Mercado fundiário urbano: uma análise comparativa entre Erechim/RS e Francisco Beltrão/PR (2000-2025)

Abstract

The appreciation of urban land has contributed to the horizontal expansion of Brazilian cities. This process intensified at the beginning of the twenty-first century. Studies on urban land appreciation have predominantly focused on large cities; however, rising land values and the expansion of urban perimeters through the development of new subdivisions have also occurred in medium-sized urban centers. This study aimed to analyze the evolution of the formal urban land market in the municipalities of Erechim (RS) and Francisco Beltrão (PR) during the first quarter of the twenty-first century. Located in southern Brazil, these cities are the principal urban centers within their respective immediate geographic regions and micro regions. The analysis of urban land prices was based on property advertisements published in local newspapers and on real estate agency websites in both municipalities. General information and socioeconomic data were obtained from municipal governments, the website of the Brazilian Institute of Geography and Statistics (IBGE), and academic studies focusing on these urban centers. The results indicate that, at both the beginning and the end of the period analyzed (2000–2024), the average price per square meter of urban land was similar in the two cities. However, between 2005 and 2015, Erechim showed higher average land prices than Francisco Beltrão. After adjusting prices using the General Price Index – Internal Availability (IGP-DI), the greatest real appreciation of urban land in both municipalities was observed between 2005 and 2010. The study also revealed that the principal agents involved in the production and commercialization of urban land have been active in these cities since the twentieth century and are predominantly composed of local capital. Although local actors remain the primary drivers of horizontal urban expansion, external real estate developers have also operated in both municipalities, with a more pronounced presence in Francisco Beltrão.