| dc.contributor.advisor | 張金鶚 | zh_TW |
| dc.contributor.advisor | Chang，Chin-Oh | en_US |
| dc.contributor.author (Authors) | 廖仲仁 | zh_TW |
| dc.contributor.author (Authors) | Liao，Chung-Jen | en_US |
| dc.creator (作者) | 廖仲仁 | zh_TW |
| dc.creator (作者) | Liao，Chung-Jen | en_US |
| dc.date (日期) | 2005 | en_US |
| dc.date.accessioned | 18-Sep-2009 16:08:05 (UTC+8) | - |
| dc.date.available | 18-Sep-2009 16:08:05 (UTC+8) | - |
| dc.date.issued (上傳時間) | 18-Sep-2009 16:08:05 (UTC+8) | - |
| dc.identifier (Other Identifiers) | G0086257504 | en_US |
| dc.identifier.uri (URI) | https://nccur.lib.nccu.edu.tw/handle/140.119/35822 | - |
| dc.description (描述) | 博士 | zh_TW |
| dc.description (描述) | 國立政治大學 | zh_TW |
| dc.description (描述) | 地政研究所 | zh_TW |
| dc.description (描述) | 86257504 | zh_TW |
| dc.description (描述) | 94 | zh_TW |
| dc.description.abstract (摘要) | 住宅市場是典型的不完全訊息市場，每個市場參與者並不知道潛在交易對象的所在位置、偏好，與保留價格。不完全訊息意涵著，交易者必須透過搜尋才能找到交易對象，因而必須支付搜尋成本，也會形成搜尋市場。不論是住宅交易的買方或者賣方，都可以選擇是自行搜尋交易對象，或者透過仲介業者來協助交易的達成。然而，仲介業者對於住宅搜尋市場之影響，目前仍存在著許多問題是尚待釐清的，而拍賣市場在台灣所扮演的重要性愈來愈高，其市場機制的價格效果也是值得關注的問題：一、跨區購屋、定錨行為與仲介服務效果買賣房屋幾乎必然會有議價過程，雙方的議價能力除了受到市場條件的影響外，賣方對於本身所蓋或者所擁有的房屋及附近地區市場等資訊都較買方為多，因此賣方處於較有利的地位。因此，本研究的第一個研究問題即是：就購屋者彼此之間，在地購屋者是否比跨區購屋者具有訊息優勢？參考價格偏誤是否存在？具有訊息優勢的仲介服務能否改善購屋者的搜尋成本與參考價格偏誤？本研究實證結果顯示，基於搜尋成本較高的原因，跨鄉鎮市區的跨區購屋者相對於未跨區者需要多支付3.8%的價格貼水。其次，參考價格愈高的地區，其購屋者會因為定錨效果或參考點偏誤而多支付1%的價格貼水，此外，高價格分配信念的購屋者，平均會支付4.9%的價格貼水。第三，地價上漲率較高地區的購屋者，會誤用自身地區的外推性預期，以為遷入地區也有同等的價格增值空間，而多支付約11.4%的價格貼水。最後，購屋者若尋求仲介服務亦能改善其出價能力，約可降低2.9%的價格貼水，然而，仲介服務在改善搜尋成本與定錨的效果方面則不顯著。二、仲介服務對於價格分散之影響本研究利用搜尋成本與價格分散的觀點，檢視具有訊息優勢的仲介服務業者是否真能提高住宅市場的價格搜尋效率。以台北地區的住宅市場資料，指出仲介服務的存在的確可以提高購屋者的搜尋能力。價格分散的估計與檢定結果則顯示：第一，購屋者成交價價格分散小於訂價價格分散；第二，透過仲介服務搜尋者訂價價格分散未顯著異於自行搜尋者的訂價價格分散，可是透過仲介服務搜尋者的成交價價格分散則顯著小於自行搜尋者的成交價價格分散，同時透過仲介服務的價格收斂比率較高。此乃表示，仲介服務業者並未運用其訊息優勢協助賣方進行較有效率的訂價，但是能有效地協助買賣雙方透過配對與議價活動，大幅地降低成交價的價格分散程度。此外，進一步比較國內相關研究結果，目前台北市的住宅市場訊息效率已較過去有顯著的改善，特別是透過仲介服務的改善效果更為明顯。三、不對稱的仲介服務價格效果過去有關仲介服務對於交易價格影響的實證結果卻出現許多分歧而不一致的現象，本研究認為過去相關文獻的差異，可能源自以普通最小平方迴歸的方式來估計仲介服務的價格效果時，會忽略住宅價格條件分配的差異。以分量迴歸估計後發現，仲介服務係數在各價格分量呈現很大的差異且顯著，仲介服務的價格效果，在0.10分量約有4.4%的溢價，而 0.75分量以上則約有-5.6%的折價現象。因此，本研究嘗試以高低價格分量的不對稱訂價策略，作為仲介服務價格效果不一致的現象的檢視觀點，並得到實證上的支持。四、搜尋與拍賣市場機制選擇及拍賣市場績效之再檢視 拍賣市場為購屋者的重要次級市場之一，因此拍賣市場的績效就顯得愈來愈重要。本研究考慮了購屋者的搜尋成本對於市場機制自我選擇偏誤的影響，重新檢視拍賣市場的績效。本研究實證結果顯示，在未考慮自我選擇偏誤下，拍賣市場機制的估計係數為-22.6%，且達1%統計顯著水準。但是，在控制買方與物件的自我選擇偏誤後，我國拍賣市場與搜尋市場間並無顯著的價格差異存在，因而本研究對於過去國內相關文獻認為拍賣市場一定比搜尋市場折價較多的說法，提出了相當的質疑。惟此三年間我國北部地區拍賣市場的拍定率從10%快速成長到30%，而市場條件的快速變化，很可能會造成較大的拍賣價格變異。因此在後續研究上，可以比較拍定率差異較大的時間進行比較研究，以了解本研究結果之穩定度。 | zh_TW |
| dc.description.abstract (摘要) | This dissertation employs search theory and behavior theory to study four relative essays. The first essay is to test three questions using a unique data base in the viewpoint of search cost and Anchoring behavior: First, is there anchoring effect or reference price bias on home-purchasing behavior? Second, is there any extrapolative expectation effect of reference price change on homebuyers? Third, can homebuyers reduce price premium from their high search cost or perceived bias? Those answers can help us understand if we can get alternative interpretation to housing price dispersion and if government should provide housing information service. Empirically, we find that out-of-town/district buyers pay a statistically significant price premium in the Taipei area. We also find some evidence consistent with the price premium being driven by high search costs, anchoring effect and extrapolative expectation from heuristics. Finally, homebuyers can lower price premium through real estate brokers in the market. The second essay is to examine the efficiency of housing and brokerage markets in view of price dispersion. We find