The Rhine-Main region is one of Germany’s most sought-after real estate markets – those selling here encounter financially strong prospective buyers, but also high expectations regarding location and amenities. At the same time, the comparatively high real estate transfer tax of 6 percent and the new Hessengeld scheme shape the market as in hardly any other federal state. We show you how to sell your property in Hesse successfully and without commission, what matters particularly around Frankfurt, and which steps you need to take before the notary appointment.
The real estate market in Hesse: two speeds
Hesse is a market of contrasts. At its center is the Rhine-Main region with Frankfurt, Wiesbaden, Darmstadt and Offenbach – a metropolitan area with banks, an airport and steady influx. In 2026, condominiums in Frankfurt am Main are being offered at an average of around 5,500 euros per square meter, depending on the source and location; following a dip in previous years, prices are rising slightly again. There are worlds between the individual districts: In Westend, peak values of over 8,000 euros per square meter are reached, while simpler locations such as Sossenheim remain significantly below this.
The surrounding area is also expensive: In Wiesbaden and the Offenbach district, house prices per square meter range from around 4,000 to 5,000 euros, depending on the source. Northern and eastern Hesse look completely different – around Kassel, Fulda or in the Vogelsberg region, properties are often worth only a fraction of that. For your sale, this means: There is no blanket “Hesse price.” The specific location is decisive.
The official standard land values provide a good initial guide. Via BORIS Hesse, you can access all standard land values determined since January 1, 2020 free of charge online.
Real estate transfer tax and Hessengeld: special features in Hesse
When selling in Hesse, real estate transfer tax plays a greater role than in most other federal states. It has remained unchanged at 6 percent of the purchase price since August 1, 2014 (Hessian Ministry of Finance) and is therefore at the upper end of the range – nationwide, the range in 2026 extends from 3.5 percent in Bavaria to 6.5 percent in Brandenburg, North Rhine-Westphalia, Saarland and Schleswig-Holstein. Although the buyer pays the tax, it increaseswhose total costs are noticeable and therefore influence how much budget remains for the purchase price alone.
This is precisely where a Hessian special provision comes in, which also benefits sellers: the Hessengeld. The state uses it to subsidize the first purchase of an owner-occupied residential property with 10,000 euros per purchasing occupant (maximum 20,000 euros) plus 5,000 euros for each minor child, limited to the property transfer tax actually paid. Requirements are a purchase agreement dated on or after March 1, 2024, owner occupancy, and a location in Hesse; applications are submitted via WIBank. By May 2026, more than 277 million euros had already been approved. For you as a seller, this means: Families and first-time buyers in particular have more financial leeway – an advantage you may confidently mention in the listing.
Selling without commission: the direct route to the buyer
There is no obligation to engage a real estate agent. You may sell your property in Hesse privately and therefore without commission at any time. This saves real money: customary broker commissions are 5 to 7 percent of the purchase price, including VAT. Since December 23, 2020, the equal-sharing principle under Section 656c of the German Civil Code has also applied: If the broker acts for both parties, the commission must be divided equally between buyer and seller.
For a Frankfurt apartment costing 500,000 euros, the seller’s share of a customary commission can quickly amount to 15,000 euros or more – money that remains entirely with you in a private sale. As a metasearch engine, TraumImmo bundles listings from many sources and places your advertisement directly in front of buyers searching in the Rhine-Main region, entirely without commission.
Selling in the Rhine-Main region in seven steps
Step 1: Determine a realistic price
Combine the land value from BORIS Hessen, current comparable listings in your area and – for larger properties – the real estate market report of the responsible expert committee. For Frankfurt, it publishes a free annual market report with actual purchase prices.
Step 2: Compile the documents
Collect all documents early (see checklist below). Complete documentation appears professional and later speeds up the buyer’s financing.
Step 3: Obtain an energy performance certificate
You cannot proceed without a valid energy performance certificate. The advertisement itself must already state "under § 87 GEG, state information such as the type of certificate, final energy demand or consumption, the main energy source, the year of construction and the energy efficiency class.
Step 4: Create an informative property brochure
Good photos, a floor plan and honest key details are essential. In the Rhine-Main area, arguments such as the distance to the nearest S-Bahn station, motorway or airport are persuasive. Do not conceal any defects – you are legally obliged to disclose them.
Step 5: Advertise without commission
Place your offer where buyers are looking – on TraumImmo and other portals. Make sure that the mandatory information from the energy performance certificate is already included in the advertisement.
Step 6: Conduct viewings and check buyers
Allow sufficient time and ask to see a bank financing confirmation before accepting the offer. This prevents the sale from falling through shortly before the notary appointment.
Step 7: Notary appointment and handover
The purchase agreement must be notarised (§ 311b BGB). The notary arranges the land register entry. A handover record listing all meter readings is helpful.
What documents do I need in Hesse?
The exact list depends on the property. For most sales, you need:
- current extract from the land register
- energy performance certificate (mandatory under the Building Energy Act)
- floor plan and calculation of living or usable floor areas
- extract from the cadastral map or site plan
- proof of modernisations and renovations
- for a condominium additionally: declaration of division, the minutes of the most recent owners’ meetings, current budget plan and the amount of the maintenance reserve
How much does selling in Hesse cost?
Private sales also involve some costs – especially for the energy performance certificate, possibly a valuation report and advertisements. The real estate transfer tax of 6 percent is paid by the buyer, as are the notary and land register costs as a rule. If a property loan is still outstanding, the bank may charge an early repayment penalty. If you sell within the ten-year speculation period and have not occupied the property yourself, speculation tax may also apply (§ 23 EStG).
FAQ on selling property in Hesse
How high is the real estate transfer tax in Hesse?
It amounts to 6 percent of the purchase price and has been since 1. August 2014 unchanged. This puts Hesse in the upper range by national comparison. The buyer pays the tax.
What is Hessengeld, and does it help me as a seller?
Hessengeld is a state subsidy toward real estate transfer tax for first-time buyers who move in themselves – 10,000 euros per person plus 5,000 euros per child. It is paid to the buyer, but gives them greater financial flexibility and thus expands the pool of potential interested parties for your property.
Do I have to appoint an estate agent in Hesse?
No. There is no obligation to use an estate agent. You can sell your property privately without commission. Only notarization of the purchase agreement is legally required.
Where can I find the land values for my plot?
Via the free BORIS Hessen portal. All land values determined since January 1, 2020, can be accessed online there – a good basis for an initial price assessment.
How long does a sale take in the Rhine-Main region?
Buyers are often found quickly in sought-after locations around Frankfurt. Nevertheless, you should allow around three to six months from preparation to handover of the keys. A complete documentation file noticeably shortens this period.
Conclusion: How to sell successfully in Hesse
The Hesse market is divided: In the Rhine-Main region, you encounter financially strong demand, while outside the conurbations, every locational advantage counts. Anyone who sets a realistic price with the help of BORIS Hessen, uses Hessengeld as a selling point, and has the documents complete can sell securely and without commission even without an estate agent. This saves you the agent’s commission and allows you to remain in control of the sale at all times.