Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Gräfenberg.
Anyone selling or letting a property in Gräfenberg doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Instead of searching portals daily, we reverse the process: you register your profile for Gräfenberg, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
When multiple heirs have to decide on a property in Gräfenberg, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»Competent and trustworthy, absolutely perfect«
»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
»FREITAG® Immobilien helped us quickly and professionally with a financially very urgent matter. Many thanks again for that!«
Anyone looking for an experienced real estate agent in Gräfenberg expects more than just the publication of an advertisement. Crucial factors are a realistic valuation, a suitable marketing strategy, high-quality documentation, professional communication with prospective buyers and secure contract processing. This is precisely where we come in.
As a real estate agency for Gräfenberg, we support owners, communities of heirs, capital investors, and landlords in all phases of real estate brokerage — with clear processes and transparent advice.
Personal consultationPersonal, discreet, with over 15 years of market knowledge – your real estate agent for Gräfenberg.
You don't have to come to us: For a personal consultation or a property valuation, your real estate agent will, of course, come to you in Gräfenberg – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Gräfenberg. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Gräfenberg is a town in the Forchheim district, situated at the southern end of Upper Franconia and serving as the seat of the Gräfenberg administrative community. The town is located in the Kalkach valley, directly on the Albtrauf of the Franconian Alb, marking the southern gateway to Franconian Switzerland. It features significant altitude differences ranging from 400 to 550 metres and Federal Road 2 follows an ancient salt trade route through the locality. The municipality includes districts such as Gräfenberg, Guttenburg, Lilling, Thuisbrunn, and Walkersbrunn, bordered by neighbouring communities including Egloffstein and Neunkirchen am Brand. This geographical diversity and transport link via Federal Road 2 provide varied opportunities for property buyers and owners alike.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Gräfenberg: 3,650 €/m²
House prices in Gräfenberg have risen significantly over several years — driven by its proximity to Munich, high demand for family-friendly home ownership, and limited supply. Strong increases until 2022 were followed by a slight correction in 2023/2024, before the market recently showed renewed strength.
| Year | Avg. value | Change |
|---|---|---|
| 2016 | 2,450 €/m² | – |
| 2017 | 2,580 €/m² | +5.3 % |
| 2018 | 2,720 €/m² | +5.4 % |
| 2019 | 2,880 €/m² | +5.9 % |
| 2020 | 3,050 €/m² | +5.9 % |
| 2021 | 3,280 €/m² | +7.5 % |
| 2022 | 3,520 €/m² | +7.3 % |
| 2023 | 3,610 €/m² | +2.6 % |
| 2024 | 3,580 €/m² | -0.8 % |
| 2025 | 3,650 €/m² | +2 % |
Current average purchase price per m² for apartments in Gräfenberg: 3,900 €/m²
Apartments in Gräfenberg have also shown a positive long-term price development. It was particularly dynamic between 2017 and 2022. Since 2023, a noticeable calming has been observed — albeit without significant price decreases. The limited supply continues to support the price level to this day.
| Year | Avg. value | Change |
|---|---|---|
| 2016 | 2,700 €/m² | – |
| 2017 | 2,850 €/m² | +5.6 % |
| 2018 | 3,020 €/m² | +6 % |
| 2019 | 3,190 €/m² | +5.6 % |
| 2020 | 3,360 €/m² | +5.3 % |
| 2021 | 3,560 €/m² | +6 % |
| 2022 | 3,780 €/m² | +6.2 % |
| 2023 | 3,850 €/m² | +1.9 % |
| 2024 | 3,820 €/m² | -0.8 % |
| 2025 | 3,900 €/m² | +2.1 % |
Current average rent per m² in Gräfenberg: 9.80 €/m²
Rents in Gräfenberg have continuously increased in recent years. The development was particularly dynamic between 2018 and 2022. In 2023/2024, the increase continued at a more moderate pace — a sign of an already high rental level with stable demand.
| Year | Avg. value | Change |
|---|---|---|
| 2016 | 6.90 €/m² | – |
| 2017 | 7.10 €/m² | +2.9 % |
| 2018 | 7.35 €/m² | +3.5 % |
| 2019 | 7.60 €/m² | +3.4 % |
| 2020 | 7.90 €/m² | +3.9 % |
| 2021 | 8.30 €/m² | +5.1 % |
| 2022 | 8.70 €/m² | +4.8 % |
| 2023 | 9.10 €/m² | +4.6 % |
| 2024 | 9.40 €/m² | +3.3 % |
| 2025 | 9.80 €/m² | +4.3 % |
Current average land value per m² in Gräfenberg: 290 €/m²
The land value in Gräfenberg has developed significantly upwards — a reflection of the quality of the location and its proximity to the Munich market. Plots are scarce, and demand is structurally high. Strong increases until 2022 were followed by a brief consolidation before values stabilised.