brokerage service enhance the search ability of homebuyers. We use listing price prices as the prices before search and the actual transaction prices as the price after search, and we also separate the sample into search by homebuyers and search by broker. We find that search by broker decreases the price dispersion compared to search by homebuyers. The third essay is try to explain a number of past and recent studies provided conflicting empirical answers to the effect of real estate brokerage service on housing price. We employ quantile regression to capture the behavior at each quantile of conditional house price distribution and to test the asymmetric effects of brokerage service. An important findings of this paper is that the price effects of real estate brokerage service are significant heterogeneous across the conditional price distribution. The contribution of this paper to the prior literature is to provide empirical evidence by showing that broker might have a positive, negative, or zero impact on the housing prices. The final essay is to discuss the decision making behavior of housing markets mechanism choice. Real estate auction market has been one of main market mechanisms of home purchase. Therefore, the performance of real estate auctions is a very important issue. This article reviews the price premium or discount of real estate auctions by correcting the self-selectivity bias in a view of homebuyers’ search cost. The empirical result shows that the availability of an auction as an alternative has the result of high search cost buyers attending auctions. Next, after accounting for the endogenous nature of this choice and controlling for property and buyer characteristics, prices of properties sold at auction were not lower than those of comparable properties sold in a search market. It is questionable to say the performance of real estate auctions is inferior to that of negotiated sales at Taiwan. | en_US |
| dc.description.tableofcontents | 謝 誌 IABSTRACT II摘 要 IV圖 目 錄 VIII表 目 錄 VIII第一章 緒 論 1壹、研究動機與問題 1貳、研究目的 4參、研究方法 5肆、資料說明 5伍、研究架構 6第二章 理論基礎與文獻回顧 8壹、價格搜尋模型與價格分散 8貳、定錨或參照價格效應 13參、仲介服務與價格搜尋行為 15肆、市場機制選擇與績效評估 19伍、小結 23第三章 跨區購屋、定錨行為與仲介服務價格效果 24壹、前言 24貳、價格搜尋模型與定錨效果 26參、資料說明與實證模型 31肆、實證結果分析 36伍、小結 41第四章 仲介服務對於住宅價格分散之影響 43壹、前言 43貳、住宅市場的價格分散與仲介服務之角色 44參、資料說明與實證模型 47肆、實證結果分析 50伍、小結 57第五章 不對稱的仲介服務價格效果 59壹、前言 59貳、不對稱的仲介服務價格效果 60參、分量迴歸基本概念 63肆、資料說明 65伍、實證結果分析 67陸、小結 75第六章 搜尋與拍賣市場機制選擇及拍賣市場績效之再檢視 79壹、前言 79貳、市場機制與不動產拍賣 81參、資料說明與實證模型 86肆、實證結果分析 93伍、小結 97第七章 結論與建議 99壹、研究結論 100貳、後續研究 101參考文獻 103附錄一：住宅需求動向調查 110圖 目 錄圖1-1 本研究架構圖 7圖3-1 定錨效果對於均勻價格分配之影響 28圖4-1 價格分散：自行搜尋者訂價與成交價之比較 55圖4-1價格分散：透過仲介服務者訂價與成交價之比較 55圖4-3價格分散：自行搜尋者與透過仲介服務者訂價之比較 56圖4-4價格分散：自行搜尋者與透過仲介服務者成交價之比較 56圖5-1 仲介服務價格效果之普通最小平方迴歸與分量迴歸線，以及95%信賴區間圖 74圖5-2 其他變量價格效果之普通最小平方迴歸與分量迴歸線，以及95%信賴區間圖 78表 目 錄表3-1 類別變數統計 33表3-2 連續變數統計 33表3-3 變數說明表 35表3-4 雙樣本平均數檢定（以跨區購屋與仲介類別進行分組） 37表3-5 搜尋成本與定錨效果迴歸結果 40表3-6 價格信念偏誤的迴歸結果 41表4-1 變數說明表 48表4-2 敘述統計 49表4-3 搜尋件數、搜尋期間與搜尋密度之平均數T檢定 51表4-5 房價方程式估計結果：透過仲介服務者 53表4-6 價格分散情況 57表5-1 變數說明與符號預期表 66表5-2 敘述統計 68表5-3 住宅成交總價的各分量分配、偏度與峰度 69表5-4 普通最小平方迴歸估計結果 70表5-5分量迴歸估計結果 71表5-6 仲介服務係數之各分量差異P值檢定 72表6-1 搜尋市場與拍賣市場的主要差異 83表6-2 變數說明表 87表6-3 敘述統計 89表6-4 未考慮選擇性偏誤的房價估計（應變數為總價取對數值LNP） 94表6-5 拍賣市場機制選擇估計 (應變數為是否購自拍賣市場) 96表6-6 考慮選擇偏誤之房價方程式估計（應變數為總價取對數值LNP） 97 | zh_TW |
| dc.format.extent | 266042 bytes | - |
| dc.format.extent | 249080 bytes | - |
| dc.format.extent | 341812 bytes | - |
| dc.format.extent | 464418 bytes | - |
| dc.format.extent | 477381 bytes | - |
| dc.format.extent | 535330 bytes | - |
| dc.format.extent | 534076 bytes | - |
| dc.format.extent | 549638 bytes | - |
| dc.format.extent | 680255 bytes | - |
| dc.format.extent | 553109 bytes | - |
