A mas for sale in Hérault (34), farmhouse set among scrubland, or a barn to convert on the edge of a former wine estate: this department, spanning the coastal plain and the foothills of the Larzac plateau and the Haut-Languedoc, has a distinctive stock of dry-stone farm buildings. This page brings together the farmhouses, barns and mas for sale in Hérault published on ma-propriete.fr: wine-growing mas with a wine store, stone sheepfolds to restore, farm complexes with land and outbuildings.
Below you will find the actual prices of the Hérault rural market, an overview of where to look, from the Béziers foothills to the edge of the Cévennes, 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.
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 Hérault (34)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Hérault (34) stood at €294,425 in 2025, with an average price of €304,890 and a median price of €2,726/m² of living space (1,144 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €168,930 (floor price, 1st decile) and 10% for more than €459,220 (ceiling price, 9th decile). The typical country house here offers 113 m² of living space on an average plot of 1,916 m², i.e. around 0.2 ha.
This market is well above the regional median (Occitanie: €210,000) and well above the national median (€189,200). Since the second half of 2020, the median price has risen from €267,250 to €294,425, i.e. +10.2%; over one year (2024-2025) the change is -1.1%.
| 2025 indicator | Hérault | Occitanie | France |
|---|---|---|---|
| Median price | €294,425 | €210,000 | €189,200 |
| Average price | €304,890 | €220,462 | €207,100 |
| Floor price (1st decile) | €168,930 | €107,500 | €90,000 |
| Ceiling price (9th decile) | €459,220 | €347,000 | €340,000 |
| Median price per m² of living space | €2,726/m² | €1,987/m² | €1,830/m² |
| Average living space | 113 m² | 111 m² | 108 m² |
| Average plot size | 1,916 m² | 4,162 m² | 3,181 m² |
| Number of sales in 2025 | 1,144 | 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 Hérault (34) 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 | €325,200 | €2,937/m² | +0.5% | 195 |
| Residential coastline * | €390,500 | €3,445/m² | +2.4% | 90 |
| Inland tourist areas (hinterland, mountains) | €211,700 | €2,092/m² | +2.1% | 759 |
| Peri-urban countryside (city catchment area) | €316,250 | €2,812/m² | +1.1% | 4,325 |
| Deep countryside (outside urban influence) | €255,596 | €2,412/m² | +6.5% | 1,798 |
* Between 30 and 99 sales: indicative value.
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 Hérault, the mas is a genuine local building type: a limestone house under a curved-tile roof, often flanked by a vaulted sheepfold, a tool shed or a stone threshing floor. On the higher ground towards the Larzac and the Haut-Languedoc, farm buildings become sturdier, with thick walls suited to the climate, while on the Béziers plain the wine-growing mas built around a wine store and courtyard is more common.
These buildings lend themselves to conversion into a home, into gîtes or guest rooms, subject to the local planning zoning and a building permit. The adjoining land, from a few hectares of scrubland, vines or pasture, can suit horse keeping or a permaculture project depending on aspect and water access.
The area around Lodève, Clermont-l'Hérault and the Larzac foothills has a fairly wide choice of mas and sheepfolds to renovate, amid scrubland and limestone plateaus. Towards Bédarieux and the Haut-Languedoc, former farms blend into the first Cévennes hills. The Pézenas area, between vineyards and coastal lagoons, offers sizeable wine-growing mas.
Close to the coast, between Sète, Agde and Montpellier, renovated mas become scarce and sell well above the department average. Towards Saint-Chinian and the inland Béziers area, further from the coast, prices stay more affordable for a similar renovation budget.
Check the building's permitted use: in an agricultural zone under the local plan, a mas or a sheepfold can only become housing if it is listed among the buildings eligible for a change of use. Examine the roof (tile, but also asbestos-cement on some sheds), the timber frame, sometimes weakened by the climate, the individual drainage system and water access, often limited in scrubland areas.
If land or vines are included, ask about any current farm lease and about the pre-emption right of the Safer. Finally, cost the renovation precisely: stone mas often need a full rebuild of the timber frame and openings, a cost that frequently matches the purchase price.
On ma-propriete.fr, filter Hérault mas and farms by budget, built area and land area, set up an email alert to be told of new listings, and extend your search to all farmhouses, barns and mas for sale in Occitanie.
