As of 2026, a realistic buyer should budget around €390,000, about $420,000, for a median livable house in Tuscany, while the average house price in Tuscany is closer to €610,000, about $660,000, because luxury villas in Florence hills, Chianti, Versilia, Argentario and Val d’Orcia pull the average upward.
Get all the data you need about the real estate market in Tuscany
We constantly update this blog post so the house price data for Tuscany stays useful for foreign buyers looking at the market in 2026.
The goal is simple: to help you understand what houses cost in Tuscany, where the cheapest and most expensive areas are, and what extra costs you should expect.
We focus only on houses, not apartments, because detached houses, semi-detached houses, villas and farmhouses behave very differently in the Tuscany property market.
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 2026, the estimated median house price in Tuscany is about €390,000, or about $420,000, and the estimated average house price in Tuscany is about €610,000, or about $660,000.
For most foreign buyers, a realistic house price range in Tuscany in 2026 is roughly €260,000 to €850,000, or about $280,000 to $920,000, which covers many livable detached, semi-detached and country houses outside the very top locations.
The median and average house prices in Tuscany differ because a small number of expensive villas in Forte dei Marmi, Florence hills, Chianti, Argentario and Val d’Orcia push the average much higher than the price paid by a normal buyer.
At the median house price in Tuscany in 2026, a buyer can usually expect an older 120 to 180 square meter house, often with two or three bedrooms, modest outdoor space, and a location away from the most famous hill towns or coastal addresses.
What's the cheapest livable house budget in Tuscany as of 2026?
As of 2026, the cheapest realistic livable house budget in Tuscany is about €160,000 to €220,000, or about $175,000 to $240,000.
At this entry price, livable usually means the house has basic working systems, a usable kitchen and bathroom, and no obvious structural emergency, but the buyer should still expect dated interiors, weak energy performance and limited outdoor space.
The cheapest livable houses in Tuscany are usually found in Lunigiana, Garfagnana, Casentino, Val Tiberina, Monte Amiata, inland Maremma and smaller towns in Arezzo province such as Bibbiena, Sansepolcro and Anghiari.
This low-budget part of the Tuscany house market is useful for careful buyers, but it is also where foreign buyers most often confuse “cheap” with “cheap after renovation,” which can be a costly mistake.
How much do 2 and 3-bedroom houses cost in Tuscany as of 2026?
As of 2026, a typical 2-bedroom house in Tuscany costs about €280,000, or about $300,000, while a typical 3-bedroom house in Tuscany costs about €470,000, or about $510,000.
A realistic 2-bedroom house price range in Tuscany in 2026 is about €180,000 to €350,000 inland, or about $195,000 to $380,000, and about €350,000 to €650,000 near Florence, Lucca, Siena or the coast, or about $380,000 to $700,000.
A realistic 3-bedroom house price range in Tuscany in 2026 is about €280,000 to €550,000 in ordinary towns, or about $300,000 to $595,000, and about €600,000 to €1.1 million in Chianti, Lucca hills, Florence outskirts or coastal areas, or about $650,000 to $1.2 million.
The move from a 2-bedroom house to a 3-bedroom house in Tuscany often adds about €150,000 to €250,000, or about $160,000 to $270,000, because the buyer is usually also paying for more land, better parking, a larger kitchen and better family use.
How much do 4-bedroom houses cost in Tuscany as of 2026?
As of 2026, a typical 4-bedroom house in Tuscany costs about €700,000, or about $760,000, but the same house can cost far more in Florence hills, Chianti, Versilia, Lucca hills or Argentario.
A realistic 5-bedroom house price range in Tuscany in 2026 is about €650,000 to €1.4 million in non-prime areas, or about $700,000 to $1.5 million, and about €1.5 million to €4 million in prime countryside or coastal locations, or about $1.6 million to $4.3 million.