| dc.format.extent | 465711 bytes | - |
| dc.format.extent | 361901 bytes | - |
| dc.format.extent | 476122 bytes | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.format.mimetype | application/pdf | - |
| dc.language.iso | en_US | - |
| dc.source.uri (資料來源) | http://thesis.lib.nccu.edu.tw/record/#G0086257504 | en_US |
| dc.subject (關鍵詞) | 搜尋成本 | zh_TW |
| dc.subject (關鍵詞) | 分量迴歸 | zh_TW |
| dc.subject (關鍵詞) | 仲介服務 | zh_TW |
| dc.subject (關鍵詞) | 價格分散 | zh_TW |
| dc.subject (關鍵詞) | 市場機制 | zh_TW |
| dc.subject (關鍵詞) | 定錨效應 | zh_TW |
| dc.subject (關鍵詞) | search cost | en_US |
| dc.subject (關鍵詞) | quantile regression | en_US |
| dc.subject (關鍵詞) | brokerage service | en_US |
| dc.subject (關鍵詞) | price dispersion | en_US |
| dc.subject (關鍵詞) | market mechanism | en_US |
| dc.subject (關鍵詞) | anchoring effect | en_US |
| dc.title (題名) | 住宅市場之價格搜尋行為-定錨效果、仲介服務與市場機制選擇之影響 | zh_TW |
| dc.title (題名) | Housing Price Search Bebavior: The Effects of Anchoring, Brokerage Service, and Market Mechanism Choice | en_US |
| dc.type (資料類型) | thesis | en |
| dc.relation.reference (參考文獻) | 白金安、吳美申、蕭芳怡、楊惠雅與王韻婷，2003，影響購屋者選擇房屋拍賣方式因素之研究，討論稿，國立屏東商業技術學院不動產經營系。 | zh_TW |
| dc.relation.reference (參考文獻) | 李建德，2004，「近年來所興起之各種不動產拍賣方式對不動產交易市場之影響」，現代地政，275期：137-148。 | zh_TW |
| dc.relation.reference (參考文獻) | 李春長、張金鶚，1996，「房地產仲介市場賣方訂價與成交價和銷售期間關係之研究」，經濟論文，22卷4期: 592-616。 | zh_TW |
| dc.relation.reference (參考文獻) | 李春長，2002，不動產仲介市場分析，台北：文笙書局。 | zh_TW |
| dc.relation.reference (參考文獻) | 林祖嘉，1994，「價格分散與搜尋均衡：在台灣地區住宅市場上之驗證」，經濟論文叢刊，22(2)：237-267。 | zh_TW |
| dc.relation.reference (參考文獻) | 邱國勳、張金鶚，2003，「我國不良資產處理方式之研究」，管理評論，22卷1期：75-97。 | zh_TW |
| dc.relation.reference (參考文獻) | 莊家彰、管中閔，2004，「以分量迴歸檢驗報酬率和成交量的V字關係」，2004年經濟學會年會研討會論文。 | zh_TW |
| dc.relation.reference (參考文獻) | 許瑞宏，2003，台灣貨幣需求實證研究—誤差修正模型之分量迴歸，台灣大學經濟學研究所碩士論文。 | zh_TW |
| dc.relation.reference (參考文獻) | 郭迺峰、陳美琇，2003，「貨幣供給成長率、黃金交叉期間與股市報酬率之關係—分量迴歸法之應用」，貨幣觀測與信用評等。 | zh_TW |
| dc.relation.reference (參考文獻) | 陳憶茹、張金鶚，2004，「法拍屋市場結構與價格之分析」，2004年中華民國住宅學會第13屆年會學術研討會論文集：608-620，新竹。 | zh_TW |
| dc.relation.reference (參考文獻) | 彭芳琪、張金鶚，2005，「不同拍賣機制對不良資產價格之影響」，2005年中華民國住宅學會第14屆年會學術研討會論文集，台北。 | zh_TW |
| dc.relation.reference (參考文獻) | 楊澤泉、陳勇順，2001，「仲介服務、銀行服務與房地產市場」，中華管理評論，4卷2期：97-107。 | zh_TW |
| dc.relation.reference (參考文獻) | 廖仲仁、張金鶚，2004，「搜尋成本與定錨行為對於購屋者價格貼水之影響」，住宅學報，13卷2期：47-62。 | zh_TW |
| dc.relation.reference (參考文獻) | 蔡芬蓮、林秋瑾、張金鶚，1997，「法拍屋價格影響因素之研究—台北市為例」，1997年中華民國住宅學會第6屆年會學術研討會論文集，台北。 | zh_TW |
| dc.relation.reference (參考文獻) | 鄭麗玉，1993，認知心理學—理論與應用，台北：五南書局。 | zh_TW |
| dc.relation.reference (參考文獻) | 饒育蕾與劉達鋒，2003，行為金融學，上海財經大學出版社。 | zh_TW |
| dc.relation.reference (參考文獻) | Adams, P., Kluger, B., and Wyatt, S. 1992. Integrating auction and search market: the slow Dutch auction. Journal of Real Estate Finance and Economics, 5(3): 239-253. | zh_TW |
| dc.relation.reference (參考文獻) | Allen, M.T. and Swisher, J. 2000. An analysis of the price formation process at a HUD auction. Journal of Real Estate Research, 20(3): 279-298. | zh_TW |
| dc.relation.reference (參考文獻) | Arnold, M.A. 1999. Search, bargaining and optimal asking prices, Real Estate Economics, 27(3): 453-481. | zh_TW |
| dc.relation.reference (參考文獻) | Ashenfelter, O. and Genesove, D.1992. Testing for price anomalies in real estate auctions. American Economic Review, 82(2): 501-505. | zh_TW |
| dc.relation.reference (參考文獻) | Bailey, J.P. 1998. Electronic Commerce: Prices and Consumer Issues for Three Products: Books, Compact Discs, and Software, Organization for Economic Cooperation and Development, OECD/GD(98)4. | zh_TW |
