ocal real estate market experts, Market Watch LLC, have just released their GPSR Desert Housing Report for July 2026. Some of their findings:

July Coachella Valley Sales Recovery

This seasonally adjusted curve shows where current sales were in July as a percentage of historic norms, where the norms were calculated from sales over the years 2016 through 2019. In July, home sales in the Coachella Valley were below historic July norms by 28.3% (up from 29.6% in July 2025).

 July Coachella Valley Median Detached Home Price

The detached home median price in the Coachella Valley at the end of July was $650,000 (the same as in July 2025). Market Watch noted that the detached home median price usually reaches its seasonal low in Autumn and its high in Spring. They also felt that this data showed that the price of detached homes in the Coachella Valley had generally maintained the increases made during the pandemic.

 July Coachella Valley Median Attached Home Price

The attached home median price in the Coachella Valley at the end of July was $435,000, (down 3.1% from $448,875 in July 2025). Market Watch noted that as was the case with detached homes, the attached home median price usually reaches its seasonal low in Autumn and its high in Spring.

 July Year-Over-Year Changes In The Price of The Average Size Home By City

In July, year-over-year changes in the price of the average size detached home in the Coachella Valley ranged from an increase of 4.1% for the 1,700 sq ft average size detached home in Coachella (up to $501,569 from $481,763 in July 2025) to a decrease of 9.4% for the 3,450 sq ft average size detached home in Indian Wells (down to $2,039,130 from $2,251,160 in July 2025).  In July, year-over-year changes in the price of the average size attached home in the Coachella Valley ranged from an increase of 42% for the 1,950 sq ft average size attached home in Indian Wells (up to $917,100 from $645,908 in July 2025) to a decrease of 25.3% for the 750 sq ft average size attached home in Desert Hot Springs (down to $99,558 from $133,256 in July 2025).

 July Coachella Valley Monthly Home Sales (Three Month Average)

The three month average of total home sales in the Coachella Valley in July was 608 homes (down 1.3% from 616 home sales in July 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 data was designed to help distinguish seasonal changes from real ones.

 July Coachella Valley Monthly Home Sales (Twelve Month Average)

The 12-month average of Coachella Valley home sales, which removes seasonality from the home sales data, was 626 homes per month (up 3.5% from 605 home sales per month in July 2025). Market Watch added that the housing market continues to need lower mortgage rates. However, they added that 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.

July Coachella Valley Monthly Home Sales by City

In the Coachella Valley in July, Palm Springs had the highest average monthly home sales at 137 homes (up 6.2% from 129 home sales in July 2025), followed by Palm Desert at 130 monthly home sales (up 2.4% from127 monthly home sales in July 2025). Bermuda Dunes had the lowest average monthly home sales at 8 homes (down 27.2% from 11 homes sales per month in July 2025).

July Coachella Valley Monthly Home Sales by Price Range

In the Coachella Valley in July, homes priced between $500K-$599K had the highest average monthly home sales at 99 homes (up 3.12% from 96 home sales in July 2025). This was followed by homes priced between $1M and $1.999M with 98 average monthly home sales (up 21% from 81 average monthly home sales in July 2025). Homes priced between $900K and $999K had the lowest average monthly home sales at 20 homes (down 5.3% from 19 average monthly home sales per in July 2025).

July Coachella Valley Monthly Home Sales In Dollars

In the Coachella Valley in July, monthly home sales were $536 million (up 2.7% from $522 million in July 2025).

July Coachella Valley Monthly Home Sales In Dollars By City

In the Coachella Valley in July, the largest monthly home sales were in Palm Springs at $123 million (up 7.9% from $114 million in July 2025). This was followed by Palm Desert with $106 million (up 23.3% from $86 million in July 2025). The lowest monthly home sales were in Bermuda Dunes at $6 million (down 25% from $8 million in July 2025).

July Coachella Valley Monthly Home Sales In Dollars By Price Range

In the Coachella Valley in July, the largest monthly home sales were for homes priced over $2 million at $151 million (up 7.1% from $141 million in July 2025). This was followed by sales of $133 million for homes priced between $1 million and $1.999 million (up 18.8% from $112 million in July 2025). The lowest monthly home sales were for homes priced under $300K at $10 million (down 11.1% from $9 million in July 2025). Market Watch noted that monthly home sales for homes priced between $1 million and $1.999 million and homes priced over $2 million accounted for 52.9% of all monthly homes sales in the Coachella Valley in July.

August 1st Coachella Valley Home Inventory

On August 1st the combined inventory of detached and attached homes in the Coachella Valley was 2,668 homes (down 9.9% from 2,961 homes on August 1st, 2025). Market Watch commented that Coachella Valley home inventory has been growing since 2022 and was now comparable to inventory number before the pandemic. They also mentioned that inventory was very seasonal, with high inventories in March and April and low inventory in late Summer.

August 1st Coachella Valley Home Inventory By City

In the Coachella Valley on August 1st, Palm Springs had the highest home inventory at 592 homes (down 10.4% from 661 homes on August 1st, 2025), followed by Palm Desert at 582 homes (down 6.1% from 620 homes on August 1st, 2025). The lowest home inventory was in Coachella at 33 homes (down 8.3% from 36 homes on August 1st, 2025). Market Watch felt that this information could help determine those cities with homeowners with the greatest selling interest.

