Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Alps' property market is included in our pack
The French Alps are not one single market but rather a mix of global trophy resorts like Courchevel and Val d'Isère, commuter belts around Geneva and Grenoble, and quieter valleys in the Southern Alps where prices are much more accessible.
Understanding house prices in the French Alps in 2026 requires looking at each micro-market separately, because a chalet in Megève and a family home near Albertville are worlds apart in terms of budget.
We constantly update this blog post with fresh data and new sources so you get the most accurate picture possible.
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
How much do houses cost in the French Alps as of 2026?
What's the median and average house price in the French Alps as of 2026?
As of early 2026, the estimated median house price in the French Alps sits around 390,000 euros (approximately 410,000 USD), while the average house price is closer to 520,000 euros (around 545,000 USD) because ultra-expensive chalets in prime resorts pull the average upward.
The typical price range that covers roughly 80% of house sales in the French Alps runs from about 250,000 euros to 750,000 euros (260,000 to 790,000 USD), depending on the valley, resort access, and the property's energy rating.
The gap between median and average prices in the French Alps reveals a market with a "long tail" of multi-million-euro chalets in places like Courchevel 1850 and Val d'Isère, which inflates the average well above what most buyers actually pay.
At the median price of around 390,000 euros in the French Alps, a buyer can realistically expect a 3-bedroom house of about 100 to 120 square meters in a valley town like Cluses, Sallanches, or Albertville, though not in a ski-in/ski-out location or a prime resort.
What's the cheapest livable house budget in the French Alps as of 2026?
As of early 2026, the minimum budget for a livable house in the French Alps is around 180,000 to 250,000 euros (190,000 to 260,000 USD), though this requires accepting trade-offs on location and condition.
At this entry-level price point in the French Alps, "livable" typically means an older house that may need insulation upgrades, has a weaker energy performance rating (DPE), and comes with higher heating costs during the long Alpine winters.
These cheapest livable houses in the French Alps are usually found in the Southern Alps around Gap or Briançon, as well as in less-touristic Savoie valleys like Saint-Jean-de-Maurienne or Modane, where local demand outweighs international buyer interest.
Wondering what you can get? We cover all the buying opportunities at different budget levels in the French Alps here.
How much do 2 and 3-bedroom houses cost in the French Alps as of 2026?
As of early 2026, 2-bedroom houses in the French Alps typically cost between 220,000 and 500,000 euros (230,000 to 525,000 USD), while 3-bedroom houses generally range from 280,000 to 650,000 euros (295,000 to 680,000 USD), with significant variation based on location.
The realistic price range for a 2-bedroom house in the French Alps runs from about 220,000 euros in valley towns like Cluses or Albertville up to 700,000 euros or more in desirable spots near Annecy or in resort-adjacent areas like Morzine.
For a 3-bedroom house in the French Alps, buyers should expect a range from around 280,000 euros in more affordable valleys up to 1,000,000 euros or beyond in Haute-Savoie commuter zones near Geneva or popular ski towns like La Clusaz.
Moving from a 2-bedroom to a 3-bedroom house in the French Alps typically adds a premium of 20% to 35%, though this gap can be larger in tight resort markets where larger family homes are scarce.
How much do 4-bedroom houses cost in the French Alps as of 2026?
As of early 2026, a 4-bedroom house in the French Alps typically costs between 450,000 and 950,000 euros (475,000 to 1,000,000 USD) in most valley towns, but prices jump to 800,000 euros to 1,600,000 euros (840,000 to 1,680,000 USD) in the Annecy or Geneva commuter belt, and can exceed 2,500,000 euros in prestige resorts.
The realistic price range for a 5-bedroom house in the French Alps spans from about 650,000 euros (680,000 USD) in regular Alpine towns up to 4,000,000 euros or more (4,200,000 USD) in prime ski resort locations like Courchevel or Val d'Isère.
For a 6-bedroom house in the French Alps, buyers should budget anywhere from 800,000 euros (840,000 USD) in less-touristic valleys to well over 6,000,000 euros (6,300,000 USD) for a modern chalet with ski access in a top-tier resort.
Please note that we give much more detailed data in our pack about the property market in the French Alps.
How much do new-build houses cost in the French Alps as of 2026?
As of early 2026, new-build houses in the French Alps typically cost 10% to 20% more than comparable older houses, so a new-build family home in a valley town might run 400,000 to 600,000 euros (420,000 to 630,000 USD) while a new chalet in a resort area can easily exceed 1,500,000 euros (1,575,000 USD).
