Looking for a country house for sale in Occitanie? From the bastide villages of the Gers to granite farmhouses in the Aveyron and Catalan houses built of river pebbles, the region covers a very wide range of landscapes between the Pyrenees, the Massif Central and the Mediterranean. This page brings together the country houses for sale in Occitanie published on ma-propriete.fr by private sellers, estate agents and notaries.
To help you decide, we present the actual prices of country houses in Occitanie by department (recent notarised sales), the areas worth knowing from the Gers to the Pyrenees, and the criteria that determine the value of a house in the countryside. Our complete guide to buying a country house in France completes these benchmarks, from surveying an old building to financing.
How much does a country house cost in Occitanie? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Occitanie stood at €210,000 in 2025, with an average price of €220,462 and a median price of €1,987/m² of living space (14,163 house sales in rural municipalities over the year). 10% of houses sold for less than €107,500 (floor price, 1st decile) and 10% for more than €347,000 (ceiling price, 9th decile). The typical country house offers 111 m² of living space on an average plot of 4,162 m², i.e. around 0.4 ha.
The region is above the national median (€189,200). Since the second half of 2020, the regional median price has risen from €189,000 to €210,000, i.e. +11.1%; over one year (2024-2025) the change is +1.4%.
| 2025 indicator | Occitanie | France |
|---|---|---|
| Median price | €210,000 | €189,200 |
| Average price | €220,462 | €207,100 |
| Floor price (1st decile) | €107,500 | €90,000 |
| Ceiling price (9th decile) | €347,000 | €340,000 |
| Median price per m² of living space | €1,987/m² | €1,830/m² |
| Average living space | 111 m² | 108 m² |
| Average plot size | 4,162 m² | 3,181 m² |
| Number of sales in 2025 | 14,163 | 150,313 |
Differences between departments are significant: the median ranges from €160,000 in Ariège (09) to €295,000 in Pyrénées-Orientales (66). The table below compares 2025 prices and their change since 2020.
| Department | Median price 2025 | Average price 2025 | Median price per m² | Change 2020-2025 | Sales 2025 |
|---|---|---|---|---|---|
| Ariège (09) | €160,000 | €167,339 | €1,650/m² | +5.3% | 663 |
| Aude (11) | €210,000 | €213,564 | €1,973/m² | +12.6% | 1,112 |
| Aveyron (12) | €162,300 | €169,155 | €1,606/m² | +16.0% | 1,149 |
| Gard (30) | €265,000 | €279,110 | €2,584/m² | +10.4% | 1,532 |
| Haute-Garonne (31) | €242,000 | €246,017 | €2,219/m² | +5.2% | 2,104 |
| Gers (32) | €176,800 | €190,399 | €1,672/m² | +8.0% | 1,272 |
| Hérault (34) | €294,425 | €304,890 | €2,726/m² | +10.2% | 1,144 |
| Lot (46) | €168,508 | €179,607 | €1,685/m² | +12.3% | 1,295 |
| Lozère (48) | €166,850 | €174,916 | €1,726/m² | +25.5% | 326 |
| Hautes-Pyrénées (65) | €187,000 | €194,927 | €1,750/m² | +20.6% | 897 |
| Pyrénées-Orientales (66) | €295,000 | €309,953 | €2,732/m² | +18.0% | 464 |
| Tarn (81) | €193,000 | €194,538 | €1,799/m² | +10.3% | 1,018 |
| Tarn-et-Garonne (82) | €200,000 | €199,749 | €1,857/m² | +11.1% | 1,187 |
A regional average also hides large gaps between municipalities. 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 Occitanie 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 | €267,000 | €2,579/m² | -7.0% | 693 |
| Residential coastline | €277,750 | €2,686/m² | +12.0% | 326 |
| Inland tourist areas (hinterland, mountains) | €169,000 | €1,742/m² | +8.2% | 11,987 |
| Peri-urban countryside (city catchment area) | €234,951 | €2,163/m² | +2.2% | 42,813 |
| Deep countryside (outside urban influence) | €179,000 | €1,688/m² | +4.8% | 31,306 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget, whether you are looking for a holiday home, a permanent move to the French countryside or a property to turn into a rural gîte. 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 Gers, around Auch, Lectoure and Condom, and in Tarn-et-Garonne, towards Montauban and Moissac, the country house is often linked to the bastide, a fortified medieval village built of pink brick or stone, with its arcaded walkways and central square. In the Lot, the golden stone house of the Gramat and Cahors limestone plateaus, with squat proportions and low-pitched brown-tile roofs, dominates the Lot valley; in Aveyron, around Rodez and the Aubrac, the granite and schist farmhouse of the Rouergue is more austere, often needing renovation, with lauze stone-slab roofs in the Lévézou. In the Hautes-Pyrénées, the Bigourdan house, near Lourdes and Bagnères-de-Bigorre, combines timber framing with pebbles from the Neste or the Gave de Pau. Towards Perpignan and Céret (Pyrénées-Orientales), the Catalan house of rounded pebbles, brick banding and canal-tile roofs marks the landscape of the Roussillon plain.
The land around these houses ranges from Mediterranean gardens with olive, fig and vine plantings on the Roussillon or Hérault plains, to vast properties of several hectares with limestone-plateau woodland, Quercy truffle oaks or summer pasture in Aveyron and Lozère, often with agricultural outbuildings to restore, such as a Gers dovecote or an Aubrac hay barn. In the Gers and Tarn-et-Garonne, an orchard of plum or walnut trees frequently accompanies the house, while in Lozère plots sometimes extend over several dozen hectares of limestone plateau or forest.
Around Toulouse (Haute-Garonne), along the Garonne, and Montpellier (Hérault), the country house benefits from a dynamic job market, making these sought-after areas, notably towards Auch or Castres for the former, and towards Pézenas or Sète for the latter. The coastline of Gard, Hérault and Pyrénées-Orientales, between Nîmes, Montpellier, Béziers and Perpignan, attracts strong demand for holiday homes, with wine-growing mas prized just behind the dune line. In the Pyrenees, around Foix (Ariège), Tarbes and Lourdes (Hautes-Pyrénées), you find a mountain setting with open views of the peaks and genuine peace, between glacial valleys and fast-flowing gaves.
Lozère, Ariège and inland Aveyron, around Villefranche-de-Rouergue or Millau, are among the most affordable departments in the region for a stone house with a large plot, much sought after for a move to the countryside or a gîte project. The Cévennes in Gard and the upper Languedoc, more remote and rugged, offer comparable prices for isolated properties amid unspoilt nature, popular with hiking enthusiasts.
Proximity to the Mediterranean coast and to the TGV stations at Montpellier or Nîmes strongly influences prices, as does access to the cities of Toulouse and Montpellier; further inland, towards Rodez or Mende, connections are mainly by TER regional train or car. The condition of the building remains a central criterion: an uninsulated stone farmhouse in the Lot or Aveyron, with an unfavourable energy rating, often needs roof and insulation work before becoming a comfortable main home. In the granite massifs of Aveyron and Lozère, radon risk is worth checking, while clay-shrinkage subsidence is more of a concern on the plains of the Gers and the Lauragais.
Check the drainage system, the presence of a well or spring on limestone plateaus, fibre-optic coverage for remote working, wildfire risk in scrubland and the Cévennes, and the local plan rules if you intend to convert a barn or dovecote into living space.
On ma-propriete.fr, filter Occitanie country houses by budget, living space and land area, set up an email alert so you never miss a new listing, and if needed widen your search to all rural properties for sale.
