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 is not a single housing market but rather a patchwork of very different price zones, from luxury coastal towns to affordable inland villages.
We constantly update this blog post with the freshest data and market insights we can find.
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.
How much do houses cost in Tuscany as of 2026?
What's the median and average house price in Tuscany as of 2026?
As of early 2026, the median house price in Tuscany is around €330,000 (approximately $345,000 or £275,000), while the average sits higher at roughly €520,000 ($545,000 or £435,000).
The typical price range that covers about 80% of house sales in Tuscany falls between €180,000 and €900,000 ($190,000 to $945,000), which shows just how wide the market is here.
The gap between Tuscany's median and average house prices reveals a market with a long "luxury tail," meaning high-end properties like restored farmhouses, historic villas, and prime coastal homes pull the average well above what most buyers actually pay.
At the median price of €330,000 in Tuscany, a buyer can realistically expect a 3-bedroom house of around 110 to 130 square meters in a mid-tier town like parts of Pisa province, Livorno's outskirts, or the edges of Siena, likely needing some cosmetic updates but structurally sound.
What's the cheapest livable house budget in Tuscany as of 2026?
As of early 2026, the minimum budget for a livable house in Tuscany starts around €90,000 to €140,000 (approximately $95,000 to $147,000), though you will need to look in specific inland areas.
At this entry-level price point in Tuscany, "livable" typically means a small house of 70 to 90 square meters with functioning roof, wiring, and plumbing, but often with dated interiors, basic heating systems, and no air conditioning.
These cheapest livable houses in Tuscany are usually found in the Lunigiana area of Massa-Carrara province, rural parts of Arezzo province like the Casentino valley near Bibbiena, and some inland pockets around Pistoia province.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Tuscany here.
How much do 2 and 3-bedroom houses cost in Tuscany as of 2026?
As of early 2026, a typical 2-bedroom house in Tuscany costs between €150,000 and €300,000 (approximately $157,000 to $315,000), while a 3-bedroom house typically ranges from €210,000 to €405,000 ($220,000 to $425,000), depending heavily on location.
For a 2-bedroom house in Tuscany, the realistic price range spans from around €110,000 ($115,000) in value inland areas like rural Arezzo to €1.1 million ($1.15 million) or more in prime locations like Florence's center or the Versilia coast.
For a 3-bedroom house in Tuscany, expect to pay anywhere from €155,000 ($163,000) in affordable inland towns up to €1.5 million ($1.57 million) or higher in sought-after areas like Forte dei Marmi or central Florence.
The typical price premium when upgrading from a 2-bedroom to a 3-bedroom house in Tuscany runs about 35% to 50%, reflecting the additional 30 to 40 square meters that a third bedroom usually adds.
How much do 4-bedroom houses cost in Tuscany as of 2026?
As of early 2026, a typical 4-bedroom house in Tuscany costs between €300,000 and €600,000 (approximately $315,000 to $630,000), with prices climbing significantly in prime cities and coastal areas where the same house can exceed €2 million.
For a 5-bedroom house in Tuscany, the realistic price range runs from around €320,000 ($336,000) in value inland areas up to €3 million ($3.15 million) or more in prestigious locations like the Chianti hills or Forte dei Marmi.
For a 6-bedroom house in Tuscany, buyers should expect prices starting around €420,000 ($441,000) in affordable zones and reaching €4 million ($4.2 million) or higher in prime areas, since houses this size often come with significant land and historic features.
Please note that we give much more detailed data in our pack about the property market in Tuscany.
How much do new-build houses cost in Tuscany as of 2026?
As of early 2026, a typical new-build house in Tuscany costs around €380,000 to €680,000 (approximately $400,000 to $715,000) for a standard 3 to 4-bedroom property, though supply is limited because historic preservation rules restrict new construction in many desirable areas.
New-build houses in Tuscany typically carry a price premium of 15% to 30% compared to older resale houses in comparable locations, reflecting modern energy efficiency standards, updated layouts, and the absence of renovation costs.
How much do houses with land cost in Tuscany as of 2026?
As of early 2026, a typical house with land in Tuscany costs between €400,000 and €1.2 million (approximately $420,000 to $1.26 million), with prices varying dramatically based on whether the land is simply a garden, productive agricultural terrain, or sits in a prestige zone like Chianti or Val d'Orcia.
