房地产

Four parts are included in the thesis. First, considering the theory of Real Estate Market and the important value to research Yanji Real Estate Market. Second, through present situation of Yanji Real Estate Market. Analyzing the relation of supply and demand, the charactery of Yanji Real Estate Market. Third, looking into that Yanji Real Estate Market will be confronted problems and its causes. Last, the thesis gives the measures of developing Yanji Real Estate Market.

本文共分4个部分，首先阐述房地产市场的一般理论，以及研究研究延吉市房地产市场的意义，接着通过对延吉市房地产市场发展现状的深入考察，分析研究延吉市房地产市场供求关系和运行机制，然后剖析延吉市房地产市场存在的问题及其成因，最后对延吉市房地产市场的未来发展前景作了展望，并提出了促进延吉市房地产市场健康发展的对策。

The current real estate\'s industry tax policy\'s characteristic is, in the real estate sale, the hiring, in the transfer circuit levies the categories of taxes to be excessively many, the tax burden to be overweight, holds stage the tax burden to be relatively quite low, has provided the opportunity congenially for the real estate, under the appropriate external environment, easy to initiate the entire profession the congenial behavior.

合理的房地产税收政策应该具有前瞻性和导向性，我们通过立法改变地方政府对房地产企业乱收费的现状，通过在中央政府和地方政府之间重新分配税收收入，减少地方财政收入对房地产企业的依赖，通过简并税种适当降低房地产开发阶段的税负水平，通过实行差别税率来减少房地产投机行为，通过完善保有阶段的税(来源：ABC0e论文网www.abclunwen.com)种设置和房地产评估机制，使闲置不用的房产都能流入市场，解决供求矛盾问题，通过充实房地产业的税收优惠政策来体现我国政府对房地产行业发展的导向作用。

This thesis focus on how a company could best set up it pricing strategy, it first describe the characters of real estate market, industry profile, product immovability, demand diversity and competition imperfection , based on that, this thesis discusses the influential facts of real estate price, and the mechanism of how this facts have effects on the price markets.

为了更好的研究房地产市场的价格策略，论文首先定义了房地产市场的定义和总结了房地产市场的主要特点——房地产产业的特殊性、房地产短期的不可移动性以及需求的多样性和市场的不完全竞争；接着对与房地产价格有关的影响因素进行了归纳，并对房地产的价格形成机制进行了阐述。

The paper firstly illustrated the developing process of real estate and the characteristic of fund operation. By summarizing several financing modes for real estate, and comparing those of abroad and inland companies, the paper pointed out the disadvantages of Chinese real estate financing situation. After that, primary regulations executed by Chinese government to real estate finance were listed to give the background of real estate incompliant lending.

本文首先阐述房地产开发过程及资金运作特点，概括房地产融资可采取的几种方式，通过国内外房地产融资方式对比，指出我国房地产融资现状的弊病，继而总结了自1998年以来国家对房地产信贷方面的各种调控手段及其作用，引出了房地产违规信贷的产生背景。

Researching the connotation of the concepts of real estate brokerage and brokers requires understanding the real estate practice and the Civil Law tradition in China, international tradition, and the definition of mediacy and agency in Civil Law Rule and Contract Law (1999) in China, etc. The proposed real estate brokerage regulation is designed to establish business behaviors to gain client's trust, to help real estate trading as mediators and proxies, and to receive payment in exchange.

房地产经纪业属于特殊行业，其概念与普通经纪概念不同，分析房地产经纪的内涵要从我国房地产经纪业实际和有利于规范管理房地产经纪业的角度出发，要考虑到我国大陆法传统以及与国际惯例相衔接等多种因素，并根据我国《民法通则》和1999年新生效的《中华人民共和国合同法》对代理、居间行为范围所作出的明确界定，对我国房地产经纪的内涵进行约定，具体可以将房地产经纪表述为：接受委托人的委托，通过居间、代理行为促成他人房地产交易，并收取佣金的经营行为。

Years of Chinese real estate, but was staged in Hainan, a large, real estate Enlightener Hollywood blockbusters like to attend the meeting in the single-pole, hero At that time, the soul-stirring only a small number of people; in 1998, real estate was thrown after the market-oriented, there are known as real estate development was "encircled monopoly"-like, until 2002, real estate development of only 10% of the investment banks can borrow撬起leverage of the secret is no secret that the world only on indictment, when the real estate belongs to a circle Ambilight; in 2005, up to the circle containment wall finally collapsed, re-allocation of resources, every resource structure the changes are drastic changes in the pattern of a business opportunity, even if the profits of real estate development from 30% to 10%, but outside of people, here is still the land of the return on investment.

