本篇論文主要探討民宿價格，在平日、假日和整體的情況下與房間坪數、消費者線上評分、民宿競爭度、早餐、寵物、火車站、現金支付及接駁車變數的關係。本篇將被解釋變數分為雙人房價格與四人房價格，探討在三種情況下，民宿特徵變數會如何影響房價。資料來源取自住宿網(Booking.com)站上的資訊，資料收集期間為2020年1月1日至2月16日。
首先使用半對數型之特徵價格模型進行迴歸分析，接著透過固定效果的OLS模型與隨機效果模型，進一步分析實證結果。由於本研究的變數大多屬於不隨時間變動的變數，因此設置每家民宿的虛擬變數來控制不可觀察的因素，以達到固定效果的功用，結果顯示，以整體的情況而言，房間坪數對房價有正向顯著影響；消費者線上評分對房價有正向顯著影響，表示網路評分是會影響到房價；民宿競爭度對房價有負向顯著影響，當某民宿在方圓1公里內有其他民宿時，使得民宿房價會下降，表示民宿間的聚集存在削價競爭的現象；早餐變數對房價有正向顯著影響；寵物變數對對房價有負向顯著影響，從實證結果來看，大多人還是會有公共衛生的考量；火車站變數對房價有負向顯著影響，當某民宿三公里內有火車站時，民宿房價會下降；現金支付變數對房價有負向顯著影響，若該民宿只接受現金支付，則民宿價格會下降；接駁車變數對房價有正向顯著影響。

This paper mainly discusses the factors on how the effect on the b&b price rate. My dependent variables are the normal room price and twin room price. They were estimated in three circumstances that were weekdays, weekends, and all-week. This paper used the framework data of the online booking website from January 1th 2020 to February 16th, 2020.
In this paper, my model is the Hedonic Pricing Analysis. First, it uses the hedonic price models that the price of a product reflects embodied characteristics value by some implicit prices. Next, to eliminate the unobservable variables, set 342 dummy variables to control independent variables. And then this model would be similar to the fixed effect model.
The result of the Hedonic Price model indicated that ceteris paribus, square feet had a significant positive effect on the room price, and the consumers' feedbacks also had a significant positive effect on the room price. Meanwhile, the competition level had a significant negative effect on the room price, and breakfast services had a significant positive effect on the room price. Ceteris paribus, allowing pets had a negative and significant effect on room prices, which may be caused by sanitation from consumers. If there is a railway station near the b&b, it will have a negative and significant effect on the room prices. Simply, when there is a train station within three kilometers of b&b, the room price will decrease. Ceteris paribus, the shuttle bus services had a positive and significant effect on the room prices.

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