Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Tuscany's property market is included in our pack
If you're wondering whether running an Airbnb in Tuscany is still worth it in 2026, the answer depends on where you buy, what you buy, and how well you understand the new rules.
This guide covers licensing requirements, neighborhood restrictions, realistic revenue figures, and profit margins based on the latest data available.
We update this blog post regularly to reflect changes in Tuscany's short-term rental market and current housing prices.
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 Tuscany.
Insights
- Florence's historic center has frozen new Airbnb activity since 2024, making existing units there significantly more valuable than comparable properties elsewhere in Tuscany.
- The 21% flat tax applies only to your first short-term rental property in Tuscany; your second property and beyond face a 26% rate.
- Tuscany-wide average nightly rates hover around €220 in early 2026, but the median sits closer to €170 per night due to high-priced villas skewing the average.
- Countryside villas in Chianti and Val d'Orcia can generate €4,500 to €9,000+ monthly during high season, but annual occupancy often drops to 40%.
- Florence's Airbnb occupancy rate of around 62% outperforms Siena's 55%, yet Siena offers easier entry because it lacks Florence's licensing freeze.
- The CIN national identification code is now mandatory across Tuscany, and platforms must display it under new EU data-sharing rules.
- Top-performing hosts achieve 10 to 20 percentage points higher occupancy than average, largely due to better photos, faster responses, and design quality.
- Monthly operating costs run €700 to €1,600 if self-managed, or €1,300 to €3,000 with professional management.
- The Palio di Siena and Lucca Comics and Games cause the biggest demand spikes, often allowing hosts to charge 30% to 50% more per night.
Can I legally run an Airbnb in Tuscany in 2026?
Is short-term renting allowed in Tuscany in 2026?
As of early 2026, short-term renting of residential property is generally allowed in Tuscany, though you must navigate both national Italian rules and local municipal regulations that can be stricter in areas like Florence.
The main legal framework comes from Italy's tax authority (defining short-term rentals as stays of 30 days or less) combined with the Ministry of Tourism's mandatory CIN identification system.
The most important requirement is obtaining your CIN (Codice Identificativo Nazionale) through the national BDSR database, which must appear on all listings and is actively enforced.
In Florence, you also need a five-year authorization per unit, and new short-term rental activity in the historic center has been frozen since 2024.
Operating without proper registration can result in fines, and platforms increasingly verify CIN under new EU data-sharing regulations.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Italy.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Italy.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Tuscany as of 2026?
As of early 2026, there is no region-wide minimum stay or maximum nights-per-year cap across Tuscany, though the 30-day threshold remains key for tax and regulatory purposes.
These rules don't differ by property type or host residency at the regional level, but municipalities like Florence can create effective caps by limiting new short-term rentals in historic centers.
Hosts track rental nights through booking platforms and maintain records for tax reporting, especially under the flat-tax regime.
If a municipality has imposed local restrictions and you exceed them, you could face fines or lose your authorization.
Do I have to live there, or can I Airbnb a secondary home in Tuscany right now?
In Tuscany in 2026, there's no requirement that you must live in a property to rent it short-term, and many successful Airbnbs are secondary homes like countryside villas and farmhouses.
Owners of secondary homes can legally operate short-term rentals, provided they comply with registration requirements and any municipal authorizations in their area.
There are no additional permits specifically for non-primary residences at the regional level, though Florence's authorization system applies equally to all units.
The main difference is tax treatment: your second short-term rental property faces a 26% flat tax rate instead of 21%.
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Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Tuscany right now?
Yes, in Tuscany in 2026 you can operate multiple Airbnb listings under one owner identity, though compliance requirements and tax burden increase with each property.
There's no hard maximum on how many properties one person can list, but Florence requires separate authorization for each unit, and the historic-center freeze blocks new listings there.
For multiple listings, you'll need a CIN for each property, and operating at scale may require considering whether you're crossing into professional hospitality territory with different tax implications.
Do I need a short-term rental license or a business registration to host in Tuscany as of 2026?
As of early 2026, you need a CIN registered through the BDSR national database to legally host in Tuscany, and in Florence you also need a five-year authorization from the municipality.
