Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Herbstadt.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Herbstadt with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Instead of searching portals daily, we reverse the process: you register your profile for Herbstadt, 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
We generally market your property in Herbstadt initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Herbstadt 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 Herbstadt, 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 Herbstadt.
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 Herbstadt – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Herbstadt. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Herbstadt is a municipality located in the Lower Franconian district of Rhön-Grabfeld. It is situated within the Main-Rhön region and comprises the municipal parts of Breitensee, Dörfleshof, Herbstadt, and Ottelmannshausen. The municipal area includes cadastral districts like Herbstadt, which spans 10.170 km². North of Herbstadt lies the Poppenholz nature reserve, and the European long-distance hiking trails E3 and E6 pass through the municipality. This offers property buyers and owners a location defined by its regional context and access to nature.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Herbstadt: 3,980 €/m²
House prices in Herbstadt 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 | 2,730 €/m² | +5.8 % |
| 2019 | 2,910 €/m² | +6.6 % |
| 2020 | 3,120 €/m² | +7.2 % |
| 2021 | 3,360 €/m² | +7.7 % |
| 2022 | 3,620 €/m² | +7.7 % |
| 2023 | 3,700 €/m² | +2.2 % |
| 2024 | 3,760 €/m² | +1.6 % |
| 2025 | 3,980 €/m² | +5.9 % |
Current average purchase price per m² for apartments in Herbstadt: 4,420 €/m²
Apartments in Herbstadt 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 | 2,980 €/m² | – |
| 2017 | 3,120 €/m² | +4.7 % |
| 2018 | 3,290 €/m² | +5.4 % |
| 2019 | 3,470 €/m² | +5.5 % |
| 2020 | 3,680 €/m² | +6.1 % |
| 2021 | 3,920 €/m² | +6.5 % |
| 2022 | 4,180 €/m² | +6.6 % |
| 2023 | 4,240 €/m² | +1.4 % |
| 2024 | 4,300 €/m² | +1.4 % |
| 2025 | 4,420 €/m² | +2.8 % |
Current average rent per m² in Herbstadt: 11.80 €/m²
Rents in Herbstadt 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 | 7.80 €/m² | – |
| 2017 | 8.10 €/m² | +3.8 % |
| 2018 | 8.40 €/m² | +3.7 % |
| 2019 | 8.80 €/m² | +4.8 % |
| 2020 | 9.20 €/m² | +4.5 % |
| 2021 | 9.70 €/m² | +5.4 % |
| 2022 | 10.30 €/m² | +6.2 % |
| 2023 | 10.70 €/m² | +3.9 % |
| 2024 | 11.20 €/m² | +4.7 % |
| 2025 | 11.80 €/m² | +5.4 % |
Current average land value per m² in Herbstadt: 520 €/m²
The land value in Herbstadt 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 | 260 €/m² | – |
| 2017 | 280 €/m² | +7.7 % |
| 2018 | 305 €/m² | +8.9 % |
| 2019 | 335 €/m² | +9.8 % |
| 2020 | 370 €/m² | +10.4 % |
| 2021 | 410 €/m² | +10.8 % |
| 2022 | 455 €/m² | +11 % |
| 2023 | 485 €/m² | +6.6 % |
| 2024 | 505 €/m² | +4.1 % |
| 2025 | 520 €/m² | +3 % |
The real estate market in Herbstadt can be classified as balanced overall, with a slightly tight supply in good locations. For buyers, this means that those looking for a property in popular residential areas will encounter stable prices and limited choice, while there is still a little more room for negotiation in simpler or peripheral locations. For sellers, the market remains fundamentally viable, even if the phase of very rapid price increases is over. Demand is primarily driven by owner-occupiers, families, and commuters; in the case of apartments, there is an increasing number of capital investors who focus on solid lettability and manageable entry prices. Compared to purchase prices, rents in Herbstadt have developed more robustly, which supports the attractiveness for investors. The rough gross rental yield range currently lies between approximately 3.0 % and 4.6 %, depending on the condition of the property, micro-location, and price level. Well-laid-out apartments with moderate service charges as well as houses in sought-after residential areas are particularly interesting, as the combination of value retention and lettability is strongest here. Overall, the real estate prices in Herbstadt and the development of the price per square metre in Herbstadt, rental prices in Herbstadt, and the standard land value in Herbstadt point to a market with solid underlying demand and limited, though not overheated, price risks.
