Local real estate market experts, Market Watch LLC, have just released their year-end December 2025 GPSR Desert Housing Report. Some highlights, courtesy of the Greater Palm Springs Realtors®:
COACHELLA VALLEY DECEMBER 2025 SALES RECOVERY: In December, Coachella Valley home sales were below pre-pandemic average normal December home sales, calculated over the years 2016, 2017, 2018 and 2019, by 24.3% (compared with December 2024, where December home sales were below pre-pandemic average normal December home sales by 34.6%).
COACHELLA VALLEY DECEMBER DETACHED HOME MEDIAN PRICE: The median price of a detached home in the Coachella Valley ended December at $660,000 (down 0.75 % from $665,000 in December 2024). Market Watch commented that the Coachella Valley detached home median price usually hits its seasonal low in Autumn and its seasonal high in Spring. Market Watch felt that this chart clearly showed that detached homes in the Coachella Valley have in general maintained the price gains achieved during the pandemic. 
COACHELLA VALLEY DECEMBER ATTACHED HOME MEDIAN PRICE: The median price of an attached home in the Coachella Valley ended December at $460,000 (down 3.0% from $474,000 in December 2024). Market Watch commented that the seasonal price range for attached homes was much larger than that for detached homes, but that attached home median prices seemed to be following the same seasonal pattern as detached home median prices
COACHELLA VALLEY DECEMBER ANNUAL CHANGE IN PRICE OF AVERAGE SIZE HOMES BY CITY: In December, the annual changes in the price of the average size detached home in each Coachella Valley city ranged from an increase of 35.6% for the 3,450 sq ft average size detached home in Indian Wells (increasing to $2,373,925 from $1,751,272 in December 2024) to a decrease of 9.8% for the 1,700 sq ft average size detached home in Coachella (decreasing to $472,024 from $523,592 in December 2024). In December, the annual changes in the price of the average size attached home in each Coachella Valley city ranged from an increase of 7.1% for the 1,050 sq ft average size attached home in Indio (increasing to $292,718 from $274,292 in December 2024) to a decrease of 10.3% for the 750 sq ft average size attached home in Desert Hot Springs (decreasing to $127,021 from $141,623 in December 2024).
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES (THREE-MONTH AVERAGE): The Coachella Valley’s three-month average of total home sales this past December was 551 homes (up 9.3% from 504 home sales in December 2024). Market Watch noted that because of the seasonality in Coachella Valley home sales, it is difficult to determine where home sales stand on a historical basis. For this reason, the Sales Recovery chart was designed to help distinguish seasonal changes from real ones.
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES (TWELVE-MONTH AVERAGE): The 12-month average of home sales in the Coachella Valley removes “seasonality” from the Coachella Valley home sales data. In December, Coachella Valley home sales averaged 623 homes sales per month (up 2.1% from 610 home sales in December 2024). Market Watch commented that although inflation remained low, the Federal Reserve Board had stopped lowering short-term rates until the effect of the administration’s new economic policies could be determined.
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES BY CITY: In the Coachella Valley in December, Palm Desert had the highest average monthly home sales at 124 homes (up 9.7% from 113 homes in December 2024), followed by Palm Springs with 113 home sales (up 16.5% from 97 home sales in December 2024) and then La Quinta with 81 home sales (up 6% from 75 home sales in December 2024). In December, Coachella had the lowest average monthly home sales at 8 homes (the same as in December 2024).
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES BY PRICE RANGE: In the Coachella Valley in December, the highest average monthly home sales were for homes priced between $500 thousand and $599 thousand at 91 home sales (up 4.9% from 82 home sales in December 2024), followed closely by homes priced between $400 thousand and $499 thousand with average monthly home sales of 87 homes (down 1.1% from 88 home sales in December 2024) and homes priced between $1 million and $1.999 million also at 87 average monthly home sales (up 19.2% from 73 home sales in December 2024). The lowest average monthly home sales were for homes priced between $900 thousand and $999 thousand at 19 home sales (up 46.2% from 13 home sales in December 2024).
