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Buying property in the Alps? Discover why summer is now driving purchase decisions across France, Austria and Switzerland, and six resorts making a strong case for year-round ownership.
Introduction:
In our Alpine Summer Report 2025, we explored how the Alps are being reinvented as a serious summer destination. Across France, Austria and Switzerland, resorts are investing in wellness, lift access, mountain biking, guest cards, lakeside leisure and major cultural and sporting events, all of which are extending the traditional Alpine ownership season.
That shift now matters directly to property buyers. For decades, the decision to buy a property in the Alps was primarily led by ski access, snow reliability, piste networks and resort reputation. Those factors still matter, but they are no longer the full picture. The strongest resorts are increasingly those that can deliver meaningful use, rental appeal and lifestyle value from May through October, as well as during the winter season.
This guide draws on the findings of our summer report to examine the investment case for dual-season alpine ownership and highlights six resorts across France, Austria, and Switzerland where a robust summer season strengthens the investment appeal.
A Strong Summer Season Can Boost Returns for Alpine Investors
A winter-only property typically gives its owner 15 to 20+ usable weeks per year. Add a genuine summer season, and that figure rises to 30 or more. Alpine rental income has traditionally been concentrated around Christmas, February half-term, and Easter, but summer can now offer an additional peak season in its own right. French mountain stations recorded over 80% occupancy during August weeks in 2025, and event-driven demand - the UTMB in Chamonix, the Omega European Masters in Crans-Montana, competes directly with the best ski-week rates.
A resort that works in February for skiing, in July for hiking, and in September for golf appeals to a far wider range of buyers than one built around snow alone. A 2025 survey of Alpine buyers found that 44% now prioritise year-round activities when evaluating a resort, and that preference matters at exit, not just during ownership.
Resorts with strong summer economies are also better placed to keep investing in lifts, snowmaking, events and year-round infrastructure.
Alpine Summer Calendar 2026
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France
France boasts the largest ski areas in the Alps and has the most diverse property market. France also excels in summer mountain tourism, a fact that often surprises buyers who primarily associate the French Alps with winter sports.
In July and August 2025, French mountain resorts reported an occupancy rate of 65%, with one week in August reaching as high as 82%. Summer lift-pass sales at Compagnie du Mont-Blanc resorts increased by 46% from the 2021/22 season to the 2023/24 season, while winter-pass sales grew by 17% over the same period. Notably, summer now accounts for approximately 45% of this operator's total revenue.
For buyers, France offers excellent accessibility, with Geneva just an hour away from both Chamonix and Morzine. The country provides a diverse range of property across all price brackets and has proven summer appeal.
Chamonix
Chamonix is a complete year-round mountain town with approximately 9,800 permanent residents.
While it is renowned for its world-class skiing, the town's infrastructure operates year-round. The Aiguille du Midi cable car, one of Europe's highest viewpoints at over 3,800 meters, runs from late March to November, with peak summer operations from May. Brévent opens on June 13 and closes on September 20, 2026, while Flégère opens on June 20 and closes on September 13. A new summer pass for 2026 will cover Brévent, Flégère, and the Balme/Le Tour sector.
The Ultra-Trail du Mont-Blanc (UTMB), taking place from August 24 to 30, has become a highlight of the Alpine summer, attracting tens of thousands of runners and spectators. Chamonix is well-equipped to accommodate them due to its investment in year-round infrastructure.
The numbers behind Chamonix's summer transformation are worth dwelling on for any prospective buyer. As mentioned in our report, Chamonix recorded more overnight stays in summer than winter in 2024 for the first time - 4,454,700 versus 4,086,000 - with summer accounting for 52.2% of the annual total. Rental income in the town surged 84% in 2024 compared to 2023, and doubled relative to 2022, driven almost entirely by rising demand for summer lets. Underpinning this is the Compagnie du Mont Blanc's €477 million, 40-year infrastructure investment programme, which is extending gondola operations further into the summer season and reinforcing Chamonix's position as a genuinely four-season destination.
