B&Bs and guest houses for sale in Occitanie

From Pyrenean passes to the beaches of the Gulf of Lion, from the Quercy limestone plateaux to the hills of Gascony, a B&B for sale in Occitanie can serve very different guests. The region has two major cities, Toulouse and Montpellier, world-famous sights from the Cité of Carcassonne to the Pont du Gard and Rocamadour, the Canal du Midi, the Way of St James, the Languedoc, Gaillac and Cahors vineyards and the Cévennes and Pyrenees national parks. Pilgrims, hikers, wine and heritage lovers, holidaying families and Northern European visitors all look for a stay in a private home.

Properties range from restored farmhouses and maisons de maître to a manor on the pilgrim route, hamlets with several dwellings and estates with a pool on several hectares. This page is for buyers of a running chambres d'hôtes business, people creating one, buyers comparing the thirteen departments and owners preparing a sale. Create an email alert (in French) to hear about new properties.

B&B prices in Occitanie: listings and recorded sales

As of 25 September 2026, 38 listings of B&Bs and guest houses in Occitanie are published on ma-propriete.fr. The median asking price is €963,975; half of them are priced between €627,750 and €1,478,000, within an overall range of €350,000 to €2,950,000.

The country house market in Occitanie

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.

By department:

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.

The prestige property market in Occitanie

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.

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.

At a €210,000 median in 2025, country houses in Occitanie sit above the national median, but internal gaps dominate: €160,000 in Ariège and €162,300 in Aveyron against €294,425 in Hérault and €295,000 in Pyrénées-Orientales. A four- or five-bedroom guest house often sits above that market, in prestige territory, where the regional median is €640,000 over 2021-2025, from €531,200 in Tarn-et-Garonne to €1,050,000 in Hérault (indicative). Tourist inland areas, at €169,000, remain the accessible benchmark, far below the residential coast at €277,750. Lozère, up 25.5% since 2020, shows the growing pull of wide open spaces.

Where to buy a guest house in Occitanie

Four broad areas stand out. The Mediterranean coast and its hinterland, from the Petite Camargue to the Côte Vermeille, have the longest season and international guests, but the dearest land, governed by the loi Littoral (coastal planning law). The Languedoc vineyards and garrigue, from Uzès to the Corbières and Minervois, combine wine tourism with Romanesque and Cathar heritage, with prices easing away from the sea. In the west, Quercy, Gascony, the Albi area and the Lauragais offer bastide towns, valleys and fine food, and the pilgrim routes bring walkers from spring to autumn. Finally, the Pyrenees, Aubrac, Grands Causses and Cévennes attract hikers and nature lovers, with low entry prices and a shorter season, sometimes with winter sports. The A61, A62, A64, A9, A20 and A75 form the road network, TGV trains serve Toulouse, Montpellier, Nîmes, Narbonne and Perpignan, and several airports, from Toulouse-Blagnac to Carcassonne and Rodez, have European routes.

B&B for sale in Occitanie by department

• Guest houses in Ariège (09): the Couserans, Ariège valley and Mirepoix, between ski resorts, Ax-les-Thermes and Cathar sites, at affordable prices.
• Aude (11): Carcassonne, the Canal du Midi, Corbières and Minervois, with the sea at Narbonne and Gruissan.
• Aveyron (12): Conques, the Aubrac, the Lot valley and Grands Causses, on the Via Podiensis.
• B&Bs in Gard (30): Uzès, the Pont du Gard, the Cévennes and Petite Camargue, where mas with pools trade at prestige prices.
• Haute-Garonne (31): Lauragais, Frontonnais and Comminges, with business and leisure guests from Toulouse.
• Gers (32): Armagnac country, Lomagne and Astarac, pilgrim stages and Gascon food around Auch and Condom.
• Hérault (34): Montpellier, Pézenas, Saint-Guilhem-le-Désert, Thau and the Haut-Languedoc, among the dearest markets.
• Guest houses in the Lot (46): Rocamadour, Saint-Cirq-Lapopie, Figeac and the Lot and Célé valleys.
• Lozère (48): the Aubrac, Margeride, Tarn gorges and Mont Lozère, in wide open country.
• Hautes-Pyrénées (65): Lourdes, the Cirque de Gavarnie, Pic du Midi and spa valleys, with summer and winter seasons.
• Pyrénées-Orientales (66): Collioure, the Côte Vermeille, Conflent and Cerdagne, between the sea, Mont Canigou and Catalonia.
• the Tarn (81): Albi, Cordes-sur-Ciel, the Gaillac vineyards and the Montagne Noire, at still moderate prices.
• Tarn-et-Garonne (82): Moissac, the Aveyron gorges, Bruniquel and Lomagne, with the region's lowest prestige median.

What to check before buying

Buildings vary by area: red brick around Toulouse, Quercy limestone, Languedoc stone mas, Cévennes schist, stone-slab roofs on the Aubrac, slate and granite in the Pyrenees. Risks vary too: Mediterranean flash floods in Gard, Hérault and Aude, wildfire in the garrigue, sea flooding and erosion on the coast, shrink-swell clay on the Gascon and Lauragais hills, and the loi Montagne (mountain planning law) in the Pyrenees, Massif Central and Cévennes. Rural homes rely on septic systems inspected by the local SPANC service. A chambres d'hôtes business is capped at 5 rooms and 15 guests at a time, breakfast included, declared at the mairie (town hall); serving wine at the table d'hôtes requires at least a restaurant licence and a specific permit. See our guide to opening chambres d’hôtes (in French).

Buying a B&B in Occitanie: frequently asked questions

What budget should I plan?

Two DVF benchmarks frame it: €210,000 for a country house at the regional median and €640,000 for a prestige home, with values nearly doubling from one department to another. Add notaire fees (the notary handling the sale), works, furnishing and working capital, then test occupancy assumptions with the B&B profitability and tax simulator (in French).

Sea, vineyards or mountains?

The coast has the strongest summer demand but costly purchases and strict planning rules. Vineyards and the hinterland stretch the season through wine tourism and heritage. Mountains and plateaux offer large properties at moderate prices, but guests are more seasonal and need a clear reason to come: hiking, food or wellness.

How is a running guest house sold?

The building is sold before the notaire, through a compromis de vente (preliminary contract) and a final deed; furniture, website, trading name and bookings often go with it. The seller prepares accounts, the town hall declaration, mandatory surveys and the SPANC report.

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