1、1本科毕业论文外文翻译外文文献译文标题给房地产经纪业带来更多的竞争资料来源REALESTATELAWJOURNAL作者ROBERTWHAHN,ROBERTELITAN,JESSEGURMAN对于大多数美国人来说，他们最大的单一采购将是一座房子。他们中的大多数会聘请有执照的房地产专业服务人员。经纪，房屋销售，是一笔大生意。在2004年，经纪业的估计收入是600亿美元。一、传统的房地产经纪模式几十年来，购买和出售在美国已成为一种常见的现象。住宅房地产代理商为买卖双方提供了传统的捆绑服务。例如，本地的多个上市服务（MLS），这是一个上市目录，通常由当地房地产公司维持和支付，让卖家列出它们的属性和买家
2、，代理商去查看这些属性。代理商也常常通过广告和开放房子，谈判价格，以及处理缔约和关闭问题来帮助销售房子。例如包括帮助检查，按揭保险，融资等。卖主试图出售他们的房子通常需要签订独家协议代理，被称为“上市代理”。这个代理人代表卖方在处理所有潜在买家以及支付预定的酬金，支付的酬金在价格的6附近，这是经常拆分给代理人和经纪人的。他们帮助找到感兴趣的买家，上市代理人通常提供这些酬金的部分去给其他代理人，这些代理人能带来能完成销售的买家。如果上市代理人在另一个代理人的帮助下能够找到买家，他可以作为一个“双重代理”，获得全部的酬金。在这样的制度下，购房者不必与帮助他们的代理人订约，或者是直接支付服务费。然而
3、，这些房屋的买方必须分担一些代理服务费，因为卖方给他的房子定价包含了费用。交易完成后，卖方和买方的代理人（如果有的话）经常分享佣金与他们的经纪人。经纪人通常帮助和监督代理人，需要有额外的许可。对于新的代理人，经纪人和代理人之间的酬金是五五分账，但是一旦这些代理人变得更加熟练，经验丰富，他们可以获得较高的百分比。在某些模式下，经纪人只会在资源上收取费用，如办公空间电话和复印，并让代理人获得整个佣金。经纪，其中可以包括一个或多个经纪人，代理人和支持人员，可以独立运作，或属于某个地方，区域或国家房产网。选择特许经营的经纪公司从这些网站的广告和知名度中获得利益。一个当地的加盟商从月、季度、年度中收入的
4、一定比例向品牌名称、办公空间、其他方面支付特许经营费，保持自己的佣金。这种传统结构形成有两个显著的原因。首先，我们认为多方参与和独特分裂的安排很难使买家和卖家根据自身需求来支付服务费用。其次，通过企业和2其持续时间的结构共性，猜想存在这样的可能，可供选择的模式还没有一个公平竞争的机会。二、互联网的服务的作用互联网已经彻底改变了许多经济行业做生意的方式，而且在未来的岁月里必将继续产生更多的变化。网络对于所有的活动都有一个特别显著的影响。通过大幅度降低搜索成本，消费者可以直接在网络上获得大量供应商的信息。同时，网络还导致低成本和价格上涨的一系列的服务，包括传统的出售证券及旅游服务的“经纪”活动。最
5、近的一些研究显示，一些房地产服务供应商和消费者利用互联网获得经济利益。有两个实证研究调查数据表明，企业利用计算机技术和互联网往往有卓越的生产力和利润。另一项研究比较了在同样数量的搜索时间，使用互联网的购房者和没使用的，使用互联网寻找信息的买家能获得更多的信息，更能满足他们的需要。有人推测，如果计算机技术能被更好地利用，住宅房地产交易成本可以减少高达50。互联网对于房地产经纪服务将有一个根本的影响。网上显示房源对于这个行业有了一个大的跨步。他能快速有效地使买卖双方匹配。识别这一技术步骤的必然性和实用性，主要通过全国房地产经纪人协会。此经纪人协会开始于国家的MLS及REALTORCOM。现在大多数
6、主要的经纪和本地特许经营保持他们自己的网站（通常包括MLS），向越来越懂得网络的客户宣传其服务。据调查，约70的购房者家庭使用互联网。互联网运用中成本节约以及市场营销上的优势被其他行业承认。一些新的创业公司已经出现，尽量利用技术创新，更好的满足消费者的房地产需求。本地企业如EREALTY和ZIPREALTY公司经营主要是在网络上传递一些节省开销低，生产率高的客户。其他的进入者试图分解买卖房屋的过程，专业从事其中的一个过程，并试图使其履行过程更有效。贷款企业评估了买卖双方的需要后，到本地的房地产企业的网站与其达成匹配。这些贷款企业获得一定的酬金。其他基于互联网的服务，如FLATFEELISTIN
