Property tax in Cagnes-sur-Mer: one of the highest rates in the Alpes-Maritimes (30,95 %) and a second-home surcharge doubled in 2026, from 20 to 40 %. Calculation, amounts by profile, calculator and impact on value.
Illustration : Property tax in Cagnes-sur-Mer in 2026: the second-home surcharge doubles.
In Cagnes-sur-Mer, taxation for owners is tightening from two directions at once. The town already shows one of the highest property tax rates among the medium-sized municipalities of the Alpes-Maritimes, at around 31 %. And on 25 June 2026, the town council voted to double the second-home surcharge, taking it from 20 to 40 %. Nearly 4 879 homes, about 15 % of the housing stock, are affected. For an owner in Cagnes, and even more for the holder of a pied-à-terre, the annual cost of holding a property rises sharply. Here is what you really pay, source by source.
The property tax rate on built property in Cagnes-sur-Mer stands at around 30,95 %, the highest level among the municipalities of the Alpes-Maritimes with more than 40 000 inhabitants, ahead of Grasse (30,17 %), Cannes (28,12 %) and Antibes (28,07 %). That overall rate adds together the municipal share and the inter-municipal share.
For a long time, Cagnes-sur-Mer showed one of the lowest municipal rates on the coast: barely 12,81 % in 2014, well below the national average. The 2021 reform changed the picture. The abolition of the residence tax on main homes led to the transfer of the former departmental share of the property tax to the municipalities: the departmental rate of the Alpes-Maritimes was added to the municipal rate, without the amount due changing as a result.
As a result, the overall rate shown in Cagnes is today one of the heaviest in the area, neck and neck with the other medium-sized towns of the department. It remains below that of Nice (around 36 %), which belongs to another size category, but is clearly ahead of its neighbours along the coastal strip.
A high municipal rate is not necessarily the sign of a greedier town. Since 2021, the rate shown includes the former departmental share. The right way to read it is not the absolute level of the rate, but its change from one year to the next, and the weight of taxation relative to the value of properties.
The property tax is the product of the cadastral rental value of your property, reduced by a flat allowance of 50 %, multiplied by the sum of the rates voted (town, inter-municipal body). The rental value, set by the tax administration and largely inherited from the 1970s, is revalued every year at national level.
The mechanism is the same everywhere. The tax administration assigns your home a cadastral rental value, halved to allow for the owner's costs, then multiplied by the rates voted locally. In Cagnes, those rates add together the municipal share and the share passed on to the Nice Côte d'Azur metropolitan authority.
Two elements make your bill vary: the rates, voted locally, and the base, revalued nationally. In Cagnes, the rate changes little: it is mainly the revaluation of the base that explains the rise in your bill from one year to the next. But for the owner of a second home, a third line weighs heavily, and it has just moved.
On 25 June 2026, the town council of Cagnes-sur-Mer voted to double the surcharge on the residence tax for second homes, taking it from 20 % (in place since 2016) to 40 %. About 4 879 homes, nearly 15 % of the housing stock, are affected. That surcharge hits the residence tax on second homes, a tax that still exists although it has disappeared for main homes.
This is the real tax news of the year in Cagnes. Since the abolition of the residence tax on main homes in 2023, only second homes remain subject to that tax. In an area classified as under housing pressure, which includes Cagnes-sur-Mer, a municipality may increase it by 5 to 60 % by a vote of the town council.
The town had applied 20 % since 2016. Mayor Bryan Masson had the move to 40 % voted on 25 June 2026, invoking "tax fairness" and the very strong pressure on access to housing. The stated aim: to encourage owners to put their properties back on the main-home market rather than leaving them occupied for only part of the year.
Cagnes is not a pioneer in this field. Antibes, Villeneuve-Loubet and Saint-Laurent-du-Var already apply a 40 % surcharge. The town is therefore falling in line with its neighbours along the coastal strip, where the share of second homes is high and the pressure on permanent housing is strong.
The 40 % surcharge concerns the residence tax on second homes, not the property tax. An owner who lives in the property all year round is not affected by the surcharge, but remains liable for the property tax like any owner. The owner of a second home pays both.
The amount depends on the cadastral rental value of your property, and therefore on its floor area, its address and its condition. As an order of magnitude, the municipal share of the property tax runs from about 560 € for a studio to nearly 1 700 € for a house. The owner of a second home adds to that the residence tax, now surcharged at 40 %.
The Cagnes market is one of the most sought after on the French Riviera, at about 5 000 €/m² for an apartment, with wide gaps between the seafront of Cros-de-Cagnes, the old centre of Haut-de-Cagnes and the residential areas. Firm rental values combine with the high rate to push up the amount due.
| Profile | Property tax, municipal share (order of magnitude) | Second-home surcharge (if applicable) |
|---|---|---|
| Studio of 30 m² at Cros-de-Cagnes | ~ 560 € | +40 % of the second-home residence tax |
| Three-room flat of 65 m² in the town centre | ~ 1 000 € | +40 % of the second-home residence tax |
| Apartment of 80 m² with a sea view | ~ 1 400 € | +40 % of the second-home residence tax |
| House of 110 m² at Haut-de-Cagnes | ~ 1 700 € | +40 % of the second-home residence tax |
These orders of magnitude apply to the municipal share of the property tax alone. For a second home, you have to add the residence tax, now surcharged by 40 %: it is that supplement that the calculator below works out.
