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's real estate market in 2026 remains one of the most attractive in Italy for foreign buyers, with a mix of historic apartments, countryside farmhouses, and coastal homes drawing interest from around the world.
In this article, we cover the latest housing prices in Tuscany, how long homes stay on the market, which neighborhoods are improving fastest, and what challenges foreigners face when buying.
We update this blog post regularly to keep you informed with fresh data and real examples from the Tuscan 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's the real estate market going in Tuscany in 2026?
What's the average days-on-market in Tuscany in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Tuscany is around 105 days, which means most homes take roughly three and a half months to sell.
That said, the realistic range in Tuscany covers most typical listings between 90 and 130 days, depending heavily on whether the property is turnkey in Florence or a renovation project in the countryside.
Compared to one or two years ago, days-on-market in Tuscany has remained relatively stable, though well-priced properties in popular districts like Florence's Campo di Marte or Gavinana are selling faster than before, while overpriced or rural stock sits longer.
Are properties selling above or below asking in Tuscany in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Tuscany is around 92% to 94%, meaning most homes sell roughly 6% to 8% below the original asking price.
Roughly 80% to 85% of properties in Tuscany sell at or below asking, while only about 15% to 20% achieve asking price or slightly above, and we are fairly confident in these numbers based on consistent signals from both national brokerage data and central bank surveys.
The property types and neighborhoods in Tuscany most likely to see bidding wars and above-asking sales are turnkey apartments in Florence Centro, renovated homes near Santa Croce, and well-located villas in Chianti with modern amenities, where scarcity drives competition among international buyers.
By the way, you will find much more detailed data in our property pack covering the real estate market in Tuscany.
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 kinds of residential properties can I realistically buy in Tuscany?
What property types dominate in Tuscany right now?
In Tuscany in 2026, the estimated breakdown of residential property types available for sale is roughly 55% apartments, 18% detached houses, 12% townhouses, 8% country houses (casali), 5% villas, and only about 2% new-build units.
Apartments represent the largest share of the Tuscany real estate market because most of the region's population lives in historic cities like Florence, Pisa, and Lucca, where multi-unit buildings have dominated for centuries.
This dominance became so prevalent in Tuscany because urban density, heritage building codes, and limited land availability in city centers have naturally favored apartment living over single-family homes for generations.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Tuscany?
- How much should you pay for an apartment in Tuscany?
- How much should you pay for a villa in Tuscany?
- How much should you pay for lands in Tuscany?
Are new builds widely available in Tuscany right now?
The estimated share of new-build properties among all residential listings in Tuscany is only around 2%, meaning that the vast majority of what you can buy is existing, often historic, stock.
As of early 2026, the neighborhoods and districts in Tuscany with the highest concentration of new-build developments are the outskirts of Florence (Novoli, Rifredi edges, Scandicci), Prato suburbs, parts of Empoli, and Campi Bisenzio, where there is more land available for modern construction.
Get fresh and reliable information about the market in Tuscany
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which neighborhoods are improving fastest in Tuscany in 2026?
Which areas in Tuscany are gentrifying in 2026?
As of early 2026, the top neighborhoods in Tuscany currently showing the clearest signs of gentrification are Gavinana-Galluzzo and Isolotto-Legnaia in Florence, along with parts of Rifredi and Campo di Marte, where younger professionals and families are increasingly moving.
Visible changes indicating gentrification in these Tuscany areas include new specialty coffee shops and wine bars replacing old workshops, extensive apartment renovations with exposed-brick aesthetics, and a noticeable shift from elderly residents to young professionals and international expats.
The estimated price appreciation in those gentrifying Tuscany neighborhoods over the past two to three years has been around 8% to 12%, notably higher than the regional average of about 4%, with Gavinana-Galluzzo showing particularly strong momentum in recent portal data.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
Where are infrastructure projects boosting demand in Tuscany in 2026?
As of early 2026, the top areas in Tuscany where major infrastructure projects are currently boosting housing demand are along the Florence tramvia expansion corridors, particularly Scandicci, Rifredi, and the zones near planned new tram stops in the western suburbs.
The specific infrastructure projects driving that demand in Tuscany include the Florence Tramvia Lines 2, 3, and 4 extensions, as well as the long-term Passante Alta Velocita high-speed rail tunnel project that will improve regional connectivity once completed.
