ꆡ뗚18뻭ꆡ뗚1웚2003쓪2퓂ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ죋ꆡ컄ꆡ뗘ꆡ샭HUMANGEOGRAPHYꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡVol118,No11ꆡFeb12003ꆡ컄헂뇠뫅:1003ꆪ2398(2003)01ꆪ0079ꆪ04짮?짌욷힡햬뛾벶쫐뎡늻맦랶탐캪벰훎샭뛔닟Ξ싞믡뻼(짮?쫐맦뮮폫맺췁풴뻖뢣쳯럖뻖,짮?ꆡ5180034)UNREGULATEDBEHAVIORSANDCOUNTERMEASURESOFTHESECONDARYMARKETOFCOMMERCIALDWELLINGHOUSEINSHENZHENCITYLUOHui2jun(ShenzhenPlanning&landbureauFutianbranch,Shenzhen5180034,China)Abstract:,,,thepapersummarizes28detailedcasesoftheunregulatedbehaviorswhichexistinthepro2cessofpropaganda,contractsignature,(developers),sellers(developersoragen2cies),customers(buyers),theinstitution(includinglaws,legislations,administrativerules,norma2tivefiles,traditions,customsandconventions)andexecutorsoftheinstitution(theadministration).Anditfindsoutthereasonssuchasirrationalrelatedpolicies,riskymentalityofdevelopers(agen2cies),weakself2protectionabilityofcustomers,,thepapersuggeststhewayofbetterregulationthroughconsummatingpoliciesandstrengtheningthemanage2ment,includingcarryingoutthesystemofpublishingdeveloperspiinformation,raisingthedefaultcostofdevelopers,reinforcingthemanagementofpre2sellinghouses,implementingthepolicyofsellinghousesaccordingtoinnerconstructionareas,introducingtheMLS(MultiplyListingServices)Sys2tem,inducinglandmontagepolicy,foundingnegotiationorganizations,reinforcingthemanagementofdevelopersandagenciesinrealestatemarket,buildingupthecreditsystemofrealestatedevelopersandtheirstuff,changingthefunctionsofthegovernment,publicizingthelawsandregulations,:Shenzhen;commercialdwellinghouse;secondarymarket;unregulatedbehavior;counter2measureΞ쫕룥죕웚:2002ꆪ12ꆪ25;탞뚩죕웚:2003ꆪ01ꆪ15ퟷ헟볲뷩:싞믡뻼(1975ꆪ),쓐,뫾놱쳬쏅죋,놱뺩듳톧퓚횰퇐뺿짺,퇐뺿랽쿲캪쟸폲뺭볃ꆣ
8ꆡ0ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ죋ꆡ컄ꆡ뗘ꆡ샭ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ18뻭ꆡꆡ쳡ꆡ튪:짮?쫇랿뗘닺램싉램맦쿠뛔붡좫,쫐뎡랢폽맘볼듊:짮?;짌욷힡햬;뛾벶쫐뎡;늻맦랶탐캪;쿠뛔돉쫬뗄뗘쟸ꆣ짮?랿뗘닺쫐뎡쏦쇙뗄컊쳢,퓚맺쓚폐뛔닟튻뚨쿈탐탔뫍듺뇭탔ꆣퟜ뷡짮?랿뗘닺쫐뎡듦퓚뗄컊쳢,훐춼럖샠뫅:F29313ꆡꆡ컄쿗뇪쪶싫:A웊컶웤풭틲,쳡돶훎샭뛔닟,뛔맺쓚웤쯻돇쫐뫍뗘쟸폐튻뚨횸떼뫍뷨본틢틥ꆣ놾컄샻폃2002쓪짮?쫐퓚쫛슥엌뗷닩쇏,맩쓉돶쇋짮?짌욷힡햬뛾벶쫐뎡늻맦랶탐캪뗄28훖1ꆡ짮?짌욷힡햬뛾벶쫐뎡뗄믹놾쟩뿶뻟쳥뇭쿖,뷒쪾쇋쿠맘훆뛈늻뺡뫏샭ꆢ뾪랢짌(훐뷩짌)ꆡꆡ뷼쓪살,쯦ퟅ힡랿짌욷뮯헾닟뗄훰늽짮죫죋탄,뻓쏱듦퓚춶믺탄샭ꆢ릺랿튵훷ퟔ컒놣뮤틢쪶늻잿ꆢ맜샭늿쏅볠뿉횧엤쫕죫훰쓪컈뚨퓶뎤,짮?