Research On Urban-rural Land Market Based On Reform Pilots:Markets Relationship,Land Incremental Values And Establishing Strategy

China is vigorously promoting the establishment of urban and collective construction land(CCL)market.Research on the CCL market and its relationship with the state-owned construction land market is insufficient yet.Three theoretical hypotheses were proposed based on the market potential zoning model and the pricevalue comparative analysis framework of land expropriation and CCL transaction.Through the empirical research on CCL marketization reform in Dingzhou City,Hebei Province,the land incremental values(LIV)and shares of LIV of land expropriation and CCL transaction were calculated,and the establish strategy of CCL market in Dingzhou City was summarized.the index of "the development degree of collective land market" is defined and calculated by evaluating and analyzing the development degree of CCL market in 33 reform pilots.The econometric model was established and The stepwise least squares method is used to regression analysis on the influencing factors of the development degree of CCL market in different regions.The research results are as follows:(1)In land expropriation and CCL transaction in Dingzhou City,the LIV obtained by collectives and government was 139,900 yuan and 136,100 yuan respectively,which were basically equal.The location conditions of CCL are relatively poor,and local governments tend to establish a CCL market first in Low Potential Marketization Area.(2)The practice of Dingzhou City shows that local governments tend to reduce its share of LIV in order to encourage CCL marketization.In land expropriation,the share of LIV between the government and collectives is 74.2% and 25.8%,while which is 19.8% and 80.2% in LLC transections.(3)The degree of development of CCL market in each pilots are obviously different,and the overall situation is “high in the southeast and low in the northwest”.Except Guangdong(0.77)Guangxi(0.53),the pilots are no more than 0.4,and there is still room for further establishing.(4)Regression analysis of the development degree of CCL market shows that the number and price of state-owned land transactions,relative location condition and local policies have a significant positive impact,and the level of local economic development and absolute location condition has no significant impact.The research conclusions are as follows:(1)The share of LIV determines the relationship between urban and rural construction land market.When government share of LIV in CCL transections is less than that in land expropriation,government may encourage CCL transactions in surrounding towns,so that the market relationship of "state-owned construction land supply cities,collective construction land supply townships" has been formed.(2)In the early stages of the CCL market establishment,CCL market can be formed in the surrounding towns and villages of cities.There is a certain amount of LIV and low cost of land transection.All stakeholders are motivated to participate in CCL transactions(3)When the CCL market is relatively developed,CCL can compete directly with the state-owned land market.At this time,the share of LIV has been balanced,and the free flow of land elements will be truly realized.(4)The CCL market is subject to the current reform policy and has greater development potential.The highest government share of LIV in CCL transections is less than that in land expropriation.The trading range of CCL is limited to the stock CCL,and the use does not include housing,which limits the supply and demand of CCL.Under the policy constraints,CCL cannot fully compete with state-owned construction land,and development of the market has also been limited.