Why spend $785 per square foot in San Diego when you can own an Italian villa for just $31 per square foot
Yes – 96% less.
In the next paragraphs, I’ll show you 9 remarkable countryside properties across Southern Italy, each under $99,000.
You can buy an entire Italian villa for less than what Americans pay for a parking spot.
These aren’t abandoned ruins either, but ready to move houses.
Think villas with pools, farmhouses with land, and even Mediterranean views.
And it gets better: Many of these towns offer huge tax breaks that could save you thousands per year.
These places aren’t just cheap – they’re in regions where people live longer, healthier lives.
The listings I’ll show you are real, with real prices—and as someone who helped hundreds of expats relocate to Europe, I can tell you: what you’re about to see may change your mind about what’s possible.
If you’re tired of skyrocketing costs and dreaming of a simpler, richer life abroad, this is for you.
Let’s dive into the first stunning property that could be your new home.
Roccamonfina – The Volcanic Village Where Time Stands Still
Welcome to Roccamonfina, a town in Campania where 3,200 residents live peacefully near the caldera of an extinct volcano, surrounded by chestnut forests that have fed families for centuries. This isn’t some remote wilderness – it’s a community that sits at 612 meters above sea level, creating a tranquil setting.
The volcanic earth creates a microclimate with cooler summers and milder winters, while the mineral-rich soil produces some of Italy’s finest chestnuts and also good wines.
We’re talking about summers with average highs of 26-29°C, perfect for going to the pool, and winters that range from 2-8°C with occasional snowfall.
The town celebrates its heritage with annual chestnut festivals, where locals gather to honor local traditions.
Since Roccamonfina has less than 20,000 residents, it qualifies for Italy’s special tax regime of just 7% income tax on foreign income. This incentive was created by the Italian government specifically to attract expats to live in small towns in Southern Italy. That 7% income tax is one of the most attractive flat tax income regimes in entire Europe, only comparable to Greece – I covered the Italian and the Greek super attractive special tax regimes for expats in two different videos, the link for them you can find in the comment section.
Back to our main subject… The Bargain!
This semi-detached duplex with 117 square meters, garage, communal pool, and a private garden costs €99,000.
The price per square foot for this home in Roccamonfina is approximately 90% cheaper than the average real estate price in San Diego, California.
You’re getting two terraces, balconies, a private garden, and access to a communal pool for less than what San Diego residents pay for a studio apartment. This property is in good internal condition and ready to move into.
The town sits just 80 kilometers from Naples, meaning you can catch international flights while living in tranquility. Naples International Airport is reachable within an hour by car, so you’re connected to the world while surrounded by chestnut forests and volcanic soil. When you need urban amenities, Naples offers everything from world-class museums to authentic Neapolitan pizza, and then you return home.
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Galluccio, Campania
Galluccio, population 2,000, produces DOC-certified wines – and here you can own a terraced villa. This municipality in the province of Caserta holds protected designation of origin status for its wines. The town’s history stretches back to ancient Roman times, and its location within the Monte Santa Croce mountain community creates a rugged, green landscape perfect for vineyards.
Since Galluccio has less than 20,000 residents, it also qualifies for the special tax incentive of a 7% flat income tax on foreign income. This means you live among award-winning vineyards.
This 90-square-meter villa with garden and communal pool costs just €52,000. The property is in good condition with a favorable energy efficiency rating and is ready for occupancy. You get access to a communal pool and your own private garden space where you can enjoy the volcanic landscape.
The Galluccio DOC wine region means your neighbors are vineyards producing award-winning wines, and as a resident, you can join harvests and wine festivals. The wine tourism industry brings visitors from across Europe to taste these protected wines.
At €577.78 per square meter, you’re paying 89% less than Lyon, France.
The Mediterranean climate here creates perfect conditions for both wine grapes and year-round outdoor activities, with warm summers averaging 28-31°C and mild winters with daytime temperatures of 8-12°C. You can enjoy outdoor activities and the local landscape throughout the year in this community of 2,000 residents.
San Mango sul Calore, Campania
In San Mango sul Calore, located in the Irpinia region of Campania, you’ll find the unique possibility of complete independence with a 160-square-meter villa plus 1,000 square meters of agricultural land. This municipality sits in a fertile valley where agriculture drives both the economy and cultural identity, creating a community connected to the land.