| dc.relation.reference (參考文獻) | Barnow, B.S., Cain, G.G., and Goldberger, A.S. 1980. Issues in the analysis of selectivity bias. In E. W. Stromsdorfer and G. Farkas (Eds.), Evaluation Studies Review Annual, vol. 5: 43-59. Beverly Hills, CA: Sage. | zh_TW |
| dc.relation.reference (參考文獻) | Baryla E.A. and Zumpano, L.V. 1995. Buyer search duration in the residential real estate market: the role of the real estate agent, The Journal of Real Estate Research, 10(1): 1-14. | zh_TW |
| dc.relation.reference (參考文獻) | Benjamin, J.D., Jud, G.D., and Sirmans, G.S. 2000. What do we know about real estate brokerage? Journal of Real Estate Research. 20(1): 5-30. | zh_TW |
| dc.relation.reference (參考文獻) | Black, F. 1986. Noise, Journal of Finance. Vol. 41:529-43. | zh_TW |
| dc.relation.reference (參考文獻) | Brown, G.R. and Matysiak, G.A. 2000. Real Estate Investment: A Capital Market Approach. Singapore: Pearson Education Asia Pte Ltd. | zh_TW |
| dc.relation.reference (參考文獻) | Brynjolfsson, E. and Smith, M. 2000. Frictionless commerce? A comparison of internet and conventional retailers, Management Science, 46(4): 563-585. | zh_TW |
| dc.relation.reference (參考文獻) | Cade, B.S. and Noon, B.R. 2003. A gentle introduction to quantile regression for ecologists, Frontier Ecological Environment, 1(8): 412-420. | zh_TW |
| dc.relation.reference (參考文獻) | Camerer, C. 1995. Individual decision making, Handbook of Experimental Economics. J. Kagel and A. E. Roth. Princeton: Princeton University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Case, K.E. and Shiller, R.J. 1988. The behavior of home buyers in boom and post-boom markets, Cowles Foundation Discussion Paper 890. November 2. | zh_TW |
| dc.relation.reference (參考文獻) | Chamberlain, G. 1994. Quantile regression, censoring and the structure of wages, in Advance in Econometrics. Christopher Sims, ed. New York: Elsevier: 171-209. | zh_TW |
| dc.relation.reference (參考文獻) | Cronin, F.J. 1982. The efficiency of housing search, Southern Economic Journal. 48: 1016-1030. | zh_TW |
| dc.relation.reference (參考文獻) | Diamond, P. 1987. Consumer differences and prices in a search model, Quarterly Journal of Economics, 102(2): 429-436. | zh_TW |
| dc.relation.reference (參考文獻) | 1993. Search, sticky prices, and inflation, Review of Economic Studies, 60(1): 53-68. | zh_TW |
| dc.relation.reference (參考文獻) | Diaz, J. III. 1997. An investigation into the impact of previous expert value estimates on appraisal judgment, Journal of Real Estate Research. 13(1):49-58. | zh_TW |
| dc.relation.reference (參考文獻) | and Wolverton, M. 1998. A longitudinal examination of the appraisal smoothing hypothesis, Real Estate Economics. 26(2): 349-358. | zh_TW |
| dc.relation.reference (參考文獻) | and Hansz, J.A. 2002. Behavioral research into the real estate valuation process: process toward a descriptive model, in Wong, Ko and Wolverton, M.L. (Ed), Real Estate Valuation Theory. Norwell, Massachusetts: Kluwer Academic Publishers. | zh_TW |
| dc.relation.reference (參考文獻) | Doiron, J.C., Shilling, J.D., and Sirmans, C.F. 1985. Owner versus broker sales: evidence on the amount of the brokerage commission capitalized, Real Estate Appraisal and Analyst: 44-48. | zh_TW |
| dc.relation.reference (參考文獻) | Dotzour, M.G., Moorhead, E., and Winkler, D.T. 1998. The impact of auctions on residential sales prices in New Zealand. Journal of Real Estate Research, 16(1):57-71. | zh_TW |
| dc.relation.reference (參考文獻) | Elder, H.W., Zumpano, L.V., and Baryla, E.A. 1999. Buyer search intensity and the role of the residential real estate broker. Journal of Real Estate Finance and Economics, 18(3):351-368. | zh_TW |
| dc.relation.reference (參考文獻) | .2000. Buyer brokers: do they make a difference? their influence on selling price and search duration. Real Estate Economics, 28(2): 337-362. | zh_TW |
