自從民國89年農業發展條例修正後，新的農舍制度已經運行了六個寒暑，但由統計上的數據可得知個別農舍依然是農民們興建農舍時的主要選擇，顯見政府所欲提倡的集村興建農舍有其實施上的弱點。而在真正完成的集村農舍當中，起造人入住的真正目的，又多半與實際的農業經營管理無關。因此，集村農舍制度於制度設計與制度執行方面可能出現了若干的問題，導致政策實施的結果與政策初始的期望落差甚大。由於集村農舍制度的成效有限，反而更加襯托出個別農舍的備受青睞，這又明顯異於多數學者、官員對於個別農舍所持的負面態度。因此，吾人欲從這兩個並行制度的制度內容出發，以實際的案例進行農舍制度在規則、組織、執行層面的比較分析，據以提出下列的結論與建議。 一、研究結論 （一）個別農舍在搜尋成本、監督成本、執行成本、時間成本等交易成本上遠較集村農舍來得低廉，加上政府提供給集村農舍的誘因相對不足與個別農舍選擇的高度自由，使得目前農民在申請興建農舍時仍以個別農舍為主要的選擇。 （二）個別農舍有建築樣式的選擇自由、交易成本較低等優點，也有容易成為治安死角、公共設施不足等缺點；而集村農舍相對的有建築樣式的選擇不自由、交易成本較高等缺點，以及能夠守望相助、公共設施充足等優點。 （三）作為中央政府政策代理者的地方政府，時常會缺乏對於制度變遷的適應性（adaptation）與執行時的專業能力，加上又必須面對執政權力來源的選民壓力，所以其執行成效往往在中央政府之期待與地方選民之要求間做拉扯，而很有可能因此偏離了政策的原始理念。 二、政策建議 （一）儘速檢討集村農舍制度的偏差以回歸原始之優良理念，並僅允許集村結合原有的鄉村區去作興建，而不准許蛙躍式的、點狀式的集村興建。 （二）現在多數的個別農舍都是屬於別墅型的個別農舍與居住型的個別農舍，而與真正的農業生產經營沒什麼相關性，因此這些不符合農舍原始定義的個別農舍，應該沒有再繼續申請興建的理由，僅有農用型的個別農舍可以有限度的開放興建。 （三）目前農舍管理所面臨到的難題，多少都與完全地開放自然人進入農地市場有關，而在農發條例因為諸多現實的政治因素而難以付諸修改的情況之下，唯有從嚴認定欲申請興建農舍者的資格、加強稽查農舍的違規情形、取消部分農舍不合理的稅賦優惠，才有可能減少機會行為的發生與農舍的不斷蔓延。 （四）在中央政府組織ㄧ個事權統一的農地與農舍的主管機關，以減少目前農舍主管機關業務重疊的情形，並在地方政府正式設立一個專責農地與農舍問題的聯合審查小組，且直接地向中央的主管機關負責，以降低代理問題產生的機會。 關鍵詞: 個別農舍、集村農舍、交易成本、雙重代理、制度變遷、自我執行 、第三者執行 / The implementation of farmhouse institution has been 6 years since year 2000. From the official statistics, the individual farmhouse is still the main choice for farmers. This reveals that the cluster farmhouse which adopts and promotes by government authority has some shortcomings. In addition, the owners who own cluster farmhouse are nothing to do with agricultural operation. These may result from the rules and enforcement of cluster farmhouse. Therefore, this study conducts a comparative analysis of formal and informal rules of individual and cluster farmhouse so as to understand the reasons why farmers do not choose the cluster farmhouse with incentives provided by central government. The main conclusion and policy suggestions for farmhouse are as follows: 1. The transaction costs including searching cost, policing cost and enforcement costs for individual farmhouse is much low than that for cluster farmhouse. In addition, the incentive provided from government for cluster farmhouse is not enough. The above two reasons lead to the result that individual farmhouse is the main choice for farmers. 2. The advantage of individual farmhouse is the freedom of varied style choice and low transaction cost while its shortcoming is safety problem and lack of public facilities. The advantage and shortcoming of cluster farmhouse are opposite from individual farmhouse. 3. The implementation of farmhouse is influence by the lack of adaptation of local government, professional comprehensive and election pressure so that the implantation is different from the original basic concept of farmhouse. 4. Policy recommendation: （1） To review the original basic concept of farmhouse and to encourage the cluster farmhouse together with country district rather the scatter development. （2） To review the definition of farmhouse so that all the farmhouse can be use for agricultural function instead of accommodation. （3） To cancel the tax exemption for farmhouse that is not use for agriculture so as to prevent the opportunity behaviors. （4） To unify the responsible authority in central government so as to prevent the agency problems of implementation.