A realistic 6-bedroom house price range in Tuscany in 2026 is about €850,000 to €1.8 million in ordinary inland locations, or about $920,000 to $1.9 million, and about €2 million to €7 million in Chianti, Val d’Orcia, Florence hills, Forte dei Marmi, Pietrasanta, Argentario and premium Lucca countryside, or about $2.2 million to $7.6 million.
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 2026, a typical new-build house in Tuscany costs about €550,000 to €1.2 million, or about $595,000 to $1.3 million, with prices often around €3,000 to €4,500 per square meter in good areas and much higher in prime locations.
New-build houses in Tuscany usually cost about 20% to 40% more than comparable older resale houses, and the premium can exceed 50% in low-supply coastal towns or near Florence where modern detached houses are rare.
How much do houses with land cost in Tuscany as of 2026?
As of 2026, a typical house with land in Tuscany costs about €600,000 to €1.3 million, or about $650,000 to $1.4 million, when the house is livable, restored or close to being move-in ready.
In Tuscany, a house with land usually means at least a large garden or 0.5 to 2 hectares, while restored farmhouses with privacy, views, a pool and olive trees often sit well above the normal regional house budget.
Land in Tuscany does not add value in a simple per-square-meter way because buyers pay most for views, privacy, road access, pool permission, usable terraces, agricultural restrictions and the quality of the restoration.
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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 2026, the lowest house prices in Tuscany are usually found in Pontremoli, Fivizzano, Aulla, Minucciano, Castelnuovo di Garfagnana, Bagni di Lucca, Pratovecchio Stia, Bibbiena, Sansepolcro, Anghiari, Arcidosso, Castel del Piano, Roccalbegna and Semproniano.
In these cheaper Tuscany areas, a basic livable house often costs about €160,000 to €300,000, or about $175,000 to $325,000, while larger or already restored homes can still move above €400,000, or about $430,000.
These areas have the lowest house prices in Tuscany because many houses are inland, older, farther from airports and the coast, and often need technical upgrades that local buyers price in more carefully than foreign buyers.
Which neighborhoods have the highest house prices in Tuscany as of 2026?
As of 2026, the highest house prices in Tuscany are usually in Forte dei Marmi, especially Roma Imperiale and Vittoria Apuana, Florence hills such as Pian dei Giullari, Bellosguardo, Settignano and Fiesole, and premium countryside around Chianti Classico, Val d’Orcia and Argentario.
In these expensive Tuscany areas, a prime house often costs about €1.5 million to €7 million, or about $1.6 million to $7.6 million, with the best coastal villas and restored estates sometimes above that level.
These neighborhoods command the highest house prices in Tuscany because buyers are not only buying a house, but also a protected view, a famous address, privacy, airport access, beach access or a rare historic setting.
The typical buyer in these premium Tuscany locations is often an international second-home buyer, a wealthy Italian family, a lifestyle investor or a buyer who wants a move-in-ready property with no difficult renovation process.
How much do houses cost near the city center in Tuscany as of 2026?
As of 2026, houses near Florence’s central and near-central areas such as Oltrarno edges, San Niccolò, Bellosguardo, Campo di Marte, Settignano and Fiesole usually cost about €800,000 to €2.5 million, or about $865,000 to $2.7 million, because true houses are rare near the historic center.
Near major transit hubs in Tuscany, such as Scandicci, Rifredi, Campo di Marte, Empoli, Sesto Fiorentino, Prato, Pistoia, Lucca, Pisa San Rossore and Viareggio, houses usually cost about €350,000 to €850,000, or about $380,000 to $920,000.
Near top international schools in Tuscany, including the International School of Florence, Canadian School of Florence, International School of Siena, International School of Pisa and International School of Lucca, family houses usually cost about €450,000 to €2.5 million, or about $485,000 to $2.7 million, depending on the city and catchment.
In expat-popular Tuscany areas such as Lucca hills, Bagni di Lucca, Barga, Pietrasanta, Chianti, Cortona, Montepulciano, Pienza, Montalcino, Arezzo countryside, Capalbio and Argentario, move-in-ready houses usually cost about €450,000 to €1.3 million, or about $485,000 to $1.4 million.
