不動產市場聯賣資訊網制度、佣金分配與仲介業努力－從搜尋理論來分析

Abstract

聯賣資訊網(Multiple Listing Service，MLS)是美國仲介業特有的制度，各類型的房屋仲介公司與每位經紀人聯合合作，共用資訊(pooled information)系統，組成聯賣資訊網服務，因此開發案源的經紀人與銷售案源的經紀人，可能是各屬於不同的仲介公司，此制度主要在促進市場的流通效率。國內目前有公會及部份業者正在推動銷售案源的流通工作，然由於同業間互信不足，擔心流通後所交流的案源可能是所謂的「芭樂」案源，未來可能聯合全國的仲介業者，將其所有的委託案源，依一定的條件與格式提供於流通中心內，利用電腦網際網路連線，讓同業及消費者可以查詢相關的案源資料。觀察目前國內的案源流通制度，尚無美國聯賣資訊網的特性與功能，未來如走向聯賣資訊網的制度，其將可能產生搭便車(free-rider)問題及道德障礙(moral hazard)的問題。本文試圖從訊息經濟學的觀點來瞭解聯賣資訊網制度。

Although real estate brokerage system is quite popular in Taiwan recently,there is little knowledge about the behavior of real estate brokerage market,particularly in Taiwan`s academic field. This research examines the MLS (Multiple Listing Service) in the residential real estate brokerage industry.Through the MLS, for example ,an individual buyer and seller can have access to the entire market area covered by the service by engaging a single broker.The MLS it works is that member firms submit their listings to the service,which then distributes the collected information to all other members. Sales arranged by brokers other than the broker who originally acquired the listing result in a sharing of the commission according to a prearranged rule. This paper also examines the impact of split commissions on broker effort in MLS sales.\n