農地價格隨著研究立場不同，而具有多元的價格型態，本研究採農業使用的角度，以收益法求取宜蘭縣三星鄉的農地價格，將之與實價登錄成交資料比較，並應用多元迴歸分析影響成交價格與收益價格差距的可能因素。 研究結果發現在民國89年後所新辦的農地重劃地區將增加農地的轉用壓力，且當新辦重劃地區內成交農地臨路寬度愈大，則成交價格與收益價格差距愈發明顯，表示新辦重劃區內道路寬度的設計已超出農用基本需求，而增加農地變更使用的可能，此與農地重劃擴大農場經營之目標相互衝突。但透過公約機制與生產制度面的改良，農業經營專區則可能減少農地的變更使用，進而達到保護農業生產環境的理想。另外，在三星鄉內，農舍的興建將擴大農地價差關係，促使農地轉用價值上升，且影響隨著時間遞嬗日益彰顯，顯示農地已面臨愈來愈高的轉用壓力。 / This study looks at difference between income approach value and transaction price at Sanxing Township, Yilan County. With different point of view, the agricultural land will have diversified value types, such as market value and use value. To begin with, we conduct income approach to determine agricultural land value as pure use value. Then, we compare it with transaction price from government statistics, calculating the gap between income approach values and real selling price. Finally, we apply multiple regression analysis to find price gap influence factors. The empirical model presents special agricultural enterprise zones may reduce agricultural land development pressure, and therefore could protect agricultural production environment. But, when at recent constructed agricultural land readjustment area, agricultural land will face much more development pressure which has violated land consolidation objects. Research also indicates that our land face much more development pressure with evolution of the time.

影響農地價格之因素，隨著市場條件之差異，如土地使用管制或農地政策而有所不同。歸納我國過去有關農地價格研究之文獻，對於東部農地市場之研究較少，且鮮少探討自然景觀因素對於農地價格之影響。對於東部農地價格之研究，可能遺漏重要的影響因素。因此本研究探討影響花蓮縣農地價格之因素，且加入自然景觀作為研究變數，以觀察自然景觀對於花蓮縣農地價格之影響。又農業發展條例於民國89年修正後，准許農民在其自有農地興建農舍。故本研究將農地樣本分為得興建農舍及不得興建農舍之農地，進一步比較自然景觀對農地價格之影響於兩者之間有無差異。由於本研究選取之農地，為其興建之農舍皆得作為民宿使用之樣本，因此，本研究加入衡量市場對於民宿需求之變數，探討市場對於民宿之需求，是否加深自然景觀對於農地價格之影響。 　　本研究以民國101年8月至103年12月花蓮縣非都市農地實價登錄資料作為研究樣本，透過線性迴歸模型，探討包括自然景觀因素在內之各項因素對於花蓮縣農地價格之影響。實證結果觀察到：對於花蓮縣農地市場，農地是否得興建農舍為自然景觀是否會影響農地價格之主因，且自然景觀對於農地價格之影響，受到市場對於民宿之需求而有所差異。基於上述，本研究研究結論如下：一、自然景觀因素影響花蓮「得興建農舍」之農地價格，但不影響「不得興建農舍」之農地價格。二、農舍作為民宿使用機率變高時，將加深自然景觀之價格效果。 / Factors that affect the price of the farmland vary in different market conditions, such as land use regulation or farmland policy. Previous studies on farmland prices is found to have paid little attention to farmland market in eastern Taiwan, and rarely discuss the amenity of natural landscape that might also affect the price of farmland. Lack of studies may lead to ignore the important factors of farmland price in eastern Taiwan. This study discusses the factors that affect the price of farmland in Hualien County, and adds the natural landscape as the independent variables so as to observe how natural landscape affect the farmland price in Hualien County. After Agricultural Development Act amended in 2000, farmers are allowed to construct individual farmhouses on their own farmland. Therefore, we split the data into farmland in which construction of farmhouse is allowed and farmland otherwise. Furthermore, we compare the difference between two types of farmland. Because the farmland where the farmhouses are allowed to construct are also permitted to operate the Bed and Breakfast, we also add the independent variables of the market demand for the Bed and Breakfast. In so doing, we are able to investigate whether the market demand for the Bed and Breakfast increases the natural landscape that affect the price of farmland. We choose the non-urban farmland price registration data from August 2012 to December 2014 in Hualien County. The linear regression model is used to analyze how various factors including natural landscape affect the farmland price in Hualien County. Based on the empirical results, three conclusions are arrived at below: First, factors of natural landscape only affect the price of farmland which allow for construction of farmhouses, but not affect the price of farmland where construction of farmhouses are forbidden. Second, farmhouses that are permitted to operate the Bed and Breakfast will increase the price effect of natural landscape.

