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
This article gives you a clear picture of what villas actually cost in Tuscany right now, from affordable countryside farmhouses to ultra-premium coastal properties in places like Forte dei Marmi.
We update this blog post regularly so you always get fresh numbers and real market insights.
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 villas cost in Tuscany in 2026?
What is the median and average price for villas in Tuscany in 2026?
As of early 2026, the median asking price for a villa in Tuscany sits around 700,000 euros (roughly 756,000 dollars), while the average reaches approximately 1,050,000 euros (about 1,134,000 dollars) because luxury coastal and trophy estates pull the numbers upward.
This gap exists because Tuscany's villa market spans everything from modest inland farmhouses needing work to multimillion-euro beachfront properties in Forte dei Marmi, where asking prices can exceed 12,700 euros per square meter in the most exclusive Roma Imperiale neighborhood.
Compared to other Italian regions, Tuscany villa prices remain higher than most areas except for the very top markets in Lake Como and parts of the Amalfi Coast, though Tuscany offers more variety in the mid-range budget segment, especially in less tourist-heavy provinces like Arezzo and Pistoia.
What is the typical price range for villas in Tuscany in 2026?
As of early 2026, the typical price range for villas in Tuscany falls between 350,000 euros (about 378,000 dollars) and 2,500,000 euros (roughly 2,700,000 dollars), which covers most of the market excluding extreme budget projects and ultra-luxury trophy estates.
The average price per square meter for villas in Tuscany in 2026 hovers around 3,300 to 3,900 euros (3,560 to 4,210 dollars), though this varies dramatically by location, with prime coastal areas like Forte dei Marmi averaging nearly 9,800 euros per square meter and inland provinces like Arezzo sitting closer to 1,700 euros per square meter.
To buy a livable villa in Tuscany without major renovation needs, you should budget at least 300,000 euros (about 324,000 dollars), though 400,000 to 450,000 euros (432,000 to 486,000 dollars) is a safer minimum if you want decent condition, reasonable access, and proximity to amenities.
A villa is generally considered "luxury" in Tuscany when the total price exceeds 2,000,000 euros (roughly 2,160,000 dollars) or when the price per square meter reaches 8,000 euros (8,640 dollars) or more, which is common in places like Forte dei Marmi and the prestigious hills around Florence and Lucca.
You'll find much more detailed data in our pack about the property market in Tuscany.
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How do villa prices vary by area in Tuscany in 2026?
Which neighborhoods have the most expensive villas in Tuscany in 2026?
As of early 2026, the most expensive villa neighborhoods in Tuscany include Roma Imperiale and Centro in Forte dei Marmi, the Vittoria Apuana coastal strip, the hills of Fiesole and Settignano near Florence, and the countryside around Lucca's historic walls.
In these premium Tuscany villa areas, prices typically range from 2,000,000 to 10,000,000 euros (roughly 2,160,000 to 10,800,000 dollars) for a quality property, with ultra-prime beachfront villas in Roma Imperiale sometimes reaching 15,000,000 to 25,000,000 euros (16,200,000 to 27,000,000 dollars) or more.
The main factor driving these premium prices in Tuscany is the combination of extremely limited supply, strong international buyer demand, and unique attributes that cannot be replicated, such as direct beach access in Forte dei Marmi, unobstructed views of Florence from Fiesole, or historic villa pedigree in the Lucca hills.
Where are the most affordable villa areas in Tuscany in 2026?
As of early 2026, the most affordable areas for villas in Tuscany include the inland parts of Arezzo province (especially away from Cortona), Pistoia province's hills, Massa-Carrara's non-coastal zones, and the Grosseto hinterland (excluding the Argentario peninsula).
In these more affordable Tuscany villa areas, prices typically range from 200,000 to 500,000 euros (roughly 216,000 to 540,000 dollars), with some smaller properties or those needing renovation available below 200,000 euros (216,000 dollars).
The trade-offs in these lower-priced Tuscany areas include longer distances from Florence and major tourist hubs, potentially weaker rental income potential, roads that can feel isolated in winter, and sometimes limited nearby amenities like international schools or high-end restaurants.
You should know that we have a page with a list of best areas to buy real estate in Tuscany.
How big are price gaps between villa neighborhoods in Tuscany in 2026?