The typical percentage premium for new-build houses in the French Alps is closer to 10% in valley towns like Albertville or Pontcharra where more buildable land exists, but rises to 20% or higher in constrained resort markets where plots are scarce and construction costs are elevated.
How much do houses with land cost in the French Alps as of 2026?
As of early 2026, a house with meaningful land in the French Alps typically costs 15% to 40% more than a similar house on a tight lot, so a property that might be 500,000 euros with a small plot could reach 600,000 to 700,000 euros (630,000 to 735,000 USD) with a larger, usable garden and good orientation.
In the French Alps, a "house with land" usually means a plot of at least 1,000 to 2,000 square meters, though in resort cores and lake areas near Annecy, even 500 square meters of flat, sunny land can command a significant premium.
We cover everything there is to know about land prices in the French Alps here.
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Where are houses cheapest and most expensive in the French Alps as of 2026?
Which neighborhoods have the lowest house prices in the French Alps as of 2026?
As of early 2026, the areas with the lowest house prices in the French Alps include valley towns like Cluses, parts of Sallanches, and Passy in Haute-Savoie, as well as Albertville, Saint-Jean-de-Maurienne, and Modane in Savoie, plus suburban pockets around Grenoble like Fontaine and Échirolles.
In these cheapest areas of the French Alps, typical house prices range from about 200,000 to 400,000 euros (210,000 to 420,000 USD), which is significantly below the Alpine median but still higher than many other French regions.
These neighborhoods have the lowest house prices in the French Alps mainly because they serve local workers rather than international second-home buyers, so demand is driven by salaries in the Arve valley's precision engineering industry or Grenoble's tech and research sectors rather than by global wealth.
Which neighborhoods have the highest house prices in the French Alps as of 2026?
As of early 2026, the three areas with the highest house prices in the French Alps are Courchevel 1850 (the benchmark for ultra-prime chalets), Val d'Isère, and the top sectors of Megève including Mont d'Arbois and Rochebrune.
In these most expensive areas of the French Alps, house prices typically start around 2,000,000 euros (2,100,000 USD) and regularly exceed 10,000,000 euros (10,500,000 USD) for prime chalets, with per-square-meter prices in Megève averaging around 17,600 euros.
These neighborhoods command the highest house prices in the French Alps because they offer a combination that cannot be replicated elsewhere: direct ski access to world-class terrain, strict planning controls that limit new supply, and a global reputation that attracts buyers from London, Geneva, and beyond.
The typical buyer in these premium French Alps neighborhoods is either an international wealth holder seeking a trophy asset, a family office diversifying into tangible luxury real estate, or a successful entrepreneur wanting a base in Europe's most prestigious ski resorts.
How much do houses cost near the city center in the French Alps as of 2026?
As of early 2026, houses near the center of Annecy (including close-in communes like Annecy-le-Vieux, Cran-Gevrier, and Sevrier) typically cost between 700,000 and 1,500,000 euros (735,000 to 1,575,000 USD), while central Grenoble-area premium zones like Meylan and Corenc range from 500,000 to 1,000,000 euros (525,000 to 1,050,000 USD).
Houses near major transit hubs in the French Alps, such as Annecy station, Chambéry-Challes-les-Eaux, or Sallanches-Combloux-Megève station, typically carry a noticeable premium of 10% to 20% over similar properties deeper in the valleys because both commuters and second-home buyers value the connectivity.
Near top-rated schools in the French Alps, such as Lycée Champollion in Grenoble or the International School of Grenoble (Europole), houses tend to cost 450,000 to 900,000 euros (475,000 to 945,000 USD), with families often willing to pay extra for school proximity.
In expat-popular areas of the French Alps like Chamonix, Morzine, Les Gets, and Geneva border towns such as Saint-Julien-en-Genevois and Archamps, houses typically range from 600,000 to 1,200,000 euros (630,000 to 1,260,000 USD) due to strong international demand.
We actually have an updated expat guide for the French Alps here.
How much do houses cost in the suburbs in the French Alps as of 2026?
As of early 2026, houses in the suburbs of major French Alps cities typically cost between 300,000 and 600,000 euros (315,000 to 630,000 USD) around Grenoble, and 450,000 to 900,000 euros (475,000 to 945,000 USD) in the Annecy outskirts, with prices rising quickly the closer you get to the lake or Geneva.