7、GCOM和FORSALEBYOWNERCOM，提供地方给卖方发布信息，从而获得500美元至700美元的费用。最近，ZILLOWCOM和REDNCOM已经开始提供个人房地产服务，如估计值和自动竞价等。除此之外，还有一些“置业”经纪人正在试验替代模型。如FOXTONS等。分拆成更小的部分房地产服务能给消费者带来巨大收益。我们可能会走向一个新时代，公司开发出各种不同的商业模式。有些人会专注于特定环节的某个过程，从而让消费者更好地选择适合他们一切事物，一些可以提供捆绑的服务，符合或超过传统的代理的服务。3虽然互联网对购房者和销售者有着积极的影响，但我们不能保证一定发生积极的变化。如前所述，MLS似乎是
8、一个潜在的瓶颈。它里面的董事会成员由现有成员选定。协会里面是严格控制访问的，往往需要当地的房地产经纪人协会会员访问。这种控制可能受益的是传统现任经纪，但不一定有利于消费者和生产者。另外可能的情况是，相当数量的消费者更喜欢传统的系统，在那里他们支付一个单一代理的销售价格的百分比，代理人就可以帮助消费者处理每一步的过程。他们会发现，支付佣金是一个重要的动力，从而导致更好的结果。但消费者真正想要的是最好的学习方法，让他们从丰富的服务市场选择所能提供的服务。最终，没有人确切地知道房地产市场的未来会如何。但从其他行业的经验看，如放宽税率影响可能是巨大的。在我们看来，关键是要创造一种鼓励而不是抑制的竞争环
9、境。我们有理由相信，竞争可能导致巨大的创新，从而让消费者受益。三、由传统的房地产经纪人反抗创新竞争全国房地产经纪人协会及国家和地方政府的房地产协会有直接的经济利益关系，他们保持了潜在竞争者的实体模型。他们这样做是利用各种机制，其中有许多可能伤害到消费者。虽然一些传统的经纪人已经接受了市场营销能力和互联网所带来的成本的节约，但仍有一些一直存在的阻力对创新的商业模式产生威胁。一些较大的公司可能会担心品牌的重要性和特许经营，他们依靠其获得大量利润。如果独立经纪人通过网络或网络模型招揽客户获得成本效益，那么这些公司的利益将显著减少。NAR的既定目标之一是“主张扩大REALTORL在管理整个交易的作用。
10、”另一个是“支持发展与房地产相关的商业模式，加强接触和提高盈利能力。”虽然这是一个贸易集团尽一切可能保护其成员，但我们相信全球房地产经纪人协会和国家的地产组织所采取的一些行为可能违反反托拉斯法和他们自己的道德准则。此外，这些行动可能损害消费者所有的经济福利。我们侧重于以下五个竞争壁垒（1）对网上房源订立NAR规则；（2）歧视MLS的会员；（3）国家最低服务许可要求；（4）国家反回扣法；（5）国会限制银行参与房地产经纪。四、应该做什么4我们提供的三大政策建议第一，与反竞争的活动有关的很可能要进行有效的监督。第二，与国家一级行动相关的很可能导致低效率。第三，有关通过使用分支机构允许银行引入更多竞争
11、进入这一行业。建议1联邦和州反托拉斯当局应仔细审查那些努力限制竞争的住宅房地产经纪市场。建议2国家立法机构和房地产委员会应避免采取法律或法规，抑制房地产经纪公司的竞争。一些政策已实施的国家政府可能会限制市场竞争。特别是，退税禁令和最低服务要求抑制替代价格和服务的创新模式出现。我们认识到，当地的房地产协会可以发挥国家层面的政治力量。但现在，司法部已把焦点放在该行业。我们希望当选官员及监管机构权衡自己的行为，以免造成更严重的经济后果。反对制定法律，保护消费者。建议3国会不应阻止美国联邦储备委员会和美国财政部通过独立的分支机构允许银行提供住宅房地产经纪服务。前面的分析表明，住宅房地产经纪服务的传统模
12、式可能会过时，这可以大大改善一些公共政策的干预，促进创新。不幸的是，有大量的进入壁垒，减缓出现为消费者服务的新模式。此外，其中的一些障碍可能是反竞争和违反反托拉斯法的。我们不知道哪些模式可能在未来住宅房地产服务市场取得成功。然而，我们相信明智的公共政策的干预，对于为国内买家和卖家改进服务和降低成本有一定影响。5外文文献原文TITLEBRINGINGMORECOMPETITIONTOREALESTATEBROKERAGEMATERIALSOURCEREALESTATELAWJOURNALAUTHORROBERTWHAHN,ROBERTELITAN,JESSEGURMANFORMOSTAMERIC
13、ANS,THELARGESTSINGLEPURCHASETHEYWILLMAKEISAHOUSEMOSTOFTHEMWILLDOITBYENGAGINGTHESERVICESOFALICENSEDREALESTATEPROFESSIONALFORBROKERS,SELLINGHOUSESISABIGBUSINESSIN2004,THEESTIMATEDREVENUEOFTHEBROKERAGEINDUSTRYWAS60BILLIONTHETRADITIONALREALESTATEBROKERAGEMODELFORDECADES,BUYINGANDSELLINGAHOMEINTHEUNITEDS