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES IN DOLLARS: Average monthly Coachella Valley home sales in December were $485 million (up 12.8% from home sales of $430 million in December 2024).
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES IN DOLLARS BY CITY: In December, the Coachella Valley city with the highest average monthly home sales (in dollars) was La Quinta with average monthly home sales of $103 million (up 14.4% from home sales of $90 million in December 2024). This was followed by Palm Springs with monthly home sales of $97 million (up 16.9% from home sales of $83 million in 2024) and then Palm Desert with monthly home sales of $94 million (up 3.3% from sales of $91 million in December 2024). The lowest average monthly home sales were in Coachella at $4 million (the same as in December 2024).
COACHELLA VALLEY DECEMBER AVERAGE MONTHLY HOME SALES IN DOLLARS BY PRICE RANGE: In December, the highest average monthly home sales (in dollars) in the Coachella Valley was for homes priced over $2 million at $132 million (up 23.4% from home sales of $107 million in December 2024). This was followed by homes priced between $1 million and $1.999 million at $120 million (up 18.8% from home sales of $101 million in December 2024). The lowest December average monthly home sales were for homes priced under $300 thousand at $10 million (up 25% from home sales of $8 million in December 2024). Market Watched pointed out that home sales (in dollars) for homes priced between $1 million and $1.999 million and for homes priced over $2 million accounted for 52% of home sales (in dollars) in the Coachella Valley in December.
COACHELLA VALLEY JANUARY 1ST INVENTORY: On January 1st, the combined inventory of detached and attached homes in the Coachella Valley was 3,028 homes (up 130 homes or 4.5% from 2,898 homes on January 1st, 2025). Market Watch stated that inventory has been improving and current inventory level was now comparable to inventory levels before the pandemic. They added that the usual seasonal home sales pattern in the Coachella Valley showed a high inventory at the start of the year and low inventory in late Summer.
COACHELLA VALLEY JANUARY 1ST INVENTORY BY CITY: On January 1st, the Coachella Valley city with the highest inventory was Palm Desert with 663 homes (up 13.9% from 582 homes on January 1st, 2025), followed by Palm Springs with 644 homes (up 3.4% from 623 homes on January 1st, 2025). On January 1st, the Coachella Valley city with the lowest inventory was Coachella with 43 homes (up 79.2% from 24 homes on January 1st, 2025). Market Watch thought that this chart could help agents know what cities have homeowners with the greatest selling interest and how it compares to last year.
COACHELLA VALLEY JANUARY 1ST INVENTORY BY PRICE RANGE: On January 1st, the highest inventory was for homes priced between $1 million and $1.999 million at 513 homes (down 1.2% from 519 homes on January 1st, 2025). On January 1st, the lowest inventory was for homes priced between $900 thousand and $999 thousand at 109 homes (down 24.8% from 145 homes on January 1st, 2025). Market Watch thought that this chart could help locate what price ranges might be responsible for the growth or contraction of inventory.
COACHELLA VALLEY JANUARY 1ST MONTHS OF SALES RATIO: On January 1st, the Coachella Valley’s months of sales ratio was 4.9 months (up slightly from 4.7 months on January 1st, 2025). Market Watch pointed out that this fundamental ratio, which measures supply and demand, was now above pre-pandemic levels. They further noted that while inventory has recovered, because of low sales, supply is beginning to exceed demand. However, they stated that this should not cause a problem for home prices unless it begins to extend average selling times.
COACHELLA VALLEY JANUARY 1ST MONTHS OF SALES RATIO BY CITY: On January 1st, the highest months of sales ratio in the Coachella Valley was in Rancho Mirage at 6.9 months (up from 6.4 months on January 1st, 2025). The lowest months of sales ratio on January 1st was in Cathedral City at 4.4 months (down from 4.9 months on January 1st, 2025). Market Watch pointed out that they saw consistent months of sales ratios between 4.0 and 5.0 months in most of the nine Coachella Valley cities on January 1st. They further pointed out that since the months of sales ratio is really the supply-demand equation for housing, it showed that the Coachella Valley housing market was becoming supply heavy.
