The Palm Springs/Coachella Valley real estate market is truly unlike any other. It consists of ten different cities, many of which are further divided into North and South sections, creating a highly nuanced and complex market.
The December 2025 data has now been released and is being compared to December 2024 year-to-date figures. It’s important to note that this data is presented in a general sense, as it is divided into two main categories:
- Single-family homes
- Condominiums
As the data shows, only three cities are not in the red and have experienced year-to-date appreciation. That said, this data does not break down the market into its more specific pockets, such as North versus South neighborhoods or lease land versus non–lease land properties—categories that are unique to the Palm Springs/Coachella Valley market.
For the sake of full transparency, it’s fair to assume that the areas shown in red are likely carrying more weight from North neighborhoods and lease land properties. Why is that? Homes located in North neighborhoods or on lease land typically sell for less than non–lease land homes or those located in South neighborhoods. During the peak of the market, these homes were purchased at an overwhelming pace simply because of their lower price points.
However, once the market shifted downward, lease land properties and homes in North neighborhoods were hit the hardest. These areas now tend to have higher inventory levels and, in many cases, carry the highest number of short-sale listings.
Hopefully, this helps clarify what we are seeing in the current market. If you are a seller in these areas, the road ahead may be challenging. On the other hand, if you are a buyer, you may find yourself with an abundance of options and opportunities.
This is neither good nor bad news—it’s simply market news, depending on which side of the table you’re sitting on. Please feel free to reach out at any time. I truly value our relationship and am always available to provide information, ideas, or perspectives for you, your friends, or your family as needed.