The Cheapest Areas to Buy a House in Tuscany (2026)

The cheapest areas to buy a house in Tuscany are the provinces of Arezzo and Pisa, where average asking prices sit around 1,442 and 1,853 euro per square metre (idealista, mid 2026), against 3,230 euro in the province of Florence. Inland mountain zones like the Lunigiana and the Garfagnana are cheaper still.

Key takeaways

• Arezzo is Tuscany’s most affordable province, with asking prices from about 1,442 euro per square metre (idealista, Q2 2026).
• The province of Pisa follows at roughly 1,853 euro per square metre, less than half the price of the province of Florence at 3,230 euro (idealista, Q2 2026).
• The Lunigiana (province of Massa-Carrara) and the Garfagnana valleys are among Tuscany’s cheapest zones, sitting well below the province averages, though very few homes are advertised there.
• Restored village houses in smaller hilltop towns of Arezzo and Pisa can start well below 200,000 euro.
• These are asking prices from property portals, not official OMI transaction values, so treat them as a guide to relative affordability.

Which Tuscan province is cheapest to buy a house?

The province of Arezzo is the cheapest, followed by the province of Pisa. Both sit well below the Tuscany regional average of about 2,464 euro per square metre (idealista, Q2 2026). Arezzo covers the Valdichiana, the Casentino and the Valtiberina, while Pisa reaches inland from the coast through the hills around Volterra and the Val d’Era. In both provinces you can buy a habitable home for a fraction of what the same house would cost near Florence, Siena or the Versilia coast.

For a fuller breakdown, including cities, coastal towns and the most expensive corners, see our detailed guide to Tuscany property prices by area.

Can I buy a habitable house in Tuscany under 200,000 euro?

Yes, especially in the provinces of Arezzo and Pisa. Below 200,000 euro you will usually be looking at village houses, townhouses and apartments inside restored hamlets rather than a freestanding villa with a pool and land. In the smaller hilltop towns these homes are often already habitable or lightly renovated, which keeps you clear of a full restoration budget.

Real examples from our own catalogue show what this level buys: a restored apartment in a medieval hamlet near Palaia in the province of Pisa, a renovated independent apartment near Cortona in the province of Arezzo, and a two-bedroom duplex in a Tuscan hamlet with garden and pool. These are single listings, not the price of a whole area, but they show that a habitable Tuscan home under 200,000 euro is realistic.

Two Italian words matter here. A borgo is a small fortified village or hamlet, often medieval, where many of these affordable homes sit. A codice fiscale is the Italian tax identification code every buyer needs before signing. If you are buying from abroad, our guide on whether foreigners can buy property in Italy covers the paperwork.

Is the Lunigiana or the Garfagnana cheaper than Arezzo and Pisa?

Yes, the Lunigiana and the Garfagnana are cheaper than any of the mainstream provinces. The Lunigiana, the northern tip of the province of Massa-Carrara, and the Garfagnana valleys in the province of Lucca sit well below the province averages, and hold the lowest entry points in Tuscany for non-luxury homes. Precise averages are hard to pin down because so few properties are advertised in these valleys.

These mountain valleys are the cheapest doorway into Tuscany, but they are remote, greener and cooler than the classic postcard hills, with fewer services and a shorter tourist season. Easy Living Tuscany does not currently hold listings in the Lunigiana or the Garfagnana, so we quote these areas only through published market data, never through our own homes. If one of these valleys appeals to you, our property finding service can search them on your behalf.

Where is affordable countryside near Florence?

The most affordable countryside within reach of Florence is the western edge of the province of Arezzo, above all the Valdichiana around Foiano della Chiana, Lucignano and Cortona. From the Valdichiana you stay on the Florence side of Tuscany while paying Arezzo prices, roughly half the province of Florence average of 3,230 euro per square metre (idealista, Q2 2026). The A1 motorway and the direct railway line keep the city about an hour away.

The Val d’Era and the hills around Volterra, in the province of Pisa, are the other value option, closer to Pisa and Florence airports than to Florence city. A larger restored property near Volterra shows the upper end of what this side offers, while smaller village homes here sell for considerably less. Repeat the entity names when you brief an agent: Valdichiana, Cortona, Volterra and Val d’Era behave very differently from the premium Chianti belt between Florence and Siena.

What extra costs should I budget on a cheap Tuscan house?

Budget for purchase taxes, notary fees and agency commission on top of the asking price, plus any renovation. On a lower-priced village house the fixed costs weigh proportionally more, so a 150,000 euro home does not simply cost 150,000 euro. Our guide to the cost of buying property in Italy breaks down the taxes and fees in full.

Two more Italian terms to know. The compromesso is the binding preliminary sale contract, usually signed with a deposit once your offer is accepted. The rogito is the final deed of sale signed before a notary, when ownership and the balance change hands. These figures and steps are indicative, so confirm your specific case with your notary, tax advisor or the relevant consulate.

Frequently asked questions

What is the cheapest area to buy a house in Tuscany?

The province of Arezzo is the cheapest mainstream area, with average asking prices from about 1,442 euro per square metre (idealista, Q2 2026), followed by the province of Pisa at around 1,853 euro. If you go into the mountains, the Lunigiana and the Garfagnana are cheaper still, among the lowest entry points in Tuscany.

Can I buy a habitable house in Tuscany under 200,000 euro?

Yes. In the provinces of Arezzo and Pisa, restored village houses, townhouses and hamlet apartments regularly sell below 200,000 euro, and many are already habitable. You will not usually get a freestanding villa with pool and land at that level, but a comfortable home in a borgo is realistic, as our own sub-200,000 euro listings near Palaia and Cortona show.

Is the Lunigiana or the Garfagnana cheaper?

Both are cheaper than the classic Tuscan hills, among the lowest entry points in Tuscany, though so few homes are advertised there that precise averages are hard to pin down. They are remote mountain valleys with fewer services and a shorter season, so weigh lifestyle and access, not just the price per square metre.

Where is affordable countryside near Florence?

The Valdichiana in the western province of Arezzo, around Foiano della Chiana, Lucignano and Cortona, offers the best mix of low prices and access to Florence, roughly an hour by motorway or train. The Val d’Era and the Volterra hills in the province of Pisa are the other value option, closest to Pisa and Florence airports.

Are these prices official OMI values?

No. The figures in this article are asking prices published on idealista and immobiliare.it, not the official OMI transaction values recorded by the Agenzia delle Entrate. Asking prices are useful for comparing areas, but the price actually agreed at the rogito is often lower, so use these numbers as a guide to relative affordability.

How we can help

Easy Living Tuscany is a boutique agency that helps international buyers find the right home in the right corner of Tuscany. If a village house under 200,000 euro in Arezzo or Pisa, or a cheaper base in a mountain valley, is what you are after, our property finding service can search the whole market for you, including zones where we hold no listings. You can also browse our current homes for sale oder book a call to talk through your budget and shortlist. For the wider picture, start with our complete guide to buying property in Tuscany.

Last updated August 2026. Written by Alessandro Ciacci, Co-founder, Easy Living Tuscany.