| dc.relation.reference (參考文獻) | Frank, R.H. 2003. Microeconomics and Behavior, The Mc-Graw-Hill Companies, Inc. press. | zh_TW |
| dc.relation.reference (參考文獻) | Frew, J. and Jud, G. D. 1987. Who pays the real estate broker’s commission?, Research in Law and Economics, 10: 177-187. | zh_TW |
| dc.relation.reference (參考文獻) | Goldberg, P.K. and Verboven, F. 2001. The Evolution of Price Dispersion in the European Car Market, Review of Economic Studies, Blackwell Publishing, vol. 68(4): 811-48. | zh_TW |
| dc.relation.reference (參考文獻) | Gould, W. W. 1992. sg11.1: Quantile regression with bootsrapped standard errors. Stata Technical Bulletin 9: 19-21. Reprinted in Stata Technical Bulletin Reprints, 2: 137-139. | zh_TW |
| dc.relation.reference (參考文獻) | 1997. sg70: Interquantile and simultaneous-quantile regression. Stata Technical Bulletin 38: 14-22. Reprinted in Stata Technical Bulletin Reprints, 7:167-176. | zh_TW |
| dc.relation.reference (參考文獻) | Greene, W. H. 1993. Econometric analysis (2nd ed.), New York, NY: Macmillan. | zh_TW |
| dc.relation.reference (參考文獻) | Hamilton, B.H. and Nickerson, J.A. 2003. Correcting for endogeneity in strategic management research, Strategic Organization, 1:53-80. | zh_TW |
| dc.relation.reference (參考文獻) | Hartog, J., Pereira, P.T., and Vieira, J. 2001. Changing returns to education in portugal during the 1980s and early 1990s: OLS and quantile regession estimators, Applied Economics, 33: 1021-1037. | zh_TW |
| dc.relation.reference (參考文獻) | Harvey, J. 2000. Urban Land Economics. Palgrave Publishers Ltd. | zh_TW |
| dc.relation.reference (參考文獻) | Haurin, D. 1988. The duration of marketing time of residential housing, American Real Estate and Urban Economics Association Journal. Vol. 16(4): 396-410. | zh_TW |
| dc.relation.reference (參考文獻) | Heckman, J.J., 1974. Shadow prices, market wages, and labor supply, Econometrica, 42: 679-694. | zh_TW |
| dc.relation.reference (參考文獻) | , 1979. Sample selectivity bias as a specification error. Econometrica, 47(1): 153-161. | zh_TW |
| dc.relation.reference (參考文獻) | and Robb Jr., R.1985. Alternative methods for evaluating the impact of interventions: an overview, Journal of Econometrics, 30(1-2):239-267. | zh_TW |
| dc.relation.reference (參考文獻) | Janssen, C.T.L. and Jobson, J. D.. 1980. Applications and implementation on the choice of realtor, Decision Sciences, 11: 299-311. | zh_TW |
| dc.relation.reference (參考文獻) | Jud, G..D. 1983. Real estate brokers and the market for residential housing, American Real Estate and Urban Economics Association Journal, 11: 69-82. | zh_TW |
| dc.relation.reference (參考文獻) | ,and Frew, James. 1986. Real estate brokers, housing prices, and the demand for housing, Urban Studies, 23: 21-31. | zh_TW |
| dc.relation.reference (參考文獻) | ,Winkler, D.T. and Kissling, G. 1995. Price spreads and residential housing market liquidity, Journal of Real Estate Finance and Economics, 11(3): 251-60. | zh_TW |
| dc.relation.reference (參考文獻) | Kahneman, D. and Tversky, A. 1979. Prospect theory: an analysis of decision under risk, Econometrica, 47,2: 263-292. | zh_TW |
| dc.relation.reference (參考文獻) | Kalyanaram, G. and Winer, R. 1995. Empirical generalization from reference price research, Marketing Science. 14(3): G161-169. | zh_TW |
| dc.relation.reference (參考文獻) | Kamath, R. and Yantek, K.. 1982. The influence of brokerage commissions on prices of single-family homes, Appraisal Journal: 63-70. | zh_TW |
| dc.relation.reference (參考文獻) | Kettell, B. 2001. Financial Economics: Making Sense of Market Information. Pearson Education Limited. | zh_TW |
