Highlights from the Greater Palm Springs Realtors GPSR August 2026 Desert Housing Report:
COACHELLA VALLEY AUGUST SALES RECOVERY
In August, Coachella Valley home sales were 32.8% below August historic norms (for comparison, in August 2025 Coachella Valley home sales were 32.6% below August historic norms). August historic norms are calculated from average August home sales in 2016, 2017, 2018 and 2019.
COACHELLA VALLEY AUGUST DETACHED HOME MEDIAN PRICE
In August, the median price of a detached home in the Coachella Valley ended the month at $635,000 (down 1.9% from $647,000 at the end of August 2025). Market Watch remarked that the detached home median price usually reaches its seasonal low in Autumn and its high in Spring. They also noted that detached homes in the Coachella Valley have generally maintained the price gains made during the pandemic.
COACHELLA VALLEY AUGUST ATTACHED HOME MEDIAN PRICE
In August, the median price of an attached home in the Coachella Valley ended the month at $430,000 (down 2.8% from $442,500 at the end of August 2025). Market Watch pointed out that while the annual median price variation for attached homes was much larger for attached homes than it was for detached homes, attached home medium prices seemed to follow the same seasonal pattern as detached home median prices.
COACHELLA VALLEY AUGUST YEAR-OVER-YEAR CHANGES IN AVERAGE SIZE HOME PRICES BY CITY
In August, year-over-year changes in the price of the average size detached home ranged from an increase of 14.4% for the 3,450 sq ft average size detached home in Indian Wells (increasing to $2,186,846 from $1,911,128 in August 2025) to a decrease of 6.0% for the 2,175 sq ft average size detached home in Palm Springs (decreasing to $1,102,593 from $1,173,054 in August 2025). In August, year-over-year changes in the price of the average size attached home ranged from an increase of 13.7% for the 1,950 sq ft average size attached home in Indian Wells (increasing to $705,621 from $620,412 in August 2025) to a decrease of 17.4% for the 1,450 sq ft average size attached home in Bermuda Dunes (decreasing to $314,744 from $381,263 in August 2025).
COACHELLA VALLEY AUGUST AVERAGE MONTHLY HOME SALES (THREE-MONTH AVERAGE)
In August, the three-month average of total Coachella Valley home sales was 555 homes (down 3.3% from 574 home sales in August 2025). Market Watch noted that because of the seasonality in Coachella Valley home sales, it is difficult to determine where Coachella Valley home sales stand on a historical basis. The Sales Recovery information referenced above was designed to help distinguish seasonal changes in home sales from real ones.
COACHELLA VALLEY AUGUST AVERAGE MONTHLY HOME SALES (TWELVE MONTH AVERAGE)
In August, the twelve-month average of monthly Coachella Valley home sales, which removes seasonality from home sales data, was 620 homes (up 3% from 602 home sales in August 2025). Market Watch expressed their opinion that the housing market continues to need lower mortgage rates. Although inflation remains low, the Federal Reserve Board has stopped lowering short-term rates until the effect of the administration’s new economic policies can be determined.
COACHELLA VALLEY AUGUST MONTHLY HOME SALES BY CITY
In August, Palm Springs had the highest monthly home sales at 121 (up 0.8% from 120 home sales in August 2025). This was followed by Palm Desert with 114 monthly home sales (up 6.5% from 107 homes sales in August 2025), then La Quinta with 75 monthly home sales (down 15.7% from 89 home sales in August 2025). In August, Bermuda Dunes had the lowest average monthly home sales at 8 homes (down 11.1% from 9 homes in August 2025).
COACHELLA VALLEY AUGUST MONTHLY HOME SALES BY PRICE RANGE
In August, the highest monthly home sales were 97 homes for homes priced between $500K and $599K (up 3.2% from 94 home sales in August 2025). This was followed by monthly home sales of 96 homes for homes priced between $400K and $499K (down 5% from 101 homes in August 2025). The lowest monthly home sales were 18 homes for homes priced between $900K and $999K (down 10% from 20 home sales in August 2025). Market Watch did state that home sales were similar to August 2025 across all price ranges.
