Hotel options are very limited in Mae Sai--especially if you don't have your own vehicle. (And if you don't speak Thai (or Shan or Burmese) your mobility is very limited in this town.) For foreign travelers without a car to spend a night in Mae Sai, Piyaporn Place Hotel is probably the best option. It is easy to locate; everyone knows where it is. And it is still within a walking distance from the border; you can walk around. I was pleasantly surprised by how nice and large the room was; I expected much less because of the price. And they have a decent international TV--again, not easy to find in Mae Sai.
This hotel is nothing special; it is not charming or friendly. But such extra qualities are so rare in Mae Sai; you would have to go to one of the "resort" places outside the town, for which you will need a car.

When I checked in with a group of 15 - I was given a connecting room of the 4th floor. Room was ok for the price and a/c and water were fine. Bed comfortable. Some of the fixtures were loose/broken but not important.

When I returned from a trek with friends at 01:30am was not pleased to have 3 rooms out in the corridor making a lot of noise. The Thai businessmen and their female partners were especially noisy in the room ajoining mine so I went to reception to ask for a room change. Night security went up and tried to quieten them down but no success. I went back to reception and asked for another room and only when I mentioned Trip Advisor did he reluctantly give me a room on the 7th floor where I slept soundly.

So be careful that you dont end up on a floor of revellers as you may not get sympathetic service from the night desk.

Overall I was happy with the hotel apart from how they handled this incident.

Charged us 800 baht including breakfast as a walk-in. The good sized rooms were pretty nice, bed was reasonably soft, good shower with bathtub. Reasonably clean. No wi-fi in the rooms but has internet in the lobby. Not much English TV. Breakfast was just so-so. Service is good. Don't get a room next to the lifts, the ding dong chime will keep you up all night.

Located on the main street. It's a short walk to the night market and to the border. Plenty of parking.