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
Tuscany remains one of Europe's most desirable property markets, attracting everyone from first-time buyers to international investors seeking countryside villas or city apartments in Florence.
In this constantly updated article, we break down the current housing prices in Tuscany and whether the numbers support buying now or waiting.
We dig into official data, market signals, and local trends so you can make an informed decision rather than relying on gut feelings or outdated advice.
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.
So, is now a good time?
As of early 2026, buying property in Tuscany is a "rather yes" because the region is not showing signs of a price bubble and financing conditions have improved since the 2023 rate spike.
The strongest signal is that Tuscany's transaction volumes dropped sharply in 2023, which actually reduced overheating risk and gave the market a healthy reset before prices could stretch too far.
Another strong signal is that mortgage rates in Italy have come down from their peak, now sitting in the low-to-mid 3% range, which makes monthly payments more manageable for buyers.
Official Italy-wide prices were still rising into late 2025 rather than collapsing, and Florence's rental yields remain healthy at around 6% gross, supporting property valuations in the region's main city.
The best strategies depend on your goals: owner-occupiers should look outside Florence's historic centre for better value, while investors might target smaller university cities like Pisa or Siena for solid rental demand, or focus on energy-efficient apartments in Florence's well-connected neighborhoods like Novoli or Campo di Marte.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Tuscany, or should I wait as of 2026?
Do real estate prices look too high in Tuscany as of 2026?
As of early 2026, Tuscany property prices overall are not dramatically overvalued, though Florence specifically is stretched compared to regional averages, with the city running at roughly double the typical Tuscan price per square meter.
One clear on-the-ground signal is that many homes across Italy are staying on the market for several months unless priced sharply, with over 50% of listings remaining unsold for extended periods according to portal data from late 2025, which suggests sellers who overprice will struggle.
To put it in perspective, Florence is asking around 4,500 euros per square meter while the rest of Tuscany's main towns average closer to 2,000 euros per square meter, so the "too high" question really depends on whether you're looking at the region's prime city or everywhere else.
You can also read our latest update regarding the housing prices in Tuscany.
Does a property price drop look likely in Tuscany as of 2026?
As of early 2026, the likelihood of a meaningful property price drop across Tuscany over the next 12 months is low, mainly because the usual crash triggers like runaway credit growth, extreme overbuilding, or collapsing demand are not all firing at once.
A plausible price change range for Tuscany over the next year would be somewhere between minus 3% and plus 5%, with the downside limited by improved financing conditions and the upside capped by affordability constraints.
The single most important factor that could increase the odds of a price drop in Tuscany would be a sharp rise in mortgage rates, since higher borrowing costs directly squeeze buyer budgets and reduce what people can afford to pay.
However, this scenario looks unlikely in the near term because European Central Bank policy has already shifted toward easing, and Bank of Italy data shows rates have been trending down from their 2023 peaks rather than climbing again.
Finally, please note that we cover the price trends for next year in our pack about the property market in Tuscany.
Could property prices jump again in Tuscany as of 2026?
As of early 2026, there is a medium likelihood of a renewed price surge in Tuscany over the next 12 months, with the probability higher in prime Florence and select countryside trophy zones than in the broader regional market.
A plausible upside range for Tuscany prices over the coming year would be between 3% and 8%, with the higher end most likely in supply-constrained areas like Florence's historic centre, Lucca, and scenic Chianti locations.
The single biggest demand-side trigger that could push prices higher in Tuscany is further mortgage rate easing, since lower rates typically bring sidelined buyers back into the market with a lag of several months.
Please also note that we regularly publish and update real estate price forecasts for Tuscany here.
Are we in a buyer or a seller market in Tuscany as of 2026?
As of early 2026, Tuscany overall sits closer to a balanced-to-buyer-leaning market, though Florence specifically remains tighter and gives sellers more leverage than in the rest of the region.
The closest equivalent to months-of-inventory in Tuscany can be inferred from transaction intensity (called IMI), and the 2023 drop in transactions suggests buyers regained bargaining power after the rate shock, meaning you can often negotiate, especially on properties needing renovation or with poor energy ratings.
While we do not have a single official "price reduction" statistic for all Tuscany listings, the fact that over half of Italian homes stayed on the market for extended periods in late 2025 suggests many sellers are having to adjust expectations, which is a sign of weakened seller leverage outside the hottest micro-markets.
We have made this infographic to give you a quick and clear snapshot of the property market in Italy. 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 Tuscany as of 2026?
Are homes overpriced versus rents or versus incomes in Tuscany as of 2026?
As of early 2026, Tuscany homes are moderately stretched versus local incomes, especially in Florence, but they are reasonably supported by rents, which means the valuation picture depends heavily on whether you compare to what people earn or what landlords collect.
