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
Buying property in Tuscany is a dream for many foreigners, but understanding what you can actually afford at different budget levels is often confusing.
This guide breaks down exactly what you can buy in Tuscany in 2026, from $100k starter properties to luxury villas, with real neighborhood names, current prices, and honest expectations.
We update this blog post regularly to reflect the latest Tuscany housing prices and market conditions.
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.
What can I realistically buy with $100k in Tuscany right now?
Are there any decent properties for $100k in Tuscany, or is it all scams?
Yes, there are decent properties for around $100k (roughly €95,000) in Tuscany in 2026, but they are not in the famous postcard locations like central Florence, Chianti, or Forte dei Marmi that most foreigners picture.
At this budget, the best value in Tuscany comes from smaller inland towns where local demand is thinner, such as Arezzo province (neighborhoods like Saione or Giotto in Arezzo city), Pistoia province (towns like Agliana, Quarrata, or Montale), or the Lunigiana area around Pontremoli in Massa-Carrara province.
In popular or upscale areas of Tuscany like Florence, $100k is generally not enough for a normal, liveable unit because Florence's average asking price is around €4,700 per square meter in 2026, meaning your budget would only buy about 20 square meters before transaction costs, and those listings are often problem units that need full renovation.
As a simple anti-scam rule for Tuscany in 2026: if the asking price is way below the official OMI (Osservatorio del Mercato Immobiliare) range for that zone and condition, assume there is a catch until your notary proves otherwise.
What property types can I afford for $100k in Tuscany (studio, land, old house)?
For around $100k (€95,000) in Tuscany in 2026, you can realistically find an inland small-town apartment of roughly 40 to 70 square meters, a studio or small one-bedroom of 20 to 40 square meters in stronger markets like parts of Lucca or Pisa, or an old village house of 60 to 120 square meters in less famous areas that will likely need structural work.
At this price point in Tuscany, you should expect to do meaningful renovation work because most $100k listings are priced that way precisely because they need kitchen and bathroom updates, electrical and plumbing work, or window and insulation improvements.
For long-term value at the $100k level in Tuscany, small-town apartments in real working towns with local services (like Arezzo or Pistoia province) tend to offer better resale potential than isolated rural houses, because they appeal to both foreigners and Italian buyers, which means a deeper pool when you want to sell.
What's a realistic budget to get a comfortable property in Tuscany as of 2026?
As of early 2026, the realistic minimum budget for a comfortable property in Tuscany (meaning liveable without a full rebuild, in a place with resale potential) is around €180,000 to €200,000, which is roughly $190,000 to $210,000.
Most buyers looking for a comfortable standard in Tuscany need to budget between €200,000 and €300,000 ($210,000 to $315,000) for a solid one to two bedroom apartment in a decent town or city like Pisa, Livorno, or Arezzo, while €300,000 and above is typically required for comfortable properties in higher-demand areas like Lucca or well-positioned coastal spots.
In Tuscany, "comfortable" generally means a property of at least 55 to 80 square meters with a functional kitchen and bathroom, decent natural light, no urgent structural repairs, and good enough location to access shops and transport without a car.
The required budget can vary dramatically depending on the neighborhood: in Florence, €200,000 still means a micro-unit, while in Arezzo province the same money buys a spacious family apartment in good condition.
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What can I get with a $200k budget in Tuscany as of 2026?
What "normal" homes become available at $200k in Tuscany as of 2026?
As of early 2026, a $200k budget (roughly €190,000) in Tuscany starts to feel "normal" in many cities outside Florence's prime areas, typically getting you a decent one to two bedroom apartment in working cities like Pisa, Livorno, or Arezzo.
In average Tuscany pricing at around €2,500 per square meter, $200k often corresponds to roughly 70 to 90 square meters before quality and location adjustments, but in Florence municipality where prices average €4,700 per square meter, the same budget shrinks to about 35 to 45 square meters.
By the way, we have much more granular data about housing prices in our property pack about Tuscany.
What places are the smartest $200k buys in Tuscany as of 2026?
As of early 2026, the smartest places to buy at $200k in Tuscany are cities with strong local demand but without Florence-level prices, such as Pisa (neighborhoods like San Martino or Sant'Antonio), Livorno (areas like Ardenza or Fabbricotti), and Arezzo city (zones like Giotto, Saione, or Fiorentina).
These areas are smarter buys than other $200k options in Tuscany because they have real local economies with jobs and universities, which means you are not dependent only on tourist or foreign buyer demand when it is time to resell.
