近年来，西安市房地产行业快速发展，投资量和销售量都大幅度增加。房地产业已经成为西安国民经济支柱产业之一，促进了我市经济的繁荣。然而，快速发展并不代表发展合理与高效。供求结构的不平衡，发展规模的不合理是西安市房地产业发展中的主要问题。 本论文在对房地产经济、产业组织、产业结构、产业绩效理论进行综述性研究的基础上，分别对房地产业的规模理论、投资结构理论、投资绩效理论进行了有针对性的阐述。结合西安市房地产市场发展规模现状，回顾了1998——2009年西安房地产多项指标数据，利用改进GM（1,1）模型进行实证分析。分析结果显示，西安房地产开发存在投资比例过高的问题，优化的规模不能单靠投资来拉动发展；对西安市房地产市场的结构分析采用静态分析的方法，提出对五种不同用途的商品房分析“投入”与“产出”的量的比例关系。得知普通住宅类商品房是拉动整个房地产市场销售的主导力量，其次是办公写字楼。而经济适用房与其他类商品房的销售对整个市场的发展贡献不如前两者大。绩效分析，利用各类房产项目的面板数据，构建 模型，得出结论：住宅类商品房的销售面积对其销售额的贡献最大，并证实与现实情况是基本相符。 为了找出拉动西安房地产绩效增长的原因，利用各类房产项目的面板数据，构建 模型，再一次证实：住宅类商品房的销售面积对其销售额的贡献最大。同时从投资规模与绩效关系及投资结构与绩效关系两方面对绩效进行评价。 以西安市房地产业优化健康发展为目标，从国家、开发企业、消费者个人三个市场主体类型的角度，提出解决西安市房地产市场存在问题的对策：政府完善土地管理体制等对策；开发企业追求利润最大化的同时应注重风险的防范；消费者在变幻莫测的市场环境中应做到理性选择。

In recent years, the Xi'an real estate profession developed fast, the amount of investment and the sales volume large scale increased. The real estate already passes through becomes one of Xi'an national economy pillar industries, promoted my city economy prosperous. However, the fast development does not represent the development to be reasonable and to be highly effective. The supply and demand structure is not balanced; development scales unreasonable is in the Xi'an real estate industry development subject matter. The present paper to the real estate economy, the Industrial organization, the industrial structure, the industrial achievements theory conducts the summary research in the foundation, to the real estate industry scale theory, the structure of investment theory, the investment achievements theory has carried on the target-oriented elaboration separately. Unifies the Xi'an real estate market development scale present situation, reviewed 1998--2009 year Xi'an real estate many target data, the use improved GM (1,1) the model to carry on the empirical analysis. The analysis result showed that the Xi'an property development existence investment ratio higher question, the optimized scale has not been able to depend on the investment to draw the development only; Uses the vertical analysis to the Xi'an real estate market's structure analysis the method, proposed that “the investment” and “delivers” the quantity proportional relationship to five different use's commercial housing analyses. Knew that the ordinary housing class commercial housing is the drawing entire real estate market sale leading force, next is the work office. But the economy is suitable the room with other kind of commercial housing sale before the entire market development contribution to be inferior that both are big. The achievements analysis, uses each kind of real estate project the kneading board data, the construction The model, draws the conclusion: The housing class commercial housing's sales area is biggest to its sales volume's contribution. And confirms and the realistic situation is the basic match case. In order to discover draws the reason which the Xi'an real estate achievements grow, uses each kind of real estate project the kneading board data, constructs panel the data model, again confirmed: The housing class commercial housing's sales area is biggest to its sales volume's contribution. Meanwhile relates two aspects to the investment scale and the achievements relations and the structure of investment and the achievements to carry on the appraisal to the achievements. Optimize the healthy development of real estate in Xi'an as the goal, from national, the development enterprise, the consumer individual three market main body type's angle, proposed that solves the Xi'an real estate market existence question countermeasure: The government consummates countermeasures and so on land management system; The development enterprise pursues the profit maximization at the same time to pay great attention the risk the guard; The consumer should achieve the rational choice in the unpredictable market environment.