chapter studies the agent efficiency,the fifth chapter studies the operational efficiency,and the sixth chapter studies the superintendence efficiency.The latest chapter brings forward the research conclusions,research localization and research prospect. Main research conclusions are as follows:Firstly,the research frame of the second-hand house market efficiency is established.By consulting the research train of thoughts for the money market efficiency,the efficiency connotation of the second-hand house brokerage market is analyzed based on the function angle of view,and point out that the essence function of the second-hand house brokerage market is to economize the transaction cost and accelerate the optimization collocation of the second-hand house resource,that is to say,enhance the second-hand house bargainer's value or the customer's value;the second-hand house brokerage market efficiency is divided into the agency efficiency,the operation efficiency and the superintendence efficiency according to the main influence factors.Secondly,the second-hand house brokerage market efficiency is estimated based on the customer's value.On the basis of analyzing the connotation and influence factor of the customer's value,the evaluation method is brought forward based on the SERVQUAL;adopt SERVQUAL to develop the measure table for the customer's value in the second-hand house brokerage market,and analyze the relation among factors;adopt SERVQUAL to evaluate the customer's value of the second-hand house brokerage market,and the evaluation results indicates that the second-hand house brokerage market provides lower service value for the customer,so the efficiency of the second-hand house brokerage market is very low.Thirdly,the agency efficiency of the second-hand house brokerage market is studied. The agency efficiency of the second-hand house brokerage market is evaluated based on the customer's angle of view;use the method of the compare system economics to analyze the efficiency of the agency system with the buyer's commission paying,the open listing agency, the mediacy agency,the communication division and the percentage commission structure, and point out that all agency systems are efficient except the buyer's commission paying; bring forward the countermeasure to enhance the agency efficiency of the second-hand house brokerage market.Fourthly,the operation efficiency of the second-hand house brokerage market is studied. The demonstration research adopting the DEA and SFA both shows that the second-hand house brokerage market has obvious economies of scale and economies of scope in Dalian, and it doesn't make full use of economies of scale,which causes lower operating efficiency.The theory research shows that the second-hand house brokerage market has too many real estate brokers with smaller scale,and it doesn't make full use of the scale economy;bring forward the countermeasure to enhance the operation efficiency of the second-hand house brokerage market.Fifthly,the superintendence efficiency of the second-hand house brokerage market is studied.The superintendence efficiency of the second-hand house brokerage market is evaluated based on the customer's angle of view;a game model with three stages for the second-hand house brokerage market is established to analyze the rootstock of the real estate broker's breaking faith behavior,and points out that the rootstock lies in that the superintendence system is not perfect;disfigurements of inspection systems which causes the loss of the inspection efficiency are analyzed;bring forward the countermeasure to enhance the superintendence efficiency of the second-hand house brokerage market.