As of early 2026, the price gap between the most expensive and most affordable villa neighborhoods in Tuscany can reach 5 to 6 times, with Roma Imperiale in Forte dei Marmi averaging around 12,700 euros per square meter (13,700 dollars) while inland Arezzo zones sit near 1,700 euros per square meter (1,840 dollars).
Even neighboring villa areas in Tuscany can show significant differences, with gaps of 30 to 50 percent common between adjacent zones, such as the 2,000 to 3,000 euros per square meter difference (2,160 to 3,240 dollars) between Forte dei Marmi Centro and the cheaper Caranna-Vaiana neighborhood just minutes away.
The main factor creating these Tuscany villa price disparities is the intensity of international demand, since areas with global recognition (like Forte dei Marmi or Chianti) attract buyers from Russia, Northern Europe, and the Middle East who compete for limited supply, while lesser-known inland zones primarily serve domestic buyers.
These neighborhood price gaps in Tuscany have been widening in recent years, with premium coastal areas like Vittoria Apuana seeing prices rise 73 percent since 2019 (nearly 20 percent annually) while more rural inland areas have grown at a much slower pace of 3 to 5 percent per year.
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 types of villas exist in Tuscany and how do prices differ?
What are the different villa types in Tuscany?
The main villa types in Tuscany include the stone casale (traditional farmhouse), the podere (country estate with outbuildings), the villa storica (historic or Liberty-style mansion), the villino (smaller villa near towns or coast), and the modern new-build villa with energy-efficient systems.
The best value for money in Tuscany is typically found in restored casali (farmhouses) in less famous inland areas, where you get generous interior space, land, and authentic Tuscan character for 400,000 to 700,000 euros (432,000 to 756,000 dollars), compared to much higher prices for equivalent square meters near the coast.
Foreign buyers in Tuscany most often gravitate toward either the classic restored casale with pool in Chianti or the Siena hills for the "dream of Tuscany" experience, or toward turnkey modern villas near Florence or the coast when they prioritize convenience and minimal renovation hassle.
Are off-plan villas cheaper than completed ones in Tuscany in 2026?
As of early 2026, off-plan villas in Tuscany can offer savings of 5 to 12 percent compared to expected finished-market prices if you buy early from a reputable developer, though customization costs and timeline risks can sometimes eliminate this discount entirely.
Most villa buyers in Tuscany purchase existing properties rather than off-plan, because the region's market is dominated by historic rural stock and the appeal of authentic stone farmhouses with character, whereas new-build villas represent a smaller segment concentrated in specific zones.
As of early 2026, the highest concentration of new villa developments in Tuscany can be found along the Versilia coastal strip (near Forte dei Marmi and Marina di Pietrasanta), in the outskirts of Florence, Pisa, and Lucca where infrastructure supports modern construction, and in select resort-oriented areas near Grosseto.
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Which features increase villa prices the most in Tuscany?
How much does sea view increase villa prices in Tuscany in 2026?
As of early 2026, a sea view typically increases villa prices in coastal Tuscany by 15 to 30 percent compared to similar properties without views, with the premium being highest in prime markets like Forte dei Marmi and the Argentario coast where water vistas are a core part of the lifestyle appeal.
In practical terms, a sea view can add 150,000 to 500,000 euros (roughly 162,000 to 540,000 dollars) to a Tuscan coastal villa's price depending on the property's baseline value and the quality of the view, with unobstructed panoramic views commanding the highest premiums.
Is private pool a major price driver for villas in Tuscany in 2026?
As of early 2026, a private pool typically increases villa prices in Tuscany by 8 to 15 percent, with the premium being strongest for countryside properties where outdoor living and rental potential are major buyer motivations.
In euro terms, a well-built pool with proper permits and landscaping can add 50,000 to 150,000 euros (roughly 54,000 to 162,000 dollars) to a Tuscan villa's market value, depending on the pool's size, design quality, and the property's overall price level.
Roughly 40 to 50 percent of villas listed for sale in Tuscany come with private pools as a standard feature, with the percentage being higher in established tourist areas like Chianti and lower in more remote inland zones where pools are less common.
Infinity pools or larger pools (over 10 by 5 meters) do command higher premiums in Tuscany, typically adding an extra 3 to 5 percentage points in value compared to standard pools, especially when they offer scenic views or are integrated with high-end outdoor entertaining spaces.
