不動產估價人員之價值探索過程：估價程序與參考點的選擇

The Heuristic Process of Appraiser in Determining Property Value: Aspects of Selecting the Appraisal Procedures and Reference Points

洪鴻智(Hung-Chih Hung) ； 張能政(Neing-Chung Chang)

《建築與規劃學報》 7卷1期 (2006/06) Pp. 71-90

https://doi.org/10.30054/JAP.200606.0004

摘要

本文主要目的乃從行為理論觀點，分析不動產估價人員在估價過程的行為特性與不同影響因素間的關係。透過估價過程參與觀察及問卷訪談法，及同時應用卡方檢定與Mann-Whitney U檢定。結果皆呈現資深估價者在選擇估價參考點，有顯著選擇非交易價格之傾向，然不管對於區域是否熟悉或作業時間的長短，對估價參考點的選擇偏好皆無顯著不同。在估價程序選取上，估價者資歷之深淺無顯著差異。然區域熟悉度與作業時間長短，皆顯著影響估價程序的選擇。另從logit模型的估計成果，發現影響估價者是否選擇標準估價程序的主要因素為：客戶的期待價格、參考點選擇方式、作業時間、區域熟悉度與交易價格比較案例相關資訊蒐集的困難與不確定性。

關鍵字

不動產估價 ； 交易價格比較 ； 估價程序偏離 ； 探索程序 ； 偏差

並列摘要

The main purpose of this article is applying behavioral theory to investigate the valuer's behavioral characteristics in the appraisal process, and to examine the relationship between the decision-making process of process and its influential factors. A process tracing questionnaires survey was conducted in the empirical analysis. In selecting appraisal reference points, both the χ2 test and Mann-Whitney U test statistic reveal evidences that expert appraisers have a significant tendency to choose the non-transition value. However, the results reveal that the level of geographical familiarity and the time spent on the appraisal procedure do not have significant relationship with reference point choice. On the other hand, the senior and junior appraisers may have the same inclination in choosing appraisal procedure. The results also show that the appraisal procedure choice has great divergence with appraiser's geographically familiar and their appraisal operation time. The results of logit analysis present the main factors that would affect appraisers in the determination of selecting appraisal procedure are client's feedback effects, reference point choice, time for operation, level with geographically familiar, and the information collection process.

並列關鍵字

Bias ； Comparable transition value ； Departures from normative appraisal process ； Heuristic process ； Property appraisal

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