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
Buying property in the French Alps is a dream for many foreigners, but figuring out what you can actually afford at different budget levels can be confusing.
In this guide, we break down the current housing prices in the French Alps and show you exactly what $100k, $200k, $300k, and $500k can realistically buy you in 2026.
We constantly update this blog post with fresh data from official French sources, so you always have accurate numbers to work with.
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
What can I realistically buy with $100k in the French Alps right now?
Are there any decent properties for $100k in the French Alps, or is it all scams?
Yes, there are decent properties available for around $100k (about €85,000) in the French Alps, but they will be small studios or compact apartments in the more affordable valleys rather than in famous ski resorts.
The best value and most legitimate options for a $100k budget in the French Alps are found in the Maurienne Valley towns like Saint-Jean-de-Maurienne, Modane, and Saint-Michel-de-Maurienne, as well as smaller stations like La Norma, Valfréjus, and Aussois where notary transaction data shows prices are significantly lower than in prestige areas.
Buying in popular or upscale areas like Courchevel, Méribel, or Chamonix for $100k is essentially not possible, as even tiny units in these resorts exceed this budget once you factor in the 7 to 8 percent closing costs that apply to older properties in France.
The main scam risk in the French Alps is not fake property deeds (notaries secure all titles), but payment fraud through fake bank details during wire transfers, so always verify banking information by calling your notary directly using a number from an official directory.
What property types can I afford for $100k in the French Alps (studio, land, old house)?
For $100k (around €85,000) in the French Alps, your realistic options are an old studio of 15 to 25 square meters in value stations or valley towns, or an older apartment needing renovation in a year-round mountain town.
At this price point in the French Alps, buyers should expect properties that need at least a cosmetic refresh (paint, floors, kitchen), and many older Alpine apartments also require insulation upgrades, window replacements, or heating improvements due to weaker energy performance in buildings from the ski boom era.
For long-term value at the $100k level in the French Alps, small studios in gateway towns like Bourg-Saint-Maurice or Moûtiers tend to offer better appreciation potential than isolated village units, because these towns provide year-round access to major ski areas and attract a wider pool of future buyers and renters.
What's a realistic budget to get a comfortable property in the French Alps as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in the French Alps is around €200,000 to €250,000 (roughly $235,000 to $295,000), which allows you to move beyond tiny studios into proper one or two bedroom apartments in decent condition.
Most buyers looking for a comfortable standard in the French Alps typically need between €250,000 and €400,000 ($295,000 to $470,000) to find a well-maintained apartment with adequate space for family visits or extended stays.
In the French Alps, "comfortable" generally means a property of 40 to 65 square meters with a separate bedroom, functional kitchen, decent insulation and heating, and ideally practical features like a ski locker, parking space, or balcony with mountain views.
The required budget in the French Alps varies dramatically by neighborhood: you might find a comfortable two-bedroom in the Maurienne Valley for €220,000, while the same size and quality in Méribel or Chamonix would easily cost €500,000 or more.
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What can I get with a $200k budget in the French Alps as of 2026?
What "normal" homes become available at $200k in the French Alps as of 2026?
As of early 2026, a $200k budget (around €170,000) in the French Alps typically unlocks a decent-size apartment in a year-round mountain town or a smaller resort apartment closer to ski lifts, with your actual purchase price landing around €155,000 to €160,000 after the standard 7 to 8 percent closing costs.
For this budget in the French Alps, you can generally expect 35 to 45 square meters depending on the exact location and condition, with towns like Moûtiers, Bourg-Saint-Maurice, and Saint-Jean-de-Maurienne offering more space per euro than resort-core locations in Tarentaise or Mont-Blanc areas.
By the way, we have much more granular data about housing prices in our property pack about the French Alps.
What places are the smartest $200k buys in the French Alps as of 2026?
As of early 2026, the smartest $200k buys in the French Alps are gateway towns to major ski resorts, including Bourg-Saint-Maurice (with direct access to Les Arcs), Moûtiers (gateway to Trois Vallées), and Albertville (connecting Tarentaise and Beaufortain valleys).
These gateway towns are smarter buys compared to other $200k options in the French Alps because you get significantly more space for your money while still enjoying easy access to world-class skiing, plus they maintain year-round activity and services that pure resort locations often lack.
