How profitable are Airbnb rentals in the French Alps? (2026)

If you are thinking about buying a property to rent out on Airbnb in the French Alps, you are probably wondering whether it is actually worth it in 2026.

This article covers everything you need to know: current regulations, realistic revenue figures, and what kind of property works best.

We keep updating this article with fresh data, so what you read here reflects January 2026.

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 the French Alps.

Fact-checked and reviewed by our local expert

✓✓✓

Laurence Rapp 🇬🇧

Sales representative at Skiing Property

Laurence specializes in real estate in the French Alps, guiding clients to discover their dream homes in prestigious ski destinations. At Skiing Property, he connects buyers with luxury properties that combine charm and investment value.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the French Alps. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in the French Alps in 2026?

Is short-term renting allowed in the French Alps in 2026?

As of the first half of 2026, short-term rentals through platforms like Airbnb are legal in the French Alps, but rules have become significantly stricter following the November 2024 "Le Meur" law that strengthened local regulation of furnished tourist rentals.

The main legal framework is the Code du Tourisme (Article L324-1-1), combined with Law No. 2024-1039 which gives municipalities expanded powers to regulate and enforce rules on tourist accommodations.

The most important restriction is mandatory registration with the local town hall, requiring a registration number displayed on all listings, which applies to nearly every Alpine commune as of 2026.

Additional restrictions include energy performance requirements (minimum F rating), change-of-use authorization for secondary homes in tourist zones, and in communes like Chamonix and Annecy, strict limits on how many properties one person can rent.

Penalties for illegal short-term rentals range from 450 euros for failure to declare, up to 50,000 euros for serious violations, with Alpine communes increasingly enforcing fines of 5,000 euros or more for non-compliance.

For a more general view, you can read our article detailing what exactly foreigners can own and buy in France.

If you are an American, you might want to read our blog article detailing the property rights of US citizens in France.

Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in the French Alps as of 2026?

As of the first half of 2026, the standard cap for renting your primary residence is 90 nights per year in municipalities that adopted stricter limits under the 2024 law, though some communes still follow the older 120-night limit.

These rules differ by residency status: the 90-night cap applies to primary residences in "tense zones," while secondary homes face no night limit but require change-of-use authorization in many Alpine communes, which can be harder to obtain.

Hosts track rental nights through the registration system linked to platforms like Airbnb, which automatically enforces caps in registered municipalities and shares booking data with authorities starting May 2026.

Exceeding the maximum nights-per-year cap risks fines up to 10,000 euros, and listings may be suspended by platforms now legally required to enforce these limits.

Do I have to live there, or can I Airbnb a secondary home in the French Alps right now?

You do not have to live in your property to rent it on Airbnb, but owning a secondary home for short-term rentals comes with significantly more administrative hurdles than renting your primary residence.

Owners of secondary homes can legally operate short-term rentals, but in high-pressure communes like Chamonix, Annecy, and Val d'Isere, they must first obtain change-of-use authorization from the local town hall.

Additional permits for secondary homes often include a SIRET business number, formal change-of-use authorization, and in Chamonix valley specifically, being limited to just one rental property per person since May 2025.

The main difference: primary residences face night caps (90 or 120 nights) but simpler authorization, while secondary homes can rent year-round but require the more complex change-of-use process in regulated communes.

Can I run multiple Airbnbs under one name in the French Alps right now?

Legally, you can operate multiple Airbnb listings in the French Alps, but each property must be individually compliant, and some communes now explicitly restrict how many properties one person can rent.

There is no France-wide maximum, but in Chamonix valley, the limit is one short-term rental per person in Chamonix and Les Houches, and two in Servoz, actively enforced since May 2025.

Hosts with multiple listings face the same registration requirements per property but are more likely to be classified as professional operators subject to higher social charges and potential VAT obligations.

These limits exist to protect housing availability for permanent residents, as Airbnb-style rentals in Chamonix surged from 2,700 to nearly 4,000 listings in just four years.

Do I need a short-term rental license or a business registration to host in the French Alps as of 2026?

As of the first half of 2026, all short-term rental hosts in the French Alps must register their property with the local town hall through the mandatory national online system, receiving a registration number to display on listings.

The process involves completing an online declaration form, providing proof of ownership, and receiving your registration number within days to weeks depending on the municipality.

Documents typically required include proof of ownership, a valid energy performance diagnosis (DPE) showing at least F rating, identification, and for secondary homes, change-of-use authorization.

