Sète at sunrise from Mont Saint-Clair, the town, the port and the sea under an orange sky

Occitanie - Sète - The town at sunrise

Buying a house · Languedoc

Buy a house in Languedoc

Southern light and old stone for less than the Luberon or the French Riviera: from Uzès to Collioure, real house prices town by town, the areas worth searching and what your budget buys. Home Select then runs the search for you, off-market included, and is paid on success only.

Describe your project View the fees

2011: 15 years of hunting in France
1,200+: Buyers guided
4.8/5: On Google (141 reviews)
100%: On success, nothing upfront

At a glance

Over 12 months to end of June 2026, the median house in Languedoc sold for €2,800/m² in Nîmes, €3,700/m² in Montpellier and €3,800/m² in Uzès: the light and stone of the South of France at gentler prices than the Luberon or the French Riviera.
In Sète, the median house sold for €4,800/m² over 12 months to end of June 2026, yet one sale in ten went above €9,600/m²: in Languedoc, view, land and address make the price far more than floor area.
In Languedoc, a house is checked first on three local points: wildfire risk in the garrigue scrubland, flood zones exposed to the violent autumn storms that roll off the Cévennes and, on the coast, the limits of France’s Coastal Law.
Home Select, a buyer’s agent in Languedoc, searches for your house from the Uzège to the Côte Vermeille, off-market included, then vets and negotiates it for you, with fees due on success only.

€2,600/m²: Median for houses, Gard
€3,000/m²: Median for houses, Hérault
€2,800 – 4,800/m²: Spread of the medians for houses from one town to the next
1,347: Sales of houses in the towns on this page, over 12 months

The market

The market for houses in Languedoc, in figures

Languedoc is not one market but a string of them. Over 12 months to end of June 2026, the median house sold for €2,600/m² in the Gard, €3,000/m² in the Hérault and €2,600/m² in the Pyrénées-Orientales, levels the French Riviera left behind long ago. Town by town, the range widens: Nîmes (€2,800/m²) remains the most affordable of the cities, Montpellier (€3,700/m²) and Uzès (€3,800/m²) form the next tier, and Sète climbs to €4,800/m² on the strength of its waterfront. In Collioure, houses sell too rarely to publish a median; apartments change hands at €5,300/m².

Within a single town, the address counts for more than the town. In Uzès, eight house sales in ten fall between €2,400/m² and €6,600/m²; in Montpellier, one house in ten sells above €5,600/m². Four things make the gap: character, a well-restored mas or maison de maître being worth more than an ordinary 1980s villa; land, flat and shaded, with a pool that has its permit; the view, over water or vineyards; and life on foot, with the market and the school at the end of the street. A house in need of work sells well below a renovated one, provided the works are costed first.

Then comes liquidity, which tells you how many houses you will be able to compare. Over 12 months to end of June 2026, Montpellier recorded 4,538 sales of all property types and Nîmes 2,367: supply is broad, and sorting is most of the work. Sète recorded just 1,135, Uzès 175 and Collioure 85: in markets this narrow, the finest houses change hands privately, between notaries, families and insiders, and the network is what opens the door. The whole of the Hérault recorded 21,054 sales and the Gard 10,488: a deep market in which the exceptional remains rare.

Houses, town by town

Town	Median per m²	1st to 9th decile	Sales over 12 months
Sète	€4,800/m²	€2,900/m² – €9,600/m²	134
Uzès	€3,800/m²	€2,400/m² – €6,600/m²	63
Montpellier	€3,700/m²	€2,600/m² – €5,600/m²	496
Nîmes	€2,800/m²	€1,800/m² – €4,500/m²	654

Gard: €2,600/m² median for houses, over 6,316 sales.
Hérault: €3,000/m² median for houses, over 9,026 sales.
Aude: €1,800/m² median for houses, over 5,068 sales.
Pyrénées-Orientales: €2,600/m² median for houses, over 5,492 sales.

Median price per square metre of recorded sales; a town with fewer than 20 sales of the type is not shown. Source: DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026. Page reviewed by Jean Mascla, founder of Home Select.

Recent apartment buildings, their balconies and a row of palm trees

Where to buy

Where to buy in Languedoc?

Five areas from east to west, from the Gard to the Spanish border, each with its own prices, buyers and pitfalls.

The Fenestrelle tower in Uzès, a round Romanesque bell tower pierced with windows on six levels — Occitanie - Uzès - The Tour Fenestrelle

The Uzège and Nîmes

On the edge of Provence, the Uzège offers honey-coloured stone, villages set among vines, olive groves and garrigue, and Uzès, the first duchy of France, with its arcaded place aux Herbes and its Saturday market. Buyers come for a mas or a village house in Saint-Quentin-la-Poterie or Montaren, at a median of €3,800/m² for houses in Uzès: the mas of the Uzège offer the Luberon way of life at gentler prices. Further south, Nîmes (€2,800/m²) sells private mansions in the Écusson, its old centre, and farmhouses in the Costières. Autumn floods on the Gardon and the Vidourle mean reading the flood risk plan before any offer, and our page on buying a house in the Gard covers both.