In Tuscany, a "house with land" typically means a property with at least 5,000 to 10,000 square meters (0.5 to 1 hectare or about 1.2 to 2.5 acres) of surrounding terrain, though many rural properties come with considerably more.
Adding meaningful land to a house in Tuscany typically increases the price by 20% to 60% compared to a similar house with only a small garden, and the premium can climb even higher if the land includes olive groves, vineyard potential, or iconic views in areas like Greve in Chianti, Montalcino, or the Maremma countryside.
We cover everything there is to know about land prices in Tuscany here.
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Where are houses cheapest and most expensive in Tuscany as of 2026?
Which neighborhoods have the lowest house prices in Tuscany as of 2026?
As of early 2026, the areas with the lowest house prices in Tuscany include the Lunigiana zone around Pontremoli and Aulla in Massa-Carrara province, the Casentino valley near Bibbiena in Arezzo province, and outer areas of Pistoia province like Quarrata and Agliana.
In these cheapest areas of Tuscany, typical house prices range from €90,000 to €200,000 (approximately $95,000 to $210,000), with per-square-meter rates sitting around €1,400 to €1,700.
These neighborhoods have Tuscany's lowest house prices primarily because they sit further from major employment centers like Florence and Pisa, have aging populations, and lack the tourist appeal or international buyer interest that drives prices in places like Chianti or the coast.
Which neighborhoods have the highest house prices in Tuscany as of 2026?
As of early 2026, the three most expensive areas for houses in Tuscany are Forte dei Marmi on the Versilia coast (around €9,800 per square meter), Florence's historic center including neighborhoods like San Niccolo and Porta Romana (around €6,900 per square meter), and prime Chianti villages like Greve in Chianti that combine vineyard landscapes with easy Florence access.
In these most expensive Tuscan neighborhoods, typical house prices range from €700,000 to well over €4 million (approximately $735,000 to $4.2 million+), with ultra-prime properties in Forte dei Marmi's Centro zone exceeding €10,000 per square meter.
These neighborhoods command Tuscany's highest house prices because they offer a combination that wealthy international buyers specifically seek: protected historic character, proximity to world-class amenities, established foreign communities, and either iconic coastal lifestyle (Versilia) or the classic Tuscan countryside image (Chianti).
The typical buyer purchasing houses in these premium Tuscan neighborhoods is either a wealthy Northern European or American seeking a second home, an international professional relocating with family, or Italian families from Milan or Rome buying legacy properties they intend to keep across generations.
How much do houses cost near the city center in Tuscany as of 2026?
As of early 2026, houses near Florence's city center (including the Duomo-San Marco area, Oltrarno-Santo Spirito, and Santa Maria Novella) typically cost between €500,000 and €1.2 million (approximately $525,000 to $1.26 million) for a 100 to 150 square meter property, with per-square-meter rates averaging around €5,600 to €6,900.
Houses near major transit hubs in Tuscany, particularly around Florence's Santa Maria Novella train station, command similar city-center pricing of €5,000 to €6,000 per square meter, so a typical house would cost €450,000 to €900,000 ($475,000 to $945,000).
Houses near top-rated international schools in Tuscany, such as the International School of Florence or St. Michael's International School, are often found in the Campo di Marte area and south-of-center neighborhoods, where prices typically range from €400,000 to €800,000 ($420,000 to $840,000).
In expat-popular areas of Tuscany, including Florence's Oltrarno and Santo Spirito, San Niccolo-Porta Romana, the Chianti corridor towns of Greve in Chianti and Impruneta, and coastal Pietrasanta, house prices typically range from €350,000 to €1.5 million ($370,000 to $1.57 million) depending on size and exact location.
We actually have an updated expat guide for Tuscany here.
How much do houses cost in the suburbs in Tuscany as of 2026?
As of early 2026, a typical house in the suburbs of Florence or other major Tuscan cities costs between €250,000 and €500,000 (approximately $263,000 to $525,000), depending on the specific town and commute distance to the center.
Suburban houses in Tuscany typically cost 20% to 45% less per square meter than comparable houses in historic city centers, meaning buyers can often get 30 to 50 extra square meters of living space for the same budget.
