中文摘要
随着 天 津 市城市经济的发展，市场对房地产中介服务日益增长的需求为房地
产中介机构的快速发展奠定了良好的物质基础。但是在天津房地产中介机构的经
营中突出存在着的经营规模小，经营诚信水平低，信息交流不畅，中介机构间协
作不足等问题，对房地产中介机构的发展形成了制约。

本文 以 对 天津房地产中介机构经营现状的分析为出发点，对天津市房地产中
介机构的经营中问题较为突出的几个方面进行了深入而系统的研究。并在此基础
上，对适合天津的房地产中介机构的发展对策进行探索。在研究中主要采用对比
分析的方法，将国外及国内其他城市业已取得的先进经验与理论成果与天津房地
产中介机构的经营实际相比较，找出差距:进而综合运用理论分析与案例分析的
方法，重点对天津市通过2004年资质年审的455家房地产中介机构的经营现状
进行概括、分析，并对分析结果进行合理的归纳、引申，探讨了天津房地产中介
机构经营模式的选择，分析了电子商务环境中的天津房地产中介机构的困境与出
路，对天津房地产中介机构的诚信经营及品牌发展策略进行了理论上的阐释。

分析 天 津 房地产中介机构的经营现状可以发现问题找到不足之处;探索发展
对策可以明确房地产中介机构未来发展的路径。连锁化、规模化，应用电子商务，
进行诚信经营将是今后天津房地产中介机构发展的必然选择。

关键词: 房地产中介房地产中介机构经纪人估价师
ABSTRACT
Alo ng w ithth ee conomicd evelopmentof T ianjinc ity,in creasingd emandfo rre al
estateb rokeragesin t hem arketpr ovidesg oodm aterialba sesfo rra pidg rowtho fre al
estate brokerage firms. But there exist problems such as limited scales, poor credit
quality, information block and unsatisfactory coordination among the real estate
brokerage firms, which confine the development of real estate brokerage firms in
Thi s t he sisa imsa tt horoughly analyzing currento utstanding problemsi n
Tianjin&39;s real estate brokerage firms from several aspects, and discusses efective
solutions. T hen, the above analytical results are applied to explore the
countermeasures that appropriately apply to real estate brokerage firms in Tianjin,
hopefully the suggestions will be of help to their development.
Thi st h es ism ainlyta kesa c omparativeap proach,th atis ,co mparingth ep ractical
and theoretical achievements in real estate brokerages operation of domestic and
foreignc itiesw itht hoseo fT ianjin,so a sto f indw hatT ianjinf allssh ortof .T hen,th e
author uses a comprehensive approach which combines theoretical and case analysis
to probe measures appropriately applying to real estate brokerage firms in Tianjin.
Emphasis is put on the generalization and analysis of current operating situation of
those real estate brokerage firms which passed the quality inspection carried out in
Tianjin in 2004. The result is summed up and stretched to other relevant fields, and
Tianjin&39;s real estate brokerage firms operating modes selection is discussed,
accompanied with analysis about the feasibility of multiple listing service system and
theoretical statement of real estate brokerage firms&39; honest operation and brand
establishment.
An aly zin gc urrento peratings ituationo fre ales tateb rokeragesin T ianjinm ayb e
helpful for the city to find its inadequacy and probing the measures to beter develop
reales tateb rokeragef irmsm ayh elpe nterprisesto m akes ureo fit sfu turep ath.sc ale
development, adopting electronic business and undergoing honest operation will be
the inevitable choice of Tianjin&39;s real estate brokerage firms in future.
KEYW ORDS:R ealE stateB orkerage,R ealEs tateB rokerageF irm,Br oker,A ppraiser
第一章引论
1.1研究背景
伴随 着 旧 城区改造、道路拓宽、地铁工程、海河沿岸改造等大规模城市更新
改造工程的开展，天津市的房地产投资逐年增长，开发规模不断扩大。天津房地
产市场的现状需求量急增，住宅等房地产产品从二级市场进入三级市场速度加
快，天津的房地产业出现了购销两旺的局面，梯级消费的良性链条正在形成。

天津 的 房 地产投资90年代初，每年只有10^30多亿元，1994年最高达25.66
亿元，1999年86.9亿元，至2001年已达到%.4亿元，2002年全市房地产业完
成增加值97.66亿元，环比增长13.3%。房地产开发投资175.84亿元，环比增长
9%。房地产开发规模适度，如图1-10