Between the Pyrenees, the Massif Central and the Mediterranean, a gîte for sale in Occitanie might overlook the sea, a Quercy valley or the Aubrac uplands, with guests and seasons that vary by department. The region is home to sites known well beyond France: the walled city of Carcassonne, the Pont du Gard, Rocamadour, Saint-Cirq-Lapopie, Albi's episcopal city, Conques, the Cirque de Gavarnie and the Canal du Midi. The Cévennes, the Grands Causses, the Tarn gorges and two national parks draw walkers, while the Languedoc and Roussillon coast follows the summer holiday calendar.
Properties in this section are mostly old stone farmhouses converted into several gîtes, character houses with a studio or separate cottage, villas with pools and dual-dwelling properties, from the Quercy to the Aude. This page is for buyers looking for a house with gîte, for those taking over a trading business and for owners preparing to sell, often as retirement approaches.
As of 25 September 2026, 142 listings of gîtes in Occitanie are published on ma-propriete.fr. The median asking price is €650,000; half of them are priced between €491,250 and €950,000, within an overall range of €169,000 to €2,940,000.
In 2025 the median sale price of a country house in Occitanie was €210,000 (average €220,462), or €1,987/m² of living space, for 111 m² on an average plot of 4,162 m², based on 14,163 sales in rural municipalities. One sale in ten was below €107,500 and one in ten above €347,000. Since the second half of 2020 the median price has moved from €189,000 to €210,000 (+11.1%); over the last year the change is +1.4%. The national median is €189,200.
| Indicator (2025) | Occitanie | France |
|---|---|---|
| Median price | €210,000 | €189,200 |
| Average price | €220,462 | €207,100 |
| Lower bound (1st decile) | €107,500 | €90,000 |
| Upper bound (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 | 4,162 m² | 3,181 m² |
| Number of sales (2025) | 14,163 | 150,313 |
By department:
| 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 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €169,000 (tourist inland) to €277,750 (residential coastline). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), 126 sales were recorded in Occitanie in 2025, at a median of €662,500; over 2021-2025 the regional median is €640,000 for 723 sales. The table gives the breakdown by department.
| Department | Sales | Median price | Range (P10–P90) | €/m² of living space |
|---|---|---|---|---|
| Ariège (09) | 14 | moins de 30 ventes : non publié | — | — |
| Aude (11) | 72 | €613,100* | €402,300 – €936,000 | 1,563 |
| Aveyron (12) | 2 | moins de 30 ventes : non publié | — | — |
| Gard (30) | 85 | €824,700* | €526,300 – €1,405,900 | 2,214 |
| Gers (32) | 101 | €580,000 | €375,500 – €902,500 | 1,485 |
| Haute-Garonne (31) | 119 | €656,000 | €415,900 – €1,150,200 | 1,753 |
| Hautes-Pyrénées (65) | 23 | moins de 30 ventes : non publié | — | — |
| Hérault (34) | 95 | €1,050,000* | €556,800 – €1,977,800 | 2,879 |
| Lot (46) | 39 | €605,000* | €376,000 – €766,000 | 1,672 |
| Lozère (48) | 0 | moins de 30 ventes : non publié | — | — |
| Pyrénées-Orientales (66) | 35 | €853,600* | €470,000 – €1,576,000 | 2,138 |
| Tarn (81) | 88 | €568,900* | €407,100 – €744,400 | 1,611 |
| Tarn-et-Garonne (82) | 50 | €531,200* | €414,500 – €696,500 | 1,496 |
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 Occitanie and prestige property prices in Occitanie (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
For a gîte, two DVF benchmarks matter. In tourist inland communes (hinterland and mountains), the median country house sells for €169,000, against €267,000 in tourist coastal communes: that is where the gap between a gîte on the Causses and one near the sea begins. A gîte property with several units and a pool then moves towards the large-home market, where the regional median reached €662,500 in 2025. Departments differ sharply: €295,000 for a country house in Pyrénées-Orientales, €160,000 in Ariège. Since 2020, prices have risen fastest in Lozère (+25.5%) and Hautes-Pyrénées (+20.6%), far ahead of Haute-Garonne (+5.2%), a sign of renewed interest in the mountains.
The region falls into three broad areas. In the west, the former Midi-Pyrénées covers the Quercy (Lot, Tarn-et-Garonne), the Aveyron, the Albi area and the Gers: rolling countryside, bastide towns and hilltop villages where guests come for peace, food and heritage from Easter to late autumn. In the south, the Pyrenees offer two seasons, hiking in summer and skiing in winter. In the east, Languedoc and Roussillon combine beaches, the Corbières and Minervois vineyards, scrubland and the Cévennes: summer demand is strong, and so are purchase prices. Toulouse and Montpellier have international airports and high-speed rail stations, backed up by Nîmes, Perpignan, Carcassonne, Béziers, Rodez and Tarbes-Lourdes. The trade-off is between price, season length and distance to a town or station.
Building styles change from area to area: Quercy limestone, stone slab roofs in Aveyron and Lozère, brick around Toulouse, stone farmhouses (mas) in Languedoc. Budget for roofing, insulation and the private septic system, inspected by the local SPANC service. Natural hazards matter: Mediterranean storms and flash floods in Gard, Hérault and Aude, scrub and forest fires near the coast, and clay shrinkage on Gascony hillsides. Specific planning laws apply on the coast (loi Littoral) and in the mountains (loi Montagne). Each gîte is a meublé de tourisme (furnished holiday let) that must be registered: since the law of 19 November 2024, the mairie (town hall) has more powers and energy performance requirements are being phased in. The national online registration service provided for by that law is not yet in place; it is due to open in the fourth quarter of 2026. A 1 to 5 star rating remains optional.
Many gîtes were created by owners who are now reaching retirement age. These sales often let you take over an established business with repeat guests and labels. Ask for bookings and accounts from recent seasons, check that every unit is registered and negotiate the website and furniture. A motivated seller will not necessarily cut the price: it must still reflect the condition of the buildings.
It depends first on the department: in 2025 the median country house sold for €160,000 in Ariège and €162,300 in Aveyron, against €294,425 in Hérault. A trading gîte with several units costs considerably more. Add notaire fees (the notary who handles the sale), compliance work and furniture, then test the numbers with our holiday rental simulator (in French).
The coast gives the fullest summer season, but higher prices and more competition. The Pyrenees offer two seasons, with heavier heating and maintenance costs. The Lot, Gers and Tarn countryside relies on heritage and food, with longer stays in spring and autumn.
Browse all gîtes for sale in France and set up an email alert (in French) to follow new properties in Occitanie. Selling a gîte in the region? List your property on ma-propriete.fr.