一九九三年的中国房地产，但分别在海南，一个大型，房地产启蒙好莱坞大片要出席这次会议的单相，英雄在这当时，惊心动魄，只有少数的人；在1998年，房地产被抛出后，以市场为导向，有被称为房地产开发&包围垄断&一样，直到2002年，房地产开发的只有10个％的投资银行可以借用杠杆撬起的秘密是什么秘密，世界上只有公诉，当房地产属于一个圆圈流光溢彩；在2005年，最多的圆圈，终于遏制墙倒塌，重新分配资源，每一个资源结构的变化是急剧变化的商业模式的机会，即使利润的房地产开发由30 ％至10 ％，但外面的人，这里仍然是土地上的投资回报率。

According to some bad phenomenon about real estate investment, real estate supply, real estate price, the property management and the real estate finance of western China, the thesis study these bad phenomenon respectively through a great deal of statistical data and statistical method, and then the thesis find out the widespread problem of real estate investment, real estate supply, real estate price, the property management and the real estate finance of western China. According to the actual circumstance that the real estate industry of the western China, the thesis put forward the countermeasures that solve these problems above and guide the real estate industry of western China progress healthily. Levy upon ground and housebreaking is one factor that produces inharmonic society.

根据西部地区房地产投资、房地产供求、房地产价格、房地产物业管理和房地产金融等方面表现出的一些不良现象，通过大量的统计数据并采取相关的统计方法对西部地区房地产业发展过程中表现出的这些现象分别进行分析，结合西部地区房地产业发展的实际情况，本文揭示出房地产业发展中房地产投资、房地产供求、房地产价格、房地产物业管理和房地产金融这五个方面在西部地区均具有的普遍性问题，并针对具体的问题提出了相应的对策，以指导西部地区房地产业健康持续发展。

After China's WTO accession real estate industry is full of opportunities and challenges, in order to better seize the opportunity, Western nemeses meet the challenges to the most representative example of the real estate industry in the United States, from the real estate development model, real estate financing and real estate transactions and other areas with China comparative analysis enable China to draw lessons from the successful experience of China to promote the smooth development of real estate!

中国入世之后房地产业更是充满了机遇与挑战，中国房地产必须调整自己的经营模式。本文通过对比中美国房地产业的分析：从房地产发展模式、房地产金融以及房地产交易等各方面与中国进行对比分析，使中国从中借鉴和吸收其成功经验以促进中国房地产的顺利发展！关键词：房地产；香港模式；美国模式；金融主体；房地产交易

Against such background, the central government has launched three large-scale real estate macro-regulatory policies from 2004 to this year. But the time and again regulation exactly showed the effective problem, This article is precisely embarks from this perspective, via to the dissertating to the real estate macroeconomic regulation system and combining to the limitation of the regulation policy system, the author proposes that it is vital that the policy tool choice to solve these flaws, and devotes to construct the real estate macroeconomic regulation and control policy system, which is based on the real estate tax.

在这样的背景下，中央政府在2004至今推出三次大规模的房地产宏观调控政策，但是一次又一次的调控恰恰说明调控政策的有效性问题，本文正是从这一角度出发，通过对房地产宏观调控体系的论述，结合我国房地产宏观调控政策体系的缺陷，提出了政策工具选择对于解决这些缺陷的重要意义，并致力于构建以房地产税为基础的房地产宏观调控政策体系，明确提出了通过房地产税制改革以及保障措施的辅助突出房地产税在宏观调控中的基础地位，并针对房地产税制改革的重点，也是房地产税体现基础性调控地位的关键点，即不动产税的开征问题进行专门论述。

Since 2003 year, in two major ways, funds and lands have the governments macro-controlled the whole industry in order to keep the estate industries healthy and sustainable growth and evade the risk. Since funds and lands are the understructure upon which the estate companies have developed, the government control concerning them have made the whole industry faced a critical financing hardship. Consequently, many companies which used to extremely depend on bank credits are confronting the financial pressure. Many middle and small enterprises are even facing the problem of maintenance. Accordingly, under the background of the present macro-control, the debates and research over the diversity of estate companies' financing mode are abundant in its realistic meaning.

为了保持房地产行业健康、可持续发展，规避房地产金融风险，我国政府自2003年以来主要从资金和土地两个方面对房地产行业进行了宏观调控，由于资金和土地是房地产开发企业赖以生存的基础，多管齐下的调控措施打破了房地产开发企业原有的开发模式和融资模式，使得房地产开发企业普遍遭遇融资困境，过去以银行贷款为主要融资方式的房地产开发企业普遍面临资金压力，许多中小型房地产开发企业甚至面临生存问题，因此，在当前宏观调控背景下，探讨中小型房地产开发企业融资模式多元化问题具有很强的现实意义。

But we don't care about Battlegrounds.

但我们并不在乎沙场中的显露。

Ah! don't mention it, the butcher's shop is a horror.

啊！不用提了。提到肉，真是糟透了。