The main growth factor driving value in these smart-buy areas of the French Alps is the ongoing infrastructure improvements and the increasing appeal of towns with authentic Alpine life, as more buyers seek a balance between ski access and livable, non-touristy environments.
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.
What can I buy with $300k in the French Alps in 2026?
What quality upgrade do I get at $300k in the French Alps in 2026?
As of early 2026, moving from $200k to $300k (around €255,000, or roughly €235,000 to €240,000 purchase price after closing costs) in the French Alps typically unlocks one major upgrade: more space, a better location closer to ski lifts, or a higher-quality building with features like better energy performance and elevator access.
At $300k in the French Alps, buying a property in a newer building is possible in town markets like Chambéry or Albertville, but in most resort hotspots, brand-new builds still push above this budget due to their higher price per square meter.
Specific features that typically become available at the $300k level in the French Alps include dedicated parking spaces, private ski lockers, south-facing balconies, and renovated interiors with modern kitchens and bathrooms rather than dated 1970s finishes.
Can $300k buy a 2-bedroom in the French Alps in 2026 in good areas?
As of early 2026, finding a 2-bedroom property for $300k (around €240,000 purchase price after fees) in good areas of the French Alps is often possible, especially in non-resort-core markets where the median price per square meter allows for 55 to 70 square meters of living space.
Specific good areas in the French Alps where 2-bedroom options are available at this budget include Chambéry and its surroundings, the Albertville-Ugine-Grésy corridor (gateway to Beaufortain and Tarentaise), and the Faverges sector between Annecy and the mountains.
A typical $300k 2-bedroom apartment in the French Alps offers around 50 to 65 square meters, though you may find larger units in less sought-after communes or properties that need some cosmetic updating.
Which places become "accessible" at $300k in the French Alps as of 2026?
At the $300k price point in the French Alps, buyers can start seriously shopping in well-known resort areas like the Grand Massif (Samoëns, Morillon, Les Carroz), entry-level villages in the Portes du Soleil like Morzine and Les Gets outskirts, and parts of Tarentaise outside the ultra-premium Trois Vallées core.
These newly accessible areas in the French Alps are more desirable than lower-budget options because they offer direct connections to large ski domains with hundreds of kilometers of pistes, established resort infrastructure, and stronger rental demand from international visitors throughout the winter season.
For $300k in these newly accessible French Alps areas, buyers can typically expect a compact but well-located 1 to 2 bedroom apartment in an older residence, often with shared amenities and proximity to village centers or lift access points.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.
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What does a $500k budget unlock in the French Alps in 2026?
What's the typical size and location for $500k in the French Alps in 2026?
As of early 2026, a $500k budget (around €426,000, or roughly €390,000 to €400,000 purchase price after closing costs) in the French Alps typically buys a family apartment of 70 to 100 square meters in non-prestige Savoie areas, or a comfortable house where the median is around €310,000 with about 108 square meters.
At $500k in the French Alps, buying a family home with outdoor space is often possible in Savoie outside the top resorts, as median house transactions include meaningful land area, though in Haute-Savoie where the median house price is around €460,000, you will need to be more selective on location or condition.
For $500k in the French Alps, buyers can typically expect 2 to 3 bedrooms with 1 to 2 bathrooms, and in the right areas this budget can include features like a garage, a small garden or terrace, and views of the surrounding mountains.
Finally, please note that we cover all the housing price data in the French Alps here.
Which "premium" neighborhoods open up at $500k in the French Alps in 2026?
At the $500k price point in the French Alps, premium neighborhoods that open up include areas around Annecy (outside the most expensive lakefront micro-areas), well-located units in the Grand Massif resorts, and parts of Tarentaise stations outside the ultra-prime Trois Vallées core.
These neighborhoods are considered premium in the French Alps because they offer superior natural settings (lake views near Annecy, direct ski domain access in Grand Massif), established infrastructure, strong rental markets, and a reputation that attracts discerning buyers from across Europe.
For $500k in these premium French Alps neighborhoods, buyers can realistically expect a renovated 2-bedroom apartment of 50 to 70 square meters with quality finishes, or an older 3-bedroom unit that may need some updating but offers more space and potential for value improvement.