The estimated timeline for completion of those major Tuscany infrastructure projects is that several tramvia extensions are expected to become operational between 2026 and 2028, while the Passante high-speed rail project has a longer horizon extending into the early 2030s.
The typical price impact on nearby Tuscany properties once such infrastructure projects are announced versus completed is that announcement alone can lift prices by 3% to 5%, while completion and operation often add another 5% to 10% as commute times actually drop and convenience becomes tangible.
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.
What do locals and insiders say the market feels like in Tuscany?
Do people think homes are overpriced in Tuscany in 2026?
As of early 2026, the general sentiment among locals and market insiders is that homes in Florence Centro feel expensive and somewhat stretched, while properties outside the historic core and in secondary Tuscan cities are seen as more fairly priced but still requiring negotiation.
Specific evidence locals in Tuscany typically cite when arguing homes are overpriced includes the wide gap between portal asking prices and actual OMI official valuations, plus the fact that many listings sit unsold for months until the price drops significantly.
Counterarguments given by those who believe prices are fair in Tuscany usually point to the scarcity of turnkey properties in desirable locations, sustained international demand, strong tourism flows, and the unique cultural and lifestyle appeal that Tuscany offers compared to other regions.
The price-to-income ratio in Tuscany, especially in Florence, is significantly higher than the national Italian average, making homeownership challenging for locals earning typical regional salaries, which is why so much demand comes from wealthier international buyers and second-home purchasers.
What are common buyer mistakes people regret in Tuscany right now?
The most frequently cited buyer mistake people regret in Tuscany is underestimating renovation complexity in historic buildings, where condominium approvals, heritage constraints, and hidden structural issues like damp or outdated wiring can double the expected budget and timeline.
The second most common buyer mistake in Tuscany is not properly understanding the "first home" tax benefit rules and residency timing requirements, which leads some foreigners to pay thousands of euros more in taxes than necessary or lose benefits they thought they qualified for.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Tuscany.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Tuscany.
Get the full checklist for your due diligence in Tuscany
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Tuscany in 2026?
Do foreigners face extra challenges in Tuscany right now?
The estimated overall difficulty level foreigners face when buying property in Tuscany is moderate: there are no restrictions for EU citizens, and non-EU buyers can purchase if their country has a reciprocity agreement with Italy, but the paperwork and process are more demanding than for locals.
Specific legal restrictions for foreign buyers in Tuscany include the reciprocity requirement for non-EU nationals (the notary must verify eligibility), mandatory acquisition of a codice fiscale (Italian tax ID), and anti-money-laundering documentation to prove the source of funds.
Practical challenges foreigners most commonly encounter in Tuscany include the fact that most legal documents and negotiations happen in Italian only, that notaries rarely speak fluent English, and that managing property inspections, renovation quotes, and contractor relationships from abroad is logistically difficult without a trusted local representative.
We will tell you more in our blog article about foreigner property ownership in Tuscany.
Do banks lend to foreigners in Tuscany in 2026?
As of early 2026, the estimated availability of mortgage financing for foreign buyers in Tuscany is limited but possible, with several Italian banks and specialized brokers offering non-resident mortgages, though not all lenders actively promote these products.
Typical loan-to-value ratios foreign buyers can expect in Tuscany are 50% to 60%, meaning you will need a 40% to 50% down payment, and interest rates for non-residents generally range from 3.5% to 5.5% for fixed-rate mortgages, roughly 1 to 2 percentage points higher than resident rates.
Documentation and income requirements banks typically demand from foreign applicants in Tuscany include translated and legalized payslips or tax returns (at least two to three years), proof of stable employment or business income, bank statements, a codice fiscale, and opening an Italian bank account, with the monthly mortgage payment not exceeding 30% to 35% of your net income.
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.
How risky is buying in Tuscany compared to other nearby markets?
Is Tuscany more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Tuscany is lower than markets like Milan or coastal Spain hotspots, but slightly higher than very stable secondary Italian regions like Umbria or Le Marche, because Tuscany has more international demand exposure that can amplify swings.
Historical price swings Tuscany has experienced over the past decade show that while nominal prices stayed nearly flat (rising only about 1% since 2015), real values adjusted for inflation actually declined by roughly 14%, which is milder than the sharp boom-bust cycles seen in markets like Barcelona or Lisbon.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Tuscany.
Is Tuscany resilient during downturns historically?