쫐짌욷힡햬뛾벶쫐뎡맦쒣맜쓑뛈듳뗈풭틲,ퟮ뫳쳡돶춨맽췪짆훆뛈뫍볓잿맜샭폨틔늻뛏삩듳,돊쿖돶릩쿺솽췺뗄쫆춷(볻뇭1)ꆣ맦랶뫍훎샭ꆣ뇭1ꆡ짮?쫐뷼쓪짌욷힡햬뛾벶쫐뎡폐맘횸뇪춳볆(췲m2)Tab11ꆡThestatisticofsecondarydwellinghousemarketrelatedindicatorsinShenzhen쓪쪩릤쏦믽뾢릤쏦믽탂뾪릤쏦믽쿺쫛쏦믽뿕훃쏦믽1996940161250151233199261113191194199796611924311930016033617013713419981218186353129393152372138205142199916291114671366201054921511541772000166115555115957716255618215812920011916102621191712140593172143141ꆡꆡꆡꆡ쇏살풴:뻝짮?쫐샺쓪랿뗘닺쓪본헻샭ꆡꆡ평뇭1뿉틔뾴돶,ퟔ1996쓪틔살,짮?쫐짌욷힡햬쿺쿖ꆣ쫛쏦믽솬탸6쓪놣돖퓶뎤쫆춷,뿕훃쏦믽ퟜ쳥짏돊쿂붵쟷211ꆡ탻뒫췆뷩뮷뷚훐뗄늻맦랶탐캪쫆,웤쯻횸뇪뇤뚯뇈뷏욽컈,헢뇭쏷짮?쫐짌욷힡햬뛾벶탻뒫췆뷩뮷뷚냼삨쿺쫛닟뮮ꆢ맣룦훆ퟷꆢ탻뒫랢늼ꆢ쫐뎡헻쳥퓋탐뇈뷏헽뎣ꆣ췆뷩펪쿺뗈맽돌ꆣ룃뮷뷚뗄늻맦랶탐캪훷튪폐죽샠:튻쫇떫쫇,퓚랱죙뗄뛾벶쫐뎡놳뫳,튲틾님ퟅ튻킩늻맦랶뾪랢짌믲훐뷩짌컞훊;뛾쫇랿컝늻뻟놸뷸죫쫐뎡뗄쳵볾;뗄쫐뎡탐캪ꆣ뻝짮?쫐뢣쳯쟸죋쏱램풺춳볆,2001쓪,룃죽쫇탻뒫쓚죝늻맦랶ꆣ풺릲쫜샭랿뗘닺낸볾3348볾,뇈1997쓪뗄328볾퓶뎤쇋늻맦랶뗄탻뒫쓚죝뻟쳥뇭쿖탎쪽폐틔쿂8훖:ꋙ붨훾912놶ꆣ2001쓪짳뷡뗄2691볾랿닺뻀럗낸볾훐,뛾벶쫐뎡쒣탍ꆢퟜ욽쏦즳엌뗈뇈샽쪧헦,폐틢뿤듳ꆢ춻돶듽쫛슥폮;뻀럗릲2637볾,햼98%;2098볾캪뛠룶튵훷릲춬쯟쯏,ꋚ틔떽폐튻뚨횪쏻뛈뗄닎헕컯쯹탨뗄쪱볤ꆢ뎵돌럇헦쪵뗘햼78%,폐뗄랢햹짌춬쪱놻벸쪮쏻튵훷쳡웰쯟쯏;2353볾뇭쪾뻠샫;ꋛ맣룦훐몬폐럧쮮ꆢ햼늷뗈럢붨쏔탅쓚죝;ꋜ틲랢햹짌뫍튵훷헹틩듳,쎬뛜쓑틔뗷뫍,ퟮ훕틔에뻶랽쪽돐억짽횵믲헟춶믘놨;ꋝ샄폃룷훖움붱ꆢ업쏻ꆢ맺볒믲뷡낸,햼87%\[1\]ꆣ쪡쪾랶릤돌뗈돆뫅;ꋞ냑뻠킡쟸뷏풶뗄릫릲짨쪩쓉죫킡쟸쿭폃랶캧;ꋟ쫛슥쇏짏틔늻웰퇛뗄킡ퟖ퓘폐ꆰ놾탻뒫2ꆡ짮?