| Year | Avg. value | Change |
|---|---|---|
| 2016 | 150 €/m² | – |
| 2017 | 160 €/m² | +6.7 % |
| 2018 | 175 €/m² | +9.4 % |
| 2019 | 190 €/m² | +8.6 % |
| 2020 | 210 €/m² | +10.5 % |
| 2021 | 235 €/m² | +11.9 % |
| 2022 | 270 €/m² | +14.9 % |
| 2023 | 285 €/m² | +5.6 % |
| 2024 | 280 €/m² | -1.8 % |
| 2025 | 290 €/m² | +3.6 % |
The real estate market in Gräfenberg is generally more of a seller's market with limited supply, even if the momentum has slowed slightly since 2022. Demand remains stable for well-located and well-maintained properties, particularly for detached houses, smaller apartment buildings, and flats with good letting potential. The market structure is characterised by owner-occupiers, regional commuters, and a manageable but reliable level of investor interest. Compared to the core cities of the Nuremberg metropolitan region, property prices in Gräfenberg are still more moderate, which makes the town attractive for buyers with a long-term horizon. At the same time, the limited availability of new building land and the proximity to nature provide a certain price floor. For capital investors, Gräfenberg is particularly interesting when properties can be let reliably and do not incur high modernisation costs. The rough gross rental yield range is currently mostly around 3.0% to 4.2%, depending on location, condition, purchase price, and rental income. For older houses in need of renovation, the yield may appear higher at first glance, but this is often offset by investment costs. Overall, the stable demand, regional integration, and limited expansion of supply point to a robust market with long-term value development. Anyone keeping an eye on the price per m² in Gräfenberg and local rental trends can identify opportunities in a tight but predictable environment.
The data from recent years paints a clear picture of price movements in Gräfenberg within the Bavarian market, with its strong links to Munich. For detached and terraced houses in Gräfenberg, the average purchase price moved from 2.450 €/m² in 2016 to the current 3.650 €/m² (2025) — a total change of +49.0% over 9 years, which corresponds to an average value increase of +4.5% p.a. Condominiums in Gräfenberg started at around 2.700 €/m² in 2016 and are now at 3.900 €/m² (+44.4% over 9 years, Ø +4.2% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Gräfenberg developed from 6.90 €/m² (2016) to the current 9.80 €/m² — +42.0% over 9 years or Ø +4.0% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Gräfenberg rose from 150 €/m² (2016) to the current 290 €/m² (+93.3% in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Gräfenberg yields a calculated gross rental yield of around 3.0% — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 4.000 inhabitants, Gräfenberg forms a comparatively tight market segment — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Gräfenberg considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot reflect micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.2 % gross.
These market data are regularly updated and reviewed at least every 12 months based on current statistics and expert committee data.
Current market values in Gräfenberg compared to the median of all municipalities in Bayern.
| Key figure | Gräfenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 3,900 €/m² | 3,850 €/m² | +1.3 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Gräfenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,450 €/m² | – | 2,700 €/m² | – | 6.90 €/m² | – |
| 2017 | 2,580 €/m² | +5.3 % | 2,850 €/m² | +5.6 % | 7.10 €/m² | +2.9 % |
| 2018 | 2,720 €/m² | +5.4 % | 3,020 €/m² | +6 % | 7.35 €/m² | +3.5 % |
| 2019 | 2,880 €/m² | +5.9 % | 3,190 €/m² | +5.6 % | 7.60 €/m² | +3.4 % |
| 2020 | 3,050 €/m² | +5.9 % | 3,360 €/m² | +5.3 % | 7.90 €/m² | +3.9 % |
| 2021 | 3,280 €/m² | +7.5 % | 3,560 €/m² | +6 % | 8.30 €/m² | +5.1 % |
| 2022 | 3,520 €/m² | +7.3 % | 3,780 €/m² | +6.2 % | 8.70 €/m² | +4.8 % |
| 2023 | 3,610 €/m² | +2.6 % | 3,850 €/m² | +1.9 % | 9.10 €/m² | +4.6 % |
| 2024 | 3,580 €/m² | -0.8 % | 3,820 €/m² | -0.8 % | 9.40 €/m² | +3.3 % |
| 2025 | 3,650 €/m² | +2 % | 3,900 €/m² | +2.1 % | 9.80 €/m² | +4.3 % |
Source: FREITAG® Immobilien's own market research based on publicly available statistics and expert committee evaluations.
