房地产市场的外在因素.pptVIP

External Factor in Real Estate Markets房地产市场的外在因素 Government Tools in the Real Estate Market房地产市场中的政府手段 Analyze how government actions affect property value and make appropriate changes 分析政府行为如何影响房地产价值并促其变化 Monitor market activity to queue proposals, lessening the boom/bust cycle 监控市场行为以排序发展次序，减缓涨跌循环 Use economic development policies to attract uses that fit with the region’s master plan 使用经济发展政策来引导土地使用， 其方式与强度与区域总体规划相一至 Local Government and Property Value地方政府和房地产价值 Ability to provide service affects value服务能力影响价值 Crime rate犯罪率 Fire protection火警预防 Ease of doing business affects value从事商务活动的方便性影响价值 Property tax rate房地产税率 Regulatory environment政策规范环境 Liquor license酒精饮料销售许可 Zoning requirements分区要求 Local Government and Property Value地方政府和房地产价值 Externalities from nearby uses affect value周围环境等外在因素影响环境 Noise from airports 机场噪声 Pollution from factories工厂污染 Monitoring Land Market Activity监控土地市场活动 Goal is to prevent overbuilding that leads to vacancies, disinvestment, and blight 目标在于防止建设过度而导致空置、蚀本和经济衰落 Still need to encourage commercial development to increase property tax base and promote economic development 仍需要鼓励商业开发以增加房地产税基数和促进经济发展 Monitoring Land Market Activity监控土地市场活动 Policy Tool: Development Queuing 政策工具：开发次序 Planners accept proposals and grant permission to build only if market conditions indicate that demand can absorb the new space 规划师审查规划方案，仅审批那些市场可以消化的建设 Planners estimate market conditions through traditional means – gathering data about rents, vacancy rates, current construction, job growth, and spending patterns 规划师采用传统方式——收集租金数据，空置率，建设现状，就业率增长和消费模式——来估计市场形势 Land Use Rights in the United States 美国土地使用权 Land a marketable commodity土地是可交易商品 Bundle of sticks 权利束 Use determined by higher bidder. 最高报价者决定使用 States have rights to control land use to protect health, safety, morals, and welfare 州政府有权控制土地使用以保护健康、安全、道德和福利。 Most states delegate authority to local governments. 多数州下放权利至地方政府 Objectives of Zoning 分区的目的 Control Externalities 控制形态 Protect Farmland保护农