쫐짌욷힡햬뛾벶쫐뎡늻맦랶탐캪뗄뻟쳥뇭쿖쇏짏쯹폐춼쪾벰횸뇪뷶릩닎뾼,튻쟐틔헾뢮ퟮ훕짳엺캪ힼꆱ뗄쏢퓰쳵뿮;ꋠ럇헦쪵뗘쪾틢훜뇟뗄붨짨쿖ힴ뫍맦뮮릦쓜ꆣꆡꆡ2002쓪4퓂10죕,훐퇫뗧쫓첨ꆶ붹뗣럃첸ꆷ뷚쒿틔212ꆡ뫏춬잩뚩뮷뷚훐뗄늻맦랶탐캪ꆰ랿뗘닺뫚쒻듳뷒뗗ꆱ캪쳢,쾵쇐놨뗀쇋좫맺벸룶랿뗘닺낸떱잱퓚뗄릺랿헟뷓쫜쇋췆뷩헟맘폚슥엌뗄쏨쫶뫳,뿉샽,짮?ꆰ즽쮮뻓ꆱ쿮쒿쏻쇐웤훐ꆣꆰ즽쮮뻓ꆱ쿮쒿캥램캥쓜믡잩뚩ꆶ릺랿틢쿲쫩ꆷ믲횱뷓잩뚩ꆶ랿뗘닺싲싴뫏춬ꆷꆣ맦뗄훷튪쫂쪵쫇:쫛슥쫩벰쫛슥쒣탍훐쏨믦뗄킡쟸쮮돘뫍듋뮷뷚뎣볻뗄늻맦랶탐캪폐틔쿂10훖:ꋙ쓚늿죏릺ꆣ뾪랢싌뗘,쪵볊짏쫇쿖쪵듦퓚뗄튻뒱뎧랿;퓚놨횽짏뛔쫗닣짌짌퓚캴좡뗃짌욷랿풤쫛탭뿉횤뗄쟩뿶쿂,쿲싲쫜죋쫕좡풤워쏦믽ꆰ싲튻쯍튻ꆱ뗄돐억쪵볊짏쫇닣룟캪518쏗뗄떥닣뚩탔훊뗄럑폃ꆣꋚ튻랿뛠싴ꆣ뎣볻뗄쫇랿컝퓚쿺쫛맽돌훐짌워;ꆰ쪵폃싊룟듯92%ꆱꆢ퓹쯍ꆰ뫀뮪ힰ탞ꆱꆢꆰ뚼쫐짺믮돶쿖볛룱짏헇,뾪랢짌짃ퟔ붫틑쫛돶뗄랿컝싴룸돶볛룟뻣샖늿믡풱뾨ꆱ틔벰엤쳗짨쪩뗈뚼쫇늻헦쪵뗄탻뒫ꆣ헟ꆣꋛ믫쮮쏾폣ꆣ폐뾪랢짌냑ퟔ폃늿럖싴룸릺랿헟ꆣꋜ럇ꆰ즽쮮뻓ꆱ뗄캥램캥맦쯤늻쫇쳘뇰퇏훘,떫뇈뷏뗤탍,램쿺쫛릫릲엤쳗짨쪩ꆣ폐뾪랢짌짃ퟔ붫컝뚥쯍룸뚥닣튵훷뻟폐튻뚨웕뇩탔ꆣ캪헻뛙뫍맦랶랿뗘닺쫐뎡훈탲,2002쓪ퟶ컝뚥뮨풰,믲붫뎵캻ꆢ싌뗘뗈믲퓹믲ퟢ믲싴룸룶뇰튵훷ꆣ6퓂훁8퓂웚볤,짮?쫐뾪햹쇋퓚쫛슥엌쟥샭릤ퟷꆣ쟥닩ꋝ뫏춬늻췪헻ꆣ폐뗄뫏춬훐ꆰ쫕뿮죋ꆱ컞죋잩쏻,폐뗄풤쇏쿔쪾,짮?쫐짌욷힡햬뛾벶쫐뎡늻맦랶탐캪퓚슥엌뗄탻쫛뫏춬컞볠맜헊뫅뗈ꆣꋞ쫛랿죋늻뻟놸램싉룱ꆣꋟ뿤듳뒫췆뷩ꆢ뫏춬잩뚩ꆢ뷉럑뢶뿮ꆢ붻뢶쪹폃뗈뮷뷚뚼폐쯹뇭쏦믽ꆣꋠ듛룄췁뗘폃춾뫍쪹폃쓪쿞ꆣꋡퟔ탐짨뚨늻릫헽뢽
1웚ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ싞믡뻼:짮?짌욷힡햬뛾벶쫐뎡늻맦랶탐캪벰훎샭뛔닟ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ81ꆡꆡꆡ쫴쳵뿮ꆣ폐뗄뢽쫴쳵뿮맦뚨ꆰ춣뎵뎡ꆢ췢잽맣룦좨ꆢ컝뚥뇪쏷볛룱ꆢ쏦믽뗈ꆣ쪹폃좨맩싴랽쯹폐ꆣꆱꋢ뫏춬캴벰쪱놸낸ꆣ313ꆡ릺랿튵훷랽쏦213ꆡ뷉럑뢶뿮뮷뷚훐뗄늻맦랶탐캪릺랿튵훷ퟜ쫇쾣췻틔ퟮ킡뗄듺볛,믱좡ퟮ듳뗄쿻럑싺룃뮷뷚뎣볻뗄늻맦랶탐캪폐:ꋙ볙내뷒ꆣ뾪랢짌폫쓚ퟣꆣ떫평폚믱좡탅쾢뗄쟾뗀폐쿞,헆컕뗄탅쾢늻돤럖,뛸늿횰릤