How much do houses cost in the suburbs in Tuscany as of 2026?
As of 2026, a typical suburban house in Tuscany costs about €320,000 to €800,000, or about $345,000 to $865,000, outside Florence, while Florence suburbs often cost about €550,000 to €1.5 million, or about $595,000 to $1.6 million.
Suburban houses in Tuscany are often 20% to 40% cheaper than comparable near-center houses, but the discount can disappear when the suburb has views, land, historic charm or fast access to Florence, Lucca or Pisa.
The most popular Tuscany suburbs for house buyers include Scandicci, Sesto Fiorentino, Bagno a Ripoli, Impruneta, Fiesole, San Giuliano Terme, Cascina, Capannori, Monte San Quirico, Pistoia outskirts and Prato edges.
What areas in Tuscany are improving and still affordable as of 2026?
As of 2026, improving and still affordable areas for house buyers in Tuscany include Pontedera, San Miniato, Certaldo, Castelfiorentino, Pescia, Montecatini-Terme, Barga, Castelnuovo di Garfagnana, Bibbiena, Sansepolcro, Massa Marittima and Arcidosso.
In these improving Tuscany areas, a typical livable house often costs about €220,000 to €450,000, or about $240,000 to $485,000, which is still far below Florence hills, Chianti, Versilia and the best Lucca countryside.
The main sign of improvement is not sudden luxury demand, but better spillover from expensive nearby markets, stronger remote-worker interest, upgraded old-town stock, and buyer focus on rail access, services and renovation potential.
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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?
For a foreign buyer purchasing a second home in Tuscany right now, a safe total closing-cost budget is about 12% to 18% of the purchase price for a private resale and about 15% to 23% for a new-build bought from a developer.
The main closing costs in Tuscany are registration tax or VAT, cadastral and mortgage taxes, agency fees of about 3% to 4% plus VAT, and notary, legal, translation and admin costs that often add about €3,000 to €8,000, or about $3,200 to $8,600.
The largest closing cost for most second-home buyers in Tuscany is usually the 9% registration tax on cadastral value for a private resale, or the 10% VAT on the purchase price for a new-build from a developer.
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?
For a second home in Tuscany right now, annual property tax often lands around €900 to €3,500, or about $970 to $3,800, for a normal house, and about €4,000 to €10,000 or more, or about $4,300 to $10,800 or more, for large or luxury villas.
Property tax on houses in Tuscany is usually based on the cadastral value and the local IMU rate set by the comune, so the tax is not calculated directly on the market price you pay for the house.
How much is home insurance for a house in Tuscany right now?
Home insurance for a house in Tuscany right now usually costs about €350 to €900 per year, or about $380 to $970, for a standard house, and about €900 to €2,000 per year, or about $970 to $2,160, for a larger farmhouse, pool property or second home with broader cover.
The main factors that affect home insurance premiums for houses in Tuscany are vacancy, old roofs, wildfire exposure, flood risk, pools, alarms, rural access, building age, stone construction and whether the house is rented to guests.
What are typical utility costs for a house in Tuscany right now?
Typical utility costs for a normal 120 to 180 square meter house in Tuscany right now are about €250 to €450 per month, or about $270 to $485, while a larger rural stone house, pool property or poorly insulated home can cost about €450 to €800 per month, or about $485 to $865.
A simple monthly breakdown for a Tuscany house is often about €120 to €300 for electricity and heating, €30 to €70 for water, €30 to €80 for waste, €25 to €40 for internet, and extra seasonal costs for gardens, pools, pumps, LPG tanks or pellets.
What are common hidden costs when buying a house in Tuscany right now?
Common hidden costs that house buyers in Tuscany often overlook can easily total €10,000 to €50,000, or about $10,800 to $54,000, before any major renovation, and much more if the house has structural, planning or energy problems.