The main factor driving value in these smart-buy Tuscany areas is local liquidity: Pisa has university-driven rental demand, Livorno has its port economy, and Arezzo has a stable provincial capital economy, all of which support property values even when international buyer interest fluctuates.
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 can I buy with $300k in Tuscany in 2026?
What quality upgrade do I get at $300k in Tuscany in 2026?
As of early 2026, moving from $200k to $300k (roughly €285,000) in Tuscany buys you choice rather than compromise, meaning you can now prioritize good natural light, better floor plans, fewer urgent repairs, better location within the city, and even outdoor space like a balcony or terrace in many non-Florence markets.
At $300k in Tuscany, you can definitely buy a property in a newer building in many cities like Pisa, Livorno, or Arezzo, and even in Florence you can access newer stock in suburban zones like Novoli, though not in the historic center.
At this budget in Tuscany, you can typically expect features like renovated kitchens and bathrooms, updated heating systems, elevator access in apartment buildings, and sometimes a small terrace or balcony, whereas at $200k these features were often missing or outdated.
Can $300k buy a 2-bedroom in Tuscany in 2026 in good areas?
As of early 2026, finding a two-bedroom property for $300k (€285,000) in good areas of Tuscany is achievable in most cities except Florence's prime zones, where €4,700 per square meter pricing means a 70-square-meter two-bedroom would cost around €330,000 before closing costs.
In Tuscany, the specific good areas where $300k can buy a comfortable two-bedroom include Pisa (San Martino, Porta a Lucca area), Livorno (Ardenza, Antignano), Arezzo city center, and parts of Lucca province outside the historic walls.
A $300k two-bedroom in these good Tuscany areas typically offers 60 to 85 square meters of interior space, with better condition and location than what you would find at lower budgets.
Which places become "accessible" at $300k in Tuscany as of 2026?
At the $300k price point in Tuscany, several desirable neighborhoods that were out of reach at lower budgets become accessible, including parts of Lucca (Sant'Anna, San Concordio, Arancio, and sometimes edges of the Centro Storico for smaller units), better zones in Florence like Campo di Marte for compact apartments, and more attractive coastal positions in Livorno province.
What makes these newly accessible Tuscany areas desirable compared to lower-budget options is their stronger appeal to both Italian and international buyers: Lucca has UNESCO-protected walls and genuine town-center life, Florence's Campo di Marte has excellent transport links and family-friendly streets, and coastal Livorno areas offer sea access that inland towns cannot match.
In these newly accessible Tuscany areas, $300k typically buys a well-maintained one to two bedroom apartment with modern amenities, or a smaller unit in a particularly prized location within the neighborhood.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tuscany.
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What does a $500k budget unlock in Tuscany in 2026?
What's the typical size and location for $500k in Tuscany in 2026?
As of early 2026, a $500k budget (roughly €475,000) in Tuscany splits into two very different experiences: in Florence or premium cities you are buying a very good apartment of 70 to 110 square meters depending on exact area, while elsewhere in Tuscany you can buy a family-sized home of 120 to 200 square meters or a high-quality apartment in a strong provincial capital.
At $500k in Tuscany, you can definitely buy a family home with outdoor space in many areas outside Florence's core, and especially in provinces like Arezzo, Pisa, Livorno, or Siena where the lower price per square meter means your budget reaches "house plus garden" territory.
For $500k in Tuscany in 2026, you can typically expect three bedrooms and two bathrooms in most markets, or a well-appointed two-bedroom with premium finishes and outdoor space in higher-demand locations like Florence's better neighborhoods.
Finally, please note that we cover all the housing price data in Tuscany here.
Which "premium" neighborhoods open up at $500k in Tuscany in 2026?
At $500k in Tuscany, the premium neighborhoods that open up include Florence's Campo di Marte and parts of Gavinana-Galluzzo, Lucca's Centro Storico and surrounding premium streets, and in some cases smaller units in Florence's Centro or near Santo Spirito and Oltrarno depending on exact condition.
What makes these Tuscany neighborhoods considered premium is their combination of historic architecture, walkability, strong international appeal, proximity to cultural attractions, and consistently high demand from both residents and short-term rental investors.
For $500k in these premium Tuscany neighborhoods, buyers can realistically expect a well-finished two-bedroom apartment of 60 to 90 square meters with character features like exposed beams or terracotta floors, or a compact but move-in-ready unit in the most prestigious addresses.
