The maison de maître for sale in Occitanie can be read in the pink brick of Toulouse and Tarn-et-Garonne, the limestone of the Quercy, the rolled pebbles of the Roussillon, the red sandstone of the Aveyron, the granite and schist of the Lozère and the stone of the Gard mas. This section goes well beyond that: it gathers all the fine residences of the region, winegrowers' houses of the Languedoc, mas and bastides, villas on the Mediterranean coast, architect-designed houses on the edge of cities, contemporary properties in parkland, whenever the living space passes 300 m² or the price nears a million euros, apart from chateaux, manor houses and historic monuments, which have their own pages. The maisons de maître and fine residences for sale are published here by private owners, agencies and notaries, from the Garonne to the Cévennes.
Here you will find price benchmarks for Occitanie's large residences, the profile of the properties on the market, the habits of local building, a review of the thirteen departments and the checks specific to this territory, from wildfire risk to clay soils. Our guide to buying prestige property in France accompanies the project from the first viewing to the deed of sale.
Maisons de maître form the core of the segment tracked by our observatory: houses with more than 300 m² of living space on 0.05 to 10 ha, sold above €1,000 per m², recorded in the DVF database of the French tax administration. These benchmarks frame the market for large residences without describing it entirely: a small village bourgeois house or a chateau sold with 30 ha of parkland fall outside this scope.
In Occitanie, 126 sales were recorded in 2025, with a median price of €662,500, a floor/ceiling range (P10–P90) of €430,000 to €1,477,000 and a median of €1,804/m² of living space (average 373 m² of living space on 14,893 m² of land). Over five years (2021-2025), the regional median comes to €640,000 across 723 sales. Nationally, the 2025 median stands at €822,000 across 981 sales, with a ceiling (P90) of €3,100,000.
| Scope | Sales | Median price | Floor – ceiling (P10–P90) | €/m² living space (median) |
|---|---|---|---|---|
| Occitanie (2025) | 126 | €662,500 | €430,000 – €1,477,000 | 1,804 |
| Occitanie (2021-2025) | 723 | €640,000 | €410,000 – €1,208,500 | 1,735 |
| France (2025) | 981 | €822,000 | €428,000 – €3,100,000 | 2,308 |
The breakdown by stratum (coastal, rural tourist, ordinary rural) and the five-year trend are in our observatory of prestige property prices in France (in French). Before making an offer, work out purchase costs and borrowing capacity with our financial tools and calculators.
Source: DVF (DGFiP), transactions from 1 January 2021 to 31 December 2025, processed by ma-propriete.fr; prices rounded to the nearest €100.
As of 28 September 2026, the section lists 51 properties in Occitanie at a median asking price of €885,000 (average €1,036,635); 80% of properties are offered between €485,000 and €1,750,000, for a median living space of 400 m² on 0.9 hectare of land, or €2,111 per m² of living space. These are asking prices, before negotiation; they compare with the actual sale prices in the previous section, which are generally lower.
| Asking price | Listings | Share |
|---|---|---|
| under €500,000 | 9 | 18 % |
| €500,000 to €800,000 | 12 | 24 % |
| €800,000 to €1.2M | 15 | 29 % |
| €1.2M to €2M | 12 | 24 % |
| €2M to €5M | 3 | 6 % |
The departments with the most listings in Occitanie:
| Department | Listings | Median asking price |
|---|---|---|
| Gard (30) | 10 | €997,500 |
| Gers (32) | 8 | €804,000 |
| Aude (11) | 8 | €898,500 |
| Lot (46) | 6 | €939,000 |
| Tarn-et-Garonne (82) | 5 | €740,000 |
| Pyrénées-Orientales (66) | 4 | €1,094,500 |
| Hérault (34) | 3 | €1,990,000 |
| Ariège (09) | 3 | €500,000 |
Statistics calculated on the listings published in the section on 28 September 2026; they change daily with new listings and withdrawals.
Around Toulouse and in Tarn-et-Garonne, the maison de maître is built of pink brick, with pilasters and a cornice, under curved tiles. The Gers and the Lot prefer honey-coloured limestone, half-timbering and the dovecote; the Aveyron works red sandstone and schist under stone slabs or slate. In the Hérault, the Gard and the Aude, the winegrowers' houses with a broad street façade and inner courtyard, the mas and the eighteenth-century folies of Montpellier form the heart of the market. On the Mediterranean and in the Pyrenees, the fine residence is also a seaside villa, a contemporary chalet, an architect-designed house or a property in parkland.
An orangery, vaulted cellars, a dovecote, terraces planted with cypresses and plane trees, a pond, a pool and a pool house complete the ensembles. Original features, stone staircases, fireplaces, cement tiles or terracotta floors, count in the value as much as the number of rooms.
First, the foot of the Pyrenees: Hautes-Pyrénées (65) around Tarbes, Bagnères-de-Bigorre and Lourdes, Gers (32) from Auch to Condom and Lectoure, Haute-Garonne (31) from Toulouse to the Comminges and the Lauragais, Ariège (09) from Foix to Mirepoix and Saint-Girons. Along the Mediterranean arc, Aude (11) mixes Carcassonne, Narbonne, Limoux and the Corbières, Pyrénées-Orientales (66) Perpignan, Collioure, Céret and the Cerdagne, Hérault (34) Montpellier, Pézenas, Béziers and Sète, and Gard (30) Nîmes, Uzès and the Cévennes.
Inland, Lozère (48) around Mende, Florac and the Margeride remains the most affordable, as does Aveyron (12) around Rodez, Millau, Villefranche-de-Rouergue and Najac; Tarn (81) offers Albi, Gaillac, Castres and Cordes-sur-Ciel, Tarn-et-Garonne (82) Montauban, Moissac and Caussade, and Lot (46) Cahors, Figeac and the Lot valley. The TGV serves Toulouse, Montauban, Carcassonne, Narbonne, Perpignan, Montpellier, Nîmes, Tarbes and Lourdes; Ariège, Gers, Tarn, Aveyron, Lot and Lozère have no TGV station, only Intercités and TER services, and the A61, A62, A9, A20 and A75 motorways crisscross the region.
In the Aude, Hérault, Gard and Pyrénées-Orientales, the legal brush-clearing obligations apply around the house and affect insurance; the Cévennes and the Gard suffer sudden floods, to be checked in the flood-prevention plans. The clay soils of the Gers, Tarn and Haute-Garonne crack walls through shrink-swell movement, and neglected brick suffers from damp. In the Pyrenees, seismic risk and the Loi Montagne govern alterations and new building; on the Mediterranean coast, the Loi Littoral and the retreat of the shoreline restrict extensions.
On a recent villa or an architect-designed house, examine the waterproofing of flat roofs, the compliance of the pool and the guarantees on the works. In the vineyards, the SAFER may use its pre-emption right when vines come with the residence. Before making an offer, a building surveyor will cost the roof timbers, roofing and drainage.
Private owners, agencies and notaries place their listings of maisons de maître and fine residences in Occitanie on ma-propriete.fr. Sort them by department, budget, living space, land and outbuildings, then create an e-mail alert so that no new property slips past you. If you are still undecided on the type of property, also browse the luxury properties for sale in Occitanie.
