Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Schwarzenbach.
Between the decision to sell and the notary appointment in Schwarzenbach, 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 Schwarzenbach, 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
We generally market your property in Schwarzenbach 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 Schwarzenbach 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 Schwarzenbach, 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 Schwarzenbach.
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 Schwarzenbach – 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 Schwarzenbach. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Schwarzenbach am Wald is a town located in the Upper Franconian district of Hof, situated within the Franconian Forest. The municipality is predominantly wooded, with the Döbraberg (795 m above sea level) as its highest point. The Wilde Rodach river flows along the southern municipal boundary. Neighboring municipalities include Geroldsgrün, Bad Steben market town, the towns of Naila and Schauenstein, Helmbrechts town, and Presseck market town. This setting in the Franconian Forest, surrounded by nature and with nearby communities, defines the residential environment for property owners or those seeking a home here.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Schwarzenbach: 2,260 €/m²
House prices in Schwarzenbach 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 |
|---|---|---|
| 2017 | 1,520 €/m² | – |
| 2018 | 1,620 €/m² | +6.6 % |
| 2019 | 1,730 €/m² | +6.8 % |
| 2020 | 1,860 €/m² | +7.5 % |
| 2021 | 2,020 €/m² | +8.6 % |
| 2022 | 2,180 €/m² | +7.9 % |
| 2023 | 2,240 €/m² | +2.8 % |
| 2024 | 2,260 €/m² | +0.9 % |
| 2025 | 2,255 €/m² | -0.2 % |
| 2026 | 2,260 €/m² | +0.2 % |
Current average purchase price per m² for apartments in Schwarzenbach: 2,740 €/m²
Apartments in Schwarzenbach 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 |
|---|---|---|
| 2017 | 1,780 €/m² | – |
| 2018 | 1,880 €/m² | +5.6 % |
| 2019 | 1,990 €/m² | +5.9 % |
| 2020 | 2,120 €/m² | +6.5 % |
| 2021 | 2,300 €/m² | +8.5 % |
| 2022 | 2,480 €/m² | +7.8 % |
| 2023 | 2,560 €/m² | +3.2 % |
| 2024 | 2,610 €/m² | +2 % |
| 2025 | 2,680 €/m² | +2.7 % |
| 2026 | 2,740 €/m² | +2.2 % |
Current average rent per m² in Schwarzenbach: 7.90 €/m²
Rents in Schwarzenbach 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 |
|---|---|---|
| 2017 | 5.90 €/m² | – |
| 2018 | 6.10 €/m² | +3.4 % |
| 2019 | 6.30 €/m² | +3.3 % |
| 2020 | 6.55 €/m² | +4 % |
| 2021 | 6.85 €/m² | +4.6 % |
| 2022 | 7.20 €/m² | +5.1 % |
| 2023 | 7.45 €/m² | +3.5 % |
| 2024 | 7.60 €/m² | +2 % |
| 2025 | 7.75 €/m² | +2 % |
| 2026 | 7.90 €/m² | +1.9 % |
Current average land value per m² in Schwarzenbach: 165 €/m²
The land value in Schwarzenbach 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 |
|---|---|---|
| 2017 | 110 €/m² | – |
| 2018 | 115 €/m² | +4.5 % |
| 2019 | 122 €/m² | +6.1 % |
| 2020 | 130 €/m² | +6.6 % |
| 2021 | 140 €/m² | +7.7 % |
| 2022 | 155 €/m² | +10.7 % |
| 2023 | 160 €/m² | +3.2 % |
| 2024 | 162 €/m² | +1.3 % |
| 2025 | 164 €/m² | +1.2 % |
| 2026 | 165 €/m² | +0.6 % |
The real estate market in Schwarzenbach can be classified as generally balanced, with a slight advantage for buyers in less sought-after submarkets. However, demand remains stable for well-maintained detached houses and modernised apartments, allowing sellers in good locations to continue to achieve realistic prices. The following applies to the market: property prices in Schwarzenbach are at a moderate level in a regional comparison, which makes the town attractive for owner-occupiers and facilitates market entry. At the same time, the limited supply in good residential locations ensures a certain price stability. For capital investors, Schwarzenbach is particularly interesting when properties with solid lettability, manageable maintenance requirements, and a good location are available. Rental yields generally range from approximately 3.3 % to 4.6 % gross, depending on the property type, condition, and price level. For apartments, the yield tends to be slightly higher than for houses, while plots of land and building sites depend more heavily on local availability and the standard land value. Overall, the market is more suited to long-term oriented buyers than to speculative strategies. Those who keep an eye on the price per square metre in Schwarzenbach and the development of buying a house in Schwarzenbach, buying an apartment in Schwarzenbach, as well as the standard land value in Schwarzenbach, will find a stable, but not overheated, submarket with solid underlying demand.
