Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of Dordogne's property market is included in our pack
Wondering if January 2026 is the right time to buy property in Dordogne? You're not alone, and the answer depends on solid market data rather than gut feelings.
In this article, we break down the current housing prices in Dordogne, rental yields, affordability metrics, and local factors that could shift property values in the coming months.
We constantly update this blog post to reflect the latest market conditions, so you always have fresh information at your fingertips.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dordogne.
So, is now a good time?
Rather yes, January 2026 looks like a reasonable moment to buy property in Dordogne if you choose wisely and avoid renovation traps.
The strongest signal is that Dordogne property prices sit around €1,850 per square meter for houses, which delivers a gross rental yield of roughly 6.6%, meaning prices are not wildly detached from what rents can support.
Another strong signal is that France's strict mortgage rules (35% debt ratio cap) have prevented the kind of credit-fueled bubble you see in overheated markets, so the risk of a sudden crash is low.
Other reassuring signals include stable policy rates after 2024's highs, moderate price-to-income ratios compared to Bordeaux or coastal hotspots, and a buyer-leaning market outside prime areas that gives you room to negotiate.
The best strategy is to target turnkey homes in towns like Périgueux, Bergerac, or Sarlat with good energy ratings, consider long-term rentals in areas with year-round demand, and avoid rural properties needing heavy renovation unless priced at a steep discount.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Dordogne, or should I wait as of 2026?
Do real estate prices look too high in Dordogne as of 2026?
As of early 2026, property prices in Dordogne appear reasonably grounded rather than stretched, with houses averaging around €1,850 per square meter and apartments at €1,719 per square meter, which translates to a typical 100 square meter home costing roughly €185,000.
One clear on-the-ground signal is that Dordogne has around 10% housing vacancy, which means sellers in less desirable areas often compete on price rather than enjoying bidding wars.
Another telling indicator is that gross rental yields in Dordogne sit around 6.6%, suggesting that purchase prices remain connected to what properties can actually earn, unlike bubble markets where yields compress to 2% or 3%.
You can also read our latest update regarding the housing prices in Dordogne.
Does a property price drop look likely in Dordogne as of 2026?
As of early 2026, the likelihood of a sharp property price crash in Dordogne is low, though a soft patch in certain rural pockets remains plausible.
We estimate a plausible price change range of roughly minus 2% to plus 3% over the next 12 months for Dordogne overall, with bigger swings possible in specific villages or for properties needing heavy renovation.
The single macro factor that could most increase downside risk in Dordogne is a significant tightening of mortgage credit conditions, since local buyers depend heavily on financing and strict rules already cap borrowing capacity.
However, this scenario seems unlikely given that the European Central Bank has already eased policy rates from 2024 highs and France's HCSF credit rules are stable rather than tightening further.
Finally, please note that we cover the price trends for next year in our pack about the property market in Dordogne.
Could property prices jump again in Dordogne as of 2026?
As of early 2026, the likelihood of a sudden price surge across all of Dordogne is low, though prime sub-markets like Sarlat or central Bergerac could see localized re-acceleration.
If conditions align favorably, we estimate an upside price change of up to 5% to 8% could be plausible in the most desirable Dordogne locations over the next 12 months.
The single biggest demand-side trigger that could drive prices upward in Dordogne is a meaningful drop in mortgage rates, which would expand buyer budgets and bring more second-home seekers and retirees into the market.
Please also note that we regularly publish and update real estate price forecasts for Dordogne here.
Are we in a buyer or a seller market in Dordogne as of 2026?
As of early 2026, Dordogne leans slightly toward a buyer's market, especially outside the prime tourism and town-center areas where negotiation room is more common.
While precise months-of-inventory data for Dordogne is not published like in some metro markets, the department's roughly 10% vacancy rate and 14% second-home share suggest supply is not structurally choked, which typically means buyers have more leverage.
Similarly, in the current Dordogne market, properties needing renovation or located in remote villages often sit longer and face price adjustments, signaling that sellers in those segments must be flexible to close deals.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Dordogne as of 2026?