Registration is usually free, but obtaining DPE costs 100 to 250 euros; registering professionally (SIRET) opens you to social charges of around 21% on rental income under 2026 rules.

Are there neighborhood bans or restricted zones for Airbnb in the French Alps as of 2026?

As of the first half of 2026, there are no outright neighborhood bans in the French Alps, but several communes have designated "restricted zones" where secondary home rentals require special authorization and quotas may apply.

The strictest restrictions are in Annecy's Vieille Ville and lakefront areas, where tourist rentals are limited to 10% of housing stock, and in Chamonix valley, where the entire territory requires authorization.

These zones are restricted to protect housing availability, as areas like Annecy's old town have seen residential desertification with long-term tenants pushed out by tourist rental conversions.

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How much can an Airbnb earn in the French Alps in 2026?

What's the average and median nightly price on Airbnb in the French Alps in 2026?

As of the first half of 2026, the average nightly price across the French Alps is approximately 300 euros (315 USD), while the median sits closer to 210 euros (220 USD), reflecting the gap between luxury chalets and standard apartments.

The typical price range covering 80% of listings spans 90 to 450 euros (95 to 475 USD), with studios in valley towns at the low end and ski-in/ski-out chalets in Courchevel at the high end.

The biggest pricing factor in the French Alps is proximity to ski lifts: properties with direct ski access command rates 40% to 100% higher than similar properties a short drive from the pistes.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in the French Alps.

How much do nightly prices vary by neighborhood in the French Alps in 2026?

As of the first half of 2026, nightly prices vary dramatically: Courchevel 1850 commands 600 to 1,000 euros (630 to 1,050 USD) while valley towns like Les Houches average 100 to 150 euros (105 to 160 USD), a 4x to 6x difference.

The three highest-priced neighborhoods are Courchevel 1850 (averaging 700+ euros), Val d'Isere Centre/Front de Neige (400 to 550 euros), and Megeve village center (350 to 450 euros).

The three lowest-priced areas are Grenoble city (70 to 100 euros), Albertville (65 to 90 euros), and valley communes like Sallanches (80 to 110 euros), though these still attract guests seeking affordable Alpine bases.

What's the typical occupancy rate in the French Alps in 2026?

As of the first half of 2026, the typical annual occupancy rate for Airbnb listings in the French Alps is approximately 60%, translating to around 220 booked nights per year.

The realistic range spans 45% to 70%, with pure ski resorts often lower due to seasonality, while year-round destinations like Annecy and Chamonix achieve higher rates thanks to summer tourism.

French Alps occupancy compares favorably to the national average of 55% to 60%, with Chamonix achieving 62% to 65%, impressive given its higher price points.

The biggest factor for above-average occupancy is dual-season appeal: properties near summer hiking trails, lakes, or mountain biking can fill calendars beyond winter.

What's the average monthly revenue per listing in the French Alps in 2026?

As of the first half of 2026, the estimated average monthly revenue per Airbnb listing in the French Alps is approximately 1,800 euros (1,900 USD), or around 21,500 euros (22,600 USD) annually.

The realistic range covering 80% of listings spans 600 to 4,000 euros (630 to 4,200 USD), with small studios in less popular areas at the low end and family apartments in prime resorts at the high end.

Top-performing listings in Courchevel, Val d'Isere, and Megeve can achieve 8,000 to 15,000 euros monthly during peak winter. A well-managed premium chalet can generate 80,000 to 120,000 euros annually.

Finally, note that we give here all the information you need to buy and rent out a property in the French Alps.

What's the typical low-season vs high-season monthly revenue in the French Alps in 2026?

As of the first half of 2026, typical high-season monthly revenue reaches 4,500 to 7,200 euros (4,725 to 7,560 USD), while low season drops to 540 to 1,080 euros (570 to 1,135 USD), a swing of 4x to 7x.

High season months are February (European school holidays), late December through early January, and August (summer mountain tourism); low season falls in November and late April to May.

What's a realistic Airbnb monthly expense range in the French Alps in 2026?

As of the first half of 2026, realistic monthly expenses are 360 to 900 euros (380 to 945 USD) for self-managed properties, or 630 to 1,400 euros (660 to 1,470 USD) with property management.

The largest expense category is cleaning and turnover, running 50 to 100 euros per stay, easily reaching 400 to 600 euros monthly during peak weeks with multiple guest changes.