The price-to-rent ratio in Florence works out to a gross yield of roughly 6%, which is actually healthy for a major European heritage city and suggests prices are being supported by genuine rental demand rather than pure speculation.
The price-to-income picture is tougher: an 80 square meter apartment in Florence at around 4,500 euros per square meter costs about 360,000 euros, which represents roughly 10 to 12 years of median Italian family income, putting it at the stretched end of affordability unless buyers have substantial savings or higher-than-average earnings.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tuscany.
Are home prices above the long-term average in Tuscany as of 2026?
As of early 2026, Tuscany prices are modestly above their 2015 baseline, with the official Italy-wide House Price Index sitting at around 117, meaning prices are roughly 17% higher than a decade ago in nominal terms, which is not an extreme departure from the long-term trend.
The recent 12-month price change in Tuscany's main market, Florence, was about 7.5% according to portal data, which is faster than the pre-pandemic pace but not wildly out of line given the inflation and rate swings of recent years.
When you adjust for inflation using real price indices, Italy's housing market does not look like it is in a historic blow-off compared to prior cycle peaks, which suggests Tuscany is more in "catch-up" territory than bubble territory at a regional level, even if Florence prime is locally elevated.
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What local changes could move prices in Tuscany as of 2026?
Are big infrastructure projects coming to Tuscany as of 2026?
As of early 2026, the biggest infrastructure project likely to affect Tuscany property prices is the Florence Tramvia extension (Linea 4), which will improve connectivity to the northwest corridor including the airport, university, and business areas, potentially boosting values in neighborhoods like Novoli, Rifredi, and parts of the Isolotto-Le Piagge side.
The timeline for the Florence Tramvia extensions involves documented municipal planning and procedural steps, with construction and delivery phases stretching over the coming years, meaning the price impact will be gradual rather than immediate but could reshape which neighborhoods attract demand.
For the latest updates on the local projects, you can read our property market analysis about Tuscany here.
Are zoning or building rules changing in Tuscany as of 2026?
The most important rule changes being discussed in Tuscany relate to urban regeneration frameworks and short-term rental restrictions, particularly in Florence where the city has moved to limit new vacation rentals in the historic centre to preserve housing for residents.
As of early 2026, these rule changes are likely to have a mixed effect on Tuscany prices: short-term rental limits could cool investor demand in Florence's centro storico while potentially pushing some units back to the long-term rental market, and tighter building compliance rules will increase renovation costs for older properties, especially stone farmhouses and historic apartments.
The areas most affected by these changes in Tuscany are Florence's UNESCO-protected historic core for rental restrictions, and the broader countryside market for compliance rules, since older building stock combined with heritage protection means permits and energy upgrades can be the difference between a good deal and a money pit.
Are foreign-buyer or mortgage rules changing in Tuscany as of 2026?
As of early 2026, there are no major foreign-buyer restrictions being introduced in Tuscany, but the direction of mortgage conditions has been positive, with rates easing from their 2023 peak, which supports demand from both Italian and international buyers.
The most notable rule discussion affecting foreign and investor buyers has been around short-term rental taxation at the national level, where Italy debated scrapping a tax break for vacation rentals in late 2025 before ultimately dropping those plans, leaving the current tax treatment largely intact.
On the mortgage side, no dramatic rule changes like new loan-to-value limits or stress tests are being actively implemented, but buyers should be aware of the "prima casa" first-home tax relief, which offers a reduced 2% registration tax for primary residences and makes owner-occupier purchases significantly cheaper than investment buys.
You can also read our latest update about mortgage and interest rates in Italy.
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.
Will it be easy to find tenants in Tuscany as of 2026?
Is the renter pool growing faster than new supply in Tuscany as of 2026?
As of early 2026, renter demand in Tuscany's main cities is outpacing new rental supply, with Florence rents rising about 5% year-on-year into late 2025, which is a clear sign that tenants are competing for available units.
The best signal for renter demand growth in Tuscany comes from the university and tourism-driven cities like Florence, Pisa, and Siena, where student populations, young professionals, and service-sector workers create steady household formation and in-migration that keeps the tenant pool healthy.
On the supply side, new rental completions in Tuscany are limited by the region's historic building stock, strict permitting in protected areas, and the fact that much buyer demand targets existing character properties rather than new construction, which means the rental market is unlikely to see a flood of new units any time soon.
Are days-on-market for rentals falling in Tuscany as of 2026?
As of early 2026, we do not have a single official "days-on-market" series for Tuscany rentals, but sustained rent growth of around 5% in Florence strongly suggests that well-located, reasonably priced units are renting quickly, especially smaller apartments with good energy performance.