預售屋制度在臺灣地區已行之多年，惟預售屋交易金額龐大、興建期間長又不固定、簽約到履約歷時久，且涉及諸多法律及地政登記等專業知識，此外，投入預售屋交易者，除消費者外，還有建設公司、代銷公司、提供土地之地主、承包工程廠商、金融服務業等，預售屋交易模式極為複雜，再加上消費者購買經驗有限，及購屋資訊不足，其衍生出之消費糾紛不勝枚舉。 內政部公布之『預售屋買賣定型化契約應記載及不得記載』 及修訂公布之『預售屋買賣契約書範本』，其中『預售屋買賣定型化契約應記載及不得記載』依消費者保護法第17條第2項規定違反公告之定型化契約之一般條款無效，使該上開公告事項具有法律上強制規定之效力，而該公告事項依內政部（90）內中地字第9083627號函稱「本應記載及不得記載事項自公告六個月後生效」，所以該公告事項自91年3月6日起對預售屋交易之當事人發生強行法規之拘束力，締約雙方對此應有所認識。本文以91年3月6日『預售屋買賣定型化契約應記載及不得記載』生效後，最高法院對預售屋定型化契約條款見解，作一分析，希望能分析出內政部公布『預售屋買賣定型化契約應記載及不得記載』及『預售屋買賣契約書範本』，對預售屋實務上產生之影響及產生何種新型態的紛爭，並尋求解決之道。

目前台灣地區農村發展之生產與生活面功能係由農地重劃、農村社區土地重劃及農地興建農舍等三個制度執行來達成，其中透過農地重劃達經濟面之生產功能，而藉由農村社區土地重劃與農地興建農舍制度提供生活面之需求。然制度個別執行之結果，不僅導致生產農地之破壞與流失，亦增加農地利用之交易成本。面臨這些問題，生產農地之維護為當務之急。雖然長期以來農地重劃為維護農地生產力之主要制度，但由於農地重劃之發展受到制度變遷路徑相依之影響，不易因應社會變遷而改變其只具單一生產功能之制度內涵，故若要同時達到農村地區之生產與生活功能，或可透過農地重劃之制度調整解決問題並兼顧生產與生活功能之農村發展。 　　因此本研究基於制度變遷之理論基礎，針對台灣地區實施農地重劃之制度變遷進行分析，探討於社經環境變動過程，農地重劃所扮演角色之轉變，以為檢視現行農地重劃制度問題之基礎。並透過政府嘗試結合辦理農地重劃與農村社區土地重劃進行個案分析，揭示目前農村地區追求生產與生活功能同時兼備之必要性，以及於現行制度環境下，二個制度進行結合辦理之制度調整方向，產生了執行時程、重劃負擔及土地分配等問題與困難。故本研究進一步提出三個制度調整方案，利用ANP之多準則決策分析方法，評選出於多功能農地重劃之制度調整發展方向，為兼顧生產與生活等多功能目標之最佳制度調整方案。此外，針對多功能農地重劃制度之調整提出制度環境面與執行機制面之政策性建議，期望能對正在研擬與即將立法之農村再生條例草案中，整合型農地重劃之研擬與方向，提供於制度結合或制度創新上有所助益。 / Farmland consolidation institution in Taiwan has only been applied to improve the production environment during the past 50 years. Nowadays, due to the dramatic change of social and economic environment in Taiwan as well as the tendency of multifunctional rural community and agricultural development, the institution is due to proper consideration to be altered. In addition, the separately enforcement of three institutions i.e. farmland consolidation, building of farmhouse and rural community consolidation, results in the serious pollution of agricultural environment and the loss of high- quality farmland. How to adjust the current institution of farmland consolidation so as to reach the objectives of both better production and living environment in rural areas is an important issue. This study, based on the institutional change theory, investigates the changing role of farmland consolidation in Taiwan. Moreover, examines the problems of integrating farmland consolidation and rural community land readjustment at Shihfen area located in Tainan County Cigou Towship is examined. After literatures review and the investigation of farmhouse as well as farmland use problems, proposes three alternative institutions of farmland consolidation. Analytical Network Process (ANP) Approach is employed to evaluate. Furthermore, the criteria and implication of the choosing institution are discussed so as to benefit the framework of integrated farmland consolidation in the Bill of the Revival of Rural Community.