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 counts as "luxury" in Tuscany in 2026?
At what amount does "luxury" start in Tuscany right now?
In Tuscany in 2026, properties start being considered luxury at around €700,000 ($735,000), which is where you consistently see high-end inventory with prime locations, quality renovations, and features like views, outdoor space, and premium finishes.
The entry point to luxury real estate in Tuscany is defined by specific features such as prime Florence addresses (Centro, Oltrarno), panoramic views of hills or historic landmarks, high-quality restoration with modern systems, private outdoor space like terraces or gardens, and move-in-ready condition with no compromises.
Compared to luxury markets in Milan (where €700,000 buys much less space) or smaller Italian cities (where it buys much more), Tuscany's luxury threshold reflects its unique appeal to international lifestyle buyers who prioritize character and location over pure square meters.
For mid-tier luxury in Tuscany, expect to pay €700,000 to €1,200,000 ($735,000 to $1,260,000), while top-tier luxury properties with historic estates, significant land, or the most prestigious addresses typically start above €1,500,000 ($1,575,000) and can reach several million euros.
Which areas are truly high-end in Tuscany right now?
The truly high-end areas in Tuscany right now are Florence's Centro and Oltrarno/Santo Spirito, the Chianti "brand belt" around Greve in Chianti, Radda in Chianti, and Gaiole in Chianti, Lucca's Centro Storico and the prestigious hills immediately surrounding the city, and on the coast, Forte dei Marmi remains the classic high-end reference point.
What makes these Tuscany areas considered truly high-end is their combination of irreplaceable character (historic buildings, protected landscapes), scarcity of available properties, strong international name recognition, and consistent demand from wealthy buyers regardless of broader market conditions.
The typical buyer profile for these high-end Tuscany areas includes wealthy international buyers from the United States, United Kingdom, Germany, France, and Benelux countries, often purchasing second homes or retirement properties, attracted by Italy's flat tax regime, the region's cultural heritage, and ease of access to international airports.
Don't buy the wrong property, in the wrong area of Tuscany
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How much does it really cost to buy, beyond the price, in Tuscany in 2026?
What are the total closing costs in Tuscany in 2026 as a percentage?
As of early 2026, the total closing costs when buying property in Tuscany typically range from 9% to 15% of the purchase price, depending on whether you qualify for first-home benefits, whether you are buying from a private seller or developer, and the professionals you engage.
The realistic low-to-high percentage range that covers most standard transactions in Tuscany is 10% to 15% for foreign buyers purchasing a second home, while those who establish Italian residency and qualify for "prima casa" (first home) benefits can sometimes reduce total costs to 8% to 10%.
The specific fee categories that make up this total in Tuscany include registration tax or VAT (the biggest component, ranging from 2% to 9% of cadastral value for resales, or 4% to 22% of price for new builds), notary fees (1% to 2.5% plus VAT), real estate agent commission (typically 3% to 4% plus VAT), and smaller administrative charges for title searches, translations, and cadastral updates.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Tuscany.
How much are notary, registration, and legal fees in Tuscany in 2026?
As of early 2026, notary fees in Tuscany typically range from €1,500 to €4,000 ($1,575 to $4,200) depending on property value and transaction complexity, registration tax runs from 2% to 9% of cadastral value (or VAT of 4% to 22% for new builds), and legal fees if you engage a lawyer are usually 1% to 2% of the property price.
Together, these fees typically represent 4% to 12% of the property price in Tuscany, with the wide range depending heavily on whether you qualify for first-home benefits and whether you are buying from a private seller or a developer subject to VAT.
Of these three fee types in Tuscany, the registration tax (or VAT) is usually the most expensive, often accounting for 60% to 80% of your total transaction fees, while notary and legal fees are meaningful but smaller components.
What annual property taxes should I expect in Tuscany in 2026?
As of early 2026, annual property tax (IMU) in Tuscany for a second home or investment property typically ranges from 0.76% to 1.14% of the cadastral value, which for a €300,000 market-value property might translate to roughly €1,000 to €2,500 ($1,050 to $2,625) per year depending on the municipality and property category.
In Tuscany, IMU typically represents about 0.3% to 0.6% of the actual market value of your property annually, because cadastral values are usually much lower than market prices (often 30% to 60% of market value).
Property taxes in Tuscany vary significantly based on location because each Comune (municipality) sets its own IMU rate within national limits, meaning the same property could have noticeably different tax bills in Florence versus a small inland town, and property type also matters because luxury-category properties face higher rates.
