Everybody talks about French real estate agents. But did you know that most of them aren’t licensed – and only commercial agents working for a proper agent?
Because you need to know who you are talking to, here is a brief overview of the world of “real estate agents” in France. To learn more, watch the video or keep reading:
Did you know?
When you step into a French estate office, it's uncommon to come across a licensed real estate agent. Most of the time (around 75%), you'll be greeted by an independent commercial agent who works under contract with the licensed agent and operates solely on commission. Occasionally (about 15% of the time), you may encounter a salaried employee of the licensed real estate agent.
82,000 “agents”
In France there are about 26,000 real estate agencies employing over 82,000 people (2021). 75% are independent contractors
26,000 agencies
Property professionals in France are subject to strict regulations. Those participating in real estate transactions must possess a license known as "carte professionnelle" in accordance with a 1970 law ("loi Hoguet") to ensure that the public is safeguarded from unlicensed and unqualified individuals.
20,000 (licensed) brokers
In order to acquire this license, brokers must fulfill certain educational criteria (like holding a degree in law, economics, or business), demonstrate relevant experience, and obtain professional liability insurance. There are about 20,000 licensed brokers in France.
Franchises and networks
Many real estate agencies in France operate as franchisees of well-known national brands. This allows them to benefit from shared training, marketing, and online structures. Occasionally, they may also share their property listings, although this is not very common. Some of these brand names include ORPI, Century21, L'Adresse, and La Forêt Immobilier.
This has allowed the formation of networks in which one licensed agent is connected to numerous commercial agents, independent contractors specializing in real estate throughout France, all operating under a well-known brand that is heavily promoted nationwide. These commercial agents typically work from home and can be easily located through their property listings. Networks such as Optimhome, I@D, Propriétés-privées or CAPI are examples of this setup, with 1 in 5 real estate agents in France being a member of such a network.
20% of “agents”
Some online portals market themselves as "home finders" or "house hunters" targeting foreign buyers, offering free services. However, they are not really “agents,” and usually are not licensed to practice real estate. They actually work as a marketing tool for listing agents, receiving a portion of the listing agency's fee when a client they refer buys a property.
These sites often have sales representatives who lack knowledge about the properties they advertise, making it difficult to provide proper advice to buyers and represent them effectively during the purchase process.
Things you need to know
When house hunting in France, be aware that because of the legal organization of the French residential real estate industry, there are some important things you cannot expect from French real estate agents, some things you need to know:
In France, real estate agents typically represent the interests of the seller, not the buyer. They are legally obligated to work in the best interests of the seller who has hired them. As a buyer, you'll need to look out for your own interests or hire your own buyer's agent;
French agents are not required to arrange inspections or provide reports on the condition of the property. It's up to the buyer to hire their own inspectors to evaluate the home's structure, systems, etc.;
While some agents may provide advice, they cannot directly negotiate the price or terms on your behalf as a buyer's representative. You'll need to handle negotiations yourself.
Agents focus on marketing properties, not necessarily having comprehensive knowledge about schools, amenities, crime rates in every neighborhood.
There is no formal escrow process in France. The notary handles transfer of funds during the sale.
Full property measurements: Agents often just list the surface area provided by the seller, without verifying exact measurements.
To learn more about the French real estate context, visit www.frenchproperty.coach or call Pierre Guillery on +33 6 8434 8992 (on WhatsApp too). To download a full guide about how to handle your French real estate agent, visit: https://www.frenchproperty.coach/brochure
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