For €88,000, you get the house, the land, and you’re in the heart of Taurasi DOCG territory. Your property sits within this protected wine region.
This isn’t just any agricultural land – it’s in the Irpinia region, famous for producing premium olive oil that sells for €50 per liter in European markets. The region’s reputation for high-quality agricultural products means your 1,000 square meters of land can generate income through wine grape cultivation, olive oil production, or both.
At €51.10 per square foot, you’re paying 91% less than Boulder, Colorado – but unlike Boulder, this property can generate income.
The continental climate with warm summers and cold winters creates perfect conditions for both wine grapes and olive trees, offering dual income potential. Summer temperatures average 27-30°C, while winters range from 1-7°C.
Conca della Campania
Conca della Campania presents a unique opportunity with a 300-square-meter farmhouse over four floors for just €99,000 in a well-preserved medieval town. This municipality sits in the heart of Campania, where stone streets wind between ancient gates and historic churches. The farmhouse spans four complete levels.
With six rooms, four bathrooms, and 680 square meters of land, this property costs €330 per square meter. You’re getting a multi-story home with enough outdoor area to create gardens, entertainment spaces, or even small agricultural plots. The property has structural integrity and the character that only centuries-old construction can provide.
You’re living in a town of just 1,100 people where the medieval architecture is so well-preserved. The narrow stone streets, ancient gates, and historic churches create a connection to centuries of local history.
Since the town has less than 20,000 residents, it also allows you to apply for the special tax program with its 7% flat income tax rate on foreign income. This tax advantage means more money stays in your pocket while you enjoy life in this medieval setting.
At 96.5% cheaper than Munich, Germany, you’re paying less for this entire four-story home than Germans pay for a single room in their city. The farmhouse is approximately 96.5% cheaper than the average property in Munich.
The temperate climate with warm summers and cool winters means you can enjoy your private estate year-round, with enough space to host family gatherings.
Speaking of different places, where should we hunt for bargains next? Let me know in the comments if you’d rather see bargains in Tuscany or a property tour of Northern Italy – your vote decides our next quest.
Ripalimosani, Molise
Leaving Campania, we arrive into another Italian region called Molise – and I must confess that differently from Campania, I never been to Molise.
In fact, it is a common joke among Italians that Molise is an imaginary place, because nobody visits there and no one knows anyone from Molise – so we can call it Molisn’t (Bad joke, I know).
Now, talking about this sweet little town…
Ripalimosani in Molise, a town of 3,500 residents, features an extraordinary 260-square-meter estate with a 150-square-meter tavern complete with bar, kitchen, and bathroom, all for €89,000. The main building provides living quarters while the tavern space sits ready for business operations. The estate includes 2,000 square meters of land, giving you room for outdoor seating, events, or agricultural activities.
This is a turnkey business opportunity on 2,000 square meters of land. The tavern space is fully equipped and ready to operate. You get both a home and a business for less than most people pay for a single-family house in major cities.
Starting a restaurant or tavern in Italy requires obtaining a “licenza per la somministrazione di alimenti e bevande” (license for the administration of food and beverages). The licensing process involves health and safety regulations, but the existing tavern setup means much of the infrastructure work is already complete.
At €31.80 per square foot, you’re paying 93% less than Miami. For less than the annual property taxes on a luxury Miami condo, you could own this entire 260-square-meter estate with a half-acre of land outright.
The continental climate with warm summers creates perfect conditions for outdoor dining and events. Molise’s rural location means lower operating costs and access to fresh local ingredients that could distinguish your tavern from competitors in more expensive regions.
San Nicola Arcella, Calabria
In San Nicola Arcella on the Calabrian coast, the market features an 85-square-meter villa with terrace, balcony, and communal pool for €68,000. This three-story holiday villa comes with a garage and provides access to one of Italy’s most dramatic coastlines. The property includes both a terrace and balcony (but not sure if it includes the man in the picture).
This coastal town of 2,000 people sits on dramatic cliffs overlooking the Tyrrhenian Sea, with the famous Arcomagno natural arch just steps away. The Arcomagno is a massive natural rock arch that frames a secluded beach, making it a draw for tourists and photographers alike. This landmark sits right at your doorstep.