 August 1st Coachella Valley Home Inventory By Price Range

In the Coachella Valley on August 1st, the highest home inventory was 407 homes for homes priced between $400K and $499K (down 4% from 424 homes on August 1st, 2025), followed by 405 homes for homes priced between $1 million and $1.999 million (down 18.5% from 497 homes on August 1st, 2025). The lowest home inventory was 113 homes for homes priced between $900K and $999K (down 16.9% from 136 homes on August 1st, 2025). Market Watch felt that information could help locate what price ranges might be responsible for the growth or contraction of inventory.

August 1st Coachella Valley Months Of Sales Ratio

In the Coachella Valley on August 1st, the months of sales ratio was 4.3 months (compared to 4.9 months on August 1st, 2025). Market Watch stated that this fundamental ratio, which measures supply and demand, was above pre-pandemic levels because of low sales. They added that housing supply was beginning to exceed demand. However, they felt that this should not cause a problem for home prices unless it begins to extend average selling times.

August 1st Coachella Valley Months Of Sales Ratio By City

In the Coachella Valley on August 1st, the highest months of sales ratio was in Desert Hot Springs at 5.4 months (up from 4.8 months on August 1st, 2025), followed by 5.1 months in Rancho Mirage (also up from 4.8 months on August 1st, 2025). The lowest months of sales ratio was in Coachella at 2.7 months (down from 5.1 months on August 1st, 2025). Market Watch explained that since the months of sales ratio is really the supply-demand equation for housing, the months of sales ratios for the Coachella Valley showed that the housing market was becoming supply.

August 1st Coachella Valley Months Of Sales Ratio By Price Range

In the Coachella Valley on August 1st, the highest months of sales ratio was 5.6 months for homes priced between $900K and $999K (down from 7 months on August 1st, 2025). The lowest months of sales ratio was 3.8 months for homes priced between $300K and $399K (down from 4.5 months on August 1st, 2025). Market Watch commented that since months of sales ratios are really the supply-demand equation for housing, this shows that supply versus demand has not changed much from last year in almost all price brackets. Prices have been affected somewhat but this shouldn’t intensify unless selling times begin to lengthen

July Coachella Valley Days In The Market

At the end of July, the median number of days in the market in the Coachella Valley was 52 days (compared with 56 days in July 2025). Market Watch thought that the median selling time in the Coachella Valley appears stable, running at between 40 and 60 days for over three years.

July Coachella Valley Days In The Market By City

In July, of all of the Coachella Valley cities, Coachella had the lowest median selling time at just 21 days (down from 49 days in July 2925), followed by Cathedral City at 43 days (up slightly from 41 days in July 2025). Indian Wells had the highest median selling time at 65 days (down from 61 days in July 2025).

July Coachella Valley Days In The Market By Price Range

Out of all Coachella Valley cities, in July the lowest median selling time was for homes priced between $700K and $799K at 43 days (down from 51 days in July 2025), followed by homes priced between $800K and $899K at 44 days (down from 62 days in July 2025). The longest median selling time was for homes priced under $300K at 61 days (down slightly from 62 days in July 2025). Market Watch added that when looking at these numbers, it was important to notice if any price range had an abnormal selling time. They added that selling times usually increase with higher priced homes. This was not the case in the Coachella Valley, which Market Watch felt was a positive.

July Coachella Valley Days Average Price Discount/Premium

In July, detached homes in the Coachella Velley were selling at an average discount of -3.1% from list price (compared to a discount of 2.8% in July 2025). Attached homes in the Coachella Valley were selling at an average discount of 3.5% discount (compared to a discount of 3.6% in July 02025). Market Watch noted that these numbers were back to pre-covid norms.

 July Coachella Valley Days Average Price Discount/Premium By City

Of the Coachella Valley cities, in July Desert Hot Springs had the lowest average discount from list price at 1.3% (up from 0.7% in July 2025), followed by Coachella at 1.4% (up from 0.8% in July 2025). Indian Wells had the highest average discount from list price at 5.2%  (up from 4.3% in Jully 2025).

July Coachella Valley Days Average Price Discount/Premium By Price Range

Of all Coachella Valley cities, in July the lowest average discount from list price was for homes priced between $400K and $499K at 2% (down from 2.2% in July 2025). This was followed by homes priced between $600K to $699K and homes priced between $700K and $799K with an average discount from list price at 2.4% each. The highest average discount from list price was for homes priced over $2 million at 5.4% (up from 5% in July 2025). Market Watch commented that as a rule, price discounts increase with higher priced homes, however in the Coachella Valley in July the lowest discounts were in the mid-range price ranges.

July Coachella Valley Percentage Of Homes Selling Above List

In July, the percentage of homes in the Coachella Valley selling over list price was 10.0% (compared to 10.5% in July 2025). Market Watch noted that this percentage of homes selling above list price was back to pre-pandemic levels.

 

THE BRIGGS GROUP | COLDWELL BANKER | Laurie Briggs - DRE# 01896117 | Tim Briggs - DRE# 01898254 | Coldwell Banker Realty - DRE# 00616212