Key considerations for potential investors in Chamonix:
Mont Blanc views from a south- or south-east-facing aspect
Central or near-central location for year-round walkability
Outdoor space, such as a balcony or terrace
Proximity to a year-round lift
Covered parking
Practical storage for both ski and bike equipment
Chamonix is best suited for international lifestyle buyers, serious mountain enthusiasts, and owners who plan to rent their property out. Strong year-round occupancy helps to support their investment decision.
Morzine
Morzine is a resort that has successfully transformed itself for year-round use, focusing particularly on mountain biking in a way that no other destination in the French Alps has achieved. It is the central hub of the Portes du Soleil network, with the largest lift-linked mountain biking area in Europe.
The full cross-border network will open on 26 June 2026, while the Morzine Bike Park will open a bit earlier, on 12 June. The Pass'Portes du Soleil event, taking place from 26 to 28 June, marks the start of summer and attracts thousands of riders to a non-competitive mass gathering across the entire network.
Later in August, from 20 to 23, the UCI Downhill and XC World Cup will be held in the nearby Les Gets. Additionally, in 2027, the UCI Cycling World Championships, which will include various mountain bike disciplines, are set to take place in Haute-Savoie.
Morzine prioritises family-friendly infrastructure. It holds the Famille Plus label, and the Lac de Montriond is both accessible and suitable for swimming. The summer events calendar extends throughout July and August, offering plenty of activities for visitors.
Key considerations for potential investors in Morzine:
Secure bike storage is a great selling point.
Allow for at-home E-bike charging
Proximity to the village centre or Pleney/Super Morzine lift is key.
Outdoor space
Four or more bedroom layouts to accommodate family rentals
Reliable internet connectivity
Morzine is ideal for active families, mountain biking enthusiasts, buyers looking for strong dual-season rental yields and investors anticipating growth ahead of the opening of the new Morzine-Avoriaz gondola.
Austria
Austria surprises many buyers when it comes to tourism. The country has a deeply embedded summer tourism culture, which is not merely an addition to its ski economy but rather a parallel industry that has proven to be exceptionally resilient..
In 2025, Austria reached a record of 157.27 million overnight stays, with summer visits making up the majority of its annual mountain tourism volume. Notably, summer tourism recovered more robustly from the pandemic than winter tourism did.
The ownership rules in Austria vary from those in France and Switzerland. Citizens of EU countries are generally treated the same as Austrian buyers. However, non-EU buyers face restrictions in key regions such as Tyrol, Salzburg, Carinthia, and Vorarlberg. T
Foreign buyers typically enter the market through "tourism residence" new-build developments, which come with a rental obligation. Developers of these properties often provide the advantage of input VAT recovery, which can lower the effective purchase price.
Nassfeld-Pressegger See
Nassfeld-Pressegger See is the most underrated of the six resorts featured in this guide and is remarkable for its year-round beauty.
In the summer, Lake Pressegger See can reach temperatures of up to 28°C. Nearby, Lake Weissensee is recognised as one of the cleanest swimming lakes in the Alps and is designated as a Nature Park.
The region has an extensive hiking network with over 1,000 km of marked trails, while the mountain biking network features 950 km and one of the longest descents in the Alps. There are three summer cable cars, including the Millennium Express, that facilitate bike transport.
Guests benefit from the +CARD holiday, which provides free access to summer lifts and the lake, making it an attractive incentive for rentals.
Additionally, Nassfeld is celebrated as the World's First Slow Food Travel Region, a designation that appeals to those who appreciate a slower pace of life, regional cuisine, and a mountain lifestyle that extends beyond just adrenaline-fueled activities.
Carinthia is the sunniest state in Austria, and properties in this area have the added advantage of both mountain views and lake access. The region hosts over 200 events annually, driven by a steady demand for family-friendly and active lifestyle activities rather than just a few high-profile events.
