Contrary to what some may believe, the French Riviera real estate market has not come to a standstill. Throughout summer 2026, we continued to receive enquiries, organise property viewings and receive offers in Théoule-sur-Mer, Mandelieu-la-Napoule and along the Estérel coastline. However, buyer behaviour has evolved.
International and French buyers are viewing more properties before making a decision and are analysing the relationship between the asking price and the property’s actual characteristics much more carefully: location, sea views, orientation, overall condition, potential renovation work, quality of outdoor spaces, swimming pool, parking facilities and proximity to beaches and local amenities.
This shift is particularly noticeable in the French Riviera second-home market, which represents a significant part of our activity. Buyers generally have a certain degree of flexibility when it comes to timing. They are therefore under no obligation to purchase immediately and can afford to wait for a property that genuinely meets their criteria.
Emotional appeal still plays an important role, but it must now be accompanied by an asking price that is consistent with the local property market.
One of the greatest strengths of the Mandelieu-la-Napoule real estate market remains its geographical location. Just a few kilometres from Cannes, Mandelieu-la-Napoule offers a more residential, natural and unspoilt environment while retaining easy access to Cannes and Nice Côte d’Azur International Airport.
Property in Mandelieu-la-Napoule is particularly attractive to international buyers thanks to its beaches, marinas, golf courses, shops and accessibility. Its real estate market is relatively diverse, attracting both second-home buyers and those looking to spend longer periods of the year on the French Riviera.
The Théoule-sur-Mer real estate market is considerably more exclusive and limited. Villas and apartments with panoramic views over the Mediterranean, the Lérins Islands and the red rocks of the Estérel represent a rare property offering on the French Riviera.
Sea views are probably still the single most important factor in determining property values in Théoule-sur-Mer, but they are not enough on their own. Orientation, sunlight exposure, immediate surroundings, noise, accessibility and the overall quality of the property can create considerable differences in value between two homes located only a few hundred metres apart.
These property prices are, of course, indicative. In the micro-markets of Théoule-sur-Mer and Mandelieu-la-Napoule, relying solely on price per square metre can be misleading. Sea views, orientation, the condition of the property and its precise location can have a considerable impact on its market value.
The French Riviera property market remains highly international. During summer 2026, we assisted French buyers as well as European and international clients, primarily looking for second homes in Théoule-sur-Mer, Mandelieu-la-Napoule and along the French Riviera.
Beyond nationality, buyer requirements are becoming increasingly similar. International buyers are looking for properties that allow them to enjoy the French Riviera immediately: beautiful sea views, outdoor spaces, a swimming pool for villas, parking, air conditioning and a property that is easy to maintain.
Proximity to beaches, shops and Nice Airport is also playing an increasingly important role in the property search process. However, one of the most interesting trends observed in 2026 has undoubtedly been the growing presence of American buyers on the French Riviera.
American buyers were particularly prominent among our property enquiries and viewings during summer 2026. This trend is probably closely linked to the significant expansion of connectivity between the French Riviera and North America.
For summer 2026, Nice Côte d’Azur Airport offered the largest flight programme in its history: 130 destinations across 47 countries, including 112 international destinations and 15 seasonal long-haul routes. Most notably, seven routes connected Nice directly with the United States, including New York, Newark, Atlanta, Philadelphia and now Boston, a new destination launched by Delta in 2026.
This accessibility is particularly important for Americans considering buying a second home on the French Riviera. For an owner wishing to spend several weeks or several months each year in Théoule-sur-Mer, Mandelieu-la-Napoule or elsewhere on the Côte d’Azur, being able to fly directly to Nice from the United States significantly changes the perception of distance.
And this trend is expected to continue: American Airlines has already announced a new daily direct Nice–New York JFK service for summer 2027, bringing the total number of routes between Nice and the United States to eight.
📊 130 destinations served by Nice Côte d’Azur Airport during summer 2026
• 112 international destinations out of 130
• 15 long-haul routes during the summer season
• 7 direct routes between Nice and the United States in summer 2026
• Boston: a new US destination launched in 2026
While American buyers were particularly active in our enquiries this summer, we have nevertheless observed that some remain more hesitant when moving from the property search phase to an actual purchase.
Buying property in France while residing in the United States means navigating a banking, legal and tax system that differs significantly from what American buyers are accustomed to. Mortgage financing in France can therefore become an obstacle, even when the buyer’s overall financial position is perfectly compatible with their real estate project.
This is precisely why we work with OMAGE Finance, a specialist in property financing for non-residents and international buyers. Their expertise is particularly well suited to this clientele, and they have published an article about mortgage financing in France for American buyers, explaining the various options and specific considerations involved.
