Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Itzgrund.
Between the decision to sell and the notary appointment in Itzgrund, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Itzgrund, we will notify you immediately. Whether it's a house, apartment, plot of land, or investment property — you specify what suits you, and we will only contact you with matches that meet your expectations. Our service is free and non-binding for you as a searcher.
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 Itzgrund, 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 Itzgrund 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 Itzgrund, 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 Itzgrund.
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 Itzgrund – discreetly, without obligation, and at an appointment time that suits you.
Market data for Itzgrund at a glance: purchase prices for houses and flats, rents, and land values, each with a history of several years. The basis is publicly available statistics and analyses from the valuation committees.
Itzgrund is a municipality in the Upper Franconian district of Coburg, with Kaltenbrunn serving as the administrative seat. It is situated in the Middle Itzgrund along Bundesstraße 4, between Coburg and Bamberg, featuring a varied landscape on both sides of the Itz river. The municipality borders towns such as Seßlach, Großheirath, Bad Staffelstein, and Rattelsdorf. It comprises 15 municipal parts across six districts, including Gleußen, Kaltenbrunn, and Schottenstein. Itzgrund was formed on 1 May 1978 through a regional reform, merging several independent communities. Its location and structure offer a solid foundation for property owners and buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Itzgrund: 2,780 €/m²
House prices in Itzgrund 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 | 1,820 €/m² | – |
| 2017 | 1,900 €/m² | +4.4 % |
| 2018 | 2,020 €/m² | +6.3 % |
| 2019 | 2,150 €/m² | +6.4 % |
| 2020 | 2,290 €/m² | +6.5 % |
| 2021 | 2,470 €/m² | +7.9 % |
| 2022 | 2,640 €/m² | +6.9 % |
| 2023 | 2,700 €/m² | +2.3 % |
| 2024 | 2,760 €/m² | +2.2 % |
| 2025 | 2,780 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Itzgrund: 2,540 €/m²
Apartments in Itzgrund 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 | 1,530 €/m² | – |
| 2017 | 1,600 €/m² | +4.6 % |
| 2018 | 1,690 €/m² | +5.6 % |
| 2019 | 1,790 €/m² | +5.9 % |
| 2020 | 1,910 €/m² | +6.7 % |
| 2021 | 2,050 €/m² | +7.3 % |
| 2022 | 2,210 €/m² | +7.8 % |
| 2023 | 2,320 €/m² | +5 % |
| 2024 | 2,430 €/m² | +4.7 % |
| 2025 | 2,540 €/m² | +4.5 % |
Current average rent per m² in Itzgrund: 7.90 €/m²
Rents in Itzgrund 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 | 5.80 €/m² | – |
| 2017 | 6.00 €/m² | +3.4 % |
| 2018 | 6.20 €/m² | +3.3 % |
| 2019 | 6.40 €/m² | +3.2 % |
| 2020 | 6.60 €/m² | +3.1 % |
| 2021 | 6.90 €/m² | +4.5 % |
| 2022 | 7.20 €/m² | +4.3 % |
| 2023 | 7.45 €/m² | +3.5 % |
| 2024 | 7.70 €/m² | +3.4 % |
| 2025 | 7.90 €/m² | +2.6 % |
Current average land value per m² in Itzgrund: 145 €/m²
The land value in Itzgrund 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 | 78 €/m² | – |
| 2017 | 82 €/m² | +5.1 % |
| 2018 | 88 €/m² | +7.3 % |
| 2019 | 95 €/m² | +8 % |
| 2020 | 103 €/m² | +8.4 % |
| 2021 | 112 €/m² | +8.7 % |
| 2022 | 124 €/m² | +10.7 % |
| 2023 | 132 €/m² | +6.5 % |
| 2024 | 139 €/m² | +5.3 % |
| 2025 | 145 €/m² | +4.3 % |
The real estate market in Itzgrund can generally be classified as a rather quiet market dominated by owner-occupiers. On the buyer side, there is a dominant demand for detached houses, smaller existing properties, and well-utilised apartments with solid structural integrity. On the seller side, supply is limited, which leads to stable prices in individual sub-markets. At the same time, market liquidity is lower than in the surrounding cities, meaning that marketing periods can be longer. For capital investors, Itzgrund is particularly interesting when a long-term investment horizon and a conservative risk profile are the priorities. Depending on the condition of the property, location, and purchase price, the rental yield typically ranges roughly between 3.0% and 4.5% gross; in the case of well-priced existing properties with solid letting potential, slightly higher values are occasionally possible. Overall, property prices in Itzgrund point more towards a sustainable, value-oriented strategy than short-term speculation. Anyone looking to buy a house in Itzgrund or buy an apartment in Itzgrund will encounter a market with moderate entry prices, stable local demand, and limited but predictable development potential. For the assessment of rental prices in Itzgrund and the standard land value in Itzgrund, the regional classification remains decisive, as the differences between the districts and property types can be significant.
