Buying a house in Tuscany is simpler than most people expect, and more technical than most people are told. There is no restriction on foreign ownership for buyers from the great majority of countries, the process is protected by a public notary, and the purchase taxes are often lower than the ones you pay at home. What catches people out is everything around the purchase, the planning compliance of an old farmhouse, the difference between the asking price and the taxable value, the real running costs of a country estate with a pool and two hectares of garden.
This is the starting point of our guide. It gives the shape of the whole journey, and each section links to a detailed article on that step. Every figure is sourced and dated, so you can check it yourself. Data verified in July 2026.
The Tuscan market in 2026, in five numbers
- 51,566 homes changed hands in Tuscany in 2025, up 9.4% on 2024, a rise well above the national increase of 6.4%. Source, Agenzia delle Entrate, Real Estate Report 2026, published 21 May 2026.
- House prices in Italy rose 5.2% year on year in the first quarter of 2026, provisional data. Across the whole of 2025 the increase was 4.0%. Source, Istat.
- Tuscany is the region most searched by foreign buyers, with 14.77% of all enquiries for Italian property in 2025, ahead of every other region. Source, Gate-away.com annual report, January 2026. These are enquiries, not completed sales.
- The United States is the first country of origin, with 25% of foreign enquiries, and the United Kingdom grew 23.23% in 2025 to become the second market.
- The average value of the property foreign buyers are looking for is €428,622, up 1.27% on the previous year.
In short, a market with rising volumes, moderate price growth and a strong international bias, in which Tuscany remains the first choice.
The guide, step by step
1. Can a foreigner buy property in Italy?
In almost all cases, yes, on the same terms and taxes as an Italian. EU citizens and non EU residents buy with full rights, and buyers living abroad come under a reciprocity condition that the notary checks as a routine formality. First arrange a codice fiscale, an Italian bank account and, if you cannot attend the deed, a power of attorney. Read the full article on foreign buyers and what you need.
2. What a house in Tuscany actually costs
Tuscany is at least six markets, and the spread is wide. Average asking prices in June 2026 run from about €1,450 per square metre in the province of Arezzo to more than €3,300 in Lucca and €4,600 in the city of Florence, and prime country villas trade well above those averages. Where you buy matters more than almost anything else. See prices by area and how to choose your part of Tuscany.
3. Purchase taxes, fees and mortgages
Buying from a private seller you pay registration tax at 9%, or 2% with first home relief, and under the prezzo-valore system it is calculated on the cadastral value, normally far below the price, if you request it in the deed. Most holiday home buyers pay 9%, and A/8 villas never qualify for relief. Read the full breakdown of taxes, fees and mortgages for non-residents.
4. The purchase process, step by step
Offer, preliminary contract, checks, deed. The written proposal binds only the buyer until the seller accepts, the compromesso then binds both sides, and on an old farmhouse the checks on planning and cadastral conformity are where the real risk sits. In our experience the whole journey takes two to four months. Follow the process from offer to notary’s deed.
5. What it costs to own the house
The annual budget repeats every year and buyers underestimate it. IMU is due on every holiday home whatever the cadastral category, TARI has a trap for seasonal letting, and a pool, a garden and an olive grove all carry a real cost. See the running costs, IMU and TARI explained.
6. Renting it out when you are away
Tuscany has one of Europe’s strongest holiday-let markets, but the rules changed in 2024 and are now enforced, starting with the CIN national code and its penalties. Read the short-let rules and what a house realistically earns.
Five mistakes we see foreign buyers make
- Falling in love before reading the planning file. A beautiful farmhouse with an unauthorised extension cannot be sold, mortgaged or insured properly until it is regularised.
- Assuming the 2% rate. Most holiday home buyers pay 9%, and an A/8 villa can never qualify for relief. Budget on 9% and treat anything less as good news.
- Underestimating the drive. Twenty kilometres of white gravel road is charming in June and exhausting in February with a car full of luggage.
- Signing a proposal without conditions. It binds you before it binds the seller, so financing and technical checks belong in the text.
- Buying without local eyes. Water supply, internet coverage, neighbouring agricultural activity and winter access are things you cannot see in photographs.
How we can help
We are a boutique agency based in Tuscany. You can browse what we currently have for sale, or, if nothing matches, we can search for you, including properties that are not publicly advertised, through our property finding service.
The simplest first step is a conversation, so we can understand your calendar, your budget and the compromises you are willing to make. You can book a call with one of our agents at a time that suits you, in English, Italian or German.
A note on the figures in this guide
Prices are asking prices published by idealista and immobiliare.it for June 2026, consulted on 21 July 2026, and they change every month. Transaction and market data come from the Agenzia delle Entrate Real Estate Report 2026 and from Istat. Tax rules come from the October 2025 edition of the official Agenzia delle Entrate guide to buying a home, rental rules from the Ministry of Tourism. Rates, incentives and local regulations change, and every property has its own history, so please treat these numbers as indicative and confirm your specific case with your notary and your accountant before you commit.
Frequently asked questions
Can a foreigner buy a house in Tuscany?
In almost all cases yes, on the same terms and taxes as an Italian. Buyers living abroad come under a reciprocity condition that the notary checks as a routine formality.
Do I need to live in Italy to buy a house in Tuscany?
No, residency is not required to buy. It matters later for the reduced first home tax rate and the annual IMU property tax, both explained in the tax articles of this guide.
How long does it take to buy a property in Tuscany?
In our experience two to four months from accepted offer to the notary’s deed, and longer where an old farmhouse needs its planning regularised.
What is the biggest risk when buying an old Tuscan farmhouse?
The planning and cadastral history of the building. An old farmhouse is often extended over decades, so what is built may not match what was authorised, and that is where the real risk sits, not in the price.
Which part of Tuscany should I choose?
Tuscany is at least six markets and the spread is wide, from the more affordable province of Arezzo to premium Lucca and the city of Florence. Where you buy matters more than almost anything else, so choose the area with your calendar in hand.
