Les Contamines-Montjoie · Mont-Blanc valley
Since March 2025 the commune has required change-of-use authorisation across almost all of its territory — few owners know it, and letting without it is illegal. We already manage one property in Les Contamines and we are moving step by step: our teams set out from Sallanches, so for now we take on only chalets and high-end apartments here.
250+ properties managed in the valley
Flat 19 % commission
No lock-in period
Our teams work from Sallanches and Les Houches · Owner portal · Reply within 24 h
Our team · Mont-Blanc valley
of the commune’s homes are second homes
Second homes
Homes concerned
Of pistes in the ski area
Properties managed in the valley
Our figures in the neighbouring commune
We manage one property in Les Contamines-Montjoie. One property is not an average, and we are not going to draw figures from it that would look solid without being so. Here instead is what our 45 properties in Saint-Gervais-les-Bains, twelve kilometres away, produced between 1 January and 8 September 2026.
Revenue per available property (RevPAR)
+14.7 % vs 2025
Saint-Gervais-les-Bains, 45 properties. The industry benchmark: what one night on the calendar earns, whether it is booked or not.
Average nightly rate (ADR)
− €28.30 vs 2025
Saint-Gervais-les-Bains. The average rate fell, and yet each property earned more: the growth came from occupancy, not from price.
Nights sold
52.1 % occupancy
Saint-Gervais-les-Bains, 724 stays against 349 a year earlier. A far better filled calendar, despite a lower average rate.
Why Saint-Gervais and not Les Contamines? Because a single property proves nothing, and we would rather show you figures that can be verified elsewhere than fragile ones here. Les Contamines is not Saint-Gervais: higher altitude, a longer winter season, a different clientele. These figures give an order of magnitude, not a promise.
Source: PriceLabs, Portfolio Analytics report of 8 September 2026. Scope: the 45 properties we manage in Saint-Gervais-les-Bains, from 1 January to 8 September 2026, compared with the same period in 2025. These figures do not relate to Les Contamines-Montjoie, where we manage a single property.
What you receive
The same rate in Les Contamines as in Chamonix or Megève, whichever channel the booking comes through. No setup fee, no subscription, no lock-in period. The example below starts from a €200 night: it is an illustration, not a rate recorded in the commune.
For you — direct booking
Our commission, all channels
On a direct booking our commission stays at 19 % and everything else comes back to you: it is the channel that earns you the most, because no platform takes a cut on the way through.
Through a platform — example
| Paid by the guest | €200 |
| Platform commission | − €30 |
| Care Concierge, 19 % incl. VAT | − €38 |
| You receive | €132 |
Direct booking — example
| Paid by the guest | €194 |
| Card processing fee | − €3.00–6.20 |
| Care Concierge, 19 % incl. VAT | − €36.86 |
| You receive | €151–154 |
Cleaning is paid by the guest and the tourist tax is collected and paid over to the commune: neither comes out of your pocket.
What we do not charge for. No joining fee, no photography fee, no monthly subscription, no penalty if you block your property for family and friends. The 19 % commission including VAT is the only amount we take, and VAT is already inside it — a manager quoting 18 % excluding VAT is in fact charging you 21.6 %.
Comparing two property managers means looking at three things, not one: the headline rate, what it actually includes, and whether it is quoted with or without VAT. We set that out in full, with figures, in our guide to property management fees.
The line-by-line detail of what is included, and what is billed at actual cost, is published on our prices page.
Quick estimate
Do you own an apartment or a chalet in Les Contamines-Montjoie? Get a first range in one minute. We will then go through it with you, taking account of the area, the altitude and your change-of-use zone.
A detailed estimate takes into account your exact address, the layout of the property, its equipment and the season. It is free and comes with no obligation.
Les Contamines in figures
Six public figures, each with its geographic scope, its year and its source. They explain why short-term letting is the main market here, not a niche one.
of the housing stock are second homes or occasional dwellings — 2,908 homes out of 3,546
Commune of Les Contamines-Montjoie · 2023 census
INSEE — territory comparator
vacant homes only — 71 out of 3,546. The stock is almost entirely occupied or let.