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39、SNOTNECESSARILYBENEFITCONSUMERSORREWARDINNOVATIVEPRODUCERSIFHOMEBUYERS,ANDFIRMSWITHNEWBUSINESSMODELS,WEREABLETOACCESSTHEMLSLISTINGSMOREEASILYANDCOULDTAKEAPROACTIVEROLEINTHESEARCHPROCESS,THEDYNAMICSOFTHEINDUSTRYLIKELYWOULDCHANGEASNOTEDABOVE,THISISALREADYBEGINNINGTOOCCUR,WITHBOTHINTERNETCOMPANIESANDSO
40、MEBRICKSANDMORTARCOMPANIESOFFERINGMORESPECIALIZEDSERVICESONATTRACTIVETERMSITMAYBETHECASETHATASIGNIFICANTNUMBEROFCONSUMERSPREFERTHETRADITIONALSYSTEM,WHERETHEYPAYASINGLEAGENTAPERCENTAGEOFTHESALESPRICETOHELPWITHEVERYSTEPOFTHEPROCESSTHEYMAYFINDTHATPAYINGACOMMISSIONISANIMPORTANTEFFORTMOTIVATORTHATLEADSTO
41、BETTERRESULTSTHANATFEEPAYMENTSBUTTHEBESTWAYTO9LEARNWHATCONSUMERSREALLYWANTISTOALLOWTHEMTOCHOOSEFROMTHERICHARRAYOFSERVICESTHEMARKETISCAPABLEOFDELIVERINGINTHEEND,NOONEKNOWSEXACTLYWHATTHEREALESTATEMARKETOFTHEFUTUREWILLLOOKLIKEBUTTHEEXPERIENCEOFOTHERINDUSTRIES,SUCHASTHEDEREGULATIONOFRATESINTHEBUYINGANDS
42、ELLINGOFSTOCKS,SUGGESTSTHATTHEIMPACTCOULDBESUBSTANTIALTHEKEY,INOURVIEW,ISTOCREATEANENVIRONMENTTHATENCOURAGESRATHERTHANSUPPRESSESCOMPETITIONASWESUGGESTINTHENEXTSECTION,THEREAREREASONSTOBELIEVETHATSPECIALINTERESTSMAYSUCCEEDINSTIFLINGCOMPETITIONTHATCOULDLEADTODRAMATICINNOVATIONSTHATWOULDBENEFITCONSUMER
43、SRESISTANCETOINNOVATIVECOMPETITIONBYTRADITIONALREALTORSTHENATIONALASSOCIATIONOFREALTORSANDSTATEANDLOCALREALESTATEBOARDSHAVEADIRECTECONOMICSTAKEINKEEPINGOUTPOTENTIALCOMPETITORSTOTHEBRICKSANDMORTARMODELTHEYDOSOUSINGAVARIETYOFMECHANISMS,MANYOFWHICHARELIKELYTOHURTCONSUMERSTHOUGHSOMETRADITIONALBROKERSHAV
44、EEMBRACEDTHEMARKETINGCAPABILITIESANDCOSTSAVINGSAFFORDEDBYTHEINTERNET,THEREHASBEENACTIVERESISTANCEINTHEINDUSTRYTOWARDTHEUSEOFINNOVATIVEBUSINESSMODELSTHATTHREATENTOMAKETHESTANDARDONEOBSOLETESOMEOFTHEBIGGER,ESTABLISHEDCOMPANIESMAYFEARTHATTHEIMPORTANCEOFBRANDINGANDFRANCHISING,ONWHICHTHEYRELYHEAVILYFORPR
