2026 Wildfires — Selling your property
in a fire risk zone
Property value, legal obligations, insurance, and sale strategy
for the owners concerned
The summer of 2026 will mark a turning point in the history of forest fires in France. Previously unaffected areas—Île-de-France, Normandy, and Pays de la Loire—have joined the Mediterranean and Landes regions in the circle of exposed areas. For hundreds of thousands of property owners, the question is no longer theoretical: Has my property lost value? Am I legally allowed to sell? Does my insurance cover it? Should I sell now or wait? This article provides concrete answers, based on official data and regulations in effect as of July 31, 2026.
Updated report as of July 31, 2026
The 2026 fire season marks a turning point in the history of forest fires in France. As we analyzed in detail on July 27th in our comprehensive report on the real estate impact of the 2026 fires, the official figures exceed all previous benchmarks. As of July 31st, here is the current situation according to official sources.
Official figures as of July 31, 2026. The fires are stabilizing in the Gironde region — 144,000 people were authorized to return to their homes on July 30 — but the fire season is not over. The final assessment will be known at the end of the season, at the earliest late August 2026.
New risk perimeter in 2026 — For the first time, massive fires have affected previously untouched areas: the Fontainebleau forest (over 2,000 hectares, less than 60 km from Paris), and forests in the Drôme (4,000 hectares), Var, Pyrénées-Orientales, Aude, and Corsica departments. The map of real estate risk in France is being redrawn.
Four new departments classified in 2026 — Since the decree of April 13, 2026, Corrèze, Haute-Loire, Essonne and Seine-et-Marne have entered the list of departments at risk of fire, bringing the total to 52. The owners of these territories are now subject to new legal obligations.
The areas most affected by luxury properties
The summer of 2026 reshaped the geography of fire risk in France. Certain areas concentrate both a high exposure to risk and a significant density of character and prestige properties — making them the sectors most concerned by questions of value and sale strategy.
42,000 hectares burned in the Saumos fire alone in Gironde. 240 homes destroyed. Arcachon Basin, Landes forest, Cap Ferret — areas with a high concentration of villas and prestigious second homes directly impacted.
More than 2,000 hectares destroyed less than 60 km from Paris. Properties in the Fontainebleau and Barbizon area, and the villages bordering the massif, have been classified as at risk for the first time. Seine-et-Marne joins the 52 departments classified as at risk by 2026.
Brignoles, the Gros Bessillon massif — an area that adds to the PACA regions already structurally exposed. Prestigious Provençal properties — farmhouses, country houses, estates in the Haut-Var — are facing increasing regulatory constraints.
4,000 hectares destroyed in nine days near Die. Character properties in Diois and Vercors — renovated farms, isolated residences — in newly exposed areas which have been attracting a clientele in search of authenticity for several years.
Recurring fires since the beginning of summer 2026. Areas with a high density of character properties — Catalan farmhouses, Languedocian bastides — whose value has been under surveillance since the recurring fires of recent years.
Fires are a recurring problem every summer on the island. Corsican properties—contemporary villas, renovated sheepfolds, estates—are structurally vulnerable. Insurance requirements and brush clearing obligations are among the strictest in France.
Real impact on the value of your property
The question that all property owners in exposed areas are asking themselves right now is the same: has my property lost value? The honest answer is nuanced, and it depends on three very distinct situations that it is essential not to confuse.
Case 1 — The property was directly damaged — The issue is no longer market value but insurance compensation. The fire coverage in your home insurance policy applies — not the natural disaster coverage, contrary to a widespread misconception. Compensation is based on the building's reconstruction cost, not the property's market value: the prestige of the address and the land value are not taken into account. A sale in this context is premature — it should take place after compensation has been paid and, depending on the circumstances, after reconstruction.
Case 2 — The property is located in an exposed area but did not burn — This is the situation for the vast majority of affected property owners. Studies conducted after the 2022 fires in the Gironde region showed a temporary price reduction of 5 to 15% on properties located on the edge of forests or in areas classified as at risk, accompanied by longer sales times. This price reduction tends to partially decrease over time, as buyers regain confidence in the area.
Case 3 — The property is located in a newly classified risk zone in 2026 — For owners in Seine-et-Marne, Essonne, Corrèze, or Haute-Loire whose property has just been included in the perimeter of the 52 classified departments, new legal obligations apply. These may constitute an additional burden or a perceived deterrent for buyers, without necessarily affecting the property's value in the short term.