The typical price difference between suburban houses and city-center houses in the French Alps is around 20% to 40%, though in the Annecy basin this gap can be smaller because even "suburban" locations benefit from lake and mountain access.
The most popular suburbs for house buyers in the French Alps include Meylan and Corenc near Grenoble (hillside communes with good schools), Seynod and Cran-Gevrier near Annecy (more affordable entry points), and Sallanches and Passy in the Mont-Blanc area (access to multiple ski resorts without resort-core pricing).
What areas in the French Alps are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in the French Alps include the Albertville-Ugine corridor (gateway to multiple ski valleys), Cluses and Sallanches (Mont-Blanc access without resort pricing), and parts of Grenoble's west and south suburbs where renovation activity is reshaping older housing stock.
In these improving but affordable areas of the French Alps, current typical house prices range from 250,000 to 450,000 euros (260,000 to 475,000 USD), which is well below the Alpine median while still offering year-round livability and good transport links.
The main sign of improvement driving buyer interest in these French Alps areas is infrastructure investment, including upgraded rail connections, new road tunnels, and energy renovation programs that are making older homes more attractive to buyers who want lower running costs.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.
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.
What extra costs should I budget for a house in the French Alps right now?
What are typical buyer closing costs for houses in the French Alps right now?
For an existing house in the French Alps, buyers should budget around 7% to 8% of the purchase price in closing costs (commonly called "frais de notaire"), so on a 500,000-euro house that means approximately 35,000 to 40,000 euros (37,000 to 42,000 USD).
The main closing cost categories in the French Alps include transfer taxes (droits de mutation) which make up the bulk at around 5.8%, notary fees (around 1%), land registry fees, and various administrative charges.
The single largest closing cost category for house buyers in the French Alps is transfer taxes paid to the département, which is why people often say "frais de notaire" are mostly taxes rather than the notary's actual fee.
We cover all these costs and what are the strategies to minimize them in our property pack about the French Alps.
How much are property taxes on houses in the French Alps right now?
For a typical house in the French Alps, annual property tax (taxe foncière) usually ranges from about 1,200 to 2,500 euros per year (1,260 to 2,625 USD), though this can be higher in certain resort communes or for larger properties.
Property tax in the French Alps is calculated based on the cadastral rental value of the property (a theoretical rental income set by the tax authorities) multiplied by rates set by the commune, département, and other local bodies, which is why the amount varies so much from one town to another.
If you want to go into more details, we also have a page with all the property taxes and fees in the French Alps.
How much is home insurance for a house in the French Alps right now?
Annual home insurance for a house in the French Alps typically costs between 350 and 800 euros per year (370 to 840 USD), with higher premiums for larger chalets and properties in zones with elevated snow, storm, or landslide risk.
The main factors affecting home insurance premiums for houses in the French Alps include the property's rebuild value, its location in terms of natural hazard exposure (snow load, flooding, landslides), the age of the roof and heating systems, and whether it is a primary or secondary residence.
What are typical utility costs for a house in the French Alps right now?
Total monthly utility costs for a typical 100 to 130 square meter house in the French Alps run approximately 210 to 375 euros per month (220 to 395 USD), with heating being by far the largest component during the long winter season.
The breakdown of main utility categories for houses in the French Alps typically includes electricity at 80 to 150 euros per month, gas heating (if applicable) at 80 to 150 euros per month during winter, water at around 30 to 50 euros per month, and internet at around 30 to 40 euros per month, though poorly insulated houses can see heating costs double or triple these amounts.
What are common hidden costs when buying a house in the French Alps right now?
Common hidden costs that house buyers in the French Alps often overlook can add up to 5,000 to 15,000 euros (5,250 to 15,750 USD) in the first year, including mandatory diagnostics, connection fees, and immediate maintenance needs.
Typical inspection and diagnostic fees for buying a house in the French Alps run about 400 to 900 euros (420 to 945 USD), covering the required DPE energy audit, asbestos and lead checks, electrical and gas safety reports, and sometimes sanitation assessments.
Other common hidden costs beyond inspections when buying a house in the French Alps include snow clearing arrangements for private roads, roof maintenance due to heavy snow loads, chimney sweeping for wood-burning systems, and potentially higher renovation costs because of difficult winter access.
The hidden cost that tends to surprise first-time house buyers the most in the French Alps is the taxe d'habitation sur les résidences secondaires (THRS), which still applies to second homes and can include a surcharge of 5% to 60% in certain communes, adding hundreds or even thousands of euros to annual costs that buyers did not anticipate.