Commune of Les Contamines-Montjoie · 2023 census
INSEE — territory comparator
year-round residents for 3,546 homes: the commune’s population multiplies in season
Commune of Les Contamines-Montjoie · 2023 census
INSEE — territory comparator
average estimated price per m² for an apartment, and €6,435 for a house
Commune of Les Contamines-Montjoie · September 2026
MeilleursAgents — estimate
of pistes and 25 lifts, from 1,200 to 2,500 m, plus 25 km of cross-country skiing
Les Contamines-Montjoie / Hauteluce ski area · 2026
Les Contamines tourist office
of national nature reserve — the highest in France, and the one with the greatest elevation range: 1,100 to 3,892 m
Les Contamines-Montjoie nature reserve · created 1979
Réserves Naturelles de France
What these figures tell an owner. Four homes in five in Les Contamines are not lived in year-round, and there are almost no vacant properties. Short-term letting is not a supplement here: it is the main use of the housing stock. That is also why the commune introduced the controls set out below.
Sources and method. INSEE, 2023 census, commune 74085. MeilleursAgents, estimate as at 1 September 2026 — an average estimated price, not a notarial or DVF median. Les Contamines-Montjoie tourist office, 2026 season. Réserves Naturelles de France. Every figure links to its source above.
Before you let
This is the local particularity, and the one most owners do not know about. Through council resolution DEL2025-47 of 27 March 2025, amended by DEL2026-88 of 17 June 2026, the commune introduced a prior change-of-use authorisation. Depending on where your property sits, you fall into one of three regimes.
| 3 zonesof change of use across the commune | 1 April 2025registration number came into force | 5 %tourist tax on an unclassified rental, capped at €4.90 | 120 daysbeyond which a main residence enters the regime |
Every short-term furnished rental must be declared to the town hall and obtain a registration number — main residence and second home alike. The commune states this applies from 1 April 2025 and directs owners to the declaloc.fr service. The number must appear on each of your listings. We prepare the file with you.
Zone 1 — authorisation with compensation. The Grand Plane quarter, land parcels section A nos 2804, 2808 and 2809. Only three parcels, but the heaviest regime.
Zone 2 — authorisation without compensation. All the rest of the commune. This covers the great majority of properties: authorisation is required, but with no obligation to compensate.
Zone 3 — no authorisation. The Lay quarter, for parcels classified in UH and UB zones of the planning document.
Second homes are covered, as are main residences let for more than 120 nights a year. Without authorisation, letting is illegal and can be penalised.
Contrary to a common assumption, it is not the communauté de communes that collects it: Les Contamines Tourisme levies it directly, on the actual-cost basis, through its own portal. For an unclassified furnished rental it comes to 5 % of the pre-tax nightly rate, capped at €4.90 per person per night. Three payment deadlines: 31 May, 30 September and 31 January. We collect it, declare it and pay it over on your behalf.
Optional: no local rule requires it. It is above all a tax decision, since under the loi Le Meur the micro-BIC threshold and allowance differ depending on whether the property is classified. What classification changes.
One date to have confirmed. The commune’s two official sources do not agree on the registration number: the town hall page announces it as applicable since 1 April 2025, while the tourist-tax portal refers to a national service postponed to the fourth quarter of 2026. The zoning itself is not ambiguous. Before buying or letting, have your position confirmed by the town hall — we do this for every property we take on. See how the rules differ from one commune to the next.
The hamlets of Les Contamines
The commune has twenty official hamlets, spread between 1,164 m and the foot of Mont-Blanc. Two of them carry a particular regulatory status.
At 1,164 m. Shops, ski school, departure of the Montjoie and La Ruelle gondolas. The area that lets most easily, summer and winter alike. Zone 2: authorisation without compensation.
The only quarter where no change-of-use authorisation is required — provided the parcel is classified in a UH or UB zone. If you are buying in order to let, this is the simplest area administratively.