Does beachfront location multiply villa prices in Tuscany in 2026?
As of early 2026, a true beachfront or frontline location can increase Tuscan villa prices by 60 to 120 percent compared to otherwise similar properties just a few blocks inland, making direct beach access one of the most powerful price multipliers in the entire market.
In concrete terms, beachfront positioning in places like Forte dei Marmi can add 1,000,000 to 3,000,000 euros (roughly 1,080,000 to 3,240,000 dollars) to a villa's price compared to a similar home 500 meters from the water, reflecting the extreme scarcity and global demand for direct sea access.
What are other features adding a lot of value to villas in Tuscany?
Beyond sea views and pools, the top five value-adding features for villas in Tuscany include easy paved road access (foreign buyers heavily discount properties with difficult white roads), south or west exposure with open views, a legal guesthouse or annex, proximity to a famous village or wine region name (like Chianti or Montalcino), and high-quality turnkey renovation with modern energy systems.
Villas with large private gardens or mature olive groves in Tuscany typically command a 10 to 20 percent premium compared to properties with minimal outdoor space, with the premium being highest when the landscaping includes established trees, terraces, and well-maintained grounds that offer immediate enjoyment.
The features providing the best return on investment for Tuscany villa owners are energy efficiency upgrades (new heating, insulation, solar panels) and creating a legal rentable annex, because these directly improve either running costs or income potential, whereas purely aesthetic improvements often recover only 50 to 70 percent of their cost at resale.
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 extra costs are hidden behind villa prices in Tuscany?
How much are purchase taxes and fees for villas in Tuscany in 2026?
As of early 2026, total purchase taxes and fees for villas in Tuscany typically amount to 10 to 15 percent of the purchase price, with the exact percentage depending on whether you buy from a private seller or a company and whether the property becomes your primary Italian residence.
The main tax categories for Tuscany villa buyers include the 9 percent registration tax (imposta di registro) when buying from a private seller, plus 50 euros each for cadastral and mortgage taxes, along with the real estate agent commission (typically 2 to 5 percent), notary fees, and technical due diligence costs.
Notary and legal fees for a Tuscany villa purchase generally run between 1 and 2.5 percent of the price (roughly 7,000 to 25,000 euros or 7,560 to 27,000 dollars for a typical villa), with the percentage being lower on higher-value properties and varying based on transaction complexity.
If you want to go into more details, we also have a page detailing all the property taxes and fees in Tuscany.
What are typical annual maintenance costs for villas in Tuscany?
Annual maintenance costs for a standard villa in Tuscany typically run between 1.5 and 3 percent of the property's value, meaning a 700,000-euro villa might cost 10,500 to 21,000 euros (roughly 11,340 to 22,680 dollars) per year to maintain properly, excluding major renovations.
The main recurring expense categories for Tuscany villas include property tax (IMU, which applies if the villa is not your primary Italian residence), utilities and heating (especially significant for older stone houses), garden and grounds maintenance, pool upkeep, and building insurance.
Pool maintenance alone in Tuscany typically costs 2,000 to 8,000 euros (roughly 2,160 to 8,640 dollars) per year depending on pool size, seasonal usage, and whether you hire staff or manage it yourself, with larger pools and longer operating seasons naturally costing more.
Overlooked maintenance costs that Tuscany villa owners should anticipate include periodic stone wall and roof repairs (especially for older casali), septic system maintenance in rural areas without municipal sewerage, heating system upgrades to meet efficiency standards, and pest control for properties surrounded by agricultural land.
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What insider pricing realities should foreigners know in Tuscany?
Are villa asking prices usually negotiable in Tuscany in 2026?
As of early 2026, villa asking prices in Tuscany are negotiable but within limits, with the Bank of Italy's agent surveys showing average discounts of around 7 percent nationwide, meaning dramatic "lowball" offers rarely succeed in the current market.
Realistically, buyers can expect to negotiate 5 to 8 percent off the asking price for correctly priced villas in good condition, while properties needing obvious work or with documentation issues may allow discounts of 10 to 15 percent, though ultra-prime coastal villas in Forte dei Marmi often sell with 0 to 5 percent negotiation due to limited supply and strong demand.
Are real estate agents reliable for villas in Tuscany right now?
