A mas for sale in Aude (11), a farmhouse or a barn to convert: this Languedoc department, split between vineyards, scrubland and the Cathar mountains, offers a varied farm heritage, from the wine-growing mas of the Corbières to the farms of the Montagne Noire. This page brings together the farmhouses, barns and mas for sale in Aude published on ma-propriete.fr: a stone mas with a wine cellar and outbuildings, a former sheepfold awaiting restoration, farm buildings with land and pasture for a horse project.
Below you will find the actual prices of the Aude rural market, an overview of where to look, from the Corbières to the Minervois, and the points to check before buying a former farm building. For a tourism project, our white paper on setting up a rural gîte will help you cost it. This market attracts both winegrowers looking for a working estate and buyers wishing to turn a mas into a main or second home.
There are no statistics dedicated to farmhouses and barns: a renovated farmhouse sells like a country house with outbuildings and land, whereas a bare barn or a farm to renovate often sells well below. The most useful benchmark therefore remains the price of country houses.
How much does a country house cost in Aude (11)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Aude (11) stood at €210,000 in 2025, with an average price of €213,564 and a median price of €1,973/m² of living space (1,112 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €105,200 (floor price, 1st decile) and 10% for more than €330,225 (ceiling price, 9th decile). The typical country house here offers 111 m² of living space on an average plot of 2,590 m², i.e. around 0.3 ha.
This market is close to the regional median (Occitanie: €210,000) and above the national median (€189,200). Since the second half of 2020, the median price has risen from €186,470 to €210,000, i.e. +12.6%; over one year (2024-2025) the change is +0.0%.
| 2025 indicator | Aude | Occitanie | France |
|---|---|---|---|
| Median price | €210,000 | €210,000 | €189,200 |
| Average price | €213,564 | €220,462 | €207,100 |
| Floor price (1st decile) | €105,200 | €107,500 | €90,000 |
| Ceiling price (9th decile) | €330,225 | €347,000 | €340,000 |
| Median price per m² of living space | €1,973/m² | €1,987/m² | €1,830/m² |
| Average living space | 111 m² | 111 m² | 108 m² |
| Average plot size | 2,590 m² | 4,162 m² | 3,181 m² |
| Number of sales in 2025 | 1,112 | 14,163 | 150,313 |
A departmental average hides large gaps. A smallholding to renovate, a restored longère with its outbuildings, a farmhouse on several hectares of land or a manor house with parkland do not sell at the same price, and the location matters as much as the building: coastline, tourist area, peri-urban countryside close to a job market or deep countryside. The table below shows the median price of country houses in Aude (11) by type of municipality (cumulative sales from mid-2020 to 2025) and its change between 2021 and 2025.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist coastline | €286,500 | €2,780/m² | -12.6% | 138 |
| Inland tourist areas (hinterland, mountains) | €162,850 | €1,628/m² | +6.8% | 957 |
| Peri-urban countryside (city catchment area) | €219,950 | €2,048/m² | +1.7% | 4,067 |
| Deep countryside (outside urban influence) | €186,500 | €1,741/m² | +11.2% | 1,702 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget for a holiday home or a permanent move to the French countryside. To go further, see our observatory of country house prices in France (national, regional and departmental analysis, downloadable annual report) and work out the full cost of your purchase, including French notary fees, with our notary fees calculator.
In the Corbières and the Minervois, the Languedoc mas combines a dry-stone house, a wine cellar or a sheepfold and sometimes stables, arranged around a courtyard. Towards the Montagne Noire and the Cabardès, buildings are closer to a mid-mountain farmhouse, built of stone and lauze, with a cowshed and a hay barn. Towards Castelnaudary and the Lauragais, large arable farms with sheds are more common.
These buildings often come with hectares of vineyard, scrubland or pasture, suited to permaculture projects, livery for horses or rural gîtes, subject to the local plan's zoning. Some Corbières mas still have an original press or a vaulted cellar, heritage features that add value but call for particular care during renovation.
Around Carcassonne and along the Aude valley, the supply of mas and farmhouses stays steady. Towards Lézignan-Corbières and Narbonne, wine-growing mas in the Corbières and the Clape are common. The Minervois, around Olonzac and La Livinière, and the Limoux area in the Haute-Vallée, offer more isolated buildings at contained prices. Towards Castelnaudary, the Lauragais has large arable farms. Carcassonne railway station, on the Toulouse-Narbonne line, and the A61 motorway make it easy to reach nearby wine-growing areas, a factor valued by buyers coming from other regions.
The most affordable areas lie deep in the Corbières and the Haute-Vallée de l'Aude, far from the coast. Towards Narbonne and the Clape, closer to the sea, renovated mas reach levels noticeably above the Aude rural average.
Check the permitted use of the building under the local planning zoning: in an agricultural zone, a change of use is only allowed if the mas or barn is identified as convertible into housing. Examine the roof (canal tiles, sometimes asbestos-cement on wine-growing sheds), the timber frame and the drainage, often needing attention on buildings isolated in scrubland.
Where vines or farmland are included, ask about any current farm lease and about the pre-emption right of the Safer. Renovating a stone mas, with sometimes limited water and electricity connections, can be a significant budget. Mas isolated in the scrubland, sometimes far from any electricity network, require a connection survey before any renovation or gîte project.
On ma-propriete.fr, filter Aude farms, barns and mas by budget, built area and land area, set up an email alert to follow new listings, and extend your search to all farmhouses, barns and mas for sale in Occitanie. Local wine cooperatives and winegrowers' associations are also a useful source of information on mas sold together with their vineyard.