Buy a house in Uzès Buy a house in Nîmes

Occitanie - Montpellier - The Place de la Comédie and the opera house

Montpellier and its villages

Montpellier is the deepest market in Languedoc: houses are scarce in the city itself, at a median of €3,700/m², and the top of the market plays out in the private mansions of the Écusson. Families look instead to Castelnau-le-Lez, linked to the centre by tram, or to the villages of the northern garrigue, Montferrier-sur-Lez, Saint-Clément-de-Rivière and Saint-Gély-du-Fesc, where villas in Montpellier come with land and pinewoods and the beach is half an hour away. Towards the Pic Saint-Loup, farmhouses stand alone among the vines. In the garrigue, wildfire risk is checked plot by plot; along the Lez, the flood zone street by street.

Buy a house in Montpellier

A restaurant terrace under parasols, on the edge of the canal — Occitanie - Sète - A terrace by the canal

Sète and the Thau lagoon

Between the sea and the Thau lagoon, Sète lives on the water all year round: low fishermen’s cottages at La Pointe-Courte, town houses along the canals, villas on Mont Saint-Clair looking over both sea and lagoon. It is the most expensive house market on this page, at a median of €4,800/m² and far more on the waterfront; houses in Sète draw buyers from Montpellier, Paris and abroad. Around the lagoon, Bouzigues, Mèze and Marseillan live from their oyster beds and offer quiet village houses. Like the seaside towns, they fall under the Coastal Law, and the salt air is hard on façades.

Buy a house in Sète

Béziers and the Haut-Languedoc

Further west, Languedoc becomes wine country. Around Béziers, crowned by Saint-Nazaire cathedral above the River Orb, and along the Canal du Midi, the villages keep winegrowers’ houses and 19th-century mansions built when wine made the region’s fortune. Pézenas, the town of Molière, lines up its private mansions and antique dealers; north-west of Béziers, Saint-Chinian and its vineyards rise towards the hills of the Haut-Languedoc. Home Select runs bespoke searches here, with each village’s recorded sales in hand. Check the roof, damp in the old walls and, near the Orb and the Hérault rivers, the flood risk.

Collioure from the air, its colourful houses, its beach and harbour, a windmill among the pines in the foreground — Occitanie - Collioure - The village and the port from the air

Collioure and the Côte Vermeille

South of Perpignan, the Albères hills drop into the Mediterranean and the coast turns Catalan: Collioure, Port-Vendres and Banyuls-sur-Mer line up harbours, schist coves and terraced vineyards. Collioure, where Matisse and Derain invented Fauvism in the summer of 1905, is a miniature market: 85 sales over 12 months to end of June 2026, too few houses to publish a median and apartments at €5,300/m², while the median house in the Pyrénées-Orientales stands at €2,600/m². Houses in Collioure, from fishermen’s houses in the old Mouré quarter to hillside homes above the bay, often sell without a listing. Stepped lanes, scarce parking and the tramontane wind are checked on the spot, and around the royal castle, works need the approval of the state heritage architect.

Buy a house in Collioure

The town’s rooftops seen from above the trees

Properties

The properties people buy in Languedoc

The winegrower’s house

In the villages around Béziers, in the Hérault plain and in the Costières, the winegrower’s house is known by its tall street front and its wide carriage door: on the ground floor, the cellar where the wine was made, upstairs the living rooms, often with a courtyard behind. Its rare volumes convert into a large living room or a studio, for an often modest entry price. Have the roof timbers, roof, damp and services checked, and make sure that turning the cellar into living space received its planning consent.

The Languedoc mas

A former farm turned family home, the mas is built of limestone rubble around a courtyard, with its barns and, on the edge of the Cévennes, sometimes an old silkworm house. It is found in the garrigue of the Uzège, the Costières and the hills of the Pic Saint-Loup, and bought for space and silence. Check the water supply (mains, declared borehole or well), the private drainage system, whose inspection must be less than three years old, brush clearance and the local zoning plan; farmland sold with the house can trigger a pre-emption right for SAFER, the rural land agency.

The maison de maître and the bastide

An ordered façade, wrought-iron gates, a park of plane trees or palms: the maison de maître was built in the 19th century by families made rich by wine, in Béziers, Pézenas, Nîmes or on the edge of villages; the grandest, the wine-boom châteaux, stand in the middle of their vineyards. Around Montpellier, the 18th-century country houses known as follies, of which La Mogère and Flaugergues are the models, and the bastides of the Gard play the same role of country retreat. They rarely change hands, often without a listing. Have the roof, floors and services surveyed, and check whether the house stands near a listed monument, where exterior works need the approval of the state heritage architect.