Anyone wishing to soundly classify the market in Herbstadt within the Bavarian market, with its strong connection to Munich, should take a look at the multi-year price development. For detached and terraced houses in Herbstadt, the average purchase price moved from 2,450 €/m² in 2016 to the current 3,980 €/m² (2025) — a total change of +62.4 % over 9 years, which corresponds to an average value increase of +5.5 % p.a. Condominiums in Herbstadt started at around 2,980 €/m² in 2016 and are at 4,420 €/m² today (+48.3 % over 9 years, Ø +4.5 % p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Herbstadt developed from 7.80 €/m² (2016) to the current 11.80 €/m² — +51.3 % over 9 years or Ø +4.7 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Herbstadt rose from 260 €/m² (2016) to the current 520 €/m² (+100.0 % in 9 years) — an essential indicator of the structural quality of the location and the demand for building land on site. Based on current values, a rented condominium in Herbstadt yields a calculated gross rental yield of around 3.2 % — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 58,000 inhabitants, Herbstadt forms a limited but continuous transaction volume — which means: properties that are priced correctly for the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Herbstadt 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 the substance of the property. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 5 % 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 Herbstadt compared to the median of all municipalities in Bayern.
| Key figure | Herbstadt | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,980 €/m² | 3,650 €/m² | +9 % |
| Flats Ø | 4,420 €/m² | 3,850 €/m² | +14.8 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Herbstadt, 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 | – | 2,980 €/m² | – | 7.80 €/m² | – |
| 2017 | 2,580 €/m² | +5.3 % | 3,120 €/m² | +4.7 % | 8.10 €/m² | +3.8 % |
| 2018 | 2,730 €/m² | +5.8 % | 3,290 €/m² | +5.4 % | 8.40 €/m² | +3.7 % |
| 2019 | 2,910 €/m² | +6.6 % | 3,470 €/m² | +5.5 % | 8.80 €/m² | +4.8 % |
| 2020 | 3,120 €/m² | +7.2 % | 3,680 €/m² | +6.1 % | 9.20 €/m² | +4.5 % |
| 2021 | 3,360 €/m² | +7.7 % | 3,920 €/m² | +6.5 % | 9.70 €/m² | +5.4 % |
| 2022 | 3,620 €/m² | +7.7 % | 4,180 €/m² | +6.6 % | 10.30 €/m² | +6.2 % |
| 2023 | 3,700 €/m² | +2.2 % | 4,240 €/m² | +1.4 % | 10.70 €/m² | +3.9 % |
| 2024 | 3,760 €/m² | +1.6 % | 4,300 €/m² | +1.4 % | 11.20 €/m² | +4.7 % |
| 2025 | 3,980 €/m² | +5.9 % | 4,420 €/m² | +2.8 % | 11.80 €/m² | +5.4 % |
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 Herbstadt — concisely answered.
Property annuity (Immobilienverrentung) in Herbstadt means: You transfer ownership, but retain the right of use. Four options are available — Usufruct (Nießbrauch) (most extensive rights, including letting), Right of abode (personal use), Life annuity (monthly payment instead of a lump sum) and Sale-and-leaseback (sale at full price, followed by a rental agreement).
Which option is suitable depends on your age, health status, inheritance situation and the current market value of your property in Herbstadt. These factors directly influence the valuation — therefore, we do not make blanket promises regarding the achievable amount.
The initial consultation is free and without obligation. Upon request, we will involve relatives, tax advisors or notaries from the outset, so that the solution is also sustainable within the family in Herbstadt.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Herbstadt FREITAG® brokers both classic sales and Sale & Lease-Back. Buyers include family offices, real estate funds, and private portfolio holders with a long-term horizon.
The process is discreet: contact is made off-market, without an advertisement and without a sign on the property. Employees, customers and competitors in Herbstadt will not know anything, as long as you don't wish it.
It starts with a reliable valuation based on the income approach (Ertragswert) — not a desired figure. Based on this, you decide whether to sell, lease back, or hold.
Hospitality properties in Herbstadt are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Herbstadt — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Herbstadt , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
Many property owners in Herbstadt wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Herbstadt 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.
Real estate agent specialising in the sale of houses, apartments, and land in Herbstadt and the surrounding region. The office is available by phone and offers comprehensive advice for sellers of residential properties.
Visit websiteVR Immobilien GmbH is an experienced estate agent based in Bad Neustadt a.d. Saale, specialising in the sale and letting of properties in the Rhön-Grabfeld region. The company covers the entire Main-Rhön/Saale area, including towns such as Bad Neustadt, Bad Kissingen, and the surrounding area, and actively brokers residential properties in Herbstadt and the local region. With many years of expertise, it offers exclusive advice and comprehensive support.
Visit websiteImmobilien Hippeli is a boutique estate agency based in Bad Neustadt a.d. Saale, specialising in the sale and letting of residential properties throughout Rhön-Grabfeld. The company actively serves Herbstadt and the surrounding region with personalised advice. As a local provider, it places great importance on high-quality brokerage in the Rhön region.
Visit websiteMulfinger Immobilien has been operating as a traditional estate agent in Bavaria since 1996, offering comprehensive support for the sale and letting of residential and commercial properties. The owner-managed agency caters to clients in the region around Herbstadt and assists with the marketing of local properties. Reliable service for private and commercial real estate.
Visit websiteAre you looking for a real estate agent not directly in Herbstadt, 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 Herbstadt (Ø 3,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Herbstadt 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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Third-party usability, remaining term of rental agreements, and tenant creditworthiness determine the price of your commercial property. We tailor the documents precisely to these factors.
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.
From defining the ancillary costs arrangement to the handover: We structure the letting of your house in such a way that no disputes arise later.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
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