The CIN process involves submitting property details through the national portal, typically taking a few days to two weeks depending on documentation completeness.
You'll need proof of property ownership or rental rights, a unit description, and confirmation of safety requirements like smoke detectors.
The CIN has no fee, but Florence's authorization may involve administrative costs; you'll also register with the Alloggiati Web police portal for mandatory guest reporting.
Are there neighborhood bans or restricted zones for Airbnb in Tuscany as of 2026?
As of early 2026, Florence has the most significant restriction: new short-term rental activity in the historic center (Nucleo Storico/Zona A) is capped at units already legally operating in 2024.
Restricted areas include Duomo/San Giovanni, Santa Croce, Santo Spirito, San Frediano in Oltrarno, and Piazza della Signoria, essentially the entire UNESCO-protected core.
The reason is overtourism and housing pressure: the historic center saw such intense residential-to-tourist conversion that the city froze new activity.
We made this infographic to show you how property prices in Italy 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.
How much can an Airbnb earn in Tuscany in 2026?
What's the average and median nightly price on Airbnb in Tuscany in 2026?
As of early 2026, the average nightly price for an Airbnb in Tuscany is around €220 ($230 USD), while the median sits at €170 ($180 USD), with high-priced villas pulling up the average.
The typical range covering 80% of listings falls between €90 and €350 per night ($95 to $365 USD), though countryside villas with pools can exceed €500 in summer.
The biggest pricing factor is property type and outdoor amenities: a two-bedroom Siena apartment commands very different rates than a four-bedroom Chianti villa with pool.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Tuscany.
How much do nightly prices vary by neighborhood in Tuscany in 2026?
As of early 2026, nightly prices vary by €150 to €200+ ($160 to $210 USD) between expensive neighborhoods like Florence's Duomo/San Giovanni (€250+) and affordable areas like Pisa's San Francesco (~€100).
The three highest-priced neighborhoods are Florence's Duomo/San Giovanni at €260 to €300 ($275 to $315 USD), Santa Croce at €220 to €270 ($230 to $285 USD), and Oltrarno at €200 to €250 ($210 to $265 USD).
The three lowest-priced include Florence's Rifredi at €90 to €120 ($95 to $125 USD), outer Pisa at €80 to €110 ($85 to $115 USD), and Lucca outside the walls at €85 to €115 ($90 to $120 USD), though guests still choose these for easier parking and better family value.
What's the typical occupancy rate in Tuscany in 2026?
As of early 2026, typical annual occupancy across Tuscany is around 55%, with significant variation by submarket.
The realistic range covering most listings is 45% to 65%, with city apartments higher and seasonal countryside properties lower.
Tuscany's rates align with Italy's national average, though Florence specifically outperforms at around 62%.
The biggest factor for above-average occupancy is listing quality: professional photos, fast responses, and strong reviews can add 10 to 15 percentage points.
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What's the average monthly revenue per listing in Tuscany in 2026?
As of early 2026, average monthly revenue per Airbnb listing in Tuscany is approximately €3,600 ($3,800 USD), based on €220 ADR at 55% occupancy.
The realistic range covering 80% of listings is €1,800 to €5,500 ($1,900 to $5,800 USD), with smaller city apartments lower and larger properties higher.
Top-performing villas with pools in Chianti or Val d'Orcia can achieve €7,000 to €9,000+ monthly during high season. At €300/night with 80% occupancy, that's €7,200 before expenses.
Finally, note that we give here all the information you need to buy and rent out a property in Tuscany.
What's the typical low-season vs high-season monthly revenue in Tuscany in 2026?
As of early 2026, high-season monthly revenue ranges from €4,500 to €7,500 ($4,750 to $7,900 USD), while low season drops to €1,500 to €3,200 ($1,600 to $3,400 USD), a swing of 50% or more.
High season runs May through September plus Christmas and Easter; low season covers November through February (excluding holidays).
What's a realistic Airbnb monthly expense range in Tuscany in 2026?