믲웤쯻튻킩럇헦쪵릺랿헟잩뚩릺랿뫏춬,퓙돉엺떽쟒랿뗘닺짦벰뗄램싉램맦뷏뛠,튵탔ꆢ벼쫵탔잿,릺랿틸탐짪쟫내뷒듻뿮,쳗좡틸탐뷰ꆣꋚ캥맦뗖톺ꆣ죧뛔틑튵훷춨뎣뒦폚뇈뷏죵쫆뗄뗘캻ꆣ폐뗄튵훷쏦뛔뗍볛쓚늿죏엺ힼ풤쫛뗄랿뗘닺뷸탐뗖톺ꆣꋛ풤쫛뿮쫕횧늻맦랶ꆣ뾪랢릺ꆢ릺랿쯍뎵캻믲컝뚥뮨풰뗈폕믳,죌늻힡ꆰ뾶뾮뷢쓒ꆱ,짌ퟔ탐쫕좡쫜죃죋붻뢶뗄뚨뷰ꆢ놣횤뷰ꆢ풤쫛뿮뗈뿮쿮ꆰ돉좫ꆱ쇋짙쫽뾪랢짌컞횤쿺쫛ꆢ쓚늿죏릺ꆢ튻랿뛠싴ꆢ럇,믲캯췐뛠볒뷰죚믺릹ퟷ캪풤쫛뿮뗄볠맜믺릹,믲붫풤쫛뿮램쿺쫛릫릲짨쪩뗈늻맦랶탐캪ꆣ얲ퟷ쯻폃,믲틸탐캥맦쿲뾪랢짌횧뢶뿮쿮ꆣꋜ싒쫕럑ꆣ냼314ꆡ훆뛈랽쏦삨샄쫕듺냬뗇볇럑ꆢ볓뿬냬횤럑ꆢ튵훷룼쏻럑ꆢ릫횤럑ꆢ훆뛈놾훊짏쫇튻훖릲춬탅쾢,냼삨램싉ꆢ램맦ꆢ탐헾싉쪦럑ꆢ웵쮰럑뗈뗈ꆣ맦헂ꆢ맦랶탔컄볾ꆢ뒫춳ꆢ럧쯗ꆢ쾰맟ퟶ램뗈\[2\]ꆣ평폚짮214ꆡ붻뢶쪹폃뮷뷚훐뗄늻맦랶탐캪?쫐쿖탐뗄랿뗘닺쫐뎡맜샭훆뛈짐늻붡좫,뮹폐늻뺡췪짆듋뮷뷚뗄늻맦랶탐캪폐:ꋙ럇램죫믯ꆣ슥엌캴뺭뾢릤횮뒦,폐뗄쿷죵쇋뾪랢짌퓚쫐뎡짏뗄ퟔ컒짺듦쓜솦,폐뗄퇩쫕믲퇩쫕늻뫏룱,럇램붻뢶튵훷쪹폃ꆣꋚ퇓동붻슥ꆣꋛ쪹뾪랢짌뗄캥풼돉놾뷏뗍ꆣ짙붨ꆢ뮺붨믲늻붨엤쳗짨쪩ꆣꋜ짃ퟔ룼룄릦쓜ꆣꋝ짃ퟔ퓶31411ꆡ쫐뎡퓋ퟷ믺훆늻췪짆,웳튵뷰톹솦듳볓붨훾닣쫽믲붨훾쏦믽ꆣꋞ붻뢶쪹폃쪱짮?쿖탐뗄췁뗘쪹폃훆뛈늻퓊탭췁뗘쫜죃랽붫캴뢶쟥,캴쿲쫜죃죋쳡릩럾컱훊솿놣횤쫩뫍랿컝쪹폃쮵쏷쫩ꆣ뗘볛뗄췁뗘쿲틸탐뗖톺듻뿮,뇘탫ퟔ돯뻞뛮뗘볛뿮,헢췹췹떼훂뾪랢짌뷰훜늻쇩,늻샻폚뾪랢짌쫘램뺭펪ꆣ폖3ꆡ늻맦랶탐캪뗄풭틲웊컶죧,ꆶ짮?쫐췁뗘좨돶죃뫏춬쫩ꆷ풼뚨,뾪랢짌뇘탫뢺떣폃ꆡꆡ짌욷힡햬뛾벶쫐뎡훷쳥평짺닺헟ꆪ뾪랢짌ꆢ쿺쫛헟ꆪ뗘쿮쒿뢽쫴쫐헾릤돌ꆢ릫틦릤돌엤쳗쿮쒿뗄좫늿럑폃,떫뾪랢짌믲훐뷩짌ꆢ쿻럑헟ꆪ릺랿튵훷ퟩ돉ꆣ헢킩쫐뎡훷쳥닺좨쫴폚헾뢮,헢킩엤쳗쿮쒿냼삨싌뗘ꆢ톧킣ꆢ뗀슷뗈,뗄탐캪뚼쫇퓚튻뚨뗄훆뛈뮷뺳훐뷸탐뗄릤돌춶뷏듳,볓훘쇋뾪랢짌퓚붨짨웚뗄뷰뢺떣ꆣ,웤믮뚯ퟜ쫇쫜떽평튻뚨뗄훆뛈쯹쳡릩뗄튻쾵쇐맦퓲뗄벤샸믲풼쫸ꆣ틲뛸31412ꆡ돍랣늻퇏,캥풼돉놾뗍,럖컶랿뗘닺쫐뎡탐캪뇘탫뾼싇훆뛈틲쯘ꆣ듋췢,훆뛈뗄훆내ꆶ짮?뺭볃쳘쟸랿뗘닺탐튵맜샭쳵샽ꆷ폐맘맦뚨,뚩ꆢ탞룄뫍볠뚽횴탐헟ꆪꆪꆪ맜샭늿쏅뛔캥맦뾪랢짌,훷맜늿쏅뿉랣뿮ퟮ룟뛮뷶10췲풪,쟩뷚퇏,뛔랿뗘닺쫐뎡훷쳥뗄퓋탐튲폐훘튪펰쿬,튲쫇랿뗘닺쫐뎡뗄뾼싇튪쯘ꆣ쿂쏦훘뗄뗵쿺ꆶ훊횤쫩ꆷ,뛸뗵쿺훊뫳훘탂짨솢탂릫쮾쫇볾벴듓뾪랢짌ꆢ훐뷩짌ꆢ릺랿튵훷ꆢ훆뛈벰맜샭늿쏅뗈랽쏦뫜죝틗뗄쫂쟩,헢킩쫖뛎뛔컊쳢퇏훘뗄뾪랢짌좱랦췾짥솦ꆣ뛔짮?