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 counts as "luxury" in the French Alps in 2026?
At what amount does "luxury" start in the French Alps right now?
In the French Alps, luxury real estate generally starts around €1 million (roughly $1.17 million), which is the threshold where you begin seeing prime locations combined with high-quality finishes and meaningful living space in famous resorts.
The entry point to luxury in the French Alps is defined by features like ski-in/ski-out access, premium building materials, spa or wellness facilities, concierge services, and contemporary Alpine architecture with large windows capturing panoramic mountain views.
Compared to other global ski markets like Aspen, Verbier, or Zermatt, the French Alps luxury threshold is competitive, as top French resorts like Courchevel 1850 and Megève consistently rank among the world's most expensive ski destinations for prime property.
For mid-tier luxury in the French Alps, expect to pay €1.5 million to €3 million ($1.75 million to $3.5 million), while top-tier ultra-luxury properties in places like central Courchevel 1850 or prime Chamonix chalets can easily exceed €5 million to €10 million or more.
Which areas are truly high-end in the French Alps right now?
The truly high-end areas in the French Alps right now are Courchevel (especially Courchevel 1850), Méribel, and Val Thorens in the Trois Vallées, plus Chamonix and its prime villages like Les Praz and Argentière in the Mont-Blanc area, and Megève in the Aravis zone.
These areas are considered truly high-end in the French Alps because they combine world-class ski terrain with exceptional infrastructure, Michelin-starred restaurants, luxury hotels and spas, private aviation access, and an established international clientele that maintains year-round demand.
The typical buyer profile for these high-end French Alps areas includes wealthy European families (particularly from the UK, Switzerland, and Benelux), international business executives, and ultra-high-net-worth individuals seeking trophy properties for personal use and occasional rental income.
Don't buy the wrong property, in the wrong area of the French Alps
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How much does it really cost to buy, beyond the price, in the French Alps in 2026?
What are the total closing costs in the French Alps in 2026 as a percentage?
As of early 2026, the total closing costs when buying property in the French Alps typically run around 7 to 8 percent of the purchase price for older (resale) properties, which is the standard rate across France for what are officially called "frais d'acquisition."
The realistic low-to-high percentage range covering most standard transactions in the French Alps is 7 to 9 percent for older properties, while new-build purchases have significantly lower closing costs of around 2 to 3 percent because VAT is included in the purchase price rather than charged as separate transfer taxes.
The specific fee categories making up these closing costs in the French Alps include transfer and registration taxes (the largest component for resale properties), regulated notary fees, and administrative disbursements for title searches and documentation.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in the French Alps.
How much are notary, registration, and legal fees in the French Alps in 2026?
As of early 2026, notary, registration, and legal fees for a property purchase in the French Alps typically total around €15,000 to €35,000 ($17,500 to $41,000) for a €200,000 to €400,000 property, with the exact amount depending on whether you buy old or new construction.
These fees in the French Alps typically represent 7 to 8 percent of the purchase price for resale properties and 2 to 3 percent for new builds, with the percentage being relatively consistent regardless of the specific commune or resort where you buy.
Among these three fee types in the French Alps, registration and transfer taxes are by far the most expensive component (often 5 to 6 percent alone for older properties), while the actual notary fees follow a regulated sliding scale and administrative costs are relatively minor.
What annual property taxes should I expect in the French Alps in 2026?
As of early 2026, annual property taxes (taxe foncière) for a typical property in the French Alps range from around €500 to €2,000 ($585 to $2,350) for a small resort apartment, and €1,500 to €4,000 or more ($1,760 to $4,700) for a family apartment or chalet, with significant variation depending on the commune.
In the French Alps, annual property taxes do not follow a fixed percentage of market value but are instead calculated from a cadastral rental value set by local authorities, which means the effective rate varies widely across different communes.
Property taxes in the French Alps vary significantly by location: a studio in a small Maurienne commune might pay €400 to €600 per year, while a similar-sized unit in a well-known resort could pay €800 to €1,200, and chalets in premium areas can face annual bills of €3,000 to €5,000 or higher.