| dc.relation.reference (參考文獻) | Koenker, R. and Bassett, G. Jr. 1978. Regression quantiles, Econometrica, 46: 211-244. | zh_TW |
| dc.relation.reference (參考文獻) | and Hallock, K.F. 2001. Quantile regression, Journal of Economic Perspectives, 15, Num 4: 143-156. | zh_TW |
| dc.relation.reference (參考文獻) | Lambson, V.E., McQueen, G.R., and Slade, B.A. 2004. Do out-of-state buyers pay more for real estate? an examination of anchoring-induced bias and search costs, Real Estate Economics, Vol. 32(1): 85-126. | zh_TW |
| dc.relation.reference (參考文獻) | Lee, L.F., 1978. Unionism and wage rates: a simultaneous equation model with qualitative and limited (censored) dependent variables, Internation Economic Review, 19: 415-433. | zh_TW |
| dc.relation.reference (參考文獻) | ,1982. Some approaches to the correction of selectivity bias. Review of Economic Studies, 49(3): 355-372. | zh_TW |
| dc.relation.reference (參考文獻) | Leung, C.K.Y, Leong, Y.C.F., and Wong, S.K. 2005. Housing Price Dispersion: An Empirical Investigation, Discussion Papers from Chinese University of Hong Kong, Department of Economics. | zh_TW |
| dc.relation.reference (參考文獻) | Levitt, S.D. and Syverson, C. 2005. Do real estate agents exploit their information advantage? NBER Working Paper, No.11053. | zh_TW |
| dc.relation.reference (參考文獻) | Lippmanm, S. and McCall, J. 1976. The economics of job search: a survey, Economic Inquiry, Vol. 14(2) :155-189. | zh_TW |
| dc.relation.reference (參考文獻) | Lord, C. G., Ross, L., and Lepper, M. R. (1979). Biased assimilation and attitude polarization: The effects of prior theories on subsequently considered evidence. Journal of Personality and Social Psychology, 37, 2098-2109. | zh_TW |
| dc.relation.reference (參考文獻) | Lusht, K.M. 1990a. Kenneth Lusht discusses real estate auctions, Australian Style. ORER Letter. The office of real estate research at University of Illinois at Urbana Champaign. | zh_TW |
| dc.relation.reference (參考文獻) | .1990b. Auctions versus Private Sales of Houses: A Description and Empirical Analysis of Melbourne, Australia Market. Working paper, The Pennsylvania State University, Philadelphia, PA. | zh_TW |
| dc.relation.reference (參考文獻) | .1994. Order and price in a sequential auction. Journal of Real Estate Finance and Economics, 8(3): 259-266. | zh_TW |
| dc.relation.reference (參考文獻) | .1996. A comparison of prices brought by english auctions and private negotiations. Real Estate Economics, 24(4): 517-530. | zh_TW |
| dc.relation.reference (參考文獻) | Maddala, G.S. 1983. Limited-dependent and Qualitative Variables in Econometrics. Cambridge: Cambridge University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Maher, C. 1989. Information, intermediaries and sales strategy in an urban housing market: the implications of real estate auctions in Melbourne. Urban studies, 26(5): 495-509. | zh_TW |
| dc.relation.reference (參考文獻) | Masten, S.E. 1996. Empirical research and transaction cost economics: challenges, progress, directions, in J. Grownewegen (ed), Transaction Cost Economics and Beyond, pp. 43-64. Boston MA: Kluwer Academic Publishers. | zh_TW |
| dc.relation.reference (參考文獻) | Mayer, C.J. 1995. A model of negotiated sales applied to real estate auctions. Journal of Urban Economics, 38(1): 1-22. | zh_TW |
| dc.relation.reference (參考文獻) | .1998. Assessing the performance of real estate auctions, Real Estate Economics, 26(1): 41-66. | zh_TW |
| dc.relation.reference (參考文獻) | McAfee, R.P. and McMillan, J. 1987. Auctions and bidding. Journal of Economic Literature, 25(2): 699-738. | zh_TW |
