Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Untermerzbach.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Untermerzbach 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 Untermerzbach, 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 Untermerzbach, 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 Untermerzbach 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 Untermerzbach, 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 Untermerzbach.
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 Untermerzbach – 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 Untermerzbach. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Untermerzbach is situated in the Haßberge district of Lower Franconia, within the Main-Rhön region and the Lower Franconian part of the Itzgrund. The municipality consists of 13 districts, including Buch, Gereuth, Gleusdorf, Hemmendorf, and Memmelsdorf in Unterfranken. First documented in 1232, Untermerzbach is bordered by Itzgrund, Rattelsdorf, Rentweinsdorf, Ebern, Pfarrweisach, and Seßlach. This location in a region rich in history offers property buyers and owners a well-established setting in northern Bavaria.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Untermerzbach: 2,180 €/m²
House prices in Untermerzbach 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 | 1,620 €/m² | – |
| 2018 | 1,690 €/m² | +4.3 % |
| 2019 | 1,770 €/m² | +4.7 % |
| 2020 | 1,860 €/m² | +5.1 % |
| 2021 | 1,980 €/m² | +6.5 % |
| 2022 | 2,120 €/m² | +7.1 % |
| 2023 | 2,160 €/m² | +1.9 % |
| 2024 | 2,180 €/m² | +0.9 % |
| 2025 | 2,180 €/m² | 0 % |
| 2026 | 2,180 €/m² | 0 % |
Current average purchase price per m² for apartments in Untermerzbach: 2,520 €/m²
Apartments in Untermerzbach 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 | 1,820 €/m² | – |
| 2018 | 1,900 €/m² | +4.4 % |
| 2019 | 1,990 €/m² | +4.7 % |
| 2020 | 2,090 €/m² | +5 % |
| 2021 | 2,220 €/m² | +6.2 % |
| 2022 | 2,390 €/m² | +7.7 % |
| 2023 | 2,470 €/m² | +3.3 % |
| 2024 | 2,500 €/m² | +1.2 % |
| 2025 | 2,515 €/m² | +0.6 % |
| 2026 | 2,520 €/m² | +0.2 % |
Current average rent per m² in Untermerzbach: 7.90 €/m²
Rents in Untermerzbach 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 | 6.80 €/m² | +3.8 % |
| 2022 | 7.10 €/m² | +4.4 % |
| 2023 | 7.40 €/m² | +4.2 % |
| 2024 | 7.60 €/m² | +2.7 % |
| 2025 | 7.75 €/m² | +2 % |
| 2026 | 7.90 €/m² | +1.9 % |
Current average land value per m² in Untermerzbach: 115 €/m²
The land value in Untermerzbach 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 | 72 €/m² | – |
| 2018 | 76 €/m² | +5.6 % |
| 2019 | 81 €/m² | +6.6 % |
| 2020 | 87 €/m² | +7.4 % |
| 2021 | 95 €/m² | +9.2 % |
| 2022 | 106 €/m² | +11.6 % |
| 2023 | 111 €/m² | +4.7 % |
| 2024 | 113 €/m² | +1.8 % |
| 2025 | 114 €/m² | +0.9 % |
| 2026 | 115 €/m² | +0.9 % |
The real estate market in Untermerzbach is generally more of a buyer's market with selective demand: supply is limited, turnover is low, and price negotiations depend heavily on the condition of the property, energy efficiency, and the quality of the plot. For sellers, well-modernised detached houses and well-maintained apartments remain best positioned, while properties in need of renovation are more sensitive to price. The trend shows rising property prices in Untermerzbach over several years, though recently with significantly calmer momentum. This suggests a market that has rebalanced following the interest rate turnaround without slipping into a pronounced downward phase. For investors, the location remains interesting primarily due to the low entry price and stable, albeit limited, rental demand. The gross rental yield range is approximately 3.2 % to 4.6 % gross, depending on the purchase price, condition, and achievable rent. Anyone looking to buy a house or an apartment in Untermerzbach should pay particular attention to long-term value retention, energy quality, and local rental potential. Overall, the market is solid but not dynamic; price increases tend to be moderate and are strongly aligned with regional development in the Haßberge district.