集村興建農舍制度是2000年農地政策劇烈轉變的重要一環。制度執行涉及代理關係，以往集村農舍相關文獻大多偏重於特定地區個案及建築景觀或住宅功能的探討，也缺乏探討政府內部執行分工及互動對制度執行成效的影響，而代理理論中的多重委託多重代理觀念，不僅更貼近社會的真實情況，也能解析集村農舍制度的執行結構與執行結果間的關係。因此本研究從中央主管機關的委託及地方政府的執行代理結構，就集村農舍制度設計初始農地政策目標，分別探討制度執行規則與政府同一層級及不同層級的委託代理安排，調查分析整體執行現況及不同區域案例對農地利用與管理的影響，以釐清制度執行的問題真相，期望作為農地政策與農舍制度執行相關研究之基礎。 傳統的委託代理研究途徑，都描述了一部分制度或政策執行的現象。多重委託多重代理理論可以更完整作為分析階層政府推動政策或制度執行過程中複雜的互動與回應基礎，而政府內部多重委託代理及複雜的訊息問題，也比模型化的理論更加複雜。除了制度環境以外，也因為集村農舍制度執行分工安排不當，致使組織職能目標及資訊傳遞太過複雜，且未建立協商平台，加深執行結果偏離維護完整農業生產環境之政策目標。本研究建議必須回歸集村興建農舍制度原本立法目的調整中央農業主管機關內部制度安排，並透過多重委託代理雙方協商平台機制，促進正確資訊流通及共同合作。最後，如果執行一再偏離農地政策目標且陷於無效率狀態，也必須考慮制度予以廢除。 / The Concentrated Farmhouses Institution was an important part in the drastic change of Farmland Policy in 2000. As the institution implementation was conceded involved agency relationship, previous literatures mostly only focused on explorations of specific regional cases and structure landscape or residential functionalities. Furthermore, it also lacked explorations on the influence of institution implementation effects from government internal implementation of work diversification and interaction. Therefore, from principal of the central government authority to implementing agency structure of the regional government, and by basing on the initial Farmland Policy aim of the Concentrated Farmhouses Institution plan, this study explored on the institutional implementation regulation and principal agent arrangement within same-level and different levels of government. It investigated the entire implementing status and cases in different regions that influence on farmland utilization and management, and expected to clarify the actual problems of institutional implementation. The outcome seeks to be the foundation of relevant studies on Farmland Policy and farmhouses institution implementation. The approach of traditional principal agency studies all described a part of institution or norms of policy implementation. The concept of Multi-Principal and Multi-Agent could be more complete in analyzing various levels of the government in promoting the policy, or the complex interaction and response basis of institutional implementation process. In addition, the problem of governmental internal multi-principal agency and complicate messages were more complex in comparison to the model theory. Despite of the institutional environment, inappropriate diversification of work in implementation of the Concentrated Farmhouses Institutional has led to over-complexity of organizational function aim and message transmission. As there was no establishment of consultation platform, the implemented outcome has intensified the deviation on policy aim of maintaining a complete agriculture production environment. This study suggested that the internal institution arrangement in agriculture authority of the central government was required to readjust its original legislative aim of the Concentrated Farmhouses Institution. Through multi-principal agency of consultation platform mechanism of both parties, it would encourage accurate information circulation and cooperation. Lastly, if the implementation deviated constantly from Farmland Policy aim, it would fall into an ineffective status, and eventually the consideration of institution abolishment would be required.