Key considerations for potential investors in Nassfeld-Pressegger See:
Easy access to the lakes is key
It gets hot in this part of Austria. South-facing terraces are nice, but beware of overheating.
Large Balconies and terraces are a must
Make sure there’s room for bike storage
Most guests will have a car. Ample parking is a priority.
Leogang
Leogang is a resort where the preference for summer is evident, with 52% of overnight stays occurring in the summer.
In 2026, the bike season will run for 185 days - from May 8th to November 8th, which is significantly longer than the ski season.
The Epic Bikepark Leogang will celebrate its 25th anniversary in 2026, featuring over 120 kilometres of lines and trails across seven mountains, connected by nine cable cars. New trails - Gateway, Hangover, Back to the Roots, and T-Line, will be introduced for this season.
Additionally, the WHOOP UCI Mountain Bike World Series will take place in Leogang from June 11th to June 14th, 2026. This event will feature four UCI formats in a single weekend, making it one of the most significant bike racing events in Europe that summer. A Bike Festival in early October will further extend the biking season well into the autumn months.
The resort combines its emphasis on high-performance biking with a strong wellness offering. The Naturhotel Forsthofgut, one of Austria's most prominent luxury wellness hotels, is highly visible on social media and has attracted a whole new wealthy demographic to the region.
For investors, the rental opportunity is clear. The destination attracts a high-spending, active families, especially during event weeks when premium rates are commanded. The majority of overnight stays in summer provides a solid foundation for year-round rental management.
Key considerations for potential investors in Leogang:
Ensure plenty of bike storage
Proximity to the bike park base or cycling distance
Saunas and other wellness facilities will significantly boost occupancy
Mountain views of the Leoganger Steinberge are a big plus
Employ a local property management service to ensure all the latest rules and regulations are adhered to.
Leogang is best suited for active younger families, mountain bikers, and investors seeking event-driven rental yields.
Switzerland
Switzerland's Alpine property market operates under a unique set of rules that are not found elsewhere in the Alps. The Lex Weber law caps the number of second homes at 20% of the housing stock per commune. Many ski resort communes are already well above this, meaning that the construction of new second homes is now forbidden.
Additionally, the Lex Koller law restricts non-resident foreign buyers to approximately 1,500 holiday-home permits per year nationwide, with the Valais region holding the largest cantonal quota at 330 permits. In April 2026, the Swiss Federal Council initiated a consultation to consider tightening these restrictions further.
Foreign buyers also face a limit of 200 square meters of net living area for their property. In order to discourage property speculation, there is also a five-year restriction on resale. If you sell before the 5 years is up, you will be taxed 100% of the profit.
The practical consequence of these regulations is that supply is structurally constrained. Consequently, there is significant competition for resale apartments and chalets when they come to market.
Switzerland boasts five of the most expensive holiday-home markets in the Alps, making summer credentials even more important. Given the high prices for these scarce assets, properties need to provide value beyond just the winter ski season. A home that is functional from June through September - for personal use, occasional rental income, and resale- will retain its value better than one that is only usable until April.
Switzerland set a record for summer hotel stays in 2025, with a total of 25.1 million overnight stays from May to October, marking a 2.6% increase year-on-year. Notably, visitors from the United States were up approximately 150% on the 2019 levels.
Crans-Montana
Crans-Montana stands out as the Alps' premier resort focused on golf rather than skiing. This distinction is significant for property buyers, as it means the summer season is central to the resort's identity.
Located at 1,500 meters on a south-facing plateau in Valais, Crans-Montana overlooks the Rhône Valley. Its location provides substantial sun exposure, leading to more sunshine hours than almost any other Alpine resort. This factor is pivotal for the summer experience, with the plateau's warmth and brightness in July and September enhancing its appeal to buyers.
The resort features two main outdoor golf courses that anchor the summer calendar: the Severiano Ballesteros 18-hole championship course and a Jack Nicklaus 9-hole layout, alongside an indoor centre that houses a golf academy. Additionally, the Omega European Masters attracts significant visitor demand to Crans-sur-Sierre from September 3-6, 2026.