The data from recent years paints a clear picture of price movements in Schwarzenbach within the Bavarian market, with its strong connection to Munich. For detached and terraced houses in Schwarzenbach, the average purchase price moved from 1,520 €/m² in 2017 to currently 2,260 €/m² (2026) — a total change of +48.7 % over 9 years, which corresponds to an average value increase of +4.5 % p.a. Condominiums in Schwarzenbach started at around 1,780 €/m² in 2017 and are at 2,740 €/m² today (+53.9 % over 9 years, Ø +4.9 % 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 Schwarzenbach developed from 5.90 €/m² (2017) to currently 7.90 €/m² — +33.9 % over 9 years or Ø +3.3 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Schwarzenbach rose from 110 €/m² (2017) to currently 165 €/m² (+50.0 % in 9 years) — an essential indicator of the structural quality of the location and the local demand for building land. Based on current values, a rented condominium in Schwarzenbach yields a calculated gross rental yield of around 3.5 % — 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 8,000 inhabitants, Schwarzenbach forms a comparatively tight market segment — 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 Schwarzenbach 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.): 3.3 – 4.6 % 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 Schwarzenbach compared to the median of all municipalities in Bayern.
| Key figure | Schwarzenbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,260 €/m² | 3,650 €/m² | -38.1 % |
| Flats Ø | 2,740 €/m² | 3,850 €/m² | -28.8 % |
| Rents Ø | 7.90 €/m² | 9.80 €/m² | -19.4 % |
Annual average values for purchase prices (houses & flats) and rents in Schwarzenbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,520 €/m² | – | 1,780 €/m² | – | 5.90 €/m² | – |
| 2018 | 1,620 €/m² | +6.6 % | 1,880 €/m² | +5.6 % | 6.10 €/m² | +3.4 % |
| 2019 | 1,730 €/m² | +6.8 % | 1,990 €/m² | +5.9 % | 6.30 €/m² | +3.3 % |
| 2020 | 1,860 €/m² | +7.5 % | 2,120 €/m² | +6.5 % | 6.55 €/m² | +4 % |
| 2021 | 2,020 €/m² | +8.6 % | 2,300 €/m² | +8.5 % | 6.85 €/m² | +4.6 % |
| 2022 | 2,180 €/m² | +7.9 % | 2,480 €/m² | +7.8 % | 7.20 €/m² | +5.1 % |
| 2023 | 2,240 €/m² | +2.8 % | 2,560 €/m² | +3.2 % | 7.45 €/m² | +3.5 % |
| 2024 | 2,260 €/m² | +0.9 % | 2,610 €/m² | +2 % | 7.60 €/m² | +2 % |
| 2025 | 2,255 €/m² | -0.2 % | 2,680 €/m² | +2.7 % | 7.75 €/m² | +2 % |
| 2026 | 2,260 €/m² | +0.2 % | 2,740 €/m² | +2.2 % | 7.90 €/m² | +1.9 % |
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 Schwarzenbach — concisely answered.
Property annuity (Immobilienverrentung) in Schwarzenbach 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 Schwarzenbach. 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 Schwarzenbach.
For many businesses, capital is tied up in Schwarzenbach 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 Schwarzenbach. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Owners of hotels and restaurants in Schwarzenbach who wish to sell their hospitality property or lease it want, will find FREITAG® to be a partner for the Horeca sector. We broker everything from traditional guesthouses and cafés to hotels and boarding houses to investors and successors who understand the industry.
Selling a hotel in Schwarzenbach without business interruption is a complex task: We assist with valuation, discreet exposé creation, and approaching suitable buyer groups — for ongoing operations as well as for properties with conversion potential.
Alternatively, we lease: solvent tenants with industry experience, checking of creditworthiness and concept, long-term predictable lease income. For every hospitality property in Schwarzenbach the right strategy.
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.
For Schwarzenbach, 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 Schwarzenbach 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.
Active real estate agent in Schwarzenbach an der Saale, specialising in residential properties for sale. The company possesses extensive local market knowledge and holds a high rating on ImmoScout24.
Visit websiteEstablished estate agency in Schwarzenbach an der Saale with a focus on residential properties and good customer reviews. Facilitates buying and selling transactions in the region.
Visit websiteLocal real estate agent with a presence in Schwarzenbach an der Saale and the Hof district. Specialised in residential properties for sale with a high success rate.
Visit websiteOwner-managed real estate agency in Schwarzenbach an der Saale with a focus on residential properties. Offers comprehensive advice and brokerage services in the Upper Franconia region.
Visit websiteLocal real estate company in Schwarzenbach an der Saale, based on Münchberger Straße. Active in the brokerage of residential properties in the region.
Are you looking for a real estate agent not directly in Schwarzenbach, 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 Schwarzenbach (Ø 2,260 €/m²) — ideal for an honest market comparison and alternative location assessments.
Schwarzenbach 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.
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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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 town of Schwarzenbach a.d.Saale lists available building plots and land with specific details on locations and sizes. This makes the page directly relevant for residential construction and settlement development in Schwarzenbach.
The town of Schwarzenbach a.d.Saale bundles information on construction and the economy on its website. The page refers to current topics regarding building plots, urban development, and economy-related projects in Schwarzenbach a.d.Saale.
The article reports on the course being set for a new brewery building in Schwarzenbach. With resolutions to repeal the previous development plan and amend the land use plan, the municipal council paved the way for the project.
The article describes a further step towards the "Brewery" special area in Schwarzenbach. It mentions the repeal of the Schwarzenbach development plan and the initiation of new urban land-use planning procedures for the area.
The announcement deals with the 4th amendment to the Straßdorf development plan in Schwarzenbach a.Wald. The planning area is located in the northwestern part of the district of Straßdorf and the development plan comes into force with the announcement.
The town of Schwarzenbach a.Wald provides information on the project-related development plan "Windmühle – Generationen-Wohnen". The plan was adopted as a by-law and covers an area of approximately 12,300 square meters.
A development plan for Schwarzenbach is listed on the website of the municipality of Feldberg. The entry mentions documents for the Schwarzenbach development plan, thereby documenting a specific urban land-use planning procedure with a local connection.