The most popular suburbs for house buyers in Tuscany include Scandicci and Sesto Fiorentino near Florence, towns along the Florence-Prato corridor, and residential areas around Pisa like San Giuliano Terme, all of which offer good rail or road connections to city centers.
What areas in Tuscany are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Tuscany include Prato (especially neighborhoods with good rail links to Florence), the towns between Pistoia and Florence, non-waterfront zones of Livorno, and parts of Grosseto province in the Maremma region away from ultra-prime pockets like Capalbio.
Current typical house prices in these improving Tuscan areas range from €180,000 to €350,000 (approximately $190,000 to $370,000), which is 30% to 50% below comparable properties in established prime zones.
The main sign of improvement driving buyer interest in these areas is infrastructure investment combined with remote-work migration, particularly in Prato and Pistoia, where new residents from Florence are arriving because they can now work from home and no longer need to pay Florence's premium prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
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.
What extra costs should I budget for a house in Tuscany right now?
What are typical buyer closing costs for houses in Tuscany right now?
The estimated typical total closing cost for house buyers in Tuscany ranges from 8% to 15% of the purchase price, depending on whether you buy from a private seller or a company, whether you use an agent, and whether you need a mortgage.
The main closing cost categories in Tuscany include registration tax or VAT (2% to 10% depending on the seller and buyer status), notary fees (€2,000 to €4,000 or $2,100 to $4,200), real estate agent commission (typically 3% to 4% plus VAT), and mortgage-related costs if financing (1% to 2% of loan amount).
For most house buyers in Tuscany, the registration tax or VAT component is the single largest closing cost, often accounting for half or more of the total transaction expenses.
We cover all these costs and what are the strategies to minimize them in our property pack about Tuscany.
How much are property taxes on houses in Tuscany right now?
The estimated typical annual property tax (IMU) for a house in Tuscany varies significantly by municipality, but for a non-primary residence valued at €300,000, expect to pay roughly €1,500 to €3,000 per year (approximately $1,575 to $3,150), while primary residences are generally exempt from IMU on the main dwelling.
Property tax in Tuscany is calculated based on the cadastral value of the house (not the market price), multiplied by a coefficient that varies by property type, then multiplied by the local tax rate set by each municipality, which is why taxes differ from one Tuscan town to another.
If you want to go into more details, we also have a page with all the property taxes and fees in Tuscany.
How much is home insurance for a house in Tuscany right now?
The estimated typical annual home insurance cost for a house in Tuscany ranges from €250 to €600 (approximately $263 to $630) for basic fire coverage, and €600 to €1,500 ($630 to $1,575) for broader coverage including theft, liability, and weather damage.
The main factors that affect home insurance premiums for houses in Tuscany include the property's age and construction type (older stone houses may cost more to insure), location (flood-prone or landslide-risk areas carry higher premiums), the coverage level you choose, and whether you have security features like alarm systems.
What are typical utility costs for a house in Tuscany right now?
The estimated typical total monthly utility cost for a house in Tuscany ranges from €250 to €450 (approximately $263 to $475) for a standard home, and €450 to €650 ($475 to $685) for larger rural houses or properties with poor energy efficiency, especially during winter heating months.
The breakdown of main utility costs for houses in Tuscany includes electricity at around €80 to €150 per month, gas or heating fuel at €80 to €200 per month (higher in winter), water at €30 to €50 per month, waste collection (TARI) at €20 to €40 per month, and internet at €25 to €40 per month.
What are common hidden costs when buying a house in Tuscany right now?
The estimated total of common hidden costs that house buyers in Tuscany often overlook ranges from €3,000 to €10,000 (approximately $3,150 to $10,500) or more, depending on the property's age, condition, and any compliance issues with official records.
Typical inspection fees buyers should expect when purchasing a house in Tuscany run from €800 to €2,500 ($840 to $2,625) for a standard technical inspection by a geometra or engineer, and €2,500 to €5,000+ ($2,625 to $5,250+) if deeper structural checks or complex legalization work is needed.
