宅基地城乡间流转研究——基于T县城镇化的调查

Investigation and Analysis on the Circulation of Homestead between the Urban and the Rural——Based on County T

T县宅基地流转市场不活跃,交易方式单一,交易价格偏低,与大城市周边农村地区宅基地交易市场的火热场面迥异。"同心圆梯度差"现象客观存在,城郊农村与偏远农村之间的差异不容忽视,偏远农村宅基地城乡间流转的条件尚不成熟。偏远农村地区宅基地向城市居民流转的渠道不畅通,相关政策和规定的限制、农村地区基础建设落后、熟人社会的排外意识、农村居民对房宅的惜售心理构成了宅基地流转的主要障碍。宅基地的使用价值优先于财产价值,保障作用重要于融资作用,宅基地城乡间流转的必要性不充分、效率性不显著。宅基地制度改革需稳妥推进,宅基地城乡间流转应以大城市周边农村地区为试点,从城郊农村向偏远农村逐步推进。同时,要借鉴土地发展权制度,对尚未实施宅基地城乡间流转政策的农村地区的居民予以补贴。对于宅基地所具有的财产价值,主要通过放开抵押、担保、出租等与宅基地的居住保障功能较为兼容的财产收益方式给予保障。

Market of homestead transaction in County T is not flourishing. Modes of the transfer of homesteads are not diverse. The price of homestead transaction is low, and different notably from that of the outskirts of the big cities.＂Concentric gradient difference＂ phenomenon exists objectively, and the difference of price between the outskirts and the remote rural areas cannot be ignored. Conditions of homestead transaction in remote rural areas are not yet mature. The channels of homestead transferring are not smooth in remote rural areas, and there are many restrictions on transferring homesteads to urban residents. The use value of homestead takes precedence over its property value. Homestead transfer in the outskirts should be the first step. Then, the markets in farther rural areas can be opened step by step. At the same time, the government should subsidize these rural areas whose markets have not been opened to prevent the development gap between the two areas from widening continually.