Real estate agents dealing with villas in Tuscany can be reliable, but as a foreigner you should always verify that the agent or agency is properly registered in the Registro Imprese, since Italian law (Law 39/1989) requires mediators to hold specific qualifications before they can legally earn commissions.
The most common complaints foreign buyers have about Tuscany villa agents include unclear communication about who pays the commission, inadequate disclosure of property defects or compliance issues, pressure tactics during negotiations, and sometimes working with multiple clients on the same property without transparency.
The typical agent commission for villa transactions in Tuscany ranges from 2 to 5 percent of the purchase price (paid by the buyer, and sometimes also by the seller separately), though you should always confirm the exact percentage and payment terms in writing before viewing any properties.
Dealing with a bad agent is one of the mistakes people sometimes make when buying a property in Tuscany.
Do foreigners usually overpay for villas in Tuscany?
Foreigners buying villas in Tuscany often pay a premium of 5 to 15 percent above what an informed local buyer would pay for the same property, not because of intentional scams but because foreigners tend to misjudge micro-locations, underestimate renovation costs, and assume more negotiation room exists than the market actually allows.
The main reasons foreigners overpay for Tuscan villas include falling in love with a property before understanding its true market position, not recognizing the sharp price differences between micro-neighborhoods (a 500-meter difference in Forte dei Marmi can mean hundreds of thousands of euros), and failing to properly verify compliance status for pools, annexes, or past renovations.
Hiring a local representative, independent surveyor, or bilingual lawyer does help foreigners get better villa prices in Tuscany, because these professionals can verify OMI value bands, check property documentation thoroughly, and negotiate from a position of local market knowledge rather than emotional attachment.
By the way, we have built our pack covering the property buying process in Tuscany also because a lot of foreign buyers make big mistakes (such as overpaying for a villa).
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.
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 market observatory from the national tax agency. | We used OMI to anchor real transaction-based value bands by zone and property type. We treated OMI as the hard floor and ceiling reference for villa pricing. |
| Banca d'Italia Housing Survey | Central bank survey of real estate agents with consistent methodology. | We used it to estimate typical negotiation discounts and time-on-market behavior. We applied those negotiation norms specifically to Tuscan villa transactions. |
| ISTAT House Price Index | Italy's official statistics office tracking the national house price index. | We used it to set the national market backdrop and price momentum into 2026. We kept Tuscany villa estimates consistent with the broader market direction. |
| Immobiliare.it Tuscany | Italy's largest property portal with transparent asking-price data. | We used it to map Tuscany price differences by province and understand villa budgets. We treated it as asking-price evidence and reconciled it with OMI values. |
| Idealista Tuscany Report | Major portal publishing time-series data with documented methodology. | We used it as a second independent asking-price index to triangulate Tuscany levels. We used December 2025 data as the closest clean datapoint to early 2026. |
| Immobiliare.it Forte dei Marmi | Provides rare micro-area price splits inside Tuscany's prime villa market. | We used it to pin down prime coastal Tuscany levels and intra-town price gaps. We used it as the top-end benchmark for what luxury villa means locally. |
| Nomisma Real Estate Observatory | One of Italy's most cited real estate research institutes. | We used it for the national outlook into 2026 showing steady volumes and mild growth. We avoided overreacting to any single portal's month-to-month movements. |
| Tecnocasa Market Forecast | Large network research office publishing structured market analysis. | We used it to frame early 2026 expectations around quality stock holding value. We applied that logic to villas where renovation risk strongly affects pricing. |
| Agenzia delle Entrate Tax Guide | Official buyer-facing tax explanation from the national tax authority. | We used it to quantify purchase taxes and fixed charges accurately. We then added the other typical transaction costs foreigners often forget. |
| Knight Frank Waterfront Report | Global real estate consultancy with recognized waterfront premium research. | We used it to justify that water view and beachfront premiums are real and significant. We then calibrated the magnitude to Tuscany's specific coastal markets. |
| Normattiva Law 39/1989 | Official repository of Italian legislation on real estate mediation. | We used it to ground agent verification advice in actual law. We used it to support practical guidance on avoiding unregistered intermediaries. |
| Registro Imprese | Official Chamber of Commerce portal for business registration checks. | We recommended it as the practical verification tool for foreigners checking agents. We connected it to government guidance on agent qualification verification. |
Buying real estate in Tuscany can be risky
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