The contemporary villa in the garrigue

Flat roofs, wide glazing, a pool facing the pines: the architect-designed villa has spread across the garrigue north of Montpellier, the heights of Castelnau-le-Lez and the hills of Nîmes, often on large wooded plots. It sells on light, calm and the absence of works. If it is under ten years old, ask for the permit, the completion certificate, the structural damage insurance and the builders’ guarantees; have the roof terraces checked for waterproofing and, on clay soils, the walls for drought cracks.

The fisherman’s house

Narrow and colourful, several storeys high in Collioure, low at La Pointe-Courte, the fisherman’s house sits on a tiny plot, in the Mouré, in Port-Vendres, on the quays of Sète or in the small harbours of the Thau lagoon. Buyers come for life by the water and for its roof terrace, often the only outdoor space. Have the structure checked, along with damp and salt in the walls, the permit for the terrace and, in a protected area, the rules on colours and joinery.

Your budget

What your budget buys in Languedoc

Budget	Nîmes€2,800/m²	Uzès€3,800/m²	Sète€4,800/m²
€500,000	≈ 180 m²	≈ 130 m²	≈ 105 m²
€1,000,000	≈ 355 m²	≈ 265 m²	≈ 210 m²
€2,000,000	≈ 715 m²	≈ 525 m²	≈ 415 m²
€4,000,000	≈ 1,430 m²	≈ 1,055 m²	≈ 835 m²

Indicative sizes: the budget divided by each town’s median price per square metre for houses over 12 months to end of June 2026, before notary fees, and before land, view and condition.

Languedoc

The towns where Home Select searches in Languedoc

The Porte du Peyrou triumphal arch at the end of rue Foch, in the Écusson, the historic heart of Montpellier

Hérault Montpellier €3,400/m² L’Écusson and Beaux-Arts, Les Arceaux Buy a house in Montpellier

The Maison Carrée in Nîmes, a 1st-century Roman temple, in the morning sun on its paved square

Gard Nîmes €2,200/m² The Écusson, The Jardins de la Fontaine and the quai Buy a house in Nîmes

The marina of Sète, its moored yachts and the quayside façades at the foot of Mont Saint-Clair

Hérault Sète €3,400/m² The old centre and the canals, The mont Saint-Clair and the heights Buy a house in Sète

Uzès from the air, its medieval towers among the rooftops and the garrigue stretching to the horizon

Gard Uzès €3,300/m² The place aux Herbes and the old centre, The castle quarter Buy a house in Uzès

The church of Notre-Dame-des-Anges and the bay of Collioure

Pyrénées-Orientales Collioure €5,300/m² Le Mouré and the old centre, Le Faubourg Buy a house in Collioure

Our method

How Home Select searches in Languedoc

It starts with a precise brief: the life you want, in a village, in the garrigue or by the water, the seasons you will spend there and the full budget, notary fees of 7 to 8% and works included. Every day, Home Select then cross-checks the listings, the properties passed on by its network of 15,000 agents and professional partners, and those that will never be advertised: in Languedoc, private mansions, farmhouses in the Uzège and houses in old Collioure often sell off-market.

Each shortlisted house is vetted on paper, then viewed before you, in a filmed pre-visit: you only travel for the houses that deserve it. The checks are specific to Languedoc: brush clearance and wildfire risk in the garrigue, the flood risk plan and the memory of the autumn storms off the Cévennes, such as the flood that struck Nîmes on 3 October 1988, private drainage for farmhouses, water and boreholes, the local zoning plan, and the Coastal Law on the seafront and around the Thau lagoon. Before any offer, have the works priced by an architect or builder.

Negotiation is conducted with the file in hand: comparable recorded sales, works needed, time on the market, planning and risk constraints. Home Select defends your offer, follows the preliminary contract with your notary, the conditions precedent and the financing, then stays with you until completion and the handover of the keys. Its fees are due on success only.

Method Off-market properties

One method, two ways in

Both are billed only if the property is found and the purchase completed. On top comes 10% of the negotiated reduction: Home Select is also paid on what you save.

Haussmannian living room with fireplace and open view

Exclusive

Exclusive search mandate

2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction

The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.

The Exclusive offer

Confidentielle

Simple search mandate

1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction

The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.

The Confidential offer

Collioure seen from the hills, its royal castle, its bay and the vineyards — Occitanie - Collioure - The royal castle and the bay

Frequently asked questions

Buying a house in Languedoc: your questions

Where should I buy a house in Languedoc?