짌욷힡햬뛾벶쫐뎡뗄늻맦랶탐캪듦퓚뗄풭틲뷸탐럖뮹폐,뛔짃ퟔ볓닣ꆢ캥램룄릦쓜뗈컊쳢,튪쎴쫇내췁붨돉컶ꆣ놾뗄40ꆪ60%랣뿮폨틔놣쇴,튪쎴쫇퓰쇮쿞웚믖뢴풭ힴꆣ뾪랢짌뛔헢킩뒦랣듫쪩늻틔캪좻,폐뗄뾪랢짌뮹샖틢뷓쫜311ꆡ뾪랢짌랽쏦뒦랣뛸뛠붨튻킩쏦믽ꆣ뻝ꆶ짮?쫐랿뗘닺쓪본ꆷ(2002)춳볆,짮?쫐랿뗘닺315ꆡ맜샭늿쏅랽쏦뾪랢웳튵릲폐560볒,웤훐ퟛ뫏뾪랢웳튵151볒,떥쿮뾪랿뗘닺탐튵짦벰릤짌ꆢ쮰컱ꆢ볆뮮ꆢ뷰죚ꆢ맦뮮ꆢ췁랢웳튵409볒,떥쿮뾪랢웳튵햼좫늿랿뗘닺웳튵뗄73%ꆣ뗘ꆢ랿컝ꆢ붨짨ꆢ뮷놣ꆢ쿻럀ꆢ닢믦뗈뛠룶쇬폲뫍늿쏅,떥쿮뾪랢웳튵웕뇩듦퓚튵죋풱좱랦,뾪랢뺭퇩늻ퟣ,돏샭펦평뛠룶늿쏅릲춬살맜샭ꆣ쪵볊짏,짮?랿뗘닺쫐뎡뗄탅맛쓮놡죵뗈쿈쳬늻ퟣ,춶믺탄샭쏷쿔,냑쫕죫ퟮ듳뮯럅죕뎣볠맜훷튪틀삵폚맦뮮맺췁늿쏅ꆪꆪꆪ짮?쫐맦뮮폫맺췁퓚뗚튻캻ꆣ캪뺡뿬쫕믘춶늢믱뗃믘놨,헢킩뾪랢짌췹췹풴뻖ꆣ룃뻖짨폐랿뗘닺튵맜샭뒦,폐3죋뢺퓰좫쫐랿뗘컞쫓릺랿튵훷뗄뫏램좨틦,쿫랽짨램춶믺ퟪ펪,닉좡쇋튻닺쫐뎡볠맜뗄횸떼뫍킭뗷,뻟쳥뗄볠맜릤ퟷ퓲평7룶맦뮮킩늻맦랶뗄ퟶ램ꆣ폫맺췁풴럖뻖룷1쏻랿뗘닺쫐뎡맜샭죋풱뢺퓰ꆣ평듋뿉312ꆡ훐뷩짌랽쏦볻,짮?쫐횰뗄랿뗘닺쫐뎡볠맜죋풱횻폐10쏻,쏦뛔쫐짮?쿖폐뛠짙죋듓쫂랿뗘닺훐뷩탐튵,짐컞ힼ좷뗄쫽뎡짏컥뮨냋쏅뗄늻맦랶탐캪,탄폐폠뛸솦늻ퟣꆣ듋췢,짮뻝,헢튲듓닠쏦쮵쏷쇋폐듳솿컞뫏램룱뗄죋풱돤돢ퟅ쿺?쫐맦뮮폫맺췁풴뻖뗄횰쓜늻쓜뢲룇랿뗘닺튵쯹짦벰뗄쫛쫐뎡ꆣ훐뷩죋풱뗄쫕틦폫웤쿺쫛튵벨횱뷓맒릳ꆣ캪뺡뿉룷룶쇬폲,뛸쿠맘횰쓜늿쏅횮볤쎻폐쫐ꆢ쟸튻벶뗄킭뗷믺쓜뿬ꆢ뺡뿉쓜뛠뗘쫛돶랿컝,훐뷩짌뫍훐뷩죋풱췹췹럑뺡릹,퓬돉맦뮮맺췁늿쏅랢쿖컊쳢뫳,쓑틔뷸탐벰쪱ꆢ폐킧탄쮼,춨맽튻킩늻맦랶뗄펪쿺쟾뗀뫍듙쿺쫖뛎,펰쿬릺랿뗄닩뒦ꆣ죋쪿뗄쿻럑뻶닟,듯떽햼폐쫐뎡뗄쒿뗄ꆣ헢킩쫖뛎냼삨컞횤듺샭ꆢ쓚늿죏릺ꆢ돐억폫쪵볊늻럻믲컞램뛒쿖뗄쓚죝ꆢ4ꆡ훎샭뛔닟쪹폃ꆶ랿뗘닺맣룦맜샭맦뚨ꆷ뷻횹뗄맣룦폃폯ꆢ늻내맦뚨ꆡꆡ쫐뎡뺭볃쳵볾쿂,룷샻틦훷쳥캪쇋ힷ쟳룷ퟔ뗄ퟮ듳샻
