Study of estate transactions institutions role in urban land expansion (Case Study: Gorgan city)

Urban land expansion process intricacy and citie's special economic- social qualifications prevent us to analyzing all the factors that affected urban land expansion by choosing a theory. State transactions institutions are one of the land market and housing secret and hidden principles in urban land expansion. This article is compiled for studying of estate transactions institution's role in urban land expansion. For this, at first market function is being studied by using constructional license statistics, land and house price in year 1390, and then manner of institution's activity in the city and affective variables in determining the price and Maskan Mehr effect to reduce land and house price. Research method is application- expansion and study method is documentary and measurement. For information gathering we use questionnaire and for data analyzing SPSS is used. Statistical universe are managers and Gorgan estate transactions institution's owners, that is estimated about 136 by using cocaran formula and finally it is prepared and completed by using systematic sampling method in city areas1 and 2. The results show that there is a meaningful connection between state transactions institutions function and price determining and urban land type of usage with Chi-Square coefficient sig=0/000 and 72/531; that means institutions by determining land price and increasing it, lead the type of usage towards residential and commercial usage which is more profitable. Also transactions level comparison in Gorgan areas 1 and 2, shows there is a meaningful different. For confronting existing problems and improvement of estate transactions institutions function in urban development is suggested, for clarification, control and supervising prices in each urban area and district organize a committee of institutions, municipality agents and ministry of justice agent.