Through a network of banking partners specialising in international applications, OMAGE Finance can assess financing solutions tailored to American buyers and assist them in structuring their property purchase in France.
Contrary to a sometimes widespread assumption, financing a property purchase in France as a US resident is possible. According to OMAGE Finance, some applications from American buyers may, for example, be considered for financing of up to 70% of the property’s value, naturally subject to the buyer’s profile, debt levels and the bank’s assessment.
For certain high-net-worth profiles, specific structures may also be considered with specialised financial institutions.
This expertise is particularly valuable for international buyers who may not be familiar with the financing solutions available to non-residents through French institutions. A French Riviera property purchase that may initially appear complicated can sometimes become entirely feasible when presented to the right professionals and structured appropriately.
For us, this support is an integral part of the role of a real estate agency specialising in international clients: it is no longer simply about finding the right property on the French Riviera, but also about surrounding the buyer with the right professionals to help them complete their purchase under the best possible conditions.
This is probably one of the clearest lessons from the French Riviera real estate market in summer 2026. Renovated properties that are immediately ready to move into now have a significant advantage, particularly among international second-home buyers.
Most buyers looking for a second home in Théoule-sur-Mer or Mandelieu-la-Napoule want to be able to enjoy their property as soon as they purchase it. Fewer are willing to undertake major renovations involving architects, contractors, project management and several months – or even longer – before they can actually use the property.
Renovated, well-designed and air-conditioned villas and apartments with contemporary amenities therefore naturally generate greater interest.
This does not, of course, mean that properties requiring renovation can no longer be sold. However, their price must much more clearly reflect the cost, time and constraints associated with the work required. A property in need of significant renovation must now offer a genuine price advantage to attract buyers.
This represents an important shift in the market. A few years ago, some buyers were more willing to purchase a property requiring substantial transformation. Today, when international buyers have a choice between several properties, many favour simplicity and immediately usable homes.
Another major lesson from summer 2026 concerns real estate sales strategy. In a market where buyers have more choice and take the time to compare properties, the initial asking price has become essential.
The strategy of deliberately listing a property at a high price to “see what happens” or to leave significant room for negotiation is now considerably riskier. International buyers know the French Riviera property market increasingly well. They browse international and French property portals, compare available homes and quickly identify those they consider overpriced.
The first few weeks on the market are crucial. This is when a property benefits from its greatest visibility and when, ideally, interest can be generated among several potential buyers simultaneously.
Our strategy is therefore to position a property very close to its market value from the outset.
The objective is absolutely not to sell for less. On the contrary, an accurately positioned asking price can attract more buyers, generate more viewings and, in the best-case scenario, create competition between several potential purchasers. This competition can then help protect the seller’s price and limit negotiations.
Conversely, a property that remains on the French Riviera real estate market for several months at an excessive price risks gradually losing its appeal. Buyers may begin to question why it has remained available for so long and will often find themselves in a stronger negotiating position.
Over the coming months, several trends are likely to continue shaping the real estate market in Théoule-sur-Mer and Mandelieu-la-Napoule.
The buyer base should remain international, with North American demand potentially continuing to grow as direct connections to Nice expand.
Turnkey, renovated properties with attractive sea views are likely to continue concentrating a significant share of demand. Properties requiring renovation will remain attractive when they benefit from an exceptional location or genuine potential, but their pricing will need to reflect the budget and constraints involved in their transformation much more accurately.
Finally, in a more selective property market, the difference between the price an owner would like to achieve and the price buyers are actually prepared to pay becomes increasingly important.
After more than fifteen years assisting sellers and buyers along this part of the French Riviera, one thing has become particularly clear to us: there is not really one single property market in Théoule-sur-Mer or Mandelieu-la-Napoule. Instead, there is a succession of micro-markets, sometimes only a few hundred metres apart.
A different orientation, a few additional hours of sunlight, a more open sea view, greater or lesser exposure to road noise, easier access, or simply the ability to walk to the beach can significantly affect both the value and appeal of a property.
This is why an accurate property valuation in Théoule-sur-Mer or Mandelieu-la-Napoule cannot rely solely on an average price per square metre. It must take into account completed transactions, competing properties currently on the market and, above all, what active French and international buyers are looking for at that particular moment.
At SOLARI PROPERTIES, it is this in-depth knowledge of the local French Riviera real estate market that enables us to advise property owners on the positioning and sales strategy best suited to their villa or apartment.
Are you considering selling a villa or apartment in Théoule-sur-Mer, Mandelieu-la-Napoule or along the Estérel coastline?
SOLARI PROPERTIES can assist you with the valuation and marketing of your French Riviera property, drawing on the latest transactions, current competition and the demand we observe every day from French and international buyers.
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