Estate agent in Horgen: prices, market and selling

Lake or Hirzel: what matters when selling in Horgen?

Horgen combines two property markets. Down by Lake Zurich (Zürichsee), short journeys to Zurich and Zug count; up between Arn, the Horgenberg and Hirzel, it is distant views, quiet and land. Hirzel has been part of Horgen since 1 January 2018; since then the municipality has extended south as far as Neuheim and Menzingen.

Owners ask three questions first:

• Who buys at my location? A flat near Horgen station appeals to commuters to Zurich, a house in Hirzel rather to families looking for space who want to reach Baar or Zug quickly. The listing and the pictures follow from that.
• How rare is my house? Of the municipality's 11,711 dwellings, 1,542 are in detached houses (Einfamilienhäuser), a good 13% (end of 2025). A free-standing house is a scarce commodity here.
• Is the plot in the building zone? Only 378 of the 3,083 hectares of municipal area are building zone, a good eighth. Outside it, zone and permits determine what a buyer may convert.

The starting point is a valuation before the decision to sell.

What prices do flats and houses fetch in Horgen?

The canton of Zurich publishes its own median prices for Horgen, drawn from the land register (Grundbuch). In 2025, 75 flats passed to new owners in open-market sales, at a median of CHF 1,535,000; the 43 detached houses sold stood at CHF 2,450,000 (provisional figures). For flats the median in the district of Horgen was CHF 1,670,000, in the canton as a whole CHF 1,200,000.

A median bundles very different properties. The flat value rose from CHF 1,300,000 in 2015 by around 18%. For houses the figure jumps more, because only between 19 and 46 are sold each year: in 2024 it stood at CHF 1,865,000.

Supply remains tight. On 1 June 2026, 52 dwellings were vacant, a vacancy rate (Leerwohnungsziffer) of 0.44%; district and canton each stood at 0.52%. New construction is mainly in apartment buildings (Mehrfamilienhäuser): from 2020 to 2024, 819 dwellings were built, 41 of them in detached houses, and in 2024 the building zone was 93.4% built up. At the end of 2025, 24,572 people lived in Horgen, a good 10% more than in 2015.

What makes Horgen special

Horgen covers 3,083 hectares and rises from the lake level at 406 metres to Hirzel at around 682 metres:

• Village and lakeshore: the old centre and the station; since 1933 the car ferry to Meilen has run from here.
• Käpfnach: the lakeside quarter towards Wädenswil, where a coal mine once drove galleries into the hillside.
• Oberdorf, Arn and Horgenberg: the hillside locations; Horgen Oberdorf station has been on the Thalwil–Zug line since 1897.
• Hirzel (8816): the village on the heights. At Sihlbrugg the municipality meets Neuheim ZG, further east Menzingen ZG.

From Horgen station the S2 takes you to Zurich main station (Zürich HB) in 18 minutes, the S8 in 23 minutes. From Horgen Oberdorf the S24 runs without a change to Zug in 12 minutes and to Zürich HB in 24. From the stop Hirzel, Kirche, bus line 150 takes 19 minutes to Horgen station.

The municipal tax multiplier (Steuerfuss) for 2026 is 90% of the simple state tax, excluding church tax; Thalwil charges 78%, Langnau am Albis 106%.

How does a sale in Horgen work with Rudat AG?

Between Baar, where our office is, and Horgen Oberdorf the S24 takes eight minutes. Conrad Rudat leads your mandate himself.

• Separate the price by location. IAZI/CIFI supplies the model value; whether lake view, proximity to the station or grounds tip the balance, we check on site, together with the zoning plan and the ÖREB cadastre of public-law restrictions.
• First the tax, then the price. Property gains tax and net proceeds are fixed before we propose the asking price (Marktauftrittspreis). You can check your amount beforehand in the calculator for the Zurich property gains tax.
• One presentation for both groups of buyers. Professional photography, drone footage over lake and hills, a 360° tour (in German) and our own sales documentation.

What we have already sold in the canton of Zurich: a penthouse in Küsnacht (in German), sold after 5 weeks of marketing, and a house in Uster, sold in 48 hours. For building land (Bauland) in Wettswil am Albis we found new investors within half a day (12 hours); the plot is sold. On Google our average after 26 reviews stands at 5.0 stars.

Procedure and fees in the canton: Selling property in the canton of Zurich (in German). Across the cantonal border: Neuheim and Menzingen. On +41 41 763 33 66 Conrad Rudat answers the phone himself.

This page gives an overview and is no substitute for tax or legal advice; the assessment by the Horgen tax office and the notarised contract are decisive. On request we involve a fiduciary and the notarising officer.

Would you like to compare? Our list of estate agents in Horgen covers the agencies with an office in Horgen, the page Estate agent in the canton of Zurich (in German) covers the whole canton, and Rudat AG in figures shows the verified sales of Rudat AG.

Conrad Rudat · reviewed on 21 October 2026Owner of Rudat AG, estate agent in Baar ZG. Values with the IAZI/CIFI models and guides you through to notarisation.