45、OFITS,WILLBESIGNIFICANTLYDIMINISHEDIFINDEPENDENTBROKERSCANRECRUITCUSTOMERSTHROUGHWEBBASEDORNETWORKMODELSMORECOSTEFFECTIVELYONEOFNARSSTATEDOBJECTIVESISTOADVOCATEFOREXPANDINGTHEREALTORLROLEINMANAGINGTHEENTIRETRANSACTIONANOTHERISTOSUPPORTDEVELOPMENTOFREALESTATERELATEDBUSINESSMODELSTHATENHANCETHEFIRSTPO
46、INTOFCONTACTANDMEMBERPROFITABILITYWHILEITISEXPECTEDTHATATRADEGROUPWILLDOEVERYTHINGITCANTOPROTECTTHESUCCESSOFITSMEMBERS,WEBELIEVESOMEOFTHEACTIONSTAKENBYNARANDSTATEREALTYORGANIZATIONSARELIKELYTOVIOLATEANTITRUSTLAWANDTHEIROWNETHICSCODESFURTHERMORE,THESEACTIONSARELIKELYTOHURTCONSUMERSANDOVERALLECONOMICW
47、ELFAREWEFOCUSONTHEFOLLOWINGFIVEBARRIERSTOCOMPETITIONBEINGERECTEDBYREALESTATEASSOCIATIONS,ANDBYSOMELEGISLATORSANDREGULATORSWHOAREINFLUENCEDBYTHEM1NARSRULESFORONLINELISTINGS2DISCRIMINATIONINMLSMEMBERSHIP3STATEMINIMUMSERVICELICENSINGREQUIREMENTS4STATEANTIREBATELAWSAND5CONGRESSIONALLIMITSONBANKSPARTICIP
48、ATINGINREALESTATEBROKERAGE10WHATSHOULDBEDONEWEOFFERTHREEBROADPOLICYRECOMMENDATIONSONERELATEDTOEFFECTIVEOVERSIGHTOFPOSSIBLEANTICOMPETITIVEACTIVITIES,ASECONDRELATEDTOSTATELEVELACTIONSTHATARELIKELYTOCAUSEINEFFICIENCIES,ANDATHIRDRELATEDTOINTRODUCINGMORECOMPETITIONBYALLOWINGBANKSTOENTERINTOTHISINDUSTRYTH
49、ROUGHTHEUSEOFAFFILIATESRECOMMENDATION1FEDERALANDSTATEANTITRUSTAUTHORITIESSHOULDCAREFULLYSCRUTINIZEEFFORTSTOLIMITCOMPETITIONINTHERESIDENTIALREALESTATEBROKERAGEMARKETRECOMMENDATION2STATELEGISLATURESANDREALESTATECOMMISSIONSSHOULDREFRAINFROMADOPTINGLAWSORRULESTHATINHIBITCOMPETITIONINREALESTATEBROKERAGESOMEPOLICIESTHATHAVEBEENPURSUEDBYSTATEGOVERNMENTSARELIKELYTOLIMITCOMPETITIONINTHISMARKETINPARTICULAR,REBATEBANSANDMINIMUMSERVICEREQUIREMENTSINHIBITTHEEMERGENCEOFINNOVATIVEMODELSWITHALTERNATIVEPRICEANDSERVICEOFFERINGSWEREALIZETHATLOCALREALESTATEASSOCIATIONSCA