| dc.relation.reference (參考文獻) | Miceli, T.J. 1988. Information costs and the organization of the real estate brokerage industry in the U.S. and Great Britain. American Real Estate and Urban Economics Association Journal. Vol. 16(2): 173-188. | zh_TW |
| dc.relation.reference (參考文獻) | Miller, N.G. 1978. Time on the market and selling price, American Real Estate and Urban Economics Association Journal. Vol. 6: 164-174. | zh_TW |
| dc.relation.reference (參考文獻) | Monroe, K.B. 2003. Pricing: Making Profitbale Decisions, The McGraw-Hill Companies, Inc. press. | zh_TW |
| dc.relation.reference (參考文獻) | Newell, G., MacFarlane, J., Lusht, K., and Bulloch, S. 1993. Empirical Analysis of Real Estate Auction versus Private Sale Performance, Working Paper, University of Western Sydney: Hawkesbury, Austrailia. | zh_TW |
| dc.relation.reference (參考文獻) | Northcraft, G. and Neale, M. 1987. Expert, amateurs, and real estate: an anchoring-and-adjustment perspective on property pricing decisions, Organizational Behavior and Human Decision Processes. 39: 84-97. | zh_TW |
| dc.relation.reference (參考文獻) | Phlips, L. 1989. The Economics of Imperfect Information, Cambridge: Cambridge University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Quan, D.C. 1994. Real estate auctions: a survey of theory and practice. Journal of Real Estate Finance and Economics, 9(1): 23-49. | zh_TW |
| dc.relation.reference (參考文獻) | .2002. Market mechanism choice and real estate disposition: search versus auction. Real Estate Economics, 30(3): 365-384. | zh_TW |
| dc.relation.reference (參考文獻) | Ratchford, B.T., Agrawal, J., Grimm, P., and Srinivasan, N. 1996. Toward understanding the measurement of market efficiency, Journal of Public Policy and Marketing, 15: 167-184. | zh_TW |
| dc.relation.reference (參考文獻) | Rauh, M. 2001. Heterogeneous beliefs, price dispersion, and welfare-improving price controls, Economic Theory, 18: 577-603. | zh_TW |
| dc.relation.reference (參考文獻) | Reck, C. 2003. Heterogeneity and Black-White Labor Market Differences: Quantile Regression with Censored Data 1979-2001, working paper, Dept of Economics, UIUC. | zh_TW |
| dc.relation.reference (參考文獻) | Reed, C. 1991. Maintenance, housing quality, and vacancies under imperfect information, American Real Estate and Urban Economics Association Journal. 19: 138-153. | zh_TW |
| dc.relation.reference (參考文獻) | Rinne, H. J. 1981. An Empirical Investigation of the Effect of Reference Prices Sales. Doctoral Dissertation, Purdue University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Roger, W. H. 1992. sg11: Quantile regression standard errors. Stata Technical Bulletin 9: 16-19. Reprinted in Stata Technical Bulletin Reprints, 2: 133-137. | zh_TW |
| dc.relation.reference (參考文獻) | Rosen, S. 1974. Hedonic prices and implicit markets: product differentiation in pure competition, Journal of Political Economy. 82: 34-55. | zh_TW |
| dc.relation.reference (參考文獻) | Salant, S.W. 1991. For sale by owner: when to use a broker and how to price the house. Journal of Real Estate Finance and Economics, 4: 157-173. | zh_TW |
| dc.relation.reference (參考文獻) | Salop, S. and Stiglitz, J.E.. 1985. Equilibrium price dispersion [the theory of sales: a simple model of equilibrium price dispersion with identical agents, American Economic Review, 72(5): 1191-1194. | zh_TW |
| dc.relation.reference (參考文獻) | Shiller, Robert J. 2000. Irrational Exuberance. Princeton University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Silberberg, E. and Suen, W. 2001. The Structure of Economics: A Mathematical Analysis, (3rd) The McGraw-Hill Companies, Inc. Press. | zh_TW |
| dc.relation.reference (參考文獻) | Slovic, P. and Lichtenstein, S. 1971. Comparison of bayesian and regression approaches to the study of information processing in judgment, Organizational Behavior and Human Performance. 6: 649-744. | zh_TW |