Are homes overpriced versus rents or versus incomes in Dordogne as of 2026?
As of early 2026, homes in Dordogne appear fairly priced rather than overpriced when compared to both rental income and local household earnings.
The price-to-rent ratio in Dordogne sits around 15 to 16 (meaning it takes roughly 15 years of rent to equal the purchase price), which is moderate compared to overheated French markets where this ratio can exceed 25 or 30.
The price-to-income multiple in Dordogne hovers between 4.3 and 5.2 times median household income for a typical home, which is stretched but far more affordable than Bordeaux or Paris where multiples can reach 8 to 12.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dordogne.
Are home prices above the long-term average in Dordogne as of 2026?
As of early 2026, Dordogne property prices in nominal terms are likely still elevated compared to the pre-Covid era, but in real terms (after accounting for inflation and higher financing costs) they do not look like a frothy outlier.
The recent 12-month price change in Dordogne has been roughly flat to mildly positive, which is slower than the rapid gains seen during 2020 to 2022 and closer to the long-run pace of modest appreciation.
When adjusted for inflation, Dordogne prices have likely given back some of their pandemic-era gains, meaning buyers today are not necessarily paying "peak bubble" prices in purchasing power terms.
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What local changes could move prices in Dordogne as of 2026?
Are big infrastructure projects coming to Dordogne as of 2026?
As of early 2026, the most significant infrastructure development affecting Dordogne property values is the ongoing fiber optic rollout under the Périgord Numérique program, which aims to make remote work viable across rural villages and could boost demand in previously overlooked areas.
The fiber deployment timeline shows that Dordogne targeted broad coverage by end of 2025, meaning 2026 buyers can expect most communes to have high-speed internet access, supporting both permanent residents and second-home buyers who need connectivity.
For the latest updates on the local projects, you can read our property market analysis about Dordogne here.
Are zoning or building rules changing in Dordogne as of 2026?
The most important zoning change being discussed in Dordogne, as across all of France, is the ZAN (zero net land take) policy, which aims to limit urban sprawl and push development toward existing built areas rather than greenfield sites.
As of early 2026, the likely net effect of ZAN rules in Dordogne is to gradually constrain new construction on village edges, which could support prices for well-located existing homes that don't require land conversion.
The areas most affected by these rules in Dordogne are the peri-urban zones around Périgueux and Bergerac, where developers previously built subdivisions on agricultural land, as well as small villages hoping to expand their footprint.
Are foreign-buyer or mortgage rules changing in Dordogne as of 2026?
As of early 2026, there are no Dordogne-specific foreign-buyer restrictions, but British demand (historically important here) remains sensitive to Bergerac airport connectivity after Ryanair's temporary withdrawal created uncertainty in certain micro-markets.
The most notable recent foreign-buyer dynamic in Dordogne is not a rule change but a practical one: the Bergerac airport situation has made some UK-heavy villages like Eymet more price-sensitive as buyer pools fluctuate with airline schedules.
On the mortgage side, France's HCSF rules remain stable with a 35% debt-to-income cap and maturity limits, meaning credit conditions are strict but predictable, and any future easing would likely boost Dordogne demand rather than restrict it.
You can also read our latest update about mortgage and interest rates in France.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Dordogne as of 2026?
Is the renter pool growing faster than new supply in Dordogne as of 2026?
As of early 2026, rental demand in Dordogne's main towns like Périgueux, Bergerac, and Sarlat remains steady, but in rural areas tenant pools can be patchy due to the department's older demographic profile and high second-home share.
The best signal of renter demand in Dordogne is the concentration of jobs, services, and schools in the three main urban centers, which creates year-round rental need rather than purely seasonal tourism demand.
On the supply side, new rental construction in Dordogne is limited since the department is dominated by individual houses rather than apartment blocks, meaning existing stock and turnover drive availability more than new completions.
Are days-on-market for rentals falling in Dordogne as of 2026?