自民國八十九年農業發展條例將農地開放自由買賣，並在農舍興建制度中增加了獎勵集村方式興建農舍的相關措施，藉使農民興建農舍時能捨棄在自有農地上興建農舍而共同參與集村方式以興建其所需之農舍，使消弭個別農舍對農業環境景觀等負面影響，並能夠達到維護農業、農民、環境等多重目標，此為集村興建農舍之緣起。 在本研究以親自探訪集村興建農舍已完工及正在籌備個案，同時對照農地政策之核心意涵是否達成之，期能給予未來法規修訂參考及建議。 然而，在針對全省集村興建農舍個案研究後發現以下問題與結果：因一般民眾難以整合協調以及理解相關法規，目前集村興建農舍多由建商開發、召集、銷售。而在農地政策管地不管人之保護傘下，反而成為建商營利目標以及一般民眾達到入住花園別墅之夢想；既然落為建商營利目標，再加上法規規定可以鄰近鄉鎮之農地為配套地，與興建集村農舍使用基地，合併計算加總面積之因素。故造成建商購入偏遠且低價配套地，搭配農舍基地湊足法規所需農地總面積，而該配套地因與農舍距離甚遠又毫無耕作環境與價值，實難達到農地農用之目標。 針對以上問題與結果，本研究並提出以下之建議： 一、農民應重新定義，農舍起造人應嚴格限制。 二、集村方式興建農舍應與個別興建農舍審核標準相同。 三、集村個案之農用農地應於適當距離範圍內，以利農業使用，並應嚴格禁止再分割情形，以防農地細分。 四、興建農舍應以農業經營需求為必要者。 五、集村興建農舍應成立社區管理委員會。 六、政府應結合農村社區土地重劃，提供適當之集村農舍建用農地。 / When agricultural development regulations lifted the ban and authorized the sales of farmland freely in 2000, it also supplemented related measures with incentives for farmers to build collective farmhouses so that farmers will give up constructing individual farmhouses on own their land, and jointly build collective farmhouses. This could help to eliminate the negative impact individual farmhouses have on the natural landscape of agricultural environments, and also achieve multiple objectives in upholding agriculture, farmers, environment, etc. And this is how collective farmhouses came about. Site visits were made to completed farmhouses; cases that were being prepared were also visited. At the same time, the research study also refers to the core meaning of policies related to farmlands in the hope that it can act as a reference and also offer suggestions to future legal revision and modification. However, the following problems and results were found after research was done in a province: as most people find it hard to integrate, coordinate, and understand the relevant legal provisions, current collective farmhouses are mostly carried out by construction companies who take on the tasks of development, gathering, and sales. However, as agricultural policies deals with land only and not individuals, such policy has, on the contrary, caused construction companies to view this as a profit target and the general public to see it as a grand dream. Given with the policy that it has helped construction company to make profit as well as the fact that the laws regulate farmland proximal to neighboring township taken as the supporting land, the site used for the construction of collective farmhouses can combine that of the supporting land to become the aggregate size of construction land. Therefore, it has encouraged companies to purchase remote and inexpensive support to work with the site of farmland in order to make up the aggregate size of the needed farmland as regulated by law. Furthermore, since the supporting land is far from the farmhouse and found without farming environment and value, it is, in fact, hard to achieve any objective of farmland solely for agricultural purpose. As such, this study has put forth following suggestions: 1. redefine the definition of a farmer, and the conditions of builder of a farmhouse should be strictly confined. 2. the construction of collective farmhouses should be given the same severe screening standards as those of individual farmhouses. 3. farmland for agricultural purposes should be limited to a suitable distance to be used for agricultural purposes, and legal provisions should strictly prohibit further partitioning and avoidsub-partitioning. 4. construction of farmhouse should be authorized to those which are found necessary for agricultural operation. 5. community management committees should be established for collective farmhouses. 6. the government should integrate village communities for land re-zoning in order to provide suitable farmland for collective farmhouses.