It depends on the life you want: stone and countryside in the Uzège, around the Pic Saint-Loup or in the villages near Béziers; a lively year-round city in Montpellier or Nîmes; the water in Sète, around the Thau lagoon or in Collioure. Over 12 months to end of June 2026, the median house sold for €3,800/m² in Uzès and €3,700/m² in Montpellier. Our guide on where to buy in Languedoc compares the towns one by one.

Uzès or the Luberon: where should I buy a stone house in the South of France?

Both offer honey-coloured stone, village markets and southern light. The better-known Luberon costs markedly more in its hilltop villages; the Uzège, less than an hour from Avignon, offers mas and village houses at a median of €3,800/m² for houses in Uzès over 12 months to end of June 2026. To compare, see buying a house in the Luberon: Home Select searches both areas and helps you weigh them up.

Where can I buy a house by the sea in Languedoc?

Three addresses stand out: Sète, between sea and lagoon, where the median house sold for €4,800/m² over 12 months to end of June 2026; the quieter villages of the Thau lagoon; and Collioure, on the Côte Vermeille, which recorded only 85 sales over the same period. The long sandy coast from La Grande-Motte to Gruissan sells mostly apartments. France’s Coastal Law freezes almost all new building near the shore, so houses on the water’s edge will not multiply, and Home Select looks for them off-market first.

What should I check before buying a house in Languedoc?

Fire first: in exposed towns, owners must clear brush around their house, usually over fifty metres. Then water: the violent autumn storms off the Cévennes make rivers and streams burst their banks, and the flood risk plan can rule out an extension; the risk report attached to the preliminary contract sets it out. Finally, on clay soils, drought cracks. Home Select reads these documents before any offer, house by house.

Can I extend a mas or add a pool in Languedoc?

It depends on the local zoning plan and the risk prevention plans. In agricultural or natural zones, where many farmhouses stand, extensions and outbuildings are tightly controlled, and a flood zone or woodland can rule them out; on the coast, the Coastal Law applies on top. Home Select has these rules checked before the offer and, where needed, makes the purchase conditional on obtaining a permit.

Montpellier or Nîmes: which city for a family home?

Two cities that live all year round, half an hour apart by train. Montpellier, larger and younger, recorded 4,538 sales over 12 months to end of June 2026, with a median of €3,700/m² for houses; Nîmes, the Roman city on the edge of Provence, remains more affordable at €2,800/m². Montpellier offers the beach twenty minutes away and big-city life, Nîmes the Uzège and the Camargue on its doorstep: Home Select can search both at once.

Can British buyers still buy a house in France after Brexit?

Yes. France places no restriction on foreign buyers, resident or not, and a British buyer purchases on exactly the same terms as a French one, before a notary. What Brexit changed is the right to stay: without a visa, British owners can spend up to 90 days in any 180-day period in the Schengen area, and longer stays require a long-stay visa. Our note on buying from the UK covers the rest.

Is it worth using a buyer’s agent in Languedoc?

Yes, because the finest houses are rarely advertised, and those that are often hide what the listing leaves out: a busy road, a flood zone, a pool without a permit, a drainage system to replace. A buyer’s agent works for you alone, on the buyer’s side, from shortlisting to negotiation. Home Select, a buyer’s agent in Languedoc and Occitanie, adds its network of 15,000 agents and professional partners and fees due on success only.

How much does a house cost in Languedoc in 2026?

Over 12 months to end of June 2026, the median price per square metre of houses in Languedoc ranged from €2,800/m² in Nîmes to €4,800/m² in Sète. Gard: €2,600/m² median for houses, over 6,316 sales. Hérault: €3,000/m² median for houses, over 9,026 sales. Aude: €1,800/m² median for houses, over 5,068 sales. Pyrénées-Orientales: €2,600/m² median for houses, over 5,492 sales (DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026). Home Select reads these figures street by street before any offer: view, land and condition make most of the price.

How long does it take to buy in Languedoc with a buyer’s agent?

The calendar depends on how rare the target property is in {nom} and on your availability: Home Select frames it at the brief, then holds it. Properties are first seen on video, and your decisive viewings are grouped into a single trip.

How do you reach off-market properties in Languedoc?

Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In {nom}, the monitoring starts with two sectors: Sète and Uzès. That is often where the unfindable property is.

What are your fees in Languedoc?

Home Select, a buyer’s agent in Languedoc, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.

What happens next

A buyer’s agent reads your request and answers within one working day.
A first confidential conversation: how you will use the property, the real budget, the non-negotiable criteria, the timing.
A written brief, and a search started within the week. Nothing is due until you have bought.

Your project in Languedoc

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4.8/5: On Google (141 reviews)
1,200+: Buyers guided
100%: On success, nothing upfront

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Buying in Languedoc: the other pages

Buyer’s agent in Occitanie Buy property in the South of France Buy property in the South of France Buy a house in the Gard

Where to buy in Occitanie: the town-by-town guide Buying a character home Buying a second home Moving to the regions