The difference between "best areas" and weaker areas in Tuscany is significant: rentals in Florence's Centro, Santa Croce, Oltrarno, and Campo di Marte likely move within days or weeks, while poorly positioned or overpriced units in peripheral zones can sit for months.
One common reason days-on-market falls in Tuscany is the mismatch between strong tenant demand from students, tourists, and young professionals and a constrained supply of quality long-term rental units, especially as some landlords prefer short-term vacation rentals where regulations allow.
Are vacancies dropping in the best areas of Tuscany as of 2026?
As of early 2026, vacancies in Tuscany's best rental areas, including Florence's Centro, Oltrarno, Santa Croce, and Campo di Marte, as well as Lucca's and Siena's historic centres, appear to be low and possibly tightening, based on strong rent growth and limited available inventory on major portals.
Vacancy rates in these prime neighborhoods are likely well below the broader Tuscany average, since these areas combine walkability, heritage appeal, and proximity to jobs, universities, and tourist attractions, which makes them consistently attractive to tenants.
One practical sign that Tuscany's best areas are tightening first is when landlords start receiving multiple applications within days of listing, and when tenants begin accepting properties without negotiating on price or terms, behaviors that agents in Florence have reported in the highest-demand zones.
By the way, we've written a blog article detailing what are the current rent levels in Tuscany.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Tuscany as of 2026?
Is for-sale inventory shrinking in Tuscany as of 2026?
As of early 2026, for-sale inventory in Tuscany is difficult to measure precisely region-wide, but the pattern suggests a mixed picture: transaction volumes dropped sharply in 2023, which typically means more listings sat available, but by late 2025 national volumes were growing again, which often absorbs inventory faster in the most liquid cities like Florence.
The closest proxy to months-of-supply in Tuscany is the market intensity index (IMI) from official data, and the 2023 cooling suggested buyers had more options and negotiating room, though this has likely tightened somewhat as demand recovered with improving rate conditions.
The most likely reason inventory might feel constrained in Tuscany's prime spots is that many potential sellers are sitting tight, either because they locked in low mortgage rates years ago or because they are waiting for prices to climb further, a pattern common across European markets after the rate volatility of 2022-2023.
Are homes selling faster in Tuscany as of 2026?
As of early 2026, homes in Tuscany are not selling dramatically faster than before; in fact, portal research indicates that the median time-to-sell across Italy has lengthened, with over half of homes staying on the market for multiple months, which suggests the market is "normal" rather than frenzied.
Compared to a year ago, selling times in Tuscany appear similar or slightly longer for average properties, though turnkey, well-priced homes in prime Florence neighborhoods like Centro, Campo di Marte, or Oltrarno can still move relatively quickly because supply is structurally limited in those areas.
Are new listings slowing down in Tuscany as of 2026?
As of early 2026, we cannot confirm precise year-on-year changes in new for-sale listings across all of Tuscany because this data is not centrally published, but the pattern of recovering transaction volumes suggests that listings are being absorbed rather than piling up in the most active markets.
Tuscany typically sees seasonal listing patterns with more activity in spring and autumn, and January tends to be quieter, so current levels may appear low simply due to normal seasonality rather than a structural shortage of sellers.
The most plausible reason new listings might be slower than expected in Tuscany is seller caution: owners who bought or refinanced at low rates before 2022 may be reluctant to sell and give up their favorable financing, while others are waiting to see if prices continue rising before committing to a sale.
Is new construction failing to keep up in Tuscany as of 2026?
As of early 2026, new construction in Tuscany is structurally limited and does not come close to meeting all household demand, but this is less about builders "failing" and more about the region's character: historic cores, protected landscapes, and complex permitting mean new supply simply cannot scale the way it might elsewhere.
Official data shows that existing dwellings in Italy have seen stronger price growth than new builds, which reflects how much the market leans on existing stock, especially in Tuscany where buyers often specifically want character properties like historic apartments, stone farmhouses, and renovated villas rather than new construction.
The single biggest bottleneck limiting new construction in Tuscany is permitting complexity, especially in heritage-protected areas like Florence's historic centre and scenic countryside zones where building regulations prioritize preservation over development.
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.
Will it be easy to sell later in Tuscany as of 2026?
Is resale liquidity strong enough in Tuscany as of 2026?
As of early 2026, resale liquidity in Tuscany is reasonably strong in the main cities and tourist-adjacent areas, meaning that if you price realistically, you should be able to sell, though "quickly" might mean several months rather than weeks for most properties.
The median days-on-market for resale homes in Tuscany likely runs in the range of 3 to 6 months for typical properties, which is slower than a "hot" market benchmark of under 60 days but not so long that it signals illiquidity, especially if the home is well-located and fairly priced.
The property characteristics that most improve resale liquidity in Tuscany are location in or near a main city's historic core (Florence, Lucca, Siena, Pisa), good energy performance or an easy upgrade path, and a size that fits typical buyer demand, which in urban areas means apartments between 60 and 100 square meters.