| dc.relation.reference (參考文獻) | Spulber, D.F. 1999. Market Microstructure: Intermediaries and the Theory of the Firm. Cambridge, England: Cambridge University Press. | zh_TW |
| dc.relation.reference (參考文獻) | Stigler, G.J. 1961. The economics of information, Journal of Political Economy, 69: 213-225. | zh_TW |
| dc.relation.reference (參考文獻) | Stromsdorfer, E. W. and Farkas, G. (Eds.). 1980. Evaluation Studies Review Annual, vol. 5, Beverly Hills, CA: Sage | zh_TW |
| dc.relation.reference (參考文獻) | Telser, L.G. 1978. Economic Theory and the Core, Chicago: University of Chicago Press. | zh_TW |
| dc.relation.reference (參考文獻) | Thaler, R. 1985. Mental accounting and consumer choice, Marketing Science. 4(3) :199-214. | zh_TW |
| dc.relation.reference (參考文獻) | Turnbull, G. and Sirmans, C.F. 1993. Information, search, and house prices, Regional Science and Urban Economics. Vol. 23(4) : 545-557. | zh_TW |
| dc.relation.reference (參考文獻) | and Benjamin, J.D.. 1990. Do corporations sell house for less? a test of housing market efficiency, Applied Economics. 23: 1389-1399. | zh_TW |
| dc.relation.reference (參考文獻) | Tversky, A. and Kahneman, D. 1974. Judgment under uncertainty: heuristics and biases, Science, New Series 185(4157): 1124-1131. | zh_TW |
| dc.relation.reference (參考文獻) | Vickrey, W. 1961. Counterspeculation, auctions, and competitive sealed tenders. Journal of Finance, 16(1):8-37. | zh_TW |
| dc.relation.reference (參考文獻) | Wheaton, W.C. 1990. Vacancy, search, and prices in a housing market matching model, Journal of Political Economy. 98: 1270-1292. | zh_TW |
| dc.relation.reference (參考文獻) | Williamson, O.E. 1975. Markets and Hierarchies. NY: The Free Press. | zh_TW |
| dc.relation.reference (參考文獻) | . 1979. Transaction-cost economics: the governance of contractural relations, The Journal of Law and Economics, 22(Oct). | zh_TW |
| dc.relation.reference (參考文獻) | Wilson, R. 1977. A bidding model of perfect competition. Review of economic studies, 44(3): 511-518. | zh_TW |
| dc.relation.reference (參考文獻) | Wurtzebach, C.H., Miles, M.E., and Cannon, S.E. 1994. Morden Real Estate (5th ed), John Wiley and Sons, Inc. | zh_TW |
| dc.relation.reference (參考文獻) | Yavas, A. 1992. A simple search and bargaining model of real estate markets, American Real Estate and Urban Economics Association Journal, 20, 4: 533-548. | zh_TW |
| dc.relation.reference (參考文獻) | 1994a. Economics of brokerage: an overview, Journal of Real Estate Literature, 2: 169-195. | zh_TW |
| dc.relation.reference (參考文獻) | 1994b. Middlemen in bilateral search markets, Journal of Labor Economics, 12: 406-419. | zh_TW |
| dc.relation.reference (參考文獻) | and Colwell, P.F. 1995. A comparison of real estate marketing system: theory and evidence, The Journal of Real Estate Research, 10, No. 5: 583-599. | zh_TW |
| dc.relation.reference (參考文獻) | and Yang, S. 1995. The strategic role of listing price in marketing real estate: theory and evidence, Real Estate Economics, 23(3): 347-368. | zh_TW |
| dc.relation.reference (參考文獻) | Yu, K., Lu, Z., and Stander, J. 2003. Quantile regression: applications and current research areas, The Statistician, 52,3: 331-350. | zh_TW |
| dc.relation.reference (參考文獻) | Zumpano, L.V., Elder, H., and Baryla, E.A. 1996. Buying a house and the decision to use a real estate broker. Journal of Real Estate Finance and Economics, 13(2): 169-181. | zh_TW |
| dc.relation.reference (參考文獻) | , Johnson, K.H., and Andersion, R.I. 2003. Internet use and real estate brokerage market intermediation, Journal of Housing Economics, 12: 134-150. | zh_TW |
