Buying real estate in 2026 is not the same operation as it was three years ago. Notary fees now vary from one department to another, the energy performance diagnosis has changed its calculation method, and credit granting conditions are tightening again. Successfully completing a real estate project today requires mastering these new rules even before stepping into an agency.
Notary Fees in 2026: Variations by Department and Buyer Profile
Did you think that notary fees were the same everywhere in France? Since the finance law for 2025, departments can temporarily raise their share of transfer duties up to 5% for deeds signed between April 1, 2025, and March 31, 2028.
Not all departments have activated this lever. Therefore, before signing, it is essential to check three elements: the department of the property, the signing date, and your buyer status. First-time buyers purchasing their primary residence benefit from an exception provided by the scheme, which can represent significant savings.
In practice, this means that the same apartment can cost significantly more to purchase in a neighboring department, solely because of this tax. Comparing listings on the Maisonisor real estate website allows you to cross-reference offers from several geographic areas and identify these differences before committing.
Energy Performance Diagnosis and Electric Homes: A Label That Can Change Without Renovations
The energy performance diagnosis (DPE) directly influences the price of a property and its ability to be rented. Since January 1, 2026, the conversion coefficient of electricity into primary energy has evolved. The direct consequence: some homes heated by electricity see their rating improve, without any renovation work being carried out.
Why does this detail matter so much? Because a property rated F or G can no longer be rented in certain cases. If the new calculation moves this same property to E, it becomes rentable again and its resale value increases.
A new modification of the DPE is already planned for 2027, according to the decree of August 19, 2026, published in the Official Journal on August 26, 2026. A savvy buyer therefore checks the date and calculation method listed on the diagnosis provided by the seller. If the DPE was carried out before January 2026, it is based on the old coefficient and may not necessarily reflect the actual performance of the property.
What to Check on a DPE Before Buying
- The date of the diagnosis: a DPE prior to January 2026 uses the old calculation method for electric homes
- The heating method of the property: only homes heated by electricity are affected by the change in coefficient
- The proximity to a classification threshold: a property rated F with a score close to E could move up to the higher category with the new calculation
Requesting a new DPE from the seller before negotiating the price is a concrete lever, especially if the existing diagnosis is several years old.
Mortgage Credit: What Changes with the November 2026 Decree
Decree No. 2026-719 imposes a strengthened assessment of borrowers’ creditworthiness starting November 20, 2026. Banks will notably have to consult the national file of credit repayment incidents. An old incident can therefore resurface during a loan application, even if the current financial situation is healthy.
Before submitting a file, it is wise to request a statement from this file from the Banque de France. This process is free and allows you to identify any potential blockage in advance.
Actual Budget of a Purchase: Items That Are Often Underestimated
The price displayed on a listing never corresponds to the total cost. Here are the items often forgotten when calculating the budget:
- Transfer duties, which vary by department (and potentially the first-time buyer status)
- Loan guarantee fees (mortgage or surety), rarely included in quick online simulators
- The cost of any potential energy renovation, to be estimated before purchase if the DPE is poor
- Co-ownership charges for an apartment, which can be consulted in the preliminary dated state provided before the sale
Adding these items before setting your search range prevents falling in love with a property outside your budget.
Resale Value: The Criterion That Buyers Neglect Initially
When choosing a property, most buyers think based on their current situation. Household size, commute, proximity to schools. These criteria are legitimate, but they say nothing about the ease of resale in five or ten years.
A property located in a well-served area by public transport, with a correct DPE and a healthy co-ownership, will always resell more easily than a larger home but poorly rated energetically or far from amenities. Thinking about resale from the moment of purchase protects against depreciation.
Regulatory evolution reinforces this logic. A property rated G today will become increasingly difficult to sell or rent in the coming years, unless it undergoes heavy renovation. Incorporating the cost of this renovation into the purchase price, or negotiating accordingly, is part of the reflexes to adopt.
The real estate market of 2026 rewards buyers who check technical details before committing. A recalculated DPE, verified transfer duties department by department, a consulted creditworthiness file in advance: these simple actions weigh as much as the choice of neighborhood or price negotiation.