As of early 2026, well-priced rentals in Dordogne's main towns typically find tenants within 3 to 6 weeks, while rural properties can take 6 to 12 weeks or longer depending on condition and location.
The difference in letting speed between Dordogne's best areas (like central Périgueux or Bergerac) and weaker rural zones can be substantial, with desirable locations moving twice as fast as isolated properties with poor heating efficiency.
One common reason days-on-market falls in Dordogne's towns is the limited stock of modern, energy-efficient rentals, which creates competition among tenants when such properties become available.
By the way, we've written a blog article detailing what are the current rent levels in Dordogne.
Are vacancies dropping in the best areas of Dordogne as of 2026?
As of early 2026, vacancies in Dordogne's best-performing rental areas like Périgueux (Saint-Georges, Vésone), Bergerac (Centre-ville, La Madeleine), and Sarlat (historic core, Temniac) tend to be noticeably tighter than the department-wide average.
While Dordogne overall shows roughly 10% vacancy, these prime neighborhoods with year-round services, schools, and walkability likely sit closer to 4% to 6% vacancy, reflecting genuine rental demand rather than seasonal or second-home dynamics.
One practical sign that these best areas are tightening is that landlords in Périgueux's Vésone district or Sarlat's historic core report receiving multiple inquiries within days of listing, while rural properties may wait months with no serious interest.
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Am I buying into a tightening market in Dordogne as of 2026?
Is for-sale inventory shrinking in Dordogne as of 2026?
As of early 2026, precise year-over-year inventory change data for Dordogne is not published like in some major metro markets, but structural indicators suggest inventory is not dramatically shrinking department-wide given the high vacancy and second-home turnover.
We estimate that Dordogne's effective months-of-supply is probably elevated compared to a balanced market (where 4 to 6 months is typical), since the 10% vacancy rate and steady inheritance-driven listings keep stock available, especially in rural areas.
The main reason inventory feels tighter in specific locations like Sarlat's tourism core or Périgueux's walkable center is that desirable, turnkey properties are rare while renovation projects and rural homes remain plentiful.
Are homes selling faster in Dordogne as of 2026?
As of early 2026, selling speed in Dordogne varies dramatically by property type, with turnkey homes in good locations potentially selling within 2 to 4 months while renovation-heavy rural properties can sit for 6 to 12 months or longer.
Year-over-year, selling times in Dordogne have likely stabilized rather than dramatically shortened, as the market remains segmented between high-demand prime areas and slower-moving rural stock.
Are new listings slowing down in Dordogne as of 2026?
As of early 2026, we are not confident in a precise year-over-year new listing change for Dordogne since local data is limited, but the department's demographic profile suggests a steady flow of listings from inheritance and retirement moves.
Dordogne typically sees more listings emerge in spring and early summer when second-home owners and retirees make decisions, with winter months naturally slower, so January levels are not necessarily a sign of unusual scarcity.
One plausible reason new listings might be slower than expected is that some owners are waiting for energy renovation support or hesitating to sell properties with poor DPE ratings at current market prices.
Is new construction failing to keep up in Dordogne as of 2026?
As of early 2026, new construction in Dordogne is modest and unlikely to flood the market, but given the department's existing vacancy and slow population growth, we would not describe it as failing to keep up with demand either.
Recent permit and start data tracked through Sitadel2 shows Dordogne's construction remains dominated by individual houses in small volumes rather than large apartment projects, reflecting the rural and second-home character of the market.
The main bottleneck limiting new construction in Dordogne is land availability under tightening ZAN rules, combined with the relatively weak local job growth that limits developer appetite for speculative projects.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Dordogne as of 2026?
Is resale liquidity strong enough in Dordogne as of 2026?
As of early 2026, resale liquidity in Dordogne is adequate in the main towns and tourism hotspots but weaker in remote rural areas, meaning your choice of location heavily determines how easily you can exit.