If you own a second home in Cagnes, enter the amount of your 2025 residence tax, including the 20 % surcharge. The calculator estimates your new residence tax with the surcharge raised to 40 % and works out the annual extra cost linked to the doubling voted in 2026.
Even without a rise in the rate, your property tax goes up every year. The revaluation of cadastral rental values, decided at national level, applies everywhere: +1,7 % in 2025 and +0,8 % in 2026. For second homes, it comes on top of the doubling of the residence tax surcharge.
A frozen rate does not mean a frozen bill. The property tax is the product of a rate and a base: the cadastral rental value, revalued every year by the State in line with the harmonised index of consumer prices. Over recent years, that rise has been marked: +7,1 % in 2023, +3,9 % in 2024, +1,7 % in 2025, then +0,8 % in 2026 according to INSEE, the French national statistics institute.
For the owner of a second home in Cagnes, 2026 brings three movements together: a property tax rate among the highest in the area, a revalued base, and a residence tax surcharge that doubles. The annual cost of holding a pied-à-terre becomes a real factor in the decision, to be taken into account before any purchase or any letting.
Cagnes-sur-Mer sits within a Riviera coastline where the share of second homes is high and where several municipalities are tightening their taxation to free up permanent housing. Antibes, Villeneuve-Loubet and Saint-Laurent-du-Var already apply a 40 % surcharge; Cagnes joins them in 2026.
Local taxation cannot be read town by town in isolation, but within the dynamics of an area. Along the coastal strip of the Alpes-Maritimes, the tension between permanent housing and second homes is acute: municipalities use the residence tax surcharge as a lever, while property tax rates remain among the highest in the department outside Nice.
The Immover Journal follows this taxation across several towns of the French Riviera: the property tax cut voted in Nice in 2026, and the cost of ownership in Menton, a town of second homes, throw light by contrast on the situation in Cagnes. Each municipality strikes its own balance between appeal and freeing up housing.
A higher cost of ownership can weigh on the decision of a second-home buyer, but it remains largely offset by the appeal of Cagnes: the seafront, the closeness of Nice and the airport, the living environment. For an owner in two minds, the first step is to know the real value of the property.
The doubling of the surcharge changes above all the equation for pieds-à-terre that are little used. Three options are open to an owner concerned: keep the property and accept a higher cost of ownership, switch it to a main home or a long-term letting to escape the surcharge, or sell in a market that remains expensive.
Whichever direction is chosen, the decision starts with a reliable market value, calibrated on the actual transactions of your district. A seafront property at Cros-de-Cagnes and a house at Haut-de-Cagnes do not gain value in the same way: an accurate valuation, based on local data, allows you to decide with full knowledge of the facts.
Yes. On 25 June 2026, the town council of Cagnes-sur-Mer, at the initiative of mayor Bryan Masson, voted to raise the residence tax surcharge on second homes from 20 % to 40 %. The 20 % rate had been in place since 2016. About 4 879 homes, nearly 15 % of the housing stock of the town, are affected. The reason put forward is the fight against pressure on access to housing.
They are two separate taxes. The property tax is due from every owner, whether they live in the property or not. The 40 % surcharge applies to the residence tax on second homes, a tax that survives only for homes that are not used as a main residence. The owner of a second home in Cagnes therefore pays both the property tax and the surcharged residence tax; a year-round resident pays only the property tax.
The property tax rate on built property in Cagnes-sur-Mer stands at around 30,95 %, the highest among the municipalities of the Alpes-Maritimes with more than 40 000 inhabitants, ahead of Grasse (30,17 %), Cannes (28,12 %) and Antibes (28,07 %). Since 2021, that overall rate has included the former departmental share, transferred to the municipalities after the abolition of the residence tax on main homes. It remains below that of Nice, which belongs to another size category.
Owners of second homes, that is, furnished homes that are not their main residence. This mainly targets pieds-à-terre and holiday homes, which are numerous along the Riviera coast. Year-round residents and homes let as a main residence to a tenant are not affected. The town hopes precisely to encourage owners to switch their properties to long-term letting.
The extra cost depends on the cadastral rental value of your property. In practice, moving the surcharge from 20 % to 40 % amounts to increasing your current second-home residence tax by about one sixth. For example, a residence tax of 1 200 euros including the 20 % surcharge corresponds to a base of about 1 000 euros; with the new 40 % surcharge, it goes to about 1 400 euros, an extra cost of around 200 euros a year. The calculator in the article works out your own case.
The property tax is the product of the cadastral rental value of your property, reduced by a flat allowance of 50 %, multiplied by the sum of the rates voted by the town and the inter-municipal body (the Nice Côte d'Azur metropolitan authority). The rental value, set by the tax administration and largely inherited from the 1970s, is revalued every year at national level. In Cagnes, the rate changes little: it is above all that revaluation of the base that makes your bill vary.
Because cadastral rental values are revalued every year at national level, independently of the decisions of the town. 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. Even with a stable municipal rate, your contribution rises. For second homes, that movement combines in 2026 with the doubling of the residence tax surcharge.
Only at the margin. A higher cost of ownership can weigh in the calculation of a second-home buyer attentive to annual charges, but it remains offset by the appeal of the town: the seafront of Cros-de-Cagnes, the closeness of Nice and the airport, the living environment. Location, view and condition remain the first drivers of value. For a pied-à-terre that is little used, however, the surcharge may tip the balance towards long-term letting or a sale.
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