Occitanie is a land of contrasts and diversity, offering an exceptional living environment for all lovers of nature and heritage. Whether you are looking for a main residence to change your lifestyle or a second home to recharge your batteries, this vast region in the south of France is full of unique real estate opportunities. On this page, we invite you to discover the richness of the country house market and rural properties at the heart of this sunny territory.
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.
Occitanie is the second largest region in mainland France. It stretches from the borders of Spain to Provence, taking in the Massif Central and the Pyrenees along the way. This geographical vastness translates into an incredible variety of architecture and landscapes, delighting buyers in search of authenticity and absolute tranquillity.
The region comprises thirteen départements, each with its own identity. You can find what you are looking for in Ariège (09) with its unspoilt mountains, Aude (11) with its Cathar castles, or Aveyron (12) renowned for its beautiful villages. Gard (30) and Hérault (34) offer a much sought-after Mediterranean climate, while Gers (32) is the heart of agricultural Gascony. Haute-Garonne (31) radiates around Toulouse, Lot (46) appeals with its valleys, and Lozère (48) attracts with its vast unspoilt spaces. Let’s not forget Hautes-Pyrénées (65), Pyrénées-Orientales (66), Tarn (81) and Tarn-et-Garonne (82), which complete this colourful picture.
The main metropolitan areas such as Toulouse, Montpellier, Nîmes and Perpignan drive the region, but as soon as you move away from the urban centres, country life takes over. This is where you discover remarkably rich rural housing.
Rural real estate in Occitanie is characterised by the use of local materials, mainly stone, pink brick (around Toulouse) and wood. If you are looking for a stone house, you will be delighted. In the south, the mas for sale remains a great classic, often surrounded by cypress trees and vines. In Gers or Lauragais, you will fall under the spell of a large farmstead or an impressive farmhouse.
For renovation enthusiasts and those who like to create their own projects, a barn to renovate can be an ideal opportunity to create a bespoke home. Lovers of historical heritage may be drawn to a bastide, those fortified houses typical of the south-west, or to a converted dovecote, a true emblem of local architecture.
The rolling landscapes are ideal for buying a smallholding or an isolated house, far from any disturbance. It is not uncommon to find a property with land crossed by a stream or located on the riverbank, offering a perfectly bucolic setting. Some exceptional properties, such as a water mill or a former sheepfold in the mountains, are also highly sought after for their unique character.
Finally, Occitanie is dotted with small picturesque villages. Buying a village house in a hamlet or a character village lets you enjoy local conviviality while benefiting from an unobstructed view over the surrounding countryside.
Our portal, ma-propriete.fr, specialises in rural real estate. We understand that looking for a property in the countryside is different from searching for an apartment in town. That is why we have developed specific tools to help you find the country house of your dreams in Occitanie.
Our search engine allows you to filter listings with great precision. Beyond the usual criteria (price, living area), we give you the option to search by sub-category (forest, wine-growing, agricultural, tourism, etc.) or by land area in hectares. Whether you are looking for a leisure plot for your weekends or an estate with a large garden for your family, you will find the property that matches your expectations.
You can also target specific properties such as an unusual property or an old house that has retained all its charm. The filters help you find properties with precise features: exposed stonework, period beams, a monumental fireplace, or the presence of outbuildings that can be converted.
To be the first to know about new opportunities, such as that magnificent building with orchard and vegetable garden that has just come onto the market, we recommend that you create customised email alerts.
On ma-propriete.fr, you have access to listings from both real estate professionals and private sellers. Each listing is geolocated (depending on the seller’s choice) so that you can assess the environment, the proximity of a water spring or the remoteness you are looking for to be as close as possible to nature. Finally, contact is made directly via our contact form, making it easier to communicate with the seller.
If you own a rural house in Occitanie and would like to sell it, ma-propriete.fr is the ideal partner to showcase your property. Unlike generalist sites where your listing may get lost, our portal attracts a targeted audience specifically looking for rural properties.
Our site enjoys a high number of monthly visitors, all passionate about rural living. Whether it is a small property requiring complete renovation or a prestige estate, your listing will be seen by serious potential buyers. We highlight the quality of life, absolute tranquillity and the surroundings of your property.
We know that discretion is sometimes necessary, especially in rural areas. That is why we let you choose the level of geolocation for your listing. You can choose to indicate the exact municipality or simply a wider area to preserve the confidentiality of your rural home.
In addition, your listing is not limited to our site. We actively share properties on social networks, particularly via specialised Facebook groups, thus considerably increasing the reach of your listing. Our knowledge of the rural market allows us to categorise your property (tourism, equestrian, forestry, etc.) so that it appears in the most relevant sections, maximising your chances of quickly selling your property with land.
Beyond simply publishing listings, ma-propriete.fr positions itself as a true expert and partner for your rural projects.
If you need personalised support for the purchase or sale of a complex estate, we offer a service to connect you with rural real estate professionals. These local experts know the Occitanie market inside out and will be able to guide you.
For landowners wondering about the value of their plots, we offer land valuation study services. This is a crucial step in setting a fair price in line with the local market.
The purchase of a rural property, whether it is a working farm or a holiday home, often raises many legal and technical questions. To help you, we provide numerous blog articles. There you will find practical advice, market analyses and, in particular, detailed buying guides such as our complete guide to farms for sale.
Finally, to delve deeper into certain specific topics, we invite you to consult our white papers, a real goldmine of information to help you succeed with your real estate project in rural areas.
By choosing Occitanie for your real estate project, you are opting for a welcoming and sunny region. Whether you are attracted by the old stonework of a bastide, the potential of a barn to renovate or the comfort of a country house ready to move into, ma-propriete.fr is by your side to make your dream come true.