A closer look at the last few years shows how the Itzgrund real estate market has developed specifically within the Bavarian market with its strong links to Munich. For detached and terraced houses in Itzgrund, the average purchase price moved from €1,820/m² in 2016 to the current €2,780/m² (2025) — a total change of +52.7% over 9 years, which corresponds to an average value increase of +4.8% p.a. Condominiums in Itzgrund started at around €1,530/m² in 2016 and are now at €2,540/m² (+66.0% over 9 years, Ø +5.8% 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 Itzgrund developed from €5.80/m² (2016) to the current €7.90/m² — +36.2% over 9 years or Ø +3.5% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Itzgrund rose from €78/m² (2016) to the current €145/m² (+85.9% in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Itzgrund yields a calculated gross rental return of around 3.7% — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 2,300 inhabitants, Itzgrund forms a limited but continuous transaction volume — which means: well-prepared properties priced in line with the market are generally sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Itzgrund 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 the micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.5 % 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 Itzgrund compared to the median of all municipalities in Bayern.
| Key figure | Itzgrund | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,780 €/m² | 3,650 €/m² | -23.8 % |
| Flats Ø | 2,540 €/m² | 3,850 €/m² | -34 % |
| Rents Ø | 7.90 €/m² | 9.80 €/m² | -19.4 % |
Annual average values for purchase prices (houses & flats) and rents in Itzgrund, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,820 €/m² | – | 1,530 €/m² | – | 5.80 €/m² | – |
| 2017 | 1,900 €/m² | +4.4 % | 1,600 €/m² | +4.6 % | 6.00 €/m² | +3.4 % |
| 2018 | 2,020 €/m² | +6.3 % | 1,690 €/m² | +5.6 % | 6.20 €/m² | +3.3 % |
| 2019 | 2,150 €/m² | +6.4 % | 1,790 €/m² | +5.9 % | 6.40 €/m² | +3.2 % |
| 2020 | 2,290 €/m² | +6.5 % | 1,910 €/m² | +6.7 % | 6.60 €/m² | +3.1 % |
| 2021 | 2,470 €/m² | +7.9 % | 2,050 €/m² | +7.3 % | 6.90 €/m² | +4.5 % |
| 2022 | 2,640 €/m² | +6.9 % | 2,210 €/m² | +7.8 % | 7.20 €/m² | +4.3 % |
| 2023 | 2,700 €/m² | +2.3 % | 2,320 €/m² | +5 % | 7.45 €/m² | +3.5 % |
| 2024 | 2,760 €/m² | +2.2 % | 2,430 €/m² | +4.7 % | 7.70 €/m² | +3.4 % |
| 2025 | 2,780 €/m² | +0.7 % | 2,540 €/m² | +4.5 % | 7.90 €/m² | +2.6 % |
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 Itzgrund — concisely answered.
Many owners in Itzgrund 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 Itzgrund 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.
For many businesses, capital is tied up in Itzgrund in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Itzgrund. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Itzgrund 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 Itzgrund — 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 Itzgrund , 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.
For Itzgrund, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Itzgrund 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 real estate agent near Itzgrund, offering property valuations for houses and apartments as well as advice on buying and selling real estate. Active in Rödental-Mönchröden, serving clients from Itzgrund and surrounding areas such as Neuses, Püchitz, or Rossach. Owner-managed company with a focus on regional properties.
Visit websiteReal estate agent with 19 listings, primarily for purchase, active in Itzgrund and Coburg-Kreis. Specialised in the sale and brokerage of residential properties in the region. Local company with a good rating of 4.1 stars.
Visit websiteSole proprietorship with 19 listings, predominantly properties for purchase, active in Itzgrund. Offers expert advice for real estate purchases and sales in Bavaria, Coburg-Kreis. High customer satisfaction with 4.1 stars from 10 reviews.
Visit websiteAre you looking for a real estate agent not directly in Itzgrund, 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 Itzgrund (Ø 2,780 €/m²) — ideal for an honest market comparison and alternative location assessments.
Itzgrund 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including 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.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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 BayernPortal describes the property tax assessment and names Itzgrund as the responsible municipality with address. It is administrative information related to real estate, but not a classic news article.
A report on further construction projects in Itzgrund: Following the almost completed renovation of the main road, the renovation of Gartenstraße and the expansion of Rathausstraße with a park and parking spaces are upcoming. This is a concrete article on local development and municipal construction policy.
In the Itzgrund municipal council, water and sewage fees were recalculated; at the same time, property tax assessment rates were adjusted, including 450 percent for property tax A and 180 percent for property tax B. This directly affects real estate and municipal location and tax policy.
The Standortportal Bayern lists Itzgrund with company and location data, thereby referring to the economic structure of the municipality. However, for a concrete news situation, this is more of a location profile than a classic article.
The municipality of Itzgrund is selling four plots of land in the Kapellenfeld development area in Kaltenbrunn and is starting a binding application phase for this. This is concrete news on the development and marketing of building land in the municipality.
The page of the municipality of Itzgrund on current urban land-use planning bundles ongoing procedures and plans of the municipality. It is a direct municipal notice on ongoing location and land development in Itzgrund.
The municipality of Itzgrund publishes an overview of development plans, including the "Hutweide" development plan in Herreth. This is a clear reference to municipal urban land-use planning and is therefore relevant for residential and construction development in the municipality.
A real estate compass classifies purchase and rental prices for Itzgrund, including existing and new building values for houses and apartments. This is direct market news related to the housing market and prices in the municipality.