Typical inspection and technical due diligence fees in Tuscany are about €800 to €2,500, or about $865 to $2,700, for a geometra or technical report, and more if land, structural issues or planning regularization is involved.
Other hidden costs when buying a house in Tuscany include roof repairs, septic-tank compliance, water rights, cadastral irregularities, old heating systems, low energy ratings, damp, retaining walls, private roads, pool permits, agricultural-land restrictions and heritage constraints.
The hidden cost that surprises first-time house buyers in Tuscany the most is often regularizing old building changes, because a lovely farmhouse can have decades of small changes that must be checked before the notary deed.
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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 2026, many locals think houses in prime Tuscany are overpriced, especially in Florence, Versilia, Chianti and Lucca, while many expats still see value compared with Provence, the Cotswolds, coastal California or prime Spain.
Good houses in Florence, Lucca, Versilia and Chianti can sell in about 2 to 4 months when pricing is realistic, while ordinary inland houses in Tuscany can stay on the market for 6 to 12 months or longer.
The main reason locals call prices too high is that prime Tuscany prices are disconnected from local salaries, while expats often focus on scenery, lifestyle, restoration quality and international comparison rather than local income.
Compared with one or two years ago, sentiment in Tuscany is more selective: buyers still pay for excellent houses, but they push back harder on over-renovated, poorly located or technically risky homes.
Are prices still rising or cooling in Tuscany as of 2026?
As of 2026, house prices in Tuscany are still rising, but the rise is uneven and buyers are more careful about weak locations, old systems and houses that need expensive work.
The estimated year-over-year house price change in Tuscany in 2026 is around 3% to 4% for asking prices, with stronger pressure in Lucca, Florence, Versilia and prime countryside than in ordinary inland towns.
Over the next 6 to 12 months, experts and local agents expect Tuscany house prices to stay firm in the best locations, but flatter in areas where renovation costs, financing and weak resale liquidity make buyers more cautious.
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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 this source matters | How we used it |
|---|---|---|
| Agenzia delle Entrate, OMI quotations | It is Italy’s official property-market observatory. | We used OMI as the official benchmark for local value ranges. We treated OMI as conservative because it can sit below live asking prices. |
| Agenzia delle Entrate, residential market reports | It uses official transaction and land-registry records. | We used it to check the wider Italian residential market. We did not use it alone for Tuscany house asking prices. |
| Agenzia delle Entrate, house-purchase taxes | It is the official source for purchase taxes. | We used it for registration tax, VAT, mortgage tax and cadastral tax. We applied the second-home case for most foreign buyers. |
| MEF, IMU property tax | It is the finance-ministry source for IMU. | We used it for annual property-tax treatment. We kept ranges wide because each Tuscany comune can set local rates. |
| ISTAT, House Price Index | ISTAT is Italy’s official statistics agency. | We used it to check national house-price direction. We did not use it as a Tuscany house price level. |
| Banca d’Italia, Italian Housing Market Survey Q1 2026 | It surveys estate agents across Italy. | We used it for sentiment, discounts and time-on-market direction. We used it as a market-temperature source, not a local price table. |
| idealista, Tuscany price report | It is a major Italian property portal. | We used it for Tuscany asking-price trends. We cross-checked it because portal data measures asking prices, not closed sale prices. |
| idealista, independent houses in Tuscany | It has many live house listings. | We used it to check house-only budgets. We avoided using apartment-heavy averages for bedroom estimates. |
| Immobiliare.it, Tuscany market trend | It is another major Italian property portal. | We used it to cross-check provincial asking prices. We used its spread to identify cheaper and more expensive provinces. |
| Regione Toscana, 2026 works price list | It is the regional reference for works pricing. | We used it to flag renovation and technical costs. We paid special attention to roofs, septic systems, old stone houses and energy upgrades. |
| ARERA, energy tariffs | It is Italy’s energy regulator. | We used it to benchmark electricity and gas assumptions. We adjusted costs upward for detached houses because heating loads are higher. |
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