Frequently asked questions about buying, selling, financing, and living in Gräfenberg — concisely answered.
Many owners in Gräfenberg are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Gräfenberg how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
Entrepreneurs in Gräfenberg who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Gräfenberg remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Gräfenberg is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Gräfenberg there is a specific, manageable circle of buyers. We have known and cultivated this circle for years, instead of advertising widely.
Often, leasing is the calmer path: you retain the property in Gräfenberg your portfolio, hand over operational management, and receive ongoing income. We check the concept and creditworthiness of the tenant before the contract is concluded.
If the property is vacant or no longer profitable to operate, we examine repurposing — for example, into residential space, a boarding house, or practice premises. What is Gräfenberg legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
Gerhard Hahn has been appraising and brokering real estate in Bavaria and Southern Germany for more than three decades. His focus is on properties that are not publicly advertised, and on constellations where multiple owners need to find a common solution.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Gräfenberg from over three decades of personal brokerage experience. Personal appointments in Gräfenberg are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Note: This list is based on AI-powered research (ChatGPT) of publicly available sources and does not constitute an official evaluation or recommendation. The order does not imply a hierarchical ranking.
Local estate agent in Gräfenberg with Ralf Soldner Immobilien, specialising in the sale of residential properties. High rating of 5.0 stars from 3 reviews on ImmoScout24. Active with 3 current listings, 100% for sale.
Visit websiteMichael Schweidler of Schweidler Immobilien, IVD, is an established agent for Gräfenberg with a focus on residential property sales. Very good rating of 4.8 stars from 10 reviews and 58 listings, 86% of which are for sale. High follower count of 277 on ImmoScout24.
Visit websiteStefan Röthel of Kotschenreuther Immobilien GbR serves Gräfenberg with residential property offerings. Strong rating of 4.9 stars from 13 reviews and 8 listings. Specialises in properties for sale with a 75% share.
Visit websiteDipl. Ing. [FH] Andrej Ulrichs leads Ulrichs Immobilien and is active in Gräfenberg for residential property purchases. Rated 4.8 stars from 9 reviews, 8 listings all for sale. 29 followers on ImmoScout24.
Visit websiteJürgen Ochmann of Ochmann Immobilien brokers residential properties in Gräfenberg and the surrounding area. Solid rating of 4.6 stars from 45 reviews, 7 listings with 86% for sale. 77 followers on the platform.
Visit websiteKarlheinz Tölzer Besitzfirma is a local estate agent based directly in Gräfenberg. Specialises in properties in the Forchheim-Kreis region. Listed in the Yellow Pages for Gräfenberg.
Are you looking for a real estate agent not directly in Gräfenberg, but in the surrounding area? FREITAG® also serves the following municipalities in Bavaria with local market knowledge, current purchase prices, and personal advice:
These locations are within a price band of ±10% around the current average house price per square metre of Gräfenberg (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Gräfenberg is located in a border region — many of our clients compare locations across countries. These municipalities in neighbouring countries offer similar location qualities and are often the closest alternative:
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
Sell and stay living in your home: We compare the four common models based on your situation and clearly state the disadvantages as well as the advantages.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
Contact us — we will advise you without obligation on valuation, marketing, and next steps.
Phone hours: Mon–Sat 09:00–20:00 · Sun & public holidays closed
The city's statistics page lists the current assessment rates for property tax and trade tax. For Gräfenberg, 440 percent is stated for property tax and 380 percent for trade tax. The source is an official Gräfenberg page with the municipal designation.
The public notice continues the property tax for 2026 based on the assessment rates set in 2025. It mentions the assessment rates for property tax A and B as well as the note regarding the unchanged assessment compared to the previous year. Gräfenberg is mentioned several times in the text, but the title does not contain the municipality name.
The article covers the new property tax starting in 2025 and explains why Gräfenberg expects additional revenue of around 500,000 euros. The focus is on the municipal revenue side and the question of what the additional funds are needed for. The article explicitly mentions Gräfenberg in the title.
The text discusses the planned large development area at Michelsberg and the issue of saving land in Gräfenberg. It describes new building land areas, a planned commercial area, and the development of the site. The name Gräfenberg appears in the title.