8ꆡ2ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ죋ꆡ컄ꆡ뗘ꆡ샭ꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡꆡ18뻭틦,뚼쾣췻춨맽룷훖랽쪽좥믱좡폐쿞뗄풴,퓚쫐뎡뺭볃튻횱퓚뇤쿠닉좡뛠훖쫖뛎붫뎵캻췆쿲쫐뎡,틲뎵캻컊쳢틽쳥훆뮹늻췪짆뗄쟩뿶쿂,뫜죝틗닺짺늻헽떱뺺헹ꆣ튪뷢뻶웰뗄튵훷춶쯟풽살풽뛠ꆣ죧맻퓊탭뾪랢짌늹붻뗘볛,죃춣헢튻컊쳢,늻쓜별쾣췻뺭볃훷쳥ퟔ뻵살췪돉,뇘탫춨맽췪뎵캻뫏램뗘뷸죫쫐뎡,뿉쪹뎵캻닺좨쏷컺,붻틗릫헽,복짆훆뛈뫍볓잿맜샭살뛔룷뺭볃훷쳥뷸탐틽떼ꆢ훎샭뫍맦랶ꆣ짙뎵캻컊쳢짏뗄늻맦랶탐캪ꆣ뻝쇋뷢,훚뛠뾪랢짌풸틢캪쿂쏦벴듓훆뛈뫍맜샭솽랽쏦쳡돶짮?쫐짌욷힡햬뛾벶쫐뎡엤쳗춣뎵캻늹붻뗘볛\[5\]ꆣ늻맦랶탐캪뗄훎샭뛔닟뫍붨틩:412ꆡ내헕릫훚샻틦ퟮ듳뮯뗄풭퓲,볓잿볠뚽,쳡릩럾컱411ꆡ내헕쫐뎡뮯ꆢ램훆뮯뗄쮼슷,뷸튻늽췪짆랿뗘닺쫐뎡41211ꆡ돉솢쫐ꆢ쟸솽벶뗄뿧늿쏅뗄틩쫂킭뗷믺릹맜샭훆뛈폫랿뗘닺튵쿠맘뗄훷튪맜샭늿쏅뚼쫇룃믺릹뗄돉풱떥41111ꆡ닎헕횤좯쫐뎡뗄맜샭냬램,횴탐뾪랢짌탅쾢엺슶훆캻,솽벶헾뢮뗄럖맜쇬떼럖뇰캪쿠펦벶뇰틩쫂믺릹뗄뗚튻뛈뢺퓰죋ꆣ틩쫂킭뗷믺릹돉풱떥캻튪놣돖탅쾢뮥춨,늻뚨웚뛔랿뗘닺듓튵떥캻뫍죋풱뗄늻맦랶탐캪뷸탐웘맢,퓶뾪햹솪뫏볬닩탐뚯,룷쮾웤횰,룷뢺웤퓰,탎돉뫏솦,볓잿뾪랢짌벰훐뷩ퟩ횯탐캪뗄춸쏷뛈,랽뇣짧믡볠뚽ꆣ뛔뺭듳뛔늻맦랶탐캪뗄닩뒦솦뛈ꆣ펪늻짆ꆢ탅폾닮뗄뾪랢짌좡쿻웤뾪랢룱ꆣ41212ꆡ볓잿뛔랿뗘닺뾪랢웳튵뫍훐뷩믺릹훊벰웤듓튵죋41112ꆡ탞룄램싉ꆢ램맦뗄뒦랣쳵뿮,쳡룟뾪랢짌뗄캥풼돉풱룱뗄맜샭놾,쪹웤캥맦탐캪뗃늻뎥쪧훷맜늿쏅뛔웳튵훊벰웤듓튵죋풱뗄룱뚨웚뷸탐짳뇘튪쪱,뿉뾼싇쿞훆죋짭ퟔ평ꆣ떱잰,ퟮ뷴튪뗄쫇죧뫋,짳뫋뷡맻퓚쎽쳥짏폨틔릫룦ꆣ뫎냑컒맺ꆶ뫏춬램ꆷꆢꆶ쿻럑헟좨틦놣뮤램ꆷ훐뗄쮫놶쯷엢41213ꆡ붨솢랿뗘닺뾪랢웳튵벰웤듓튵죋풱돏탅쾵춳뺫짱퓚랿뗘닺쫐뎡훐뗃떽쳥쿖ꆣ폃튻쳗뿆톧ꆢ뫏샭뗄횸뇪쳥쾵,뛔뾪랢짌ꆢ훐뷩믺릹41113ꆡ쳡룟풤쫛쏅볷벰웤듓튵죋풱뗄듓튵뇭쿖뷸탐솿뮯움볛,뛔늻맦랶탐캪쪵짪쟫풤쫛쪱,뿉틔튪쟳훷쳥릤돌캪뛠닣(웟닣틔쿂)탐릫뾪훆뛈,퓚뮥솪췸뗈쎽쳥짏릫뾪웘맢ꆣ뗄,튪췪돉럢뚥,훷쳥릤돌캪웟닣틔짏뗄,튪췪돉죽럖횮41214ꆡ뇤헾뢮횰쓜,볓뿬쪵탐맜샭랽쪽뗄룹놾탔뇤뛾틔짏닣쫽,쟒뗘뿩쓚엤쳗릤돌폫훷쳥릤돌뷸뛈춬늽ꆣ뷱튻쫇뷸튻늽쟥샭랿뗘닺탐튵맜샭뗄룷훖짳엺,뛔뇘탫뫳,튪맽뛉떽릤돌좫늿뾢릤닅쓜쿺쫛ꆣ놣쇴뗄,쏷좷퓰죎ꆢ볲뮯돌탲ꆢ맦랶닙ퟷꆢ춸쏷릫뾪ꆣ뛾41114ꆡ쪵탐내쳗쓚붨훾쏦믽볆볛쫛랿,돎쟥랿컝붻틗쏦믽쫇짮죫췆탐뗧ퟓ헾컱,짮뮯헾컱릫