Only three parcels — section A nos 2804, 2808 and 2809 — but the only ones in the commune subject to compensation. Essential to check before any purchase in this area.
Residential hamlets above the village centre. Traditional chalets, open views, family guests on longer stays. Zone 2.
The gateway to the nature reserve and to the Tour du Mont-Blanc trail. A pronounced summer season, hikers who book early. Zone 2.
Le Baptieu, La Berfière, La Chapelle, La Chovettaz, Le Cugnonnet, Le Champelet, La Favière, Les Hoches, Le Nivorin, Le Molliex, La Revenaz, La Vy, Les Échenaz and Tresse. All in zone 2, unless the land registry says otherwise.
Our work on the ground
Our cleaning and maintenance teams set out from Sallanches, and already look after 45 properties in Saint-Gervais. Les Contamines is further: today the journey only makes sense for a chalet or a high-end apartment. We are actively prospecting the commune and will open up more widely as the number of properties there grows. Until then, we would rather take on few properties and serve them properly.
We identify your zone on the land registry, prepare the change-of-use application where one is required, and obtain the registration number. In Les Contamines this is the mandatory starting point.
Professional photography, distribution on Airbnb, Booking.com, Vrbo, Abritel, HomeToGo and our own direct site. Prices tuned to a high-altitude resort: a long winter, a hiking summer.
Communication, self check-in by key box, 24-hour emergency contact during stays, in French and English.
Inspection after every departure, sheets and towels provided. Cleaning is billed to the guest, not to the owner. In detail →
A network of tradespeople across the Arve valley, used to high-altitude chalets and to what winter does to them. Billed at actual cost, with no margin added.
Collection and payment on the commune’s three deadlines: 31 May, 30 September, 31 January. Detailed statement on your owner portal.
We also work in: Chamonix · Argentière · Les Houches · Saint-Gervais-les-Bains · Megève · Combloux · Sallanches
Frequently asked
In almost every case, yes. The commune introduced three zones through resolutions DEL2025-47 and DEL2026-88. Zone 2, which covers the whole territory apart from Grand Plane and Le Lay, requires prior authorisation without compensation. Zone 1 (three parcels at Grand Plane) requires authorisation with compensation. Only zone 3, at Le Lay and in UH or UB zones, is exempt. Without authorisation, letting is illegal.
No, and we would rather say so plainly. Our cleaning and maintenance teams set out from Sallanches: in this commune the journey only makes sense for a chalet or a high-end apartment. We already manage one property here and we are actively prospecting — as the number of properties grows, we will be able to open up more widely. If yours is a studio or a small apartment, we will tell you so rather than serve you badly.
We have only one property in the commune: too few to draw an average from, and we will not take another commune’s figures and pass them off as these. As an order of magnitude, our 45 properties in Saint-Gervais ran at €170.58 a night and 52.1 % occupancy over eight and a half months of 2026. Les Contamines sits higher, with a longer winter season. Ask for an estimate and we will build it around your property.
The commune, through Les Contamines Tourisme and its own portal — not the Communauté de Communes Pays du Mont-Blanc, contrary to what is often assumed. Actual-cost basis, 5 % of the pre-tax nightly rate for an unclassified rental, capped at €4.90 per person per night, with three payments a year: 31 May, 30 September and 31 January.
Not on skis. Les Contamines is part of the Évasion Mont-Blanc lift pass (445 km, six resorts), but its pistes are not physically connected to those of Saint-Gervais or Megève. The only on-snow link runs over the Col du Joly towards Hauteluce. It is a distinction that matters in a listing: promising it wrongly generates bad reviews.
Yes, and it is one of the commune’s strengths. The 5,500-hectare nature reserve, Notre-Dame-de-la-Gorge and the Tour du Mont-Blanc trail bring hikers who book early and stay several nights. A well-positioned property lets across two seasons, not one.
Owners in Les Contamines-Montjoie
A free estimate of your income, and above all a clear view of your change-of-use zone. No obligation.
Come and meet us
Our nearest office to Les Contamines, in the Arve valley. Open 7 days a week, 9am – 5pm.
