Property tax in Agde in 2026: a municipal rate of 46,91 %, among the highest in France, unchanged since 2008, in a town where Cap d'Agde holds 89 % second homes. Calculation, amounts by profile, simulator and impact on value.
Illustration : Property tax in Agde in 2026: a record rate frozen since 2008.
In Agde, the property tax has a feature that few towns claim : its municipal rate is one of the highest in France, and it has not moved since 2008. With a municipal share of 46,91 % frozen for more than fifteen years, the town has long made tax stability an argument. Yet the notice received by owners in Agde climbs every year. In a town where Cap d'Agde holds one of the highest proportions of second homes in the country, understanding who pays what is anything but a detail. Here is what you pay in Agde, why the amount rises despite a frozen rate, and what that changes depending on your owner profile.
The municipal rate of property tax on built property in Agde is 46,91 %, one of the highest levels in France, and it has not been changed since 2008. Adding the inter-municipal share (2,75 %) and the ancillary taxes, the overall rate applied to built property reaches 50,47 % in 2025 (Source : DGFiP). That high level is nothing new : it is the cadastral base, revalued every year, that makes your notice vary.
The property tax shown on your notice adds up several lines. In Agde, most of it comes from the municipal share, at 46,91 %. That is the one the town votes, and the one that weighs most in your bill. Added to it are a share paid to the Hérault Méditerranée conurbation authority (2,75 %) and small lines for aquatic environment management (GEMAPI) and a special facilities tax.
That municipal rate is among the highest in France for a town of nearly 30 000 inhabitants. Since 2021 it has included the former departmental share, transferred to municipalities to offset the abolition of the residence tax on main homes. But its real singularity lies in its stability : the town has not voted an increase since 2008. In October 2024, the deputy mayor for finance Clémence Raphanel recalled this publicly, stressing that « only the State » was behind the rise in notices, through the revaluation of the bases.
The rate alone is not enough to compare two towns. A rate of 46,91 % applied to a modest rental value can produce a lower bill than a rate of 30 % on a high base. The bill depends on the product of rate × base, and the base, in Agde as elsewhere, dates for the most part from the 1970s.
The property tax is the product of a locally voted rate and a base, the cadastral rental value, set by the State and then revalued every year. In Agde, the municipal rate (46,91 %) does not move : it is the revaluation of the base that makes your notice vary from one year to the next.
The calculation starts from the cadastral rental value of your property, meant to represent a theoretical annual rent. A flat-rate allowance of 50 % is applied to obtain the taxable base, then that base is multiplied by the sum of the rates voted (town, conurbation authority, ancillary taxes).
Two levers move your bill : the rate, decided locally, and the base, revalued nationally. In Agde, the municipal rate has been frozen since 2008 : the rise in your notice therefore comes almost entirely from the revaluation of the bases. On a separate line comes the household waste collection tax (15,44 % in 2025), calculated on the same base.
In Agde, the municipal share of the property tax most often falls between 600 € for a studio in the historic centre and 1 900 € for a house, depending on the rental value of the property. Sea-view apartments at Cap d'Agde and Grau d'Agde carry the highest bills, with the household waste collection tax coming on top.
The exact amount depends on the rental value of your home, and so on its floor area, its address and its condition. Here are indicative orders of magnitude for the municipal share alone, for profiles representative of the districts of Agde. The prices per m² quoted come from DVF data, the French notarised sales database, and from the Immover single source (2026).
| Property profile | District | Indicative price per m² | Municipal property tax 2026 (order of magnitude) |
|---|---|---|---|
| Studio 25 m² | Cœur de ville (historic centre) | 1 708 €/m² | ~ 620 € |
| 3-room flat 65 m² | Grau d'Agde | 4 403 €/m² | ~ 1 050 € |
| Sea-view apartment 80 m² | Cap d'Agde | 4 544 €/m² | ~ 1 450 € |
| House 110 m² | Mont Saint-Loup | 3 951 €/m² | ~ 1 900 € |
These estimates apply to the municipal share, excluding the household waste collection tax (15,44 %) and excluding the second-home surcharge (see section 6). They should be set against a market in Agde at an average price of 4 219 €/m² for an apartment in 2026, a level that reflects the town's seaside appeal more than its size.
Enter the amount of the municipal share of your 2026 property tax (the 1st line of your notice). The simulator estimates what you were paying on 2020 bases and quantifies the part of your bill that comes from the revaluation of cadastral bases alone, since the municipal rate in Agde has not moved.
Because a stable rate does not mean a stable bill. The revaluation of cadastral rental values, decided nationally, applies everywhere : +0,8 % for 2026, after +1,7 % in 2025, +3,9 % in 2024 and +7,1 % in 2023 (INSEE). That is what pushes up the notice in Agde, without the town having touched its rate.
It is the most frequent misunderstanding, and the town hall of Agde has itself pointed it out publicly. The property tax is the product of a rate, voted locally, and a base, the cadastral rental value, revalued every year by the State in line with inflation.
In recent years that revaluation has been strong : +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025, and +0,8 % for 2026 according to INSEE, that is around +18 % in total since 2020. Applied to your base, that rise adds up year after year, whatever rate the town votes. In Agde, where the rate has been frozen at 46,91 % since 2008, it is even the only cause of the increase in the municipal share of your notice.