Since the town has less than 20,000 residents, it also allows you to apply for the special tax framework with its flat 7% income tax rate on foreign income. This means more money stays in your pocket while you enjoy coastal living in this small Mediterranean community.
The classic Mediterranean climate means hot summers perfect for swimming and mild winters where you can still enjoy outdoor dining on your terrace. The communal pool provides another option for swimming and relaxation.
At €800 per square meter, you’re paying 90% less than Amsterdam – but getting something Amsterdam can never offer: coastal living with swimming weather. For the price of about 8 square meters in the Dutch capital, you could acquire this entire 85-square-meter villa with garage and pool access.
The small population means you’ll know your neighbors, while the dramatic coastline provides natural beauty.
Luzzi, Calabria
Luzzi in Calabria, situated in the Crati Valley, has a two-level villa with 3,444 square feet of space, private garden, four balconies, and a large basement. This town of 9,000 people sits at 376 meters above sea level, where the historic center perches on a hill while modern developments spread through the valley below.
This is a fully furnished home in a town famous for its historic Sambucina Abbey. The Sambucina Abbey, a Cistercian monastery founded in the 12th century, adds cultural richness and attracts visitors interested in history and architecture.
Since the town has less than 20,000 residents, it also allows you to apply for the government’s 7% tax incentive on foreign income. This tax advantage means keeping more money in your pocket while enjoying spacious living in this historically rich community.
At €22.93 per square foot, you’re paying 96.6% less than Seattle. The €79,000 asking price represents extraordinary value when compared to major American cities.
The Mediterranean climate with hot summers and mild winters means you can use all that space year-round, with four balconies providing different views and outdoor living options.
The town’s proximity to Lamezia Terme airport means you’re connected to the world while living in spacious luxury. This provides convenient international travel options while maintaining the peaceful, affordable lifestyle that draws people to rural Italian communities.
Grammichele, Sicily
Grammichele, located in the province of Catania, Sicily, a town of 12,000 residents, has a detached villa available for €70,000, complete with a private garden and panoramic terrace.
Grammichele is the only town in the world built on a perfect hexagonal street plan. This distinctive design emerged from the devastating 1693 earthquake that forced complete reconstruction on a new site. The town was rebuilt with the hexagonal layout radiating outwards from a central main square, creating a rare example of this urban planning approach.
Your villa features a unique domed ceiling room with fireplace, panoramic views, and you’re living in a town known for its 17th-century city planning. The detached home includes a private garden and a panoramic terrace. The domed ceiling room with fireplace creates a focal point for the home.
At €54.19 per square foot, you’re paying 93.5% less than Boston.
The inland Mediterranean climate means very hot summers perfect for enjoying your panoramic terrace and mild winters ideal for cozy fireplace evenings.
Noto, Sicily
Our final property will change how you think about European real estate prices.
In Rosolini, within the Syracuse province, you can acquire a 94-square-meter apartment for just €40,000 in a town famous for its stunning Baroque architecture. This first-floor apartment sits in a vibrant town of 21,000 people at the foot of the Hyblaean Mountains, where the economy thrives on agriculture, particularly almonds, olives, and wine production.
This first-floor apartment needs some modernization, but at €425.53 per square meter, you’re paying 94% less than Dublin. The apartment requires some partial modernization. But it is an easy work, which in Sicily means it will only require three cousins, a grandfather, and a saint’s blessing to do it.
The town of 21,000 people is surrounded by agricultural lands producing some of Sicily’s finest products, while the Baroque architecture is a daily sight. Rosolini’s location near UNESCO World Heritage sites of the Val di Noto, including Noto, Modica, and Ragusa, adds significant cultural value.
The hot-summer Mediterranean climate means year-round outdoor living weather, perfect for enjoying Sicily’s lifestyle at an unbelievable price point.
For €40,000, you’re getting an entire apartment in one of Europe’s most beautiful architectural regions. This property proves that European living doesn’t have to be expensive.
Now, let’s say that instead of countryside houses, you are interested in Italian BEACH FRONT homes.
It was thinking about you that I made this article here, revealing 10 absolutely stunning seaside houses in Italy with impressive views – and price tags that are cheaper than a car.
Levi Borba is the founder of expatriateconsultancy.com, creator of the channel The Expat, and best-selling author. You can find him on X here. Some of the links above might be affiliated links, meaning the author earns a small commission if you make a purchase.