The estimated historical resilience of Tuscany property values during past economic downturns is relatively strong in prime cultural hubs like Florence Centro and Chianti, but weaker for renovation-heavy rural stock and properties in less-connected secondary towns.
During the most recent major downturn (2008-2014), property prices in Tuscany dropped around 15% to 20% in real terms, and full recovery to pre-crisis nominal levels took until approximately 2022-2023 in the best locations, while some rural areas never fully recovered.
Property types and neighborhoods in Tuscany that have historically held value best during downturns include turnkey apartments in Florence's historic center (Santa Croce, Santo Spirito, San Frediano), well-maintained villas in Chianti with modern amenities, and coastal properties in sought-after areas like Forte dei Marmi.
Get to know the market before you buy a property in Tuscany
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How strong is rental demand behind the scenes in Tuscany in 2026?
Is long-term rental demand growing in Tuscany in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in Tuscany is strong, particularly in and around Florence, where asking rents increased roughly 6% to 8% year-over-year through late 2025, signaling sustained pressure heading into the new year.
The tenant demographics driving long-term rental demand in Tuscany are primarily young professionals working in Florence's service and creative sectors, university students (Florence and Pisa have large student populations), and a growing number of international expats and remote workers seeking la dolce vita lifestyle.
The neighborhoods in Tuscany with the strongest long-term rental demand right now are Florence Centro (highest rents but limited stock), Rifredi (popular with students and young professionals), Isolotto-Legnaia (more affordable with good transit), and Campo di Marte (family-friendly with services).
You might want to check our latest analysis about rental yields in Tuscany.
Is short-term rental demand growing in Tuscany in 2026?
Regulatory changes currently affecting short-term rental operations in Tuscany include Florence's May 2025 ban on new tourist rental permits in its UNESCO-protected historic center, the mandatory national CIN registration code for all listings, the requirement for in-person or video check-in (no self-check-in via key boxes alone), and tighter tax rules that now apply a 26% flat tax rate on income from second or third rental properties.
As of early 2026, the estimated growth trend for short-term rental demand in Tuscany remains positive due to strong tourism fundamentals, but supply is increasingly constrained by regulations, which means existing licensed properties are seeing higher booking pressure while new entrants face significant barriers.
The current estimated average occupancy rate for short-term rentals in Tuscany is around 65% to 70% in Florence (down slightly from previous years due to regulatory friction), with seasonal peaks in spring and autumn when cultural tourism is strongest.
The guest demographics driving short-term rental demand in Tuscany are primarily international tourists (Americans, Germans, British, and French visitors lead the numbers), along with a growing segment of digital nomads seeking month-long stays and event-driven travelers attending wine tours, art festivals, and weddings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tuscany.
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 are the realistic short-term and long-term projections for Tuscany in 2026?
What's the 12-month outlook for demand in Tuscany in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Tuscany is steady to slightly positive, with turnkey properties in good locations continuing to attract buyers while overpriced or renovation-heavy stock requires price adjustments to sell.
The key economic or political factors most likely to influence demand in Tuscany over the next 12 months include ECB interest rate decisions (lower rates support mortgage accessibility), Italian government housing tax policies, short-term rental regulation enforcement, and the strength of tourism flows from the United States and Northern Europe.
The forecasted price movement for Tuscany over the next 12 months is a modest increase of 1% to 4% nominally, with prime Florence locations likely at the higher end and rural or secondary markets closer to flat.
By the way, we also have an update regarding price forecasts in Italy.
What's the 3-5 year outlook for housing in Tuscany in 2026?
As of early 2026, the estimated 3-5 year outlook for housing prices and demand in Tuscany is moderately positive, with continued appreciation of 1% to 4% annually expected, driven by sustained international interest and constrained supply, though the gap between prime and secondary locations will likely widen.
Major development projects expected to shape Tuscany over the next 3-5 years include the completion of Florence's tramvia extensions (Lines 3 and 4), the ongoing Passante Alta Velocita high-speed rail project, and continued urban regeneration in the Novoli-Rifredi area which is transforming former industrial zones into mixed-use neighborhoods.
The single biggest uncertainty that could alter the 3-5 year outlook for Tuscany is a significant tightening of short-term rental regulations at the regional level (following the December 2025 Constitutional Court ruling enabling local restrictions), which could reduce investor demand in Florence and shift the market balance toward long-term residential use.
Are demographics or other trends pushing prices up in Tuscany in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Tuscany is mixed: while the local Italian population is aging and household formation is slow, strong inbound migration from international buyers and relocating professionals is putting upward pressure on desirable locations.