The frozen rate is part of a long municipal continuity, in place until the elections of March 2026, won by the list of Aurélien Lopez-Liguori (Rassemblement national) with 54,87 % of the vote in the second round. A new team inherits a rate already among the highest in France : the room to raise it is small, but the room to lower it stays theoretical as long as the town funds its public services and its seaside facilities on that base.
At Cap d'Agde, around 89 % of homes are second homes (INSEE), one of the highest proportions in France. For those owners, the property tax comes with a 15 % surcharge on the residence tax on second homes, voted in Agde since 2024. The annual cost of owning a pied-à-terre in Agde is therefore higher than that of an equivalent main home.
This is what makes Agde distinctive. The town brings together a small historic centre, a harbour and a seaside resort, Cap d'Agde, designed from the 1970s for holidaymaking. The result : at Cap d'Agde, almost the entire housing stock consists of second homes, around 89 % according to INSEE, an exceptional concentration that shapes both the market and local taxation.
Since the abolition of the residence tax on main homes, two taxes still fall on non-residents. The property tax first, due from every owner. Then the residence tax on second homes, kept for those properties : as Agde is classified as a tight housing market area, the town has voted a surcharge of 15 % applicable since 2024 (Source : DGFiP, local taxation of individuals). That surcharge remains moderate compared with the legal ceiling of 60 % that other coastal towns reach, but it does add to the bill of a second-home owner.
A high property tax rate and a second-home surcharge weigh at the margin on value, above all for buyers who watch annual running costs. In Agde, that effect remains largely offset by the seaside appeal of Cap d'Agde and Grau d'Agde. Location, the view and the condition of the property remain the first factors of value.
Three effects are worth keeping in mind.
1. A point of caution for the second-home buyer. A buyer comparing Agde with a neighbouring town takes in the annual cost of ownership : a high property tax, household waste collection and the second-home surcharge all count in the equation, without being decisive against location.
2. A secondary factor for a main home. For a household moving to Agde all year round, the property tax stays marginal against the purchase price and the cost of the mortgage. An 80 m² apartment at Grau d'Agde, at around 350 000 € at the average price for the area, carries a municipal share in the order of 1 450 € a year : real, but rarely decisive.
3. A value driven by the scarcity of the coast. The seafront, the harbour and demand for second homes support prices, including out of season. To place the value of your property from the actual transactions in your district, see our page on property prices in Agde, or value it free of charge below.
The municipal rate of property tax on built property in Agde is 46,91 %, one of the highest in France for a town of this size, and it has not been changed since 2008. Adding the inter-municipal share paid to the Hérault Méditerranée conurbation authority (2,75 %) and the ancillary taxes, the overall rate applied to built property reaches 50,47 % in 2025, excluding the household waste collection tax (15,44 %). These rates are published by the DGFiP, the French public finances directorate, and appear on your tax notice.
The municipal rate in Agde, 46,91 %, is structurally high and has included, since 2021, the former departmental share transferred to municipalities. It funds the services and facilities of a seaside town that welcomes a summer population far larger than its permanent one. But a high rate does not mechanically mean a high bill: everything depends on the cadastral rental value of your property, which for the most part dates from the 1970s.
No. The town of Agde has not changed its municipal property tax rate since 2008. In October 2024, the deputy mayor for finance Clémence Raphanel recalled this publicly, stressing that the rise in notices came from the State, through the national revaluation of cadastral bases, and not from a municipal decision. The municipal rate stayed at 46,91 % over the whole 2021-2025 period according to the DGFiP.
Because cadastral rental values are revalued every year at national level, independently of the town's decisions. That revaluation follows the harmonised index of consumer prices: +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025 and +0,8 % in 2026 according to INSEE, the French national statistics institute, that is around +18 % in total since 2020. In Agde, where the rate has been frozen since 2008, it is the only cause of the rise in the municipal share of your notice.
Yes. The owner of a second home pays the property tax, like any owner, but also remains liable for the residence tax on second homes, which was abolished only for main homes. As Agde is classified as a tight housing market area, the town has voted a 15 % surcharge on that residence tax, applicable since 2024. At Cap d'Agde, where around 89 % of homes are second homes, that surcharge concerns the great majority of owners.
It all depends on the cadastral rental value of the property. As an order of magnitude, on the municipal share alone, allow around 620 € for a studio in the historic centre, around 1 050 € for a 3-room flat at Grau d'Agde and in the order of 1 450 € for an 80 m² sea-view apartment at Cap d'Agde. These amounts do not include the household waste collection tax nor, for a second home, the residence tax surcharge.
Only at the margin. A high cost of ownership can weigh on the decision of a second-home buyer who watches annual running costs, but it remains largely offset by the appeal of the coast: the seafront, the harbour and the beaches of Cap d'Agde and Grau d'Agde support lasting demand. Location, the view and the condition of the property remain the first determinants of the value of a home in Agde.
Property tax notices are posted online in your personal account on impots.gouv.fr and sent by post from the end of August, for payment due in mid-October (slightly later for online payment). Owners paying by monthly instalments see their payments adjusted at the end of the year. The precise 2026 calendar is published each summer by the Direction générale des finances publiques, the French public finances directorate.
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