Buying a mill for sale in Gers (32) means investing in the hydraulic heritage of Gascony: the Gers, Baïse, Arrats, Save and Gimone valleys once powered numerous watermills, while the drier Gascon hillsides saw a handful of isolated windmills rise among the cereal fields. On this page, ma-propriete.fr brings together the mills for sale in Gers: watermills to renovate along the Gascon rivers, converted flour mills, and millers' houses with outbuildings and sometimes a few hectares of adjoining land.
You will also find price benchmarks based on actual sales, an overview of where these properties are concentrated, and the points to check before buying a Gascon mill. To prepare your project, read our white paper on setting up a rural gîte, especially useful if the mill's outbuildings could become a holiday let. Each listing states the mill type (watermill or windmill) and the river or area concerned, a useful marker in a Gascon territory where such properties remain scarce.
There are no official statistics dedicated to mills: sales are too rare and too varied (a ruin to restore, a habitable mill, a flour mill with a turbine). The most reliable market benchmark remains the price of country houses, which a habitable mill resembles, with a premium for the water, the character and the water rights, and a discount for the work required.
How much does a country house cost in Gers (32)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Gers (32) stood at €176,800 in 2025, with an average price of €190,399 and a median price of €1,672/m² of living space (1,272 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €103,028 (floor price, 1st decile) and 10% for more than €296,825 (ceiling price, 9th decile). The typical country house here offers 116 m² of living space on an average plot of 6,726 m², i.e. around 0.7 ha.
This market is well below the regional median (Occitanie: €210,000) and below the national median (€189,200). Since the second half of 2020, the median price has risen from €163,500 to €176,600, i.e. +8.0%; over one year (2024-2025) the change is -1.0%.
| 2025 indicator | Gers | Occitanie | France |
|---|---|---|---|
| Median price | €176,800 | €210,000 | €189,200 |
| Average price | €190,399 | €220,462 | €207,100 |
| Floor price (1st decile) | €103,028 | €107,500 | €90,000 |
| Ceiling price (9th decile) | €296,825 | €347,000 | €340,000 |
| Median price per m² of living space | €1,672/m² | €1,987/m² | €1,830/m² |
| Average living space | 116 m² | 111 m² | 108 m² |
| Average plot size | 6,726 m² | 4,162 m² | 3,181 m² |
| Number of sales in 2025 | 1,272 | 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 Gers (32) 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 |
|---|---|---|---|---|
| Inland tourist areas (hinterland, mountains) | €161,320 | €1,456/m² | +10.9% | 126 |
| Peri-urban countryside (city catchment area) | €200,000 | €1,797/m² | +0.1% | 3,070 |
| Deep countryside (outside urban influence) | €165,000 | €1,501/m² | +0.0% | 4,542 |
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.
Gers remains above all a department of watermills, built on the Gers, Baïse, Arrats, Save, Gimone or Arros rivers: structures in local brick or stone, usually next to a millrace and an old millstone mechanism, sometimes with the water wheel still in place. Many were converted into homes during the 20th century, leaving the weir, spillway and sluice gates in place.
On the hillsides further from the rivers, former windmills appear more rarely, typical of the Gascon cereal plains where irregular river flow made wind-driven milling more reliable. These stone structures, often standing alone on high ground, are now traded more as landmark restoration projects than as move-in-ready homes. Some have kept an original stone millstone mechanism, a reminder of an activity that shaped village life in Gers before mechanisation in the 19th century.
Around Auch, the Gers valley holds several former watermills within easy reach of the prefecture. The Condom and Armagnac area, along the Baïse, combines mills, wine cellars and vineyards; Lectoure and Fleurance, on the banks of the same river and the Gers, offer well-preserved Gascon architecture. Near Mirande and Vic-Fezensac, the Osse and Baïse valleys still hold a few mills to renovate; Eauze, at the heart of the Armagnac region, completes the picture. Buyers should also budget time for the administrative side, since a change of use on an old milling site can require sign-off from more than one local authority.
Areas close to L'Isle-Jourdain, on the border with Haute-Garonne and within commuting reach of Toulouse, remain noticeably sought-after and therefore pricier. Conversely, the centre and west of the department, around Vic-Fezensac and Eauze, offer more affordable access to a mill in need of renovation. Between the two, the Lectoure and Fleurance area offers a balance between road access and preserved heritage.
As everywhere, a Gers mill is bought together with its water: check the water rights and their status (fondé en titre or a formal authorisation), the condition of the millrace, weir and sluice gates, and the ecological-continuity obligations on classified rivers, increasingly strict across the Adour-Garonne basin. The water wheel and millstone, where they survive, add heritage value but call for a realistic restoration budget. It is also worth contacting the local water-management authority before any project to bring the mechanism back into working order. A notary familiar with rural Gascon property can help clarify how an old water right transfers with the sale.
As for the building, check for damp at the bottom of the valley, flood zoning risk, drainage and the soundness of the outbuildings. These are often substantial in former Gers flour mills and lend themselves well to a gîte project in a department popular for rural and gastronomic tourism. Also check year-round road access, as some valley roads in Gers remain narrow or subject to weight restrictions.
On ma-propriete.fr, mill listings in Gers are published by private sellers, estate agents and notaries. Filter by budget, living space and land area, set up an email alert to follow new listings, and browse all mills for sale in Occitanie if your search extends beyond the department. An online valuation is also available if you are considering selling your own mill in Gers.