The specific demographic shifts most affecting prices in Tuscany include the influx of American and Northern European second-home buyers (Americans now represent nearly 30% of foreign purchasers), the growing number of remote workers choosing Florence as a base, and internal migration from more expensive Italian cities like Milan.
Non-demographic trends also pushing prices in Tuscany include the sustained appeal of the "Tuscan lifestyle" for experiential living, the scarcity of turnkey renovated properties in historic centers, and the knock-on effect of short-term rental restrictions redirecting some investor capital toward long-term rental purchases.
These demographic and trend-driven price pressures are expected to continue in Tuscany for at least the next 5 to 10 years, as the region's cultural cachet, climate, and quality of life remain globally attractive, though the pace of appreciation will depend heavily on regulatory stability and interest rate conditions.
What scenario would cause a downturn in Tuscany in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Tuscany is a combination of rising interest rates that reduce mortgage accessibility, aggressive enforcement of short-term rental restrictions that cuts investor demand, and a prolonged economic slowdown in key source markets like the United States or Germany.
Early warning signs that would indicate such a downturn is beginning in Tuscany include a sharp increase in average days-on-market (beyond 150 days), widening discounts from asking price (above 10% average), a sustained drop in transaction volumes reported by the Agenzia delle Entrate, and a noticeable decline in foreign buyer inquiries tracked by local agencies.
A potential downturn in Tuscany could realistically be moderate (10% to 15% decline in real terms over 2-3 years) based on historical patterns, with prime Florence locations and turnkey properties holding up better than rural renovation projects or overbuilt suburban areas.
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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 |
|---|---|---|
| Agenzia delle Entrate OMI | It's Italy's official public real-estate observatory for value bands by city, zone, and property type. | We use it to ground Tuscany price-per-square-meter ranges by municipality and zone. We also use it as a reality-check when portal asking prices look stretched. |
| Agenzia delle Entrate Rapporto Immobiliare 2025 | It's the flagship annual market report built from administrative transaction and registry data. | We use it to anchor national transaction volumes, mortgage incidence, and market structure. We use it as the hard backbone behind our 2026 Tuscany estimates. |
| ISTAT House Price Index | ISTAT is Italy's national statistics institute and the HPI is the official price index standard. | We use it to anchor the national price trend into late 2025, which informs early 2026 momentum. We use it to avoid over-weighting asking prices from portals. |
| Bank of Italy Housing Market Survey | It's a central-bank survey of real estate agents on demand, prices, discounts, and time-to-sell. | We use it to infer early 2026 market temperature and to triangulate days-on-market and negotiation strength beyond headlines. |
| idealista Florence Reports | It's a major portal with a published methodology and neighborhood-level granularity for prices and rents. | We use it to name real Florence neighborhoods and show how prices differ inside the same city. We use it to estimate which districts are gaining momentum. |
| Immobiliare.it Tuscany Data | It's one of Italy's largest property portals with consistent, frequently updated regional price series. | We use it to track asking price evolution and property type breakdowns across Tuscany provinces. |
| Tecnocasa Discounting Reports | It's a large brokerage network publishing quantified negotiation and discount metrics from real transactions. | We use it to convert "are homes selling above or below asking" into a numeric 2026 estimate. We use it as a second private-sector check against Bank of Italy signals. |
| Italian Ministry of Foreign Affairs | It's the official government source explaining the reciprocity condition for foreigners' civil rights including property purchase. | We use it to explain the single biggest legal gatekeeper for non-EU buyers. We use it to frame what your notary will verify before you can buy. |
| Comune di Firenze Tramvia Portal | It's the city's official channel for tram development, approvals, and works notices. | We use it to identify demand-boosting infrastructure corridors inside Greater Florence. We use it to justify why some neighborhoods outperform even when the wider market is flat. |
| AirDNA Florence Snapshot | It's a widely used short-term rental analytics provider with standardized KPIs like occupancy, ADR, and revenue. | We use it to estimate short-term rental demand strength in early 2026. We use it to separate "tourism is strong" from "STR cashflow is actually strong." |
| Regione Toscana Tourism Flows | It's an official regional publication summarizing measured arrivals, presences, and visitor trends. | We use it to connect where tourism is rising to where property demand shifts. We use it to support the 3-5 year outlook drivers for Tuscany. |
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