Primary residences (not classified as luxury) are generally exempt from IMU in Italy, so if you establish Italian residency and live in your Tuscany property as your main home, you may owe no annual property tax at all.
You can find the list of all property taxes, costs and fees when buying in Tuscany here.
Is mortgage a viable option for foreigners in Tuscany right now?
Getting a mortgage as a foreigner in Tuscany in 2026 is viable but requires more documentation and typically offers less favorable terms than Italian residents receive, with approval depending heavily on your financial profile and the specific bank you approach.
Foreign buyers in Tuscany can typically access loan-to-value ratios of 50% to 70% (compared to up to 80% for residents), with current interest rates averaging around 2.5% to 3.5% for fixed-rate mortgages as of early 2026, following the European Central Bank's rate cuts in 2024 and 2025.
To qualify for a mortgage in Tuscany as a foreign buyer, you typically need a valid passport, Italian tax code (codice fiscale), proof of income for the past two to three years, bank statements, employment verification or business documentation if self-employed, and often a larger down payment than Italian buyers would need.
If you're interested, we cover all the best exit strategies in our real estate pack about 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 should I predict for resale and growth in Tuscany in 2026?
What property types resell fastest in Tuscany in 2026?
As of early 2026, the property types that resell fastest in Tuscany are move-in-ready one to two bedroom apartments in real working cities like Florence, Pisa, Livorno, and Arezzo, located near public transport and everyday services, with clear paperwork and no title or permit surprises.
The typical time on market to sell a property in Tuscany ranges from 3 to 5 months for well-priced, liquid properties in good locations, based on Nomisma's Italy-wide benchmark of 4.7 months average and Tecnocasa data showing around 107 days in major cities.
What makes certain property types sell faster in Tuscany is their appeal to both local Italian buyers and international buyers: smaller, well-finished units with lower running costs attract a broader pool of interested parties than quirky, hard-to-heat rural houses that only appeal to a specific lifestyle buyer willing to manage renovations.
The slowest-reselling property types in Tuscany tend to be isolated rural houses needing significant structural work, very large properties with high maintenance costs, and units in small villages without year-round services, because these appeal to a narrow buyer profile and can sit on the market for a year or more.
If you're interested, we cover all the best exit strategies in our real estate pack about Tuscany.
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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 | Italy's official real estate market observatory run by the tax authority. | We use it as our reality check for price per square meter ranges by area and property condition. We cross-check private portal asking prices against OMI so we don't anchor on inflated listings. |
| Agenzia delle Entrate - Tax Guide | Official tax authority guidance for property purchase taxes and fees. | We use it to compute the main purchase taxes like registration tax and VAT. We express costs in simple percentages and euro ranges for easy understanding. |
| Idealista - Tuscany Price Reports | Major property portal with published methodology and consistent data. | We use it for current asking-price benchmarks by Tuscany province and neighborhood. We triangulate with OMI ranges to convert budgets into realistic property sizes. |
| Immobiliare.it - Tuscany Market | One of Italy's largest listing portals with regular market summaries. | We use it as a second independent asking-price source for cross-checking Tuscany pricing. We reduce reliance on any single private dataset by comparing both portals. |
| Consiglio Nazionale del Notariato | Official notariat guidance on how property transfers work in Italy. | We use it for understanding the buyer's process, risks, and the notary's anti-scam role. We translate complex legal processes into simple checklists for foreign buyers. |
| Ministry of Economy and Finance - IMU | Official government portal explaining how municipal property tax works. | We use it to explain why IMU varies by municipality and why buyers must check their specific Comune. We keep property tax expectations realistic and location-specific. |
| Nomisma - Real Estate Observatory | Long-established Italian research institute widely used by institutions. | We use it for transaction absorption time as a market liquidity benchmark. We inform resale expectations based on how long properties actually take to sell. |
| ISTAT - House Price Index | Italy's official statistics agency measuring residential price changes. | We use it to ground growth discussions in national price dynamics rather than anecdotes. We avoid overconfident predictions by referencing official trend data. |
| European Central Bank - Lending Survey | Central bank data on credit conditions across the eurozone. | We use it to ground mortgage discussions in actual lending environment conditions. We keep financing advice conservative since bank-specific terms vary. |
| De Tullio Law Firm - Cost Guide | Specialist Italian property law firm with detailed buyer cost breakdowns. | We use it to verify closing cost percentages from a practitioner perspective. We cross-check official tax guidance with real transaction experience. |
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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