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1、,从1978年的土地相关法规的调整算起，中国的房地产业已经伴随着改革开放经历了近40年的风雨历程，但是，即便如此，国内的房地产市场仍不是一个完全竞争的市场，而是一个以政策为主导的政府市场。 2003年以来，随着中国与世界经济的联系越来越紧密，国内房地产市场的发展也逐渐处在一个更为广阔的政治、经济、人文环境之中，中央与各地政府、企业与金融机构，以及各级市场在不断博弈中发展和成熟。,We have many PowerPoint templates that has been specifically designed to help anyone that is stepping into th
2、e world of PowerPoint for the very first time.,中国房地产市场发展的历史和现状,第一阶段：1978-1991年 理论突破与试点起步阶段,1980年9月，北京市住房统建办率先挂牌，成立了北京城市开发总公司，拉开了房地产综合开发的序幕。,1978年，理论界提出了住房商品化，土地权等概念，允许私人建房，城市居民可以自建自购，开始住房制度改革。,1982年，国务院在四个城市进行售房试点。1984年，广东.重庆开始征收土地使用费。1987-1991年是中国房地产起步的阶段，修改宪法，允许土地批租，分批推行住房制度改革1991年，房地产市场建设全面起步，房改开
3、始在全国范围内全面推行。1987年，11月26日，深圳市政府首次公开招标出让住房用地。1990年，上海市房改方案出台，开始建立住房公积金制度。1991年，国务院先后批复24个省市的房改总体方案。,第二阶段：1992-1995年，非理性炒作与调整推进阶段1992年，房改全面启动，住房公积金全面推行，引进外资，发放开发消费贷款，下放权力，扩大调控范围1992年，房地产业急剧快速增长，月投资最高增幅146.9%，房地产市场在局部地区相对混乱，个别地区出现明显的房地产泡沫。（海南）1993年，安居工程全面启动。包括：廉租房.经济适用房.保障性住房等。1993年，年底，国家整顿金融秩序，宏观经济调控后，
4、房地产业投资大幅回落，经过一段时间的低迷开始复苏。,1988年8月，海南脱离广东建省，邓小平同志1992南巡后，大量资金涌入海南，一段时间内海南岛出现了俩万多家房地产公司，1993年上半年，海南每平米房价达到7500元每平米的峰值，5年期间房价上涨6倍！曾经有一家公司，以每平米2800元从另一家公司买了十几栋的别墅，不到一周，就以每平米3400元的价格转手，仅仅几天之内，就有几百万元的进帐 ，市场之疯狂可想而知1993年6月23日，时任国务院副总理的朱镕基发表讲话宣布，终止房地产公司上市，全面控制银行资金进入房地产业，次日，国务院发布，关于当前经济情况和加强宏观调控的意见，提出了以整顿金融秩序
5、为重点的16条措施，招招切中要害，7月，全国信贷规模急剧紧缩，资金被抽走，房地产的热潮应声而落，海南房地产热也迅速地退烧 紧急调控给占全国总人口只有0.6%的海南省却留下了占全国10%的积压商品房，四大国有商业银行的坏账就高达了300亿元，从1999年开始，海南省用了整整7年的时间，才使处置积压房地产的工作，基本结束。（1993年成都GDP：418.6亿）,第三阶段：1995-2000年，相对稳定协调发展阶段1995年，颁布房地产管理法增值税法1996年，公有住房有很大的进展，政策性贷款制度开始建立。1998年，发布城市房地产开发经营管理条例和关于进一步深化城镇住房制度改革， 要求1998年下
6、半年起停止住房实物分配，重点发展经济适用房。1999年，鼓励个人换购住房，免征个人所得税.免征营业税.契税减半。2000年，启动住房消费，促进房地产业发展，对住房公积金贷款的个人和银行都免税。1998年以后，随着住房实物分配主导的取消和按揭政策的实施，房地产投资进入平稳快速发展时期，房地产成为经济的支柱产业,第四阶段：2002-2006年，价格持续上扬，多项调控措施出台的新阶段。2002年，1月，制止商业银行指定保险单位办理贷款保险业务 3月，降低公积金贷款利率 5月，贷款利率由4.59%下调至4.05% 8月，强化土地供应管理，控制土地供应总量，恢复征收土地增值税。2003年，6月，出台12
7、1号文件，房地产商必须取得四证才能发放贷款，提高二套房首付比例2004年，上海出台多项政策，2005年上海房价明显下降，其他地区大肆上涨2005年，3月，房贷优惠政策取消，国八条出台（调控上升到政治高度） 5月，七部委统一意见，新的国八条出台。 10月，国税局重申二手房应缴纳个人所得税 （市场反应：房价继续上涨）,2006年，4月，房贷利率再次上调 5月，国六条出台：调控升级 国务院出台90.70平米政策，改善供应需求 国税总局出台二手房营业税政策 开发商无预售许可证不得发布预售广告 建设部出台“171”号“外资限炒令” 7月，108号文件征收二手房转让个人所得税。 市场反应：房价继续上涨，涨