COACHELLA VALLEY JANUARY 1ST MONTHS OF SALES RATIO BY PRICE RANGE: On January 1st, the highest months of sales ratio in the Coachella Valley was for homes priced over $2 million at 7.2 months (down significantly from 9.3 months on January 1st, 2025). The lowest months of sales ratio on January 1st was for homes priced under $300 thousand at 4.1 months (up slightly from 4 months on January 1st, 2025). Market Watch again noted that since months of sales ratios are really the supply-demand equation for housing, the large increases over last year showed that supply was starting to exceed demand in almost all price brackets. They further noted that this hadn’t affected prices yet and most probably wouldn’t until selling times begin to lengthen.
COACHELLA VALLEY DECEMBER DAYS IN THE MARKET: At the end of December, the median number of days in the market in the Coachella Valley was 47 days (up 6 days from 41 days in December 2024). Market Watch commented that the median selling time in the Coachella Valley has been running between 40 and 55 days for over two years.
COACHELLA VALLEY DECEMBER DAYS IN THE MARKET BY CITY: In December, Indian Wells had the lowest average selling time in the Coachella Valley at 40 days (down from 42 days in December 2024). This was followed by La Quinta at 41 days (the same as in December 2024). Bermuda Dunes had the highest median selling time at 92 days (up significantly from 34 days in December 2024).
COACHELLA VALLEY DECEMBER DAYS IN THE MARKET BY PRICE RANGE: In December, the lowest average selling time in the Coachella Valley was for homes priced between $1 million and $1.999 million at 35 days (down from 38 days in December 2024). The highest median selling time was for homes priced under $300 thousand at 69 days (up from 48 days in December 2024). Market Watch advised that when looking at these numbers, it was important to notice if any price range had an abnormal number of days in the market. Market Watch noted that while selling times usually increase with higher priced homes, that is not the case currently in the Coachella Valley (which Market Watch felt was a positive situation).
COACHELLA VALLEY DECEMBER AVERAGE SELLING PREMIUM/DISCOUNT FROM LIST PRICE: In December, detached homes were selling in the Coachella Valley at an average discount of 2.6% (up from a discount of 2.3% in December 2024). In December, attached homes were selling in the Coachella Valley at an average discount of 3.3% (up from a discount of 2.7% in December 2024). Market Watch suggested that these premiums/discounts were now back to pre-covid norms.
COACHELLA VALLEY DECEMBER AVERAGE SELLING PREMIUM/DISCOUNT FROM LIST PRICE BY CITY: In December, Desert Hot Springs had the lowest average selling discount of 1% from list price (down from an average discount of 2.1% in December 2024). Bermuda Dunes had the largest average selling discount from list price at 5.4% (up from an average discount of 3.6% in December 2024). Market Watch noted that in general, cities with higher-priced homes sell at larger discounts.
COACHELLA VALLEY DECEMBER AVERAGE SELLING PREMIUM/DISCOUNT FROM LIST PRICE BY PRICE RANGE: In December, the lowest average discount from list price was for homes priced between $400 thousand and $499 thousand at 2.2% (up from an average discount of 1.9% in December 2024) and for homes priced between $600 thousand and $699 thousand also at 2.2% (up from an average discount of 1.8% in December 2024). The largest average discount from list price was for homes prices under $300 thousand at 4.3% (up from an average discount of 4% in December 2024). Market Watch noted that as a rule, price discounts increase with higher priced homes. In the Coachella Valley in November, the lowest discounts were in the middle price ranges.
COACHELLA VALLEY DECEMBER PERCENTAGE OF HOMES SELLING OVER LIST PRICE: In December, the percentage of homes in the Coachella Valley selling over list price was 11.2% (down from 13.1% in Dcember 2024). Market Watch noted that the percentage of homes selling above list price was now back to pre-pandemic levels.
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