COACHELLA VALLEY AUGUST MONTHLY HOME SALES IN DOLLARS
In August, Coachella Valley home sales were $451 million (down 3.8% from $469 million in August 2025).
COACHELLA VALLEY AUGUST MONTHLY HOME SALES IN DOLLARS BY CITY
In August, Palm Springs had the highest home sales in dollars with average monthly sales of $98 million (down 5.8% from $104 million in August 2025). This was followed by Palm Desert with average monthly home sales of $87 million (up 19.2% from home sales of $73 million in August 2025) and La Quinta with average monthly home sales of $82 million (down 18% from home sales of $100 million in August 2025). The lowest home sales in dollars were $6 million in Coachella (up 50% from home sales of $4 million in August 2025).
COACHELLA VALLEY AUGUST MONTHLY HOME SALES IN DOLLARS BY PRICE RANGE
In August, the highest monthly average home sales in dollars were $111 million for homes priced between $1 million and $1.999 million (up 13.3% from monthly home sales of $98 million in August 2025). This was closely followed by monthly average home sales of $104 million for homes priced over $2 million (down 8% from monthly home sales of $113 million in August 2025). The lowest average monthly home sales in dollars were $10 million for homes priced under $300K (up 25% from home sales of $8 million in August 2025). Market Watch noted that sales of homes priced between $1 million and $1.999 million and sales of homes priced over $2 million together accounted for 47.7% of all home sales in dollars in the Coachella Valley in August.
COACHELLA VALLEY SEPEMBER 1ST TOTAL HOME INVENTORY
At the end of August, the combined inventory of detached and attached homes in the Coachella Valley was 2,441 homes (down 355 homes or 12.7% from 2,796 homes on September 1st, 2025). Market Watch noted that inventory has been growing since 2022 and is now comparable to inventory number before the pandemic. They added that inventory is very seasonal, with high inventories in March and April and low inventory in late Summer.
COACHELLA VALLEY SEPEMBER 1ST TOTAL HOME INVENTORY BY CITY
On September 1st, the Coachella Valley city with the largest inventory was Palm Springs with 548 homes (down 10% from 609 homes on September 1st, 2025). This was followed by Palm Desert with 532 homes (down 7.6% from 576 homes on September 1st, 2025). The lowest inventory was in Coachella with 25 homes (down 21.9% from 32 homes on September 1st, 2025). Market Watch felt that this information could help agents determine those cities whose homeowners had the greatest interest in selling and this interest compared to last year.
COACHELLA VALLEY SEPEMBER 1ST TOTAL HOME INVENTORY BY PRICE RANGE
On September 1st, the highest inventory was 375 homes for homes priced between $400K and $499 K (down 7.4% from 405 homes on September 1st, 2025). This was followed by 372 homes for homes priced between $500K and $599K (down 10.6% from 416 homes on September 1st, 2025). The lowest inventory was for homes priced between $900K and $999K at 109 homes (down 8.4% from 119 homes on September 1st, 2025). Market Watch felt that this information could help locate what price ranges might be responsible for the growth or contraction of inventory.
COACHELLA VALLEY SEPEMBER 1ST MONTHS OF SALES RATIO
On September 1st, the Coachella Valley’s months of sales ratio was 3.9 months (down 15.2% from 4.6 months on September 1st, 2025). Market Watch stated that this fundamental ratio, measuring supply and demand, was above pre-pandemic levels. Because of low sales, they felt that home supply was beginning to exceed demand. However, they also felt that this should not cause a problem for home prices unless it began to extend average selling times.