Hosts should expect to spend 20% to 35% of gross revenue on expenses if self-managing, or 35% to 50% with full management, higher than many markets due to Alpine heating costs and ski-season wear.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the French Alps.

What's realistic monthly net profit and profit per available night for Airbnb in the French Alps in 2026?

As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb is approximately 1,350 euros (1,420 USD), about 44 euros per available night, or 1,080 euros (1,135 USD) monthly with management.

The realistic net profit range spans 400 to 3,000 euros (420 to 3,150 USD), with studios in secondary locations at the low end and optimized family properties in prime resorts at the high end.

Hosts typically achieve net profit margins of 55% to 75% self-managing, dropping to 40% to 60% with management, competitive with other premium European mountain destinations.

Break-even occupancy is approximately 25% to 35%, meaning you need 90 to 130 booked nights annually to cover operating costs, which most well-located properties easily exceed.

In our property pack covering the real estate market in the French Alps, we explain the best strategies to improve your cashflows.

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How competitive is Airbnb in the French Alps as of 2026?

How many active Airbnb listings are in the French Alps as of 2026?

As of the first half of 2026, the estimated total of active short-term rental listings across the French Alps is approximately 90,000, covering all major areas from the Trois Vallees to the Portes du Soleil.

This has grown significantly, with Chamonix seeing listings increase from 2,700 to nearly 4,000 in four years, though new 2025 regulations are beginning to slow growth as compliance requirements filter out casual hosts.

Which neighborhoods are most saturated in the French Alps as of 2026?

As of the first half of 2026, the most saturated neighborhoods are Chamonix Centre and Les Praz, Annecy Vieille Ville and le Paquier lakefront, ski-front zones in Courchevel 1850 and Val Thorens, and central Megeve village.

These became saturated because they combine proven tourist demand with abundant "STR-friendly" housing, particularly purpose-built residence apartments that convert easily to short-term rentals.

Relatively undersaturated areas with better opportunities include valley towns like Sallanches and Cluses, emerging summer destinations like Les Gets and Morzine, and Southern Alps villages around Briancon and Serre Chevalier.

What local events spike demand in the French Alps in 2026?

As of the first half of 2026, main events spiking demand are French and European school holidays in February, the UTMB Mont-Blanc ultra-trail race (late August), World Cup ski racing weeks, and Annecy's Fete du Lac fireworks (August).

During peak events, bookings increase 30% to 60% and nightly rates can jump 50% to 100%, with UTMB week and February ski holidays seeing the most dramatic inventory compression.

Hosts should adjust pricing 3 to 6 months in advance: athletes book early for UTMB, and families lock in February ski week accommodations by autumn.

What occupancy differences exist between top and average hosts in the French Alps in 2026?

As of the first half of 2026, top-performing hosts achieve 70% to 80% occupancy, compared to the 60% average, representing a 10 to 20 point advantage translating to 35 to 75 additional booked nights annually.

Average hosts achieve around 60% occupancy with 220 booked nights, while underperforming properties may struggle at 40% to 50%, particularly lacking key amenities like ski storage or parking.

New hosts typically take 6 to 12 months to reach top-performer levels, with the first winter season crucial for building reviews and learning Alpine demand patterns.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in the French Alps.

Which price points are most crowded, and where's the "white space" for new hosts in the French Alps right now?

The most crowded price range is 100 to 200 euros (105 to 210 USD), representing the mass of studio and one-bedroom apartments in ski residence buildings.

Specific crowded points are 120 to 180 euros for studios and 250 to 350 euros for family apartments; white space exists at 200 to 250 euros for premium one-bedrooms with exceptional amenities, and 400 to 600 euros for well-designed chalets offering luxury without ultra-premium pricing.

New hosts can compete by offering "workation-ready" apartments with excellent desk setups, family-friendly properties with genuine kid logistics, or chalets combining Alpine charm with modern efficiency.

What property works best for Airbnb demand in the French Alps right now?

What bedroom count gets the most bookings in the French Alps as of 2026?

As of the first half of 2026, one-bedroom units and studios get the most bookings by volume, matching the needs of couples and small groups on week-long ski trips.

The booking breakdown by bedroom count: studios 20%, one-bedroom 35%, two-bedroom 28%, three-bedroom or larger 17%, with one and two-bedroom units capturing nearly two-thirds of bookings.