An often overlooked point: in disaster areas, the burned forest cover mechanically reduces the immediate risk of new fires in the coming years. Some savvy investors take this into account and believe that well-located properties in recently burned areas can offer attractive value for money in the medium term.
Legal obligations of the seller in a risk zone
Selling a property in a fire-risk zone involves specific legal obligations, the non-compliance with which can make the seller liable, delay the transaction, or even cancel it. Here are the essential points to check before listing the property.
- The Statement of Risks and Pollution (ERP) — mandatory and legally binding — Since the law of July 10, 2023, the ERP must explicitly mention the fire risk if the property is located in a classified zone. This document is mandatory for every transaction and must be given to the buyer as soon as the preliminary sales agreement is signed. An outdated ERP exposes the seller to legal action to have the sale declared null and void or to obtain a price reduction.
- The Legal Obligation to Clear Brush (OLD) — compliance before sale — In the 52 departments classified as high-risk, property owners are required to clear brush within a 50-meter radius of their buildings (up to 100 meters according to prefectural decree). Failure to comply can result in a fine of up to €50 per square meter of uncleared land and may lead to the insurer refusing compensation in the event of a claim.
- The Forest Fire Risk Prevention Plan (PPRIF) — Some municipalities have a PPRIF which may restrict building or development rights. Consulting it before putting a property on the market is essential, as its restrictions can influence the perceived value of the property for a buyer who wishes to carry out renovations.
- Property insurability — In some high-risk areas, insurers are starting to restrict or refuse to renew home insurance policies. A property that is difficult to insure is a property that is difficult to sell: banks require proof of insurance to grant a loan. Checking this point before listing the property avoids discovering the obstacle after signing the preliminary sales agreement.
This information is provided for guidance purposes only and does not constitute legal advice. We recommend consulting a notary or real estate professional before making any sales decision in this particular context.
Insurance: what you need to check before selling
The fires of 2026 highlighted several insurance realities that many homeowners were unaware of. Checking these before putting your property on the market is an essential precaution.
Fire insurance, not natural disaster insurance — Forest fires are not covered under the natural disaster scheme, except in certain cases. It is the fire insurance coverage in your homeowner's insurance policy that applies. This covers the reconstruction value of the building — not the sale value of the property, nor the value of the land.
Extended filing deadline until August 31, 2026 — The usual 5-business-day deadline for filing a claim has been extended until August 31, 2026, for all property damaged in this summer's fires. If your property was damaged and you have not yet filed a claim, you still have this deadline.
The natural disaster surcharge is rising sharply — This surcharge, included in all home insurance contracts, has increased from 12% to 20% on January 1, 2025 — a 66% increase in one year, a strong signal from the insurance market regarding the perception of climate risk.
Rent loss guarantee — If your property is rented out, check if this guarantee is included in your contract. While not automatic, it can compensate for rental losses if your property becomes temporarily uninhabitable and can be a selling point.
Should we sell now or wait?
There is no universal answer—it depends on the specific situation of the property, its location, its condition, and the owner's personal circumstances. Here are the arguments that structure the analysis on both sides.
Savvy investors know that post-fire price reductions are often temporary. A quick and well-positioned listing can find a buyer before media attention fosters a lasting negative sentiment. Selling now also allows you to anticipate potential insurance premium increases or new regulatory constraints.
Values tend to recover in the medium term once market sentiment returns to normal. Selling in the weeks following a major disaster exposes you to aggressive negotiations from opportunistic buyers. Waiting 6 to 12 months allows you to reposition the property in a less emotionally charged context and obtain more balanced terms.
In all cases, the first step is the same: obtain an accurate valuation of your property from a professional who knows the local market and its post-fire dynamics. It is on this factual basis that a rational decision is made—not on panic or current media reports.
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Faced with a situation as exceptional as the summer of 2026, the first rational decision for an owner is not to sell or wait — it is to know precisely what their property is worth today, in the current market context and taking into account the specific characteristics of its geographical area.
Propriétés De Charme offers a valuation opinion for luxury and character properties located in areas affected by the 2026 fires. This opinion is carried out by professionals who know the local dynamics of the prestige market and who integrate the parameters specific to the post-fire situation — risk exposure, OLD compliance status, insurability, market prospects in 12 and 24 months.
Real estate agencies, do you represent property owners in high-demand areas? Propriétés De Charme offers you targeted visibility to a clientele of informed, high-net-worth buyers. Consult our listing guidelines to include your properties on the portal.
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Contact usUpdated July 31, 2026 — Sources: Ministry of the Interior, Gironde Prefecture, EFFIS, Official Journal.
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