In desirable areas like central Périgueux, Bergerac, or Sarlat, a realistically priced resale home can typically sell within 2 to 4 months, which is acceptable liquidity for a rural French department.
The property characteristic that most improves resale liquidity in Dordogne is energy efficiency (a good DPE rating), since buyers increasingly avoid older stone houses with expensive heating costs and uncertain renovation requirements.
Is selling time getting longer in Dordogne as of 2026?
As of early 2026, selling times in Dordogne are not dramatically lengthening overall but have become more segmented, with well-located turnkey properties moving reasonably fast while poor-condition rural homes take much longer.
The current median days-on-market in Dordogne probably ranges from around 60 to 90 days for desirable properties up to 180 days or more for challenging listings, reflecting the wide quality spread across the department.
One clear reason selling time can lengthen in Dordogne is the DPE energy rating issue, as buyers increasingly discount or avoid homes with poor energy performance, forcing sellers to either renovate or accept lower prices and longer waits.
Is it realistic to exit with profit in Dordogne as of 2026?
As of early 2026, the likelihood of selling with a profit in Dordogne is medium, meaning it is achievable with a sensible purchase and adequate holding period, but not guaranteed like in a booming metro market.
We estimate a minimum holding period of around 5 to 7 years is typically needed in Dordogne to absorb transaction costs and allow for modest price appreciation or value-add improvements to generate profit.
Total round-trip costs in Dordogne (including notaire fees on purchase around 7% to 8%, plus agency fees on sale around 4% to 6%, plus potential capital gains tax) can easily reach €15,000 to €25,000 on a typical property, or roughly $16,000 to $27,000 / €15,000 to €25,000.
The factor that most increases profit odds in Dordogne is buying in a resilient micro-location with year-round demand (like Périgueux's Saint-Georges or Sarlat's historic core) rather than chasing a bargain in a remote village with a tiny buyer pool.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dordogne, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| INSEE Dordogne Dossier | France's official statistics agency for demographics, jobs, and housing. | We used it to ground demand drivers like population and aging. We cross-checked market claims against what Dordogne households actually look like. |
| INSEE Housing 2021 | Official housing stock counts including vacancy and second homes. | We used it to quantify vacancy and second-home intensity. We linked that data to resale liquidity and rental market realities. |
| INSEE Revenue 2021 | Official local income distribution data for Dordogne. | We used it to build affordability checks comparing prices to local incomes. We triangulated with price and rent benchmarks. |
| SeLoger Sale Prices | Major French property portal with transparent barometer methodology. | We used it for current readable price levels for houses and apartments. We stress-tested these against rents and incomes. |
| SeLoger Rental Prices | Large dataset of advertised rents with consistent methodology. | We used it to estimate achievable rents and gross yields. We cross-checked with the local observatory to avoid portal bias. |
| Cerema Rent Observatory | Public-sector housing expertise with commune-level data. | We used it to validate rent levels in real communes like Périgueux. We calibrated our rental assumptions using their methodology notes. |
| Banque de France Credit | Central bank statistics on new housing loan rates. | We used it to anchor financing costs as a price driver. We mapped what rate changes mean for Dordogne buyer budgets. |
| HCSF Recommendation | France's macro-prudential authority setting credit risk guidance. | We used it for core affordability guardrails like the 35% debt ratio. We translated it into practical buyer constraints in Dordogne. |
| FNAIM Market Report | Major national real estate federation with regular market analysis. | We used it for national cycle context on transactions and prices. We localized implications for a rural second-home department. |
| Vie-publique ZAN | Official French public information site explaining laws and reforms. | We used it to explain how land-use constraints can cap sprawl. We connected it to where Dordogne builds new housing. |
| Périgord Numérique | Department-level official communication on fiber deployment. | We used it to assess remote-work viability as a demand driver. We treat fiber as a market-shaper for rural villages. |
| Le Monde Bergerac | Reputable national newspaper reporting a concrete local event. | We used it for the specific connectivity shock risk around Bergerac airport. We treated it as a scenario input for British demand. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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