One-bedrooms perform best because they hit the sweet spot for couples wanting privacy and a full kitchen for week-long ski vacations without chalet prices.

What property type performs best in the French Alps in 2026?

As of the first half of 2026, the best-performing property types are well-located apartments in ski residence buildings for consistent occupancy, and chalets for maximum revenue potential in premium markets.

Occupancy by type: apartments in residences typically achieve 60% to 70%, while chalets average 50% to 60% but generate significantly higher per-night revenue; village houses fall between depending on lift proximity.

Apartments outperform on occupancy because Alpine guests prioritize convenience and cost certainty, while chalets win on ADR upside but require higher operational competence and maintenance.

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 the French Alps, 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
Légifrance - Law No. 2024-1039	It's the official publication of French law and the definitive source for the 2024 "Airbnb Law" regulations.	We used it to anchor what municipalities can legally do regarding registration and enforcement. We relied on it to avoid forum speculation.
Légifrance - Code du Tourisme, Art. L324-1-1	It's the legally binding definition and core rules for "meublés de tourisme" in France.	We used it to define short-term furnished tourist rentals. We treated it as the baseline before layering local Alpine rules.
Service-Public.fr - Primary Residence Rentals	It's the French government's official guidance site for residents.	We used it to explain primary residence definitions and obligations. We confirmed the logic around day caps and declarations.
Service-Public.fr - Secondary Home Rentals	It's official government guidance updated and referenced by administrations.	We used it to distinguish secondary homes from primary residences. We explained when change-of-use authorization becomes critical.
Ministry of Economy	It's central government guidance from Bercy citing relevant legal texts.	We used it to summarize what hosts must do regarding declaration, registration, and taxes as of 2026.
Ministry of Ecological Transition Guide	It's an official government guide written specifically for furnished tourist rental hosts.	We used it to confirm night cap framing and compliance steps. We translated legal requirements into a host-friendly checklist.
BOFiP - Official Tax Doctrine	It's the tax administration's official interpretation on furnished tourist rentals.	We used it to ground 2026 tax regime discussion in official doctrine. We explained changes affecting after-tax profitability.
impots.gouv.fr - Tourist Tax	It's the French tax authority's official page on taxe de séjour.	We used it to explain tourist tax and rate-setting. We treated it correctly as mostly pass-through.
ECB - EUR/USD Reference Rate	It's the official central bank reference rate for the euro area.	We used it to convert USD-quoted metrics into euros consistently for January 2026.
Banque de France - Mortgage Rates	It's the official central bank statistics series on household credit.	We used it for realistic financing assumptions. We explained cashflow sensitivity in expensive Alpine markets.
INSEE - Housing Price Index	It's France's national statistics institute and reference for property prices.	We used it to anchor broader housing-price context. We avoided overfitting to one resort's cycle.
AirDNA - Chamonix Market	AirDNA is a widely used STR data provider with transparent metrics.	We used it for ADR, occupancy, revenue, and listing counts. We treated it as one key input into Alps-wide estimates.
AirDNA - Val d'Isère	It's the same established STR dataset for comparable cross-market analysis.	We used it to represent high-end altitude resort economics. We sized the upside case for premium properties.
AirDNA - Courchevel	It's the same established dataset for comparable analysis.	We used it for ultra-premium Trois Vallées pricing. We bounded ADR range and white space positioning.
Auvergne-Rhône-Alpes Tourism	It's the region's official tourism data portal with cited methodology.	We used it to anchor the tourism engine's scale. We justified dual-season seasonality patterns.
Chamonix Official - STR Regulation	It's the commune's official policy page on tourist rentals.	We used it as an example of strict Alpine local rules. We illustrated how compliance differs by valley.
Grand Annecy - Registration Portal	It's the official intercommunal registration portal for Annecy area.	We used it as an example of lake-plus-Alps areas tightening requirements. We showed where secondary homes face friction.
Airbtics - Chamonix Revenue	Airbtics tracks Airbnb listings since 2019 with detailed host metrics.	We used it to validate 43,000 euros annual revenue and 65% occupancy. We cross-referenced with AirDNA.
Library of Congress Analysis	It's an authoritative international legal analysis of France's regulations.	We used it to understand the full scope of the November 2024 law. We confirmed tax, energy, and municipal power details.
Airbnb Official - France Regulations	It's Airbnb's own official guidance for French hosts.	We used it to verify platform-level enforcement of caps and registration. We confirmed how the 90-day limit works.

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.