For second homes in the French Alps, owners should also budget for the taxe d'habitation on secondary residences (which still applies even though it was abolished for primary residences), and some communes may offer limited exemptions for new construction or energy-efficient renovations.
You can find the list of all property taxes, costs and fees when buying in the French Alps here.
Is mortgage a viable option for foreigners in the French Alps right now?
Yes, obtaining a mortgage as a foreigner in the French Alps is viable but requires more paperwork than buying with cash, and approval depends heavily on your income profile, existing assets, and how easily the bank can verify your financial situation.
Foreign buyers in the French Alps can typically access loan-to-value ratios of 50 to 70 percent (sometimes up to 80 percent with strong profiles), with current interest rates hovering around 3 to 3.5 percent as of early 2026 based on Banque de France statistics.
To qualify for a mortgage in the French Alps, foreign buyers typically need proof of income (translated tax returns or employment contracts), bank statements showing stable finances, identification documents, and detailed documentation of the property being purchased, with French banks also applying strict debt-to-income limits under HCSF rules.
You'll find our latest property market analysis about the French Alps here.
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.
What should I predict for resale and growth in the French Alps in 2026?
What property types resell fastest in the French Alps in 2026?
As of early 2026, the property types that resell fastest in the French Alps are well-maintained 1 to 2 bedroom apartments (35 to 60 square meters) in turnkey condition with practical features like parking, ski storage, and balconies, because they attract the widest pool of buyers and renters.
The typical time on market to sell a property in the French Alps ranges from 2 to 4 months for correctly priced, well-located apartments, while overpriced properties or highly specific chalets can take 6 to 12 months or longer, especially if listed outside the peak winter interest window.
In the French Alps, properties sell faster when they offer a combination of rental income potential and personal use flexibility, meaning apartments near lift access with good energy ratings outperform isolated units that only appeal to a narrow segment of lifestyle buyers.
The slowest-reselling property types in the French Alps tend to be large chalets requiring significant renovation, apartments in aging residences with high co-ownership charges, and units in lesser-known micro-stations that lack connection to major ski domains or have limited summer appeal.
If you're interested, we cover all the best exit strategies in our real estate pack about the French Alps.
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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 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 |
|---|---|---|
| Savoie Notaires (January 2026) | Data comes from actual notarized sale deeds, not asking prices. | We used median prices, sizes, and resort-area breakdowns to anchor budgets. We identified specific affordable and premium zones in Savoie. |
| Haute-Savoie Notaires (January 2026) | Same notary-backed methodology focused on Haute-Savoie sub-markets. | We estimated realistic sizes in Mont-Blanc, Aravis, and Grand Massif areas. We cross-checked budget versus reality using median transaction data. |
| European Central Bank | Official EUR/USD reference rate used by financial institutions. | We converted all USD budgets into euros using this benchmark. We kept conversions transparent so readers can update with current rates. |
| Notaires de France | Official consumer guidance from the profession handling property closings. | We used it to explain closing costs and provide percentage rules. We translated complex fee structures into simple budgeting estimates. |
| impots.gouv.fr | French tax administration explaining taxes paid at property purchase. | We confirmed what notaries collect and how taxes differ for old vs new. We supported closing cost estimates with official tax sources. |
| economie.gouv.fr | French Ministry of Economy's consumer guide on property taxes. | We explained how taxe foncière is calculated and what drives costs. We framed realistic annual ranges without pretending there's one fixed number. |
| Banque de France | France's central bank publishing official credit market statistics. | We anchored realistic 2026 mortgage rate expectations. We avoided vague statements about rates being high or low. |
| Savills Ski Report 2025/26 | Major international firm with consistent research on prime ski markets. | We framed what luxury means in top French resorts. We cross-checked which resorts rank in the global top tier. |
| Knight Frank Alpine Report | Global firm with a long-running Alpine property index series. | We triangulated luxury thresholds and prime resort hierarchy. We used it as a cross-reference to avoid relying on single private reports. |
| Notaires de France (Fraud Warning) | Official warning from the profession most targeted by payment fraud. | We addressed the real documented risk of bank-detail fraud. We translated it into practical safety steps for foreign buyers. |
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.
Related blog posts
- Is now a good time to invest in property in the French Alps?