Living in Tavagnacco: six villages at Udine's northern gate, seven minutes from the hospital

The municipality is a cluster of villages: Feletto Umberto, with the town hall on piazza Indipendenza, Colugna, Tavagnacco, Branco, Adegliacco and Cavalicco. Since 2001 the population has grown by 18%; the regional median is -4%. The average age is 47.9.

• Services: 5 pharmacies and 5 supermarkets, an out-of-hours medical service, 4 primary schools and a middle school; secondary schools are in Udine, 10 min by car.
• Residents: average taxable income is €28,300 (median municipality €23,800), and in 2011 79% of households owned their home.
• Against the city: Udine or a village in its belt.

Of the municipality's six OMI zones, four carry values for homes: the three village zones and the industrial one, where they are put at €800/m²–€1,200/m²; the two rural zones have none. Comparing like with like, between 2021 and 2026 the mid-point rose by 14.6% in Tavagnacco and Branco, 11.4% in Adegliacco and Cavalicco and only 1.9% in Feletto and Colugna. Over the last year only Tavagnacco-Branco moved, +7.8%.

• Detached and semi-detached houses are valued below flats: €900/m²–€1,100/m² in Feletto and Colugna, €900/m²–€1,300/m² in Adegliacco and Cavalicco.
• Sales: 195 in 2025 (+4.3% on 2024), out of 912 in the Udine conurbation excluding the city: no other municipality there had as many. Homes sold in twelve months made up 2.5% of all existing ones (region: 2.4%).
• Budget: €200,000 buys 155 m² at the OMI value, before taxes and notary.

CIPE resolution 87/2003 classes Tavagnacco as a municipality under «high housing pressure», one of 10 in Friuli Venezia Giulia; within twenty minutes of Udine only one other is, Basiliano. In practice a regulated-rent lease («canone concordato») pays the flat-rate «cedolare secca» at 10% instead of 21%, and a cut to 5% is in the Government's bill for the 2027 budget; Parliament decides by December.

• Rent: €4.5/m² a month according to OMI, a theoretical gross yield of 4.2%; in Udine €5.8/m² a month. A year's rent on 70 m² equals 13.4% of the average local income.
• ILIA, the regional property tax: 0.86% on any home that is not the owner's main residence, empty or let; in Udine an empty home pays 0.98%. If the rent is regulated, the regional law lowers the bill to 75% of the full amount; the one «second home» registered with the Region pays 0.70% (the rules).

Net figures, with a worked example: what a let really earns.

• 24-hour emergency department and main hospital: the same one, Santa Maria della Misericordia in Udine, 7 min without traffic (hospitals town by town).
• Motorway: Udine Nord junction 3 min. Trieste airport 39 min, Klagenfurt 1 h 42 min, Ljubljana 1 h 50 min.
• Rail: no station in the municipality; Udine's is 11 min away.
• Sea and slopes: Sistiana bay 46 min, Lignano Pineta 1 h, the Tarvisio ski area 58 min (towns with both within the hour).

• Earthquakes: the municipality is in zone 2; on 6 May 1976 the intensity observed here was 7-8 on the Mercalli scale. In 2011, 54% of residential buildings predated 1971: for a given house, the year and the works done matter (seismic zones).
• Water: ISPRA maps put 3.8% of the buildings where flood hazard is rated medium (regional median 4.9%); none in high landslide-hazard areas.
• Climate: 68 nights below freezing and 38 days at 30 °C or more; on 21 December 8 h 35 min of direct sunshine, with no mountains to cut it short.
• Fibre: FTTH for 94.8% of households, regional median 77.9%.