Other common hidden costs beyond inspections when buying a house in Tuscany include cadastral regularization fees if the property's official plans do not match reality (very common in older Tuscan homes), condominium arrears if buying part of a shared building, utility connection or upgrade fees, and immediate maintenance surprises like humidity treatment or roof repairs.
The hidden cost that tends to surprise first-time house buyers the most in Tuscany is the expense of fixing mismatches between the physical house and the official cadastral records, because Italian law requires these to align before the sale can close, and rectifying discrepancies can cost several thousand euros and delay the purchase.
You will find here the list of classic mistakes people make when buying a property in Tuscany.
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What do locals and expats say about the market in Tuscany as of 2026?
Do people think houses are overpriced in Tuscany as of 2026?
As of early 2026, sentiment among locals and expats in Tuscany is split by location: buyers in prime Florence and the Versilia coast often feel prices are expensive but accept them because international demand supports the market, while those looking at inland towns generally see prices as reasonable though they worry about future resale liquidity.
Houses in Tuscany typically stay on the market for around 100 to 120 days before selling, with properties in major cities like Florence moving faster (sometimes under 90 days) and rural or inland houses sometimes taking 6 months or more.
The main reason locals and expats give for feeling house prices are fairly valued in Tuscany's prime areas is that international buyers, especially from Germany, the UK, and the US, continue to compete for the same limited stock of characterful properties, which keeps prices supported despite occasional complaints.
Compared to one or two years ago, sentiment on Tuscany house prices has stabilized: the sharp post-pandemic surge has cooled into a calmer market where buyers no longer feel the same urgency, but sellers have not significantly dropped their asking prices either.
You'll find our latest property market analysis about Tuscany here.
Are prices still rising or cooling in Tuscany as of 2026?
As of early 2026, house prices in Tuscany are gently rising overall, with the region showing stable to modest growth rather than a boom or a correction.
The estimated year-over-year house price change in Tuscany is around +2.5% to +3%, with stronger growth in prime zones like Florence's center (where some neighborhoods saw +5% to +8%) and flatter trends in rural inland areas.
Experts and locals expect house prices in Tuscany over the next 6 to 12 months to continue this pattern of modest growth in desirable locations, stable prices in mid-tier towns, and possible softening in the most remote rural areas where demand remains weak.
Finally, please note that we have covered property price trends and forecasts for Tuscany here.
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.
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 |
|---|---|---|
| Agenzia delle Entrate (OMI) | Italy's official property valuation database from the tax authority. | We used OMI to verify price ranges by zone and understand micro-area pricing differences. We also relied on it to explain center versus suburb price gaps. |
| ISTAT House Price Index | Italy's national statistics agency providing official price trends. | We used ISTAT to frame the overall direction of Tuscany's market. We also used it to estimate the new-build versus existing home price gap. |
| Banca d'Italia Housing Survey | Italy's central bank reporting market sentiment from professionals. | We used it for insights on pricing power, negotiation margins, and market tightness. We relied on it to complement raw price data with real behavior signals. |
| idealista | Major Italian property portal with transparent price series. | We used idealista as our main Tuscany-wide price benchmark for early 2026. We also used their neighborhood reports for Florence and Forte dei Marmi specifics. |
| Immobiliare.it | One of Italy's largest listing platforms with province-level data. | We used it to cross-check idealista's figures and rank provinces by price. We also verified suburban and mid-tier town pricing through their data. |
| Agenzia delle Entrate (Tax Guide) | Official government guidance on property purchase taxes. | We used it to build our closing cost breakdown accurately. We relied on it to explain registration tax, VAT, and cadastral fees. |
| MEF (Ministry of Finance) | Official source for how municipalities set property tax rates. | We used it to explain why IMU varies by town. We directed readers to verify rates locally based on this framework. |
| ARERA | Italy's national energy regulator with official tariff updates. | We used ARERA's Q1 2026 electricity update as our utility cost anchor. We built the full monthly utilities budget around this official figure. |
| Consiglio Nazionale del Notariato | Italy's official notary council focused on consumer protection. | We used their guides to explain notary roles and typical fees. We also relied on them for transaction process accuracy. |
| La Nazione (citing Tecnocasa) | Major regional newspaper reporting brokerage research data. | We used it for days-on-market estimates in Tuscan cities. We treated it as supporting evidence alongside official survey data. |
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