自民國89年起政府將農地政策明訂為「落實農地農用」之方向，為配合此一目標而建立「集村農舍制度」，農舍議題遂成為各方矚目之焦點。由於農舍興建與「農地利用」、「農村景觀」與「農民生活」等議題關係密切，且實際的集村農舍制度規則與執行因涉及制度參與者互動情形，而影響制度執行與最後目標之實現。惟既有的集村農舍研究多以個別觀點，從管制與被管制者的政策、法律保留原則或住宅管制等面向切入，就制度實際運作情形甚少著墨，對於整體制度問 題亦無深入探討，而研究結果多僅表示贊同或反對意見，無法針對集村興建農舍制度獲得較完整的分析。爰此，本研究透過新制度經濟之觀點，探討集村興建農舍之主要制度理念、正式規則之制度環境、及主管農舍業務組織間制度安排問題，並以「新竹湖口」與「雲林斗六」兩個集村案例，進行案例分析與實地訪查，利用與相關承辦人員深度訪談等研究方法，檢驗目前制度之執行與其保護優良農地落實性。再者應用具動態性之制度變遷理論分析，探討我國加入WTO之調整與民國89年總統大選等重要政經因素對於集村農舍制度之影響。最後依據研究結論，對目前集村農舍制度問題提出對策與政策建議，希冀未來集村興建農舍之規則與執行更能落實保護優良農地之理念。本研究之主要結論與建議如下： 一、研究結論 （一） 集村農舍制度因加入WTO之調整與總統大選等政經因素影響，減弱保護優良農地之制度理念的落實性，呈現不合理的制度變遷趨勢。 （二） 規則欠缺農地利用面與引導農舍區位面之管制等制度環境問題，以及農地與農舍管理組織間業務重疊與職權模糊等制度安排問題，產生制度無效執行，甚至出現耗損優良農地資源之情形。 （三） 以「湖口」與「斗六」兩集村案例歸納其共同現象，目前集村興建農舍制度並未實質照顧農民，亦未能達到保護優良農地之制度目標，須加以研議調整。 二、政策建議 （一） 「落實制度理念」－降低建商介入炒作影響制度理念落實的可能、增加落實制度理念之依據、檢討「專案分割」對制度理念落實之影響。 （二） 「合理的制度環境」－使務農者成為制度主體、提升誘因機制之質量。 （三） 「有效的制度執行」－地方政府組成集村申請案審查小組、農地利用計畫報請農委會審查列管、加強地方審查人員對於集村制度理念之宣達與執行審查業務教育。 （四） 近程與中長程措施 1. 近程建議－明確釐清農舍之定位與推動「示範集村農舍」計畫 2. 中長程建議－調整制度方向為「以集村方式興建為主」 / Central government has defined the enforcement of farmland for agricultural use as the national farmland policy since 2000. In order to fit the objective of the policy, the central government adopts the institution of cluster farmhouse. The problems of farmhouse cause public attention because it raises other issues, such as ' utilization of farmland ', ' rural landscape ' and ' farmer's life. The enforcement of cluster farmhouse institution involves the interaction of the actors, which subsequently influence the realization of the ultimate goal. The existing studies on cluster farmhouse focus mainly on the viewpoints of the owners and regulators of farmland, the principal of law reservation or housing control. In contrast to existing studies, this study, based on the concept of Institutional Economics and deep interviews with the relevant officers who take charge of the cluster farmhouse, investigate the institutional environment; institutional arrangement and enforcement of cluster farmhouse. The political and economy factors that influence the institution will be explained. Finally, a prospective promise of improvement for cluster farmhouse will be provided. The main conclusions and policy suggestions are as follows: 1. The institutional change of cluster farmhouse is deeply influenced by the political economic factors such as to join WTO and to run presidential election which subsequently affects the implementation of the institution. 2. The institutional environment of cluster farmhouse which lacks the consideration of farmland use, location of farmhouses and its institutional arrangement results in its enforcement deviated from the original concept. 3. In essence, cluster farmhouse, from the two cases in this study, has not really looked after farmers. The institution also unable to reach its goal of protecting good farmland at present. 4. Policy recommendations: （1）To reduce the possibility for building traders becoming as a leading role in the process of cluster farmhouse . （2）To make the people who engage in farming become the subject of the institution, and enhance the quality of the incentive mechanism . （3） To promote the concept of cluster farmhouse more rigorously, and thoroughly educate people more on the regulation of enforcement and examination . （4）To clarify the role of farmhouse and to give an good example of cluster farmhouse, and then to modify the regulation for building the cluster farmhouse instead of individual farmhouse .