The data from recent years paints a clear picture of price movements in Untermerzbach within the Bavarian market, with its strong links to Munich. For detached and terraced houses in Untermerzbach, the average purchase price moved from 1.620 €/m² in 2017 to the current 2.180 €/m² (2026) — a total change of +34,6 % over 9 years, which corresponds to an average value increase of +3,4 % p.a. Condominiums in Untermerzbach started at around 1.820 €/m² in 2017 and are now at 2.520 €/m² (+38,5 % over 9 years, Ø +3,7 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Untermerzbach developed from 5,90 €/m² (2017) to the current 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 (Bodenrichtwert) in Untermerzbach rose from 72 €/m² (2017) to the current 115 €/m² (+59,7 % 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 Untermerzbach yields a calculated gross rental return of around 3,8 % — 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 1.700 inhabitants, Untermerzbach generates a limited but continuous transaction volume — which means: 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 Untermerzbach considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.2 – 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 Untermerzbach compared to the median of all municipalities in Bayern.
| Key figure | Untermerzbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,180 €/m² | 3,650 €/m² | -40.3 % |
| Flats Ø | 2,520 €/m² | 3,850 €/m² | -34.5 % |
| Rents Ø | 7.90 €/m² | 9.80 €/m² | -19.4 % |
Annual average values for purchase prices (houses & flats) and rents in Untermerzbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,620 €/m² | – | 1,820 €/m² | – | 5.90 €/m² | – |
| 2018 | 1,690 €/m² | +4.3 % | 1,900 €/m² | +4.4 % | 6.10 €/m² | +3.4 % |
| 2019 | 1,770 €/m² | +4.7 % | 1,990 €/m² | +4.7 % | 6.30 €/m² | +3.3 % |
| 2020 | 1,860 €/m² | +5.1 % | 2,090 €/m² | +5 % | 6.55 €/m² | +4 % |
| 2021 | 1,980 €/m² | +6.5 % | 2,220 €/m² | +6.2 % | 6.80 €/m² | +3.8 % |
| 2022 | 2,120 €/m² | +7.1 % | 2,390 €/m² | +7.7 % | 7.10 €/m² | +4.4 % |
| 2023 | 2,160 €/m² | +1.9 % | 2,470 €/m² | +3.3 % | 7.40 €/m² | +4.2 % |
| 2024 | 2,180 €/m² | +0.9 % | 2,500 €/m² | +1.2 % | 7.60 €/m² | +2.7 % |
| 2025 | 2,180 €/m² | 0 % | 2,515 €/m² | +0.6 % | 7.75 €/m² | +2 % |
| 2026 | 2,180 €/m² | 0 % | 2,520 €/m² | +0.2 % | 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 Untermerzbach — concisely answered.
Property annuity (Immobilienverrentung) in Untermerzbach 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 Untermerzbach. 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 Untermerzbach.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Untermerzbach 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 Untermerzbach 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 Untermerzbach 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 Untermerzbach — 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 Untermerzbach , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
As an appraiser and real estate agent with over 30 years of experience, Gerhard Hahn knows both sides of the market: reliable valuation and the actual willingness of buyers to pay. For owners, heirs, and capital investors, he translates this into a concrete sales or letting strategy.
Especially in a smaller municipality like Untermerzbach, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Untermerzbach are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Are you looking for a real estate agent not directly in Untermerzbach, 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 Untermerzbach (Ø 2,180 €/m²) — ideal for an honest market comparison and alternative location assessments.
Untermerzbach 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.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
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.
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 municipality of Untermerzbach has published the public property tax assessment for 2026. The text directly concerns property tax in Untermerzbach and thus location costs as well as municipal framework conditions for owners and companies.
The Untermerzbach municipal council visited the first construction phase in the new development area Erkel II. The article reports directly on a specific new development area in the municipality and clearly falls into the category of construction and urban development.
The article on real estate prices and the rent index explicitly mentions Untermerzbach and provides data on purchase prices, rents, and yields in the town. It is therefore relevant to the local real estate market, even if it is not a classic news report.
