This page gathers every bed and breakfast for sale in France listed on ma-propriete.fr: working chambres d'hôtes, family houses already set up for guests, and large homes ready for conversion. On 25 September 2026 there were 131 listings in this section of our tourism properties for sale in France: maisons de maître (handsome period residences) with guest rooms, B&Bs with holiday cottages, manor houses and small châteaux, Provençal mas and bastides, and equestrian properties with rooms. All share the French idea of a maison d'hôtes: the owner lives in the house and welcomes guests into their own home.
Listings come from estate agents, notaires and private sellers, so you can compare a private sale with one handled by a professional. For a step-by-step approach, read our complete guide to buying a B&B in France.
The 131 listings online on 25 September 2026 have a median asking price of €825,500, with the middle half between €526,500 and €1,380,000. Leaving aside the cheapest and dearest 10%, prices run from €398,500 to €1,995,000; the full range is €184,400 to €5,200,000.
The best-represented départements are the Lot (10 listings), Gironde and the Gard (8 each) and Indre-et-Loire (6), followed by the Landes and the Aude. These are asking prices, not agreed sale prices: the final figure depends on negotiation, condition and how solid the business really is.
For context, the ma-propriete.fr country house price observatory (in French), based on DVF data (the official record of property sales), shows a 2025 median of €189,200 (up 4.0% year on year) and €1,830 per m² across 150,313 rural house sales. The prestige property observatory (in French), covering houses of over 300 m², gives a median of €822,000 (€2,308 per m²) from 981 sales. Our B&B median is almost identical to the prestige figure: a French guest house is a large, lived-in home with several bedrooms, reception rooms and owner's quarters, priced against grand country houses rather than ordinary rural homes.
| Type of commune | Country houses: median price (mid-2020 to 2025 combined) | Prestige properties: median price (mid-2020 to 2025 combined) |
|---|---|---|
| Tourist coast | €285,000 | €2,577,500 |
| Residential coast | €230,000 | €1,237,000 |
| Tourist inland (houses) / Tourist rural (prestige) | €168,000 | €945,000 |
| Rural commuter belt (houses) | €204,000 | – |
| Ordinary rural | €150,100 | €704,980 |
Source: ma-propriete.fr observatory, DVF data, July 2020 to December 2025. A tourist commune has at least 30% second homes; for prestige properties, ordinary rural covers all non-tourist rural communes.
Location outweighs region: from an ordinary rural commune to a tourist coastal one, the prestige median climbs from €704,980 to €2,577,500. A seaside address costs more but draws more guests; inland areas offer more space for the money, usually with a shorter season.
Judge a guest house first by its rooms: how many, how large, whether each has its own shower room and WC, and how well they are soundproofed. Then look at the split between the guests' side and your private space: somewhere of your own, preferably with a separate entrance, is what makes the life sustainable. A breakfast room, a guest sitting room and a kitchen big enough for the table d'hôtes all count, as do the garden and pool. A family suite, parkland or converted outbuildings widen your market; some owners add a spa or sauna, or a room for weddings and seminars, which brings public-venue safety rules. Converting an outbuilding also needs planning consent. Many listings are therefore also maisons de maître and period residences, longères, mas or bastides.
The French tourism code (articles L324-3 and D324-13) defines chambres d'hôtes as furnished rooms in the owner's home, breakfast included, limited to 5 rooms and 15 guests at a time, and declared to the mairie (town hall). Above those limits it is no longer a chambre d'hôtes but a hotel business, and once capacity exceeds 15 guests it becomes an ERP (a building open to the public), with stricter safety and accessibility rules. A table d'hôtes, a set evening meal shared at the family table, is a common extra; serving alcohol with it needs a restaurant licence (a petite licence for wine, beer and cider only) and the permis d'exploitation, via a short course for B&B owners. See our guides to opening chambres d'hôtes, whether a table d'hôtes pays and how chambres d'hôtes are taxed, and settle your business structure with a French accountant.
Guests choose a destination before a room. Houses near the Loire châteaux, the Bordeaux or Languedoc vineyards, the Lot or the coast see steadier demand. Visitors from Britain, Belgium, the Netherlands and North America come for personal attention, local advice and the shared dinner, so good French and English both help. You must also choose between opening all year and a seasonal rhythm that leaves winter for maintenance. Browse by region, for example B&Bs for sale in the Loire Valley or in Occitanie.
You can buy a going concern, with forward bookings, reviews, a website and trading accounts to check, or buy a large house and create the rooms yourself, which means building work and a launch period. Either way, you are buying a home first and a business second.
Private and agency sales follow the same French process: a binding preliminary contract (compromis de vente), then the final deed signed before a notaire, the state-appointed lawyer who handles every property sale. Where the business is included, the walls (the property) are distinguished from the trading assets such as name, website, clientele and furniture; transferring a fonds de commerce (a business with its goodwill) involves its own formalities, including public notice and registration duties. Before signing, check:
French banks assess both the home purchase and the business, so a deposit, a cautious forecast and a costed works budget help; try our financing plan calculator (in French). Selling? Gather recent seasons' figures, reviews and photos of every room and your private quarters, then list your B&B on ma-propriete.fr. You decide how precisely the listing is placed on the map, to protect a trading business, and it can be listed in both the tourism and prestige categories.
On 25 September 2026 the median asking price of a bed and breakfast for sale in France on ma-propriete.fr was €825,500, with half of listings between €526,500 and €1,380,000 and only 6 under €250,000. Price depends on the size of the house, the number of rooms, the grounds and above all the location. Add the notaire's fees, transfer taxes and any works.
The French term is chambres d'hôtes (guest rooms), and the house is a maison d'hôtes. The term has a legal meaning: rooms in the owner's home, breakfast included, at most 5 rooms and 15 guests. An evening meal at the family table is a table d'hôtes. A gîte, by contrast, is a self-catering holiday let; if that suits you better, see our gîtes for sale.
Foreign nationals can buy property in France, and the chambres d'hôtes rules are the same for everyone. Whether you may live and trade in France depends on your citizenship and residence status, a question for the French consulate before you commit. Tax and social charges depend on the structure you choose: see a French accountant early and test your figures with our chambres d'hôtes income and tax simulator (in French).
A maison d'hôtes may offer up to 5 guest rooms for 15 people at a time. Beyond that it becomes a hotel business, and above 15 guests an ERP building, with tougher fire safety and accessibility standards. Some owners add a separate gîte to grow capacity. Our article on how profitable a chambre d'hôtes can be shows how room numbers shape income.
No one can time the market, but the ma-propriete.fr observatory recorded a 4.0% rise in the median price of rural houses in 2025: steady rather than overheated. For a B&B, the right moment depends more on your budget, financing and the season you plan to open. To hear of new listings first, set up an email alert on ma-propriete.fr. Filters above the listings narrow results by sub-category, location, budget and land area.