The Wildstrubel by UTMB trail-running event, taking place from September 10-13, 2026, further extends visitor interest beyond golf. Lake Moubra and Étang Long also offer swimming and paddleboarding opportunities right on the plateau.
Key considerations for potential investors in Crans-Montana:
Crans has plenty of south-facing property, but ensure good blinds and shading to prevent overheating
Panoramic Valais Alps views from balconies or terraces will attract guests.
Ideally be walking distance to the centres of Crans or Montana for evening meals out.
Easy access to the golf course and / or ski lifts - check the nearest ski bus stop.
Generous outdoor entertaining space
Crans-Montana is best suited for premium lifestyle buyers, golfers and international families seeking a vibrant year-round resort.
Nendaz
Nendaz shares the 4 Vallées ski domain with Verbier, which is the largest ski area in Switzerland, featuring the famous Mont Fort at an impressive height of 3,330 meters.
A standout feature of Nendaz is the bisses, which are eight historic irrigation channels, some dating back centuries, creating 98 kilometres of marked walking paths throughout the plateau and hillsides. These paths are not your usual walking routes. They are unique, flat enough for most age groups, and deeply tied to Valais's cultural identity, providing the resort with an authenticity that no amount of new infrastructure can replicate.
Summer lifts operate from June and provide access to Mont Fort, which features a glass viewing platform and a thrilling 1.4-kilometre zipline at 3,330 meters. The resort also offers 250 kilometres of walking trails, 200 kilometres of mountain biking and e-bike routes, and 14 trail-running routes, completing the summer experience.
Apartments and Chalets in Nendaz offer significantly better value than nearby Verbier, and this makes it an attractive entry point into the Four Valleys property market.
Key considerations for potential investors in Nendaz:
Rhone Valley views can be incredible in Nendaz. Dreamy views can add value and drive occupancy.
Walking distance to the village centre and the Tracouet gondola is a big bonus.
South-facing terraces
Check for winter sunshine. The steep mountains can mean some parts of Nendaz see little winter sunshine.
Ensure the property complies with all the Lex Koller rules
Nendaz is best suited for family second-home buyers and those seeking access to the 4 Vallées ski domain without the high prices of Verbier. It may not be the prettiest of ski resorts, but it ticks a lot of boxes for active families.
What to look for in a summer-ready Alpine property
The criteria for a property that works in summer differ meaningfully from those for a pure ski purchase. This checklist reflects what our dual-season buyers typically prioritise.
The bottom line
The strongest alpine homes have always been those that can justify their ownership costs over the widest possible range of uses. For decades, this was primarily determined by the best ski access, the most reliable snow, and the most recognised resort names. While these factors are still important today’s buyers are sometimes prepared to compromise on some of this for a true year-round destination.
Today, a buyer entering the market in Chamonix, Morzine, Nassfeld, Leogang, Crans-Montana, or Nendaz is purchasing a property that has a solid case for significant occupancy from May through November and not just during the ski season.
Switzerland's summer hotel sector has recently recorded its third consecutive record year, Leogang's bike season now outlasts its ski season, and France's mountain occupancy in August is reaching 82%.
The best dual-season alpine homes are not simply those that offer skiing in the winter and "lovely walks" in the summer. Instead, they are apartments and chalets where summer activities are well-structured, supported, and demonstrably in demand, evidenced by occupancy rates, event calendars, and profiles of guests and buyers who continue to return.
This higher standard is now more achievable across a greater number of resorts than it was ten years ago. Buyers who recognise this trend and value summer credentials along with winter ones are making a more comprehensive assessment of their purchases.
If you are looking to buy a dual-season property in the French, Austrian or Swiss Alps then please do get in touch with Alpine Property Finders. You can explore our listings by country or book a consultation with our regional specialists to find the resort and property type that will best suit the needs of you and your family.