8、幅相对平稳，中小户型开始增加。2007年，1月，建设部规范房地产经纪行业，执业人员需考取当地房地产经纪人资格证 3月，物权法于2007年10月1日起执行。 9月，央行规定贷款必须以家庭为单位，二套房首付不低于40%，利率上浮1.1倍 市场反应：价格暴涨，地王频现，政策出台后，价格有所下降。2008年，重点打击开发商囤地，降低贷款利率，降息0.27%，宣告政府由控制向救市的态度转变,2009年，5月，关于审理建筑物区分所有权纠纷案件具体应用法律若干问题的解释和 关于审理物业服务纠纷案件具体应用法律若干问题的解释的文件出台， 包括业主身份的界定，专有面积.共有面积的划分，车位.车库纠纷的处理， 住
9、改商纠纷的处理，物业费纠纷处理，物业服务合同的解除及纠纷处理。 6月，开始全面查处全国范围内的小产权房，不能上市交易。 12月，个人住房转让营业税免时限由2年恢复5年，5年以上非普通住宅，全额征收 市场反应：短期内观望，二手房成交下降，2010年春节后恢复上涨。 2010年，1月，明确二套房首付不得低于40% 9月，史上最强调控出台：第三套房拒贷，部分城市开始限购2011年，1月，新国八条出台，二套房首付不得低于60%，利率1.1倍。 1月28日，上海和重庆正式实施房产税，深圳宣布成为第三个试点城市 5月1日，发改委发布商品房销售明码标价规定，一房一个价。,2012年，11月29日，国务院修改
10、土地法征收补偿制度，做出修改，补偿提高数倍。2013年，3月初，二手房个人所得税，可选择按照20%差额征收。2014年，9月30日，简称9.30房贷新政，个人购房贷款还清不认房。利率下限0.7折。 10月9日，公积金贷款要求，连续缴存12个月变更为连续缴存6个月便可办理 公积金贷款手续 11月21日，贷款利率下调至5.6%2015年，3月30日，财政部发布通知，个人转让产权满俩年的住房免征营业税。 央行发布通知，二次购房，首付比例降至40% 8月26日，公积金贷款利率降至3.25% 10月25日，央行下调贷款利率至4.35%，五年期4.9%,2016年，2月2日，银监会发布通告：不限购的城市首
11、付比例降至俩成，二套房首付降至三成。 2月17日，个人购房前俩套住房给予契税优惠，对个人购买俩年以上的住房免征营业税。 首套房，修改后，契税90平米及以下为1%，之前为1.5%。90平米以上为最多1.5%。 二套房，修改后，契税90平米及以下为1%，之前为3%。90平米以上2%，之前为3%。 12月14-16日，中央经济会议提出：房子是用来住的，不是用来炒的。 市场反应：一线城市价格有所回调，三四线城市价格猛涨。2016年房地产值占GDP总的6.5%，房地产业具有关联度高，带动性强，产业链长，对整个经济的拉动 达到10-15%。2016年中国城市化率已达到57.35%，而西方发达国家目前在70
12、%左右，我国估计在2020年左右达到60%。,PRESENT,人数：美国房地产经纪人大约占人口的千分之五，大约有150万人(美国目前人口3亿)，全美房地产协会会员(Realtor)136万(2006年)。 收入：经纪人的平均佣金收入在5.5万美元，执业经纪人的收入会在6.5万美元左右。新经纪人第一年平均佣金收入会在2万美元左右，但是优秀的经纪人收入会在10万美元以上，也有相当一批高收入的经纪人佣金收入在30-50万美元左右 经纪人的资格：以德克萨斯州为例，取得经纪人执照需要60个大学学分，同时要完成以下四门课程:房地产原理一，房地产原理二，房地产代理法，房地产合同法。之后，向州政府房地产管理局
13、提出申请，通过背景调查后无重大犯罪记录，方可参加全州统一的房地产经纪人执照考试(机考)。一般来说，第一次考取的只占50%，取得销售经纪人执照。经纪人的种类:房地产经纪人的执照分为两种，一种是销售经纪人执照，另一种是执业经纪人执照。执业经纪人执照只有在拥有销售经纪人执照两年之后才能向州政府提出申请，并要继续完成相当一部分房地产专业课程:房地产评估，房地产数学，房地产贷款，房地产经营，房地产市场等。之后，才能参加全州统一的房地产执业经纪人考试(机考)。只有执业经纪人才可以独立开业，执照者不可独立开业，但是优秀的经纪人大多是执照者。,美国二手房市场发展状况：目前美国二手房的交易量在整个交易占比大概在
14、90%左右，新房只占交易的10%。国内，二手房的交易大概占比在30-56%左右，随着城市化建设的完成，二手房占比会变高。都江堰目前月成交套数大概在250-350套左右，高峰期达到500-600套左右。占整个签约比的60%左右，还有很大进步的空间。预期可以看见的是在未来的很长一段时间里二手房在都江堰市场都将处于主导地位，并持续影响整体房价！都江堰已经整体进入卖方时代！,.,.,都江堰二手房市场的现状,1,一.客户多，房源减少。二.房东难以把握，经常跳价。三.客户挑剔.观望，不下手。四.市场价格持续上升。五.一手房市场所占比重逐渐上升。六.玉堂新城区开始起步七.市场竞争越发激烈,3,4,未来1-3
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