You will find here the list of classic mistakes people make when buying a property in the French Alps.
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What do locals and expats say about the market in the French Alps as of 2026?
Do people think houses are overpriced in the French Alps as of 2026?
As of early 2026, the general sentiment among locals is that houses in resort cores and lake-adjacent areas of the French Alps are "overpriced for local salaries," while expats and second-home buyers often see prices as fair compared to equivalent properties in Switzerland or other global ski destinations.
Houses in the French Alps typically stay on the market for a few weeks to a few months depending on location and pricing, with well-priced properties in high-demand towns like Annecy or Chamonix selling faster than niche resort chalets that are listed at aspirational prices.
The main reason locals feel house prices are too high in the French Alps is that international and cross-border demand (especially from Geneva) sets the marginal price, which has disconnected values from what local workers in tourism, manufacturing, or services can realistically afford.
Compared to one or two years ago, sentiment on house prices in the French Alps has shifted from "correction coming" to "stabilization," as the national market did not crash but instead flattened out, leaving many buyers resigned to current price levels rather than waiting for a significant drop.
You'll find our latest property market analysis about the French Alps here.
Are prices still rising or cooling in the French Alps as of 2026?
As of early 2026, house prices in the French Alps are broadly stable to slightly positive, with the national INSEE index showing prices were only marginally up year-on-year by Q3 2025, meaning neither a boom nor a bust is underway.
The estimated year-over-year house price change in the French Alps is around 0% to 2% for most valley and suburban markets, while prime resort locations like Courchevel and Val d'Isère continue to show resilience with prices holding firm or edging higher due to scarcity and international demand.
Experts and locals expect house prices in the French Alps over the next 6 to 12 months to remain stable in most areas, with potential for modest gains in well-connected valley towns and continued strength in the ultra-prime chalet segment where supply constraints and global wealth keep prices sticky.
Finally, please note that we have covered property price trends and forecasts for the French Alps here.
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.
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 |
|---|---|---|
| INSEE Notaires-INSEE House Price Index | France's official statistics office, co-produced with the notarial system. | We used it to set the national direction of travel for house prices going into early 2026. We also used the house vs apartment split to keep property types separate. |
| DVF (Etalab) Transaction Database | French government's open dataset of real transaction prices. | We used it as ground truth for how prices are recorded and verified. We also used it to justify why our estimates lean on transaction data first. |
| Notaires de France Price Maps | National notarial body publishing transaction-based indicators. | We used it to anchor reality checks for Alpine metros like Grenoble. We also used it as a triangulation point versus local price sources. |
| MeilleursAgents | Large platform with published methodology and frequent updates. | We used it for granular local signals at the town and neighborhood level. We always triangulated it against notary and INSEE data. |
| Knight Frank Alpine Property Report | Major international consultancy with transparent prime definitions. | We used it to price the very top end of the market in resorts like Courchevel and Val d'Isère. We treated it as a separate prime segment, not as the Alpine median. |
| French Ministry of Economy (Bercy) | Official government explainer written for consumers. | We used it to size typical closing costs and explain what they include. We also used it to clarify that frais de notaire are mostly taxes. |
| impots.gouv.fr | France's official tax administration site. | We used it to distinguish old vs new-build taxation and fees. We also used it to support the 7-8% vs 2-3% closing cost rule. |
| CRE (Energy Regulator) | French energy regulator publishing the legal tariff framework. | We used it to anchor electricity budgeting as of February 2026. We avoided relying on commercial bill calculators as primary sources. |
| Médiateur national de l'énergie | Public authority relaying the regulator's benchmark gas price. | We used it to budget gas heating benchmarks in early 2026. We also used it to explain why gas pricing is benchmark-based post-TRVG. |
| France Assureurs | Main French insurance federation publishing market statistics. | We used it to anchor the direction of insurance costs. We also used it to justify higher Alpine premiums in snow and landslide risk zones. |
| ADEME/Batizoom | Major French public agency compiling official housing indicators. | We used it to pick realistic typical house sizes when converting price per square meter into total budgets. We kept estimates consistent by not assuming 250 square meter chalets as typical. |
| Banque de France | France's central bank and legal reference for the usury rate cap. | We used it to describe the financing environment as of early 2026. We also used it to explain why mortgage pricing is constrained at the top end. |
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