French culture tends to be more private. Many agents prefer to establish a personal connection before engaging in serious discussions. But once that connection is made, you’ll often find a high level of loyalty, trust, and support that can last for years.
France does have real estate listing platforms similar to the MLS systems in North America, but most agencies don't use them consistently. One internal tool used between agencies is Apimo, but listings there depend on mutual agreements between agencies. In practice, most listings are still handled the old-fashioned way—locally and sometimes exclusively.
Brick-and-mortar agencies are still very common in France and are found on just about every street in popular areas. That abundance can be confusing for buyers, but these agencies can be valuable resources if you’re looking in a specific area.
Back in the 1990s, many agencies in the French Riviera appeared to only show properties they had exclusive mandates for—there was no real system of shared listings. While that’s slowly changing, most agencies today still prioritize their own listings. However, if you spot a property elsewhere that interests you, ask the agency you're working with if they can access it. Many will collaborate behind the scenes and arrange a shared commission if needed.
Exclusive mandates still exist, but they’re usually short-term. After the exclusivity expires, listings often become available to a wider network of agencies. You can also ask an agent if they have any off-market properties—sometimes, the best homes never get publicly listed.
Sadly, part of the reason some agents don’t return emails and voice messages is due to what many in the industry call “online serial shoppers.”
These are individuals who request endless details about properties but
have no real plans—or funds—to purchase. They may be dreaming of a life
in France, but they’re not ready to make it happen. This has led some
agents to be cautious with new inquiries, especially if they’re vague,
have a seemingly fake email address or come in at odd hours (a.k.a.
"wine o’clock" as it is known here). One would be surprised at the high
percentage of inquiries coming in from online serial shoppers. It is
frequently a topic of conversation in the region as the same goes for
villa rentals.
As a couple of other examples, we’ve
had people from other countries ask if a property they have seen on our
Instagram account will still be available for sale in 10 years as that
is when they think they will be ready to buy. Or if a property will be
the same price in 6-8 years when they plan on retiring and moving to
France. Along with…is there any way you can hold that property for us?
They get a polite response but it has been proven over and again nothing
ever comes of it.
If you're serious about buying property in France, especially if you're coming from abroad, here are a few helpful tips:
Start with a well-known brand. Large agencies with international reach are familiar with overseas buyers and often have the infrastructure and language skills to help you remotely. The downside? You risk getting lost in the shuffle if your request isn't flagged as a priority or you aren’t insisting it is a priority.
Better yet, work with a boutique agency that understands your background. Agencies like Experience The French Riviera specialize in helping international clients. We speak your language—literally and culturally. We know our inventory inside out and, if you’re looking for something we don’t currently list, we’ll happily refer you to one of our trusted real estate partners. These partners take our introductions seriously, which means faster responses and more reliable, dedicated service.
Visit agencies in person whenever possible. In France, relationships matter. Meeting face-to-face establishes trust and often leads to better service—not just in real estate, but in every aspect of life here.
This is the time for you to ask all the questions. Agents will be willing to help. Provide as many details as possible to help narrow down the search and get the process moving. The budget range you want to stay within is the most important aspect. Also, be prepared to answer a number of questions back in order for the agents to provide the best service.
At Experience The French Riviera, we do respond to emails and calls—promptly. We understand the challenges you’re facing, because many of us have been through the same journey. Let’s make your transition to France smoother, more informed, and ultimately more successful.
Contact us today—we’d be delighted to help you find your forever home or holiday villa rental.
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