As of early 2026, monthly operating expenses run €700 to €1,600 ($740 to $1,700 USD) self-managed, or €1,300 to €3,000 ($1,375 to $3,175 USD) with professional management.
The largest expense is cleaning and turnover costs at €50 to €150 per turnover, often representing 30% to 40% of total operating expenses.
Hosts should expect expenses to consume 25% to 45% of gross revenue, lower for efficient self-managers and higher for full-service management.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tuscany.
What's realistic monthly net profit and profit per available night for Airbnb in Tuscany in 2026?
As of early 2026, realistic monthly net profit (before mortgage) ranges from €1,000 to €2,500 ($1,050 to $2,650 USD), translating to €35 to €85 ($37 to $90 USD) profit per available night.
The range covering most listings is €800 to €4,500 ($845 to $4,750 USD), with smaller apartments lower and well-managed villas higher.
Hosts typically achieve net margins of 25% to 45% of gross revenue, depending on expense efficiency and whether they pay the 21% or 26% tax rate.
Break-even occupancy is around 25% to 35%, meaning even slow months can cover costs with 8 to 10 booked nights.
In our property pack covering the real estate market in Tuscany, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy 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.
How competitive is Airbnb in Tuscany as of 2026?
How many active Airbnb listings are in Tuscany as of 2026?
As of early 2026, there are approximately 85,000 active short-term rental listings across Tuscany on major platforms, making it one of Italy's most developed vacation rental markets.
Growth has slowed in Florence due to the historic-center freeze, while countryside and smaller city listings continue expanding, suggesting geographic redistribution rather than pure growth.
Which neighborhoods are most saturated in Tuscany as of 2026?
As of early 2026, the most saturated neighborhoods are Florence's Duomo/San Giovanni, Santa Croce, Santo Spirito, San Frediano, and Santa Maria Novella, along with Siena's Centro Storico, Lucca inside the walls, and Pisa's Santa Maria near the Leaning Tower.
These saturated because they combine UNESCO-level appeal with walkability to attractions and faced few entry barriers until recently.
Undersaturated opportunities include Florence's Campo di Marte and Gavinana, Lucca outside the walls, Siena's edges toward Camollia, and smaller art cities like Arezzo and Pistoia.
What local events spike demand in Tuscany in 2026?
As of early 2026, main demand-spiking events include Florence's Pitti Uomo, Siena's Palio (July/August), Lucca Comics and Games (October/November), Viareggio Carnevale, Arezzo's Giostra del Saracino, and summer weddings in Chianti and Val d'Orcia.
During peak events, bookings jump 30% to 60% and nightly rates rise 25% to 50%, with properties near venues commanding higher premiums.
Hosts should adjust pricing 2 to 4 weeks before major events (earlier for Palio and Lucca Comics) and consider extending minimum stays.
What occupancy differences exist between top and average hosts in Tuscany in 2026?
As of early 2026, top-performing hosts achieve 70% to 80% annual occupancy, with exceptional city listings reaching 85%+.
Average hosts see 50% to 55%, meaning top performers book 15 to 25 more nights yearly, translating to €3,000 to €5,500 in additional revenue.
New hosts typically need 6 to 12 months to reach top-performer levels, assuming professional photos, fast responses, and optimized pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Tuscany.
Which price points are most crowded, and where's the "white space" for new hosts in Tuscany right now?
The most crowded price range is €120 to €200 per night ($125 to $210 USD), particularly for one and two-bedroom apartments in Florence, Siena, and Lucca targeting couples.
White space exists at €300+ ($315+ USD) for countryside properties with outdoor living and winter comfort, and at €80 to €110 ($85 to $115 USD) for family-friendly apartments with parking and practical amenities.
New hosts can compete by offering elevator access, EV charging, genuine work-from-home setups, or authentic Tuscan character that avoids generic "white walls and IKEA" aesthetics.
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What property works best for Airbnb demand in Tuscany right now?
What bedroom count gets the most bookings in Tuscany as of 2026?
As of early 2026, two-bedroom properties get the most bookings across Tuscany because they serve the widest guest range, from couples wanting space to small families and friend groups.