뾪,붫룷훖냬쫂돌탲ꆢ뫍볛룱쓚몭,듙뷸랿뗘닺쫐뎡ퟟ쿲춸쏷뫍맦랶짳닩튪볾ꆢ쫕럑뇪ힼꆢ풤쫛탭뿉ꆢ풤쫛뫏춬놸낸ꆢ닺좨횤41115ꆡ틽죫MLS(MultiplyListingServices,뛠훘듺샭럾랢럅쟩뿶벰뾪랢쿮쒿뗄믹놾탅쾢뗈퓚췸짏릫쪾ꆣ컱)훆뛈41215ꆡ볓잿램싉ꆢ램맦탻뒫MLS뗄훷쳥쫇훚뛠랿뗘닺뾪랢짌뫍뺭볍짌뗄벯뫏ꆣ퓚뻙냬룷샠붲ퟹ,뾪햹릫훚죈뗣붹뗣컊쳢듳쳖싛,뛔뾪랿뗘닺쫐뎡훐,죎뫎튻룶돉풱뷓쫜떽붻틗캯췐뫳,붫룃탅랢짌뫍훐뷩짌뷸탐좫쏦엠통,쳡룟웤쫘램뺭펪틢쪶뫍ퟔ뻵쾢벰펶뷰럖엤랽낸랢룸MLS훐탄럾컱ퟩ,늢춨맽훐탄럾컱탔,뛔쿻럑헟뎫떼틀램캬좨ꆢ컄쏷훃튵ꆣퟩ냑탅쾢랢룸쯹폐MLS돉풱ꆣ뫜쏷쿔,MLS뿉틔쳡룟쿺쫛41216ꆡ퇏룱횴램,실쪵탐헾맽듭퓰죎ힷ뺿훆뛈킧싊ꆣ듋췢,MLS폐훺폚쿻돽웛욭ꆣ죎뫎싴훷죧맻튪웛욭,내헕ꆰ쮭짳엺ꆢ쮭뢺퓰ꆱ뗄풭퓲,뛔캥랴짳엺돌탲,뇘탫춨맽풭쪼듺샭짌ꆢ쿺쫛듺샭짌뫍MLS맜샭헟죽룶뮷풽좨ꆢ풽벶짳엺,뛔늻맦랶탐캪쫓뛸늻볻,냼뇓ퟝ죝,틔뷚,쓑뛈뫜듳,뛸쟒MLS훐뛔캥맦뗄돍랣쫇ퟣ릻퇏샷뗄ꆣ랣듺램,횴램늻퇏믲늻릫뗄,퇏쯠ힷ뺿횱뷓퓰죎죋뫍훷맜MLS닺짺늢듦퓚폚쫐뎡뺭볃쳥훆헢튻듳뗄훆뛈뮷뺳횮훐,쇬떼뗄탐헾퓰죎ꆣ쒿뗄쫇춨맽룃훆뛈낲업죃쫐뎡믺훆랢믓ퟷ폃\[3\]ꆣ짮?쫇쫐뎡뺭볃쳥훆쿠뛔뇈뷏붡좫뗄돇쫐,퓚헢튻뿲볜쓚,퓚랿뗘[닎뾼컄쿗]닺헢튻쇬폲쓚,MLS뿉틔퓚짮?짺뎤,튲쓜릻랢믓펦폐뗄\[1\]훬훩.맘폚랿닺싲싴뫏춬뻀럗뗄럖컶폫쮼뾼\[J\].뢣쳯ퟷ폃ꆣ뗷퇐,2002,(8):1ꆪꆡ췆탐췁뗘내뷒훆뛈\[2\]슽쏷쿩.훆뛈뇤잨폫훆뛈뒴탂뗄ퟜ삨탔럖컶\[J\].쓏랽퓚췁뗘돶죃뷗뛎훐,ힼ폨웳튵냑벴붫쫜죃뗄췁뗘쿲틸뺭볃,2002,(4):36ꆪ38.탐뗖톺,퓚횧뢶늿럖쫗웚뗘볛뗄잰쳡쿂,틸탐쿲웳튵랢럅\[3\]룟돣몣,뫂쫙틥.훐맺랿뗘닺쫐뎡뗄훆뛈뒴탂\[J\].훐듻뿮틔붻쟥쯹쫜죃췁뗘뗄좫늿뗘볛,웳튵퓚맦뚨쪱볤쓚럖맺랿뗘닺,2002,(6):24ꆪ27.웚뎥뮹듻뿮놾쾢\[4\]ꆣ헢퇹뿉듳듳복쟡랿뗘닺뾪랢짌뗄잰웚\[4\]헅탋늨.췁뗘쪹폃훆뛈룄룯뗄폖튻뒴탂\[J\].쳘쟸뺭뷰톹솦,폐샻폚웤쫘램뺭펪ꆣ볃,2002,(3):ꆡ퓊탭킡쟸엤쳗춣뎵캻뷸죫쫐뎡\[5\]췵짐럥.룃캪뎵캻싲싴뾪싌뗆쇋\[N\].짮?램훆놨,뎤웚틔살,킡쟸엤쳗춣뎵캻늻볆죫죝믽싊,쯹폐좨캪2002ꆪ08ꆪ01(1).쯹폐튵훷릲춬쯹폐,늻쓜뷸죫쫐뎡ꆣ쫂쪵짏,룶뇰뾪랢짌
