A gîte for sale in Hautes-Pyrénées can be let over two seasons, which is rare in south-west France: winter for skiing, summer for hiking, cycling and spa breaks. The Cirque de Gavarnie, a UNESCO World Heritage site, the Pic du Midi, the Col du Tourmalet, the Pont d'Espagne above Cauterets and the Pyrenees national park draw active families. Lourdes, a major pilgrimage town, and the spa resorts of Bagnères-de-Bigorre, Cauterets and Luz-Saint-Sauveur bring guests outside school holidays.
Typical properties are Bigorre houses of stone and river cobbles with one or more gîtes, converted mountain barns, foothill homes with a pool and farmhouses with several units on the Tarbes plain. This page is for buyers of a house with gîte, business buyers and owners preparing a sale. New properties can reach you by email alert (in French).
As of 25 September 2026, 2 listings in Hautes-Pyrénées are published on ma-propriete.fr, with asking prices from €315,000 to €428,000.
In 2025 the median sale price of a country house in Hautes-Pyrénées was €187,000 (average €194,927), or €1,750/m² of living space, for 113 m² on an average plot of 3,832 m², based on 897 sales in rural municipalities. One sale in ten was below €110,000 and one in ten above €299,202. Since the second half of 2020 the median price has moved from €155,000 to €187,000 (+20.6%); over the last year the change is +10.0%. For comparison: €210,000 in Occitanie and €189,200 in France.
| Indicator (2025) | Hautes-Pyrénées | Occitanie | France |
|---|---|---|---|
| Median price | €187,000 | €210,000 | €189,200 |
| Average price | €194,927 | €220,462 | €207,100 |
| Lower bound (1st decile) | €110,000 | €107,500 | €90,000 |
| Upper bound (9th decile) | €299,202 | €347,000 | €340,000 |
| Median price per m² of living space | €1,750/m² | €1,987/m² | €1,830/m² |
| Average living space | 113 m² | 111 m² | 108 m² |
| Average plot | 3,832 m² | 4,162 m² | 3,181 m² |
| Number of sales (2025) | 897 | 14,163 | 150,313 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €165,000 (deep countryside) to €184,000 (tourist inland). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist inland (hinterland, mountains) | €184,000 | €1,892/m² | +12.6% | 1,029 |
| Peri-urban countryside (within a town's catchment) | €177,720 | €1,636/m² | +8.8% | 2,081 |
| Deep countryside (outside urban influence) | €165,000 | €1,501/m² | +13.1% | 2,140 |
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), the regional (Occitanie) benchmark is a median of €640,000 over 2021-2025, with an average of €747,000, a P10–P90 range of €410,000 to €1,208,500 and 1,735 €/m² of living space, over 723 sales. The 2025 national median is €822,000.
| Area | Sales | Median price | Average price | Range (P10–P90) | €/m² of living space |
|---|---|---|---|---|---|
| Occitanie (2025) | 126 | €662,500 | €856,900 | €430,000 – €1,477,000 | 1,804 |
| Occitanie (2021-2025) | 723 | €640,000 | €747,000 | €410,000 – €1,208,500 | 1,735 |
| France (2025) | 981 | €822,000 | €1,321,400 | €428,000 – €3,100,000 | 2,308 |
Sources: listings published on ma-propriete.fr on 25 September 2026 (asking prices, not sale prices); ma-propriete.fr observatories of country house prices in Hautes-Pyrénées and prestige property prices in Hautes-Pyrénées (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
In tourist inland communes, which here cover mountain valleys and ski resorts, country houses sold for a median €184,000 between 2020 and 2025, up 12.6% between 2021 and 2025. The more affordable deep countryside (€165,000) rose even faster (+13.1%), so values have risen across the department. A valley gîte sells above these medians, especially near resorts, while a large multi-unit property belongs to the large-home market, estimated from the regional benchmark (median €640,000).
The Gaves valleys around Argelès-Gazost, Cauterets, Luz-Saint-Sauveur and Gavarnie are the busiest, with two seasons. The Aure and Louron valleys around Saint-Lary-Soulan and Loudenvielle combine skiing, lakes and walking. The upper Adour between Bagnères-de-Bigorre and La Mongie lives from spas and the Pic du Midi. The wooded Baronnies hills and the Lannemezan plateau are cheaper. In the north, the Adour valley and Madiran vineyards face the Gers. The A64 motorway links Tarbes to Toulouse and Pau, Tarbes-Lourdes-Pyrénées airport has domestic and European flights, and trains run from Paris to Tarbes and Lourdes.
Local buildings combine stone, river cobbles, steep slate roofs and isolated hillside barns. Converting one of these barns is regulated: outside built-up areas, the loi Montagne (Mountain Law) restricts changes of use, so check with the mairie (town hall) and read our guide to converting a barn into a gîte (in French). Mountain streams can flood violently, and some slopes face avalanches or landslides: read the risk report attached to the compromis de vente, the preliminary contract. Winter access, snow clearing and heating weigh on running costs. Off-mains drainage is checked by the SPANC inspection service. Each gîte is a meublé de tourisme (furnished holiday let) that must be registered; the national online service provided for by the law of 19 November 2024 is not yet in place and should open in the fourth quarter of 2026.
Two seasons mean more weeks let, but also higher costs for heating, snow clearing and roof upkeep. Check past bookings and test your figures with our holiday rental profitability simulator (in French).
In 2025 the median country house sold for €187,000, below the regional median. A property with a gîte, outbuildings and land costs well above that; our article on gîte purchase prices (in French) helps you plan.
You sign a compromis de vente, then the final deed before a notaire, the public officer who completes French property sales. If the name, customers and website are transferred, part of the deal may be a fonds de commerce (business goodwill).
See also gîtes for sale in Occitanie, neighbouring Gers and Haute-Garonne, or all gîtes for sale in France. Selling a gîte in Bigorre? List your property on ma-propriete.fr.