Estimated distribution: 15% studios, 30% one-bedrooms, 35% two-bedrooms, 20% three-bedrooms or larger, shifting toward larger properties in countryside areas.
Two-bedrooms perform best because Tuscany attracts both short city breaks (couples wanting a living area) and longer countryside stays (families needing flexibility).
What property type performs best in Tuscany in 2026?
As of early 2026, there's no single winner: city apartments achieve the most consistent occupancy (60% to 65% annually), while countryside villas and farmhouses generate the highest peak revenue (€7,000+ monthly in summer).
Occupancy by type: apartments 55% to 65%, townhouses 50% to 60%, detached houses 45% to 55%, villas/farmhouses 40% to 55%, with lower villa occupancy offset by higher rates and longer stays.
City apartments capture year-round demand from art tourists and business travelers, while countryside properties command premium rates from families seeking the "Tuscan dream" during summer and wedding season.
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 Tuscany, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Ministero del Turismo | Italy's official authority setting the CIN timeline and BDSR database requirements. | We used it to anchor the mandatory national compliance layer. We treated it as the reference before layering municipal rules. |
| Comune di Firenze | Florence's official city page summarizing short-term rental rules for hosts. | We used it for Florence-specific authorization requirements and historic-center freeze. We explained what changes in Tuscany's most regulated market. |
| Agenzia delle Entrate (Short Rentals) | Italy's official tax authority explaining short-term rental definitions and taxation. | We used it to define what counts as a short-term rental (30 days or less). We framed the tax treatment in profit estimates. |
| Agenzia delle Entrate (21%/26% Rates) | The tax authority's official clarification on updated flat-tax rates. | We applied 21% to first properties and 26% from the second onward. We translated that into net-profit ranges. |
| Polizia di Stato (Alloggiati Web) | The official police portal for mandatory guest reporting. | We explained the guest reporting requirement. We treated it as a non-negotiable operational step. |
| EUR-Lex (EU Regulation 2024/1028) | Official EU legal text on short-term rental data collection and sharing. | We explained why platforms are tightening registration checks. We contextualized why CIN display is becoming standard. |
| Comune di Lucca | Official municipal page showing how Tuscan communes communicate CIN requirements. | We confirmed CIN/BDSR implementation is consistent across Tuscany. We supported the "check your Comune" recommendation. |
| Regione Toscana (Tourism Report) | Official regional statistics on tourism arrivals and patterns. | We grounded seasonality and demand analysis. We translated patterns into revenue ranges. |
| IRPET (Tuscany Tourism Report) | Tuscany's official regional research institute for economic analysis. | We validated demand trends against 2019 and 2023 baselines. We avoided overly pessimistic occupancy assumptions. |
| ISTAT (Tourism Flows) | Italy's national statistics agency reporting tourism movements. | We cross-checked Tuscany demand reflects broader Italy trends. We justified not underpricing the region. |
| Agenzia delle Entrate (OMI Database) | Italy's standard official reference for real-estate values by area. | We used it for property price sanity checks. We compared against private portals for validation. |
| Bank of Italy (Housing Statistics) | The central bank's official housing-market survey program. | We avoided single-source narratives about property conditions. We aligned investment assumptions with Italy-wide trends. |
| Ministry of Economy and Finance (IMU Rates) | National finance portal with official municipal property tax rates. | We modeled annual second-home carrying costs. We converted to monthly expense ranges. |
| Comune di Firenze (Tourist Tax) | Florence's official page on tourist tax calculation and payment. | We treated tourist tax as an operational obligation. We accounted for administrative time in expense estimates. |
| AirDNA (Florence) | Widely used STR data provider with transparent methodology and broad coverage. | We used it as our primary benchmark for Florence rates, occupancy, and listing counts. We adjusted for other submarkets. |
| AirDNA (Siena) | Same established STR dataset for a different Tuscan archetype. | We avoided overfitting to Florence-only economics. We triangulated region-wide ADR and occupancy. |
| Reuters | International news agency with verified reporting on Florence's regulatory actions. | We confirmed Florence's policy enforcement direction. We contextualized why compliance matters more than before. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. 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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