Is selling time getting longer in Tuscany as of 2026?
As of early 2026, selling time in Tuscany has normalized compared to the faster-moving periods before the 2022-2023 rate shock, with most homes now taking several months to sell rather than being snapped up quickly, though this is a return to "normal" rather than a sign of distress.
The current median days-on-market in Tuscany likely ranges from around 90 days for well-priced, well-located properties to 6 months or more for homes that are overpriced, need significant work, or sit in less desirable locations.
One clear reason selling time can lengthen in Tuscany is affordability pressure: when prices rise faster than incomes, the pool of qualified buyers shrinks, and sellers who anchor to peak expectations may find their homes sitting while the market waits for prices to come down or incomes to catch up.
Is it realistic to exit with profit in Tuscany as of 2026?
As of early 2026, the likelihood of exiting with a profit in Tuscany is medium to high if you hold for a reasonable period, buy sensibly, and choose the right location, but it requires patience and smart purchasing rather than expecting a quick flip.
The minimum holding period that typically makes exiting with profit realistic in Tuscany is around 5 to 7 years, which allows enough time for price appreciation to overcome the substantial transaction costs of buying and selling property in Italy.
Total round-trip costs in Tuscany, including registration taxes, notary fees, agency commissions, and selling costs, typically run between 10% and 15% of the property value (roughly 35,000 to 55,000 euros on a 350,000 euro property, or about 38,000 to 60,000 USD), which means you need meaningful appreciation just to break even.
The clearest factor that increases profit odds in Tuscany is buying below market, which means targeting properties with motivated sellers, renovation needs you can handle efficiently, or locations just before infrastructure improvements boost accessibility, and then holding long enough for the market to recognize the value.
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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 Tuscany, 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 |
|---|---|---|
| ISTAT House Price Index | Italy's official statistics agency and the standard measure for housing price changes. | We used it to anchor Italy-wide price momentum going into 2026. We also used it to separate new builds versus existing home price trends. |
| Agenzia delle Entrate (OMI) Tuscany Report | The Italian government's official real estate market observatory used by professionals. | We used it to quantify Tuscany transaction volumes, liquidity, and provincial price levels. We treat it as ground truth for Tuscany market structure. |
| Bank of Italy Interest Rates | Italy's central bank with the reference series for credit conditions. | We used it to track mortgage pricing direction and credit tightening or loosening. We connected rates to housing demand risk assessment. |
| idealista Florence Sales | Large established listings portal with published methodology and high-frequency local coverage. | We used it to get current late-2025 Florence prices per square meter. We treat it as a market temperature indicator cross-checked against other sources. |
| idealista Florence Rents | Same portal with rental data, useful for testing overheating via yields. | We used it to estimate gross rental yields and rent growth as a proxy for tenant demand. We used the neighborhood breakdown for concrete examples. |
| ISTAT Income Survey | Official household income distribution statistics from Italy's statistics agency. | We used it to anchor affordability with typical family income levels. We used median and mean figures to build price-to-income estimates. |
| FRED Real Property Prices (BIS) | Republishes BIS-based macro series widely used in research for inflation-adjusted views. | We used it to check whether prices are high after adjusting for inflation. We used it to frame long-cycle risk assessment. |
| Eurostat House Price Index | Harmonizes comparable housing price statistics across the EU. | We used it to sanity-check whether Italy's trend aligns with EU cycles. We avoid Italy-only tunnel vision in our analysis. |
| Immobiliare.it Florence | Another major Italian portal useful to cross-check portal-to-portal consistency. | We used it to triangulate Florence pricing levels and direction versus idealista. We treat it as confirmation rather than sole truth. |
| City of Florence Tramvia Portal | Municipal primary source for major local infrastructure pipeline. | We used it to identify what's actually moving in procedures and timelines. We translated that into where housing demand can shift. |
| Il Post (Florence STR Policy) | Reputable national newspaper with clear reporting on policy actions. | We used it to explain Florence's local short-term rental rule direction. We connected it back to rent data and buyer behavior. |
| Reuters (Italy STR Tax) | Top-tier global newswire with strong sourcing standards. | We used it when policy was moving fast and official texts were slow. We framed regulatory risk for investor demand in tourist cities. |
| Agenzia delle Entrate Prima Casa | Official government guidance on the most common homebuyer tax incentive. | We used it to explain how taxes differ for primary residence versus investment. We quantified one of the biggest hidden costs of buying. |
| Nomisma Real Estate Observatory | Long-running, widely cited Italian economic research institute tracking property cycles. | We used it for forward-looking base case expectations on transactions and pricing. We cross-checked the narrative with official data. |
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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