Understanding Property Taxes and Ownership Costs in France

When you buy property in France, your budget doesn’t stop at the purchase price. Like anywhere else, homeownership comes with ongoing expenses - taxes, insurance, and upkeep. The good news? French property ownership costs are typically modest by international standards, especially when compared to U.S. property taxes.

Let’s take a closer look at what to expect once you own your Riviera home.

🧾 The Two Annual Property Taxes

France has two main local property taxes, both billed once per year:

1. Taxe Foncière - The Owner’s Tax

This is the standard property tax paid by the owner of the property each year, regardless of whether you live there or rent it out.

It’s based on the property’s notional rental value, not its market value.
Rates vary by commune, but in Nice it often ranges from €1,000–€2,500 per year for an apartment.
It’s deductible for rental properties in certain cases.

2. Taxe d’Habitation - The Occupant’s Tax

Historically paid by whoever lived in the property, this tax has been phased out for primary residences.
However, if your home is a second residence (as is the case for many international owners), you may still owe it.

Expect roughly 0.5–1% of the property’s value per year depending on the city.
Some communes - including Nice - apply a surcharge on secondary homes to encourage availability in high-demand zones.

💡 Tip: If your property is unoccupied for long stretches or used only part of the year, check if you qualify for certain reductions or exemptions.

🏢 Co-Ownership (Copropriété) Fees

If you buy an apartment in a building with shared areas - hallways, elevator, roof, gardens - you’ll be part of a copropriété.
Your share of the annual costs depends on the size of your unit and the services included.

Typical items covered:

Building insurance
Cleaning and maintenance of common areas
Elevator maintenance
Garden or pool upkeep
Syndic (property management) fees

Average: €25–€60 per m² per year, though luxury buildings with pools, lifts, and caretakers will be higher.
Your syndic provides a detailed annual breakdown called the appel de charges.

🏡 Home Insurance

Home insurance (assurance habitation) is mandatory for all owners, even if the property is vacant.
Expect around €200–€400 per year for an apartment, depending on coverage.
It protects both the structure and third-party liability (for example, if a leak damages your neighbor’s ceiling).

🧰 Maintenance and Upkeep

If you own a house or villa, you’ll also want to budget for:

Routine maintenance: painting, cleaning, HVAC, or garden care
Utilities: electricity, water, and internet (roughly €100–€200 per month combined)
Periodic upgrades: French energy standards evolve, so insulation or DPE improvements can add long-term value

Having a local caretaker or property manager is common for second-home owners - typically €100–€300 per month, depending on services.

💼 Taxes on Rental Income (if you rent it out)

If you plan to rent your French property, either short-term or long-term, you’ll pay income tax on rental earnings.

France taxes only the income generated in France.
The U.S.–France tax treaty helps you avoid double taxation.
Many foreign owners choose the régime micro-foncier for simplicity (a 30% flat deduction before taxation).

A good bilingual accountant can guide you through filing both U.S. and French returns seamlessly.

🌅 A Clear Picture for Peace of Mind

Owning property in France means joining a system designed to be predictable, transparent, and stable.
Your yearly expenses are usually easy to anticipate - no surprise reassessments or massive jumps like in some U.S. states.

✉️ When you understand the ongoing costs upfront, the French Riviera becomes not just a beautiful escape - but a well-planned, sustainable investment.

In short:
Annual taxes and upkeep in France are reasonable, especially considering the location and lifestyle. With good budgeting and the right local partners, owning a home in Nice can be as effortless as it is inspiring.