COACHELLA VALLEY SEPEMBER 1ST MONTHS OF SALES RATIO BY CITY
Market Watch commented that they saw consistent months of sales ratios between 4.0 to 6.0 months in most of the nine Coachella Valley cities. In August, the highest months of sales ratio was in Desert Hot Springs at 4.8 months (down from 5.2 months on September 1st, 2025). The lowest months of sale ratio was in Coachella at 2.2 months (down from 3.7 months on September 1st, 2025). Market Watch went on the add that since months of sales is really the supply-demand equation for housing, this data showed that the Coachella Valley housing market was becoming supply heavy.
COACHELLA VALLEY SEPEMBER 1ST MONTHS OF SALES RATIO BY PRICE RANGE
In August, the highest months of sales ratio was 5.9 months for homes priced between $900K and $999K (down slightly from 6.0 months on September 1st, 2025). The lowest months of sale ratio was 3.8 months for homes priced between $500K and $599K (down from 4.4 months on September 1st, 2025). Market Watch felt that this information showed that supply versus demand in the Coachella Valley has not changed much from last year in almost all price ranges. They added that home prices have been affected somewhat but this shouldn’t intensify unless selling times begin to lengthen.
COACHELLA VALLEY AUGUST DAYS IN THE MARKET
At the end of August, the median number of days in the market in the Coachella Valley was 55 days (down 5 days from 60 days in August 2025). Market Watch stated that the median selling time in the Coachella Valley appears stable and has been running between 40 and 60 days for over three years.
COACHELLA VALLEY AUGUST DAYS IN THE MARKET BY CITY
In August, Coachella had the lowest median selling time at just 25 days (down from 51 days in August 2025), followed Desert Hot Springs with a median selling time of 42 days (down from 63 days in August 2025). Indian Wells had the highest median selling time at 73 days (up from 65 days in August 2025).
COACHELLA VALLEY AUGUST DAYS IN THE MARKET BY PRICE RANGE
In August, the lowest median selling time was 48 days for homes priced between $700K and $799K (down from 51 days in August 2025), followed a median selling time of 49 days for homes priced between $600K and $699K (down from 65 days in August 2025). The highest median selling time was 68 days for homes priced between $900K and $999K (down from 83 days in August 2025). Market Watch explained that usually selling times increase with higher priced homes. However, in the current Coachella Valley market this was not the case, which Market Watch saw as a positive.
COACHELLA VALLEY AUGUST AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE
In August detached homes in the Coachella Valley sold at an average discount of 2.9% from list price (compared with 2.8% in August 2025). In August, attached homes in the Coachella Valley sold at an average discount of 3.7% from list price (compared to 3.5% in August 2025). Market Watch noted that these discounts were back to pre-covid norms.
COACHELLA VALLEY AUGUST AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY CITY
In August, Desert Hot Springs had the lowest discount from list price at 0.9% (compared to a discount of 0.6% in August 2025). In August, Indian Wells had the highest discount from list price at 6.1% (compared to a discount of 4.3% in August 2025).
COACHELLA VALLEY AUGUST AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY PRICE RANGE
In August, the lowest discount from list price in the Coachella Valley was 1.7% for homes priced between $400K and $499K (compared to a discount of 2.1% in August 2025). In August, the highest discount from list price in the Coachella Valley was 6.3% for homes priced over $2 million (compared to a discount of 5.4% in August 2025). Market Watch explained that as a rule, price discounts increase with higher priced homes. In the Coachella Valley in August, the lowest discounts from list price occurred in the middle price ranges.
COACHELLA VALLEY AUGUST PERCENTAGE OF HOMES SELLING ABOVE LIST PRICE
In August, the percent of Coachella Valley homes selling over list price was 11.1% (the same as in August 2025). Market Watch stated that the percentage of Coachella Valley homes selling above list price was now back to pre-pandemic levels.
THE BRIGGS GROUP | COLDWELL BANKER REALTY || Laurie Briggs - DRE# 01896117 | Tim Briggs - DRE# 01898254 | Coldwell Banker Realty - DRE# 00616212