A homeowner selling their property rated F in the energy performance diagnosis discovers, at the time of estimation, that their property has lost value compared to better-rated homes in the same neighborhood. On the other hand, a buyer who has been monitoring listings for a year notices that the negotiation margins have widened for single-family homes.
These two situations summarize the real estate market in 2026: it is still possible to buy or sell, but the parameters to check have changed.
Single-family homes: the segment where prices are falling the most
The latest data from the Notaires-INSEE index (published in September 2026) shows a decrease in the prices of old homes of about 0.8% year-on-year in the second quarter of 2026. The details are telling: single-family homes are pulling prices down more than apartments.
For a seller, this means that estimating their home based on prices from two years ago almost systematically leads to an overly high price. Buyers compare, calculate, and negotiate more than before 2022. A property with a price that is a few percent out of sync with the local market remains online for weeks without a serious offer.
If considering a buying or selling project, it is useful to access Concept Maison to get an idea of available properties and updated price ranges in their area.
In Île-de-France, local notaries describe a market that remains fragile but is slowly recovering, with an increase of about 10% in the sales of old homes in the second quarter of 2026 compared to the previous year. However, prices for suburban homes are falling in all departments.
Energy performance diagnosis and thermal sieves: a timeline that impacts home values
The energy performance diagnosis is no longer just an administrative document. Since January 2025, homes rated G are prohibited from being rented. The next deadline, in 2028, concerns homes rated F.
A landlord with a property rated F has less than two years to renovate or sell. The Senate reviewed possible adjustments and exemptions to these prohibitions in 2026, but the general framework of the Climate and Resilience law remains in place.
What this concretely changes for a purchase
A buyer targeting a home rated E or F must factor in the cost of energy renovation into their overall budget. Negotiation often revolves around this aspect: the seller accepts a discount or finances part of the work before the sale.
- Checking the energy performance class before any visit helps eliminate properties whose renovation exceeds the available budget.
- Requesting energy renovation quotes from the seller (insulation, heating replacement) provides a quantified negotiation lever.
- Inquire about local and national renovation aids, as they vary by municipality and type of work.
Feedback varies on this point, but in several tight areas, homes with good energy performance ratings (A to C) sell faster and at a more stable price than thermal sieves.
Sales volumes in 2026: a recovery that is already slowing
The recovery of transactions in the old market, which began in 2025, was initially clear: notaries reported an annual increase of about 11% by the end of February 2026. By the end of April 2026, this increase had fallen below 6%. The market is normalizing rather than restarting strongly.
For buyers, this phase of normalization opens an interesting window. Competition among buyers remains moderate, allowing room for negotiation. Mortgage rates, around 3.3% for 20 years, once again enable financing for projects that were stalled a year ago.
Selling in a stabilizing market
A seller waiting for a return to the volumes and prices of 2021-2022 risks disappointment. The market structure has changed. Buyers have returned, but with stronger demands regarding price, property condition, and energy performance.
Setting a realistic price from the outset shortens the transaction time by several weeks. Properties that remain online for a long time often end up selling for less than the initially requested price, after one or more successive reductions.
Buying a house in 2026: the key points to consider before signing
Beyond the purchase price and mortgage rate, three key points deserve particular attention this year.
- The property tax, which has increased in many municipalities in recent years, can represent a significant annual cost for a house with land.
- Co-ownership works voted or upcoming (for homes in subdivisions with common areas): a significant call for funds right after purchase strains the budget.
- The actual cost of energy renovation, which depends on the current performance level of the property and the materials chosen, not just the surface area.
The most profitable reflex remains to have a precise estimation of the targeted property conducted. This figure should then be compared to the total budget (purchase + works + notary fees + local taxes). A discrepancy of a few thousand euros in the estimation can shift the profitability of a project over ten or fifteen years.
The real estate market in the fall of 2026 rewards well-prepared projects. A seller who adjusts their price to the local market and takes care of their property’s energy performance diagnosis sells faster. A buyer who incorporates energy renovation into their financing plan negotiates better. In both cases, the difference lies in the quality of information before the first step.
