Highlights from the May 2026 GPSR Desert Housing Report from Coachella Valley real estate market experts Market Watch LLC:
COACHELLA VALLEY MAY HOME SALES RECOVERY
Home Sales Recovery data shows where current home sales are as a percentage of historic norms, with norms being average monthly home sales over the years 2016, 2017, 2018 and 2019. In May, Coachella Valley home sales were below May norm sales by 19.3% (down from 16.4% last month, showing Coachella Valley home sales slowing in May, but still a slight improvement from May 2025 where average monthly home sales were 20.1% below May norm sales)
COACHELLA VALLEY MAY DETACHED HOME MEDIAN PRICE
The median price of a detached home in the Coachella Valley in May was $675,000 (down 3.6% from $700,000 in May 2025). Market Watch commented that the detached home median price in the Coachella Valley usually hits its seasonal low in Autumn and its high in Spring. They also mentioned that detached homes in the Coachella Valley have in general maintained the price gains that occurred during the pandemic.
COACHELLA VALLEY MAY ATTACHED HOME MEDIAN PRICE
The median price of an attached home in the Coachella Valley in May was $490,000 (up 2.1% from $480,000 in May 2025). Market Watch observed that the seasonal price change in the Coachella Valley for attached homes followed the same seasonal pattern as was observed for detached homes, but with a much larger price variation.
COACHELLA VALLEY MAY YEAR-OVER-YEAR CHANGE IN THE PRICE OF THE AVERAGE SIZE HOME BY CITY
In May, the year-over-year changes in the price of the average size detached home in each Coachella Valley city ranged from an increase of 14.2% for the 1,700 sq ft average size detached home in Coachella (increasing to $504,484 from $441,830 in May 2025) to a decrease of 7.6% for the 2,175 sq ft average size detached home in Palm Springs (decreasing to $1,164,827 from $1,261,065 in May 2025). The year-over-year changes in the price of the average size attached home in each Coachella Valley city ranged from an increase of 3% for the 1,950 sq ft average size attached home in Indian Wells (increasing to $826,271 from $802,386 in May 2025) to a decrease of 45% for the 750 sq ft average size attached home in Desert Hot Springs (decreasing to $79,646 from $144,690 in May 2025).
COACHELLA VALLEY MAY AVERAGE MONTHLY HOME SALES (THREE MONTH AVERAGE)
Coachella Valley three-month average home sales in May were 756 homes (up 1.4% from 745 average monthly home sales in May 2025). Market Watch explained that because of the seasonality in Coachella Valley home sales, it has been difficult to determine where home sales stood on a historical basis. They explained that the Home Sales Recovery information outlined above helped to distinguish seasonal changes in home sales from real changes in home sales.
COACHELLA VALLEY MAY AVERAGE MONTHLY HOME SALES (TWELVE MONTH AVERAGE)
Coachella Valley 12-month average home sales in May (which removes the seasonality in Coachella Valley home sales data) were 622 homes per month (up 2.6% from 606 home sales per month in May 2025). Market Watch stated that the housing market continues to need lower mortgage rates. However, they added that 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 MAY MONTHLY HOME SALES BY CITY
In the Coachella Valley, Palm Desert had the highest average monthly home sales in May at 178 homes (up 6% from 168 average monthly home sales in May 2025), followed by Palm Springs with 157 average monthly home sales (up 9% from 144 average monthly home sales in May 2025) and then La Quinta with 112 average monthly home sales (down 11.1% from 126 average monthly home sales in May 2025). Coachella had the lowest average monthly home sales at 10 homes (up 25% from 8 average monthly home sales in May 2025).
COACHELLA VALLEY MAY MONTHLY HOME SALES BY PRICE RANGE
The highest average monthly home sales in the Coachella Valley in May were 121 homes for homes priced between $1M and $1.999M (up 5.2% from 115 average monthly home sales in May 2025). The lowest average monthly home sales of 23 homes was for homes priced between $900K and $999K (down 23.3% from average monthly home sales of 30 homes in May 2025).
COACHELLA VALLEY MAY MONTHLY HOME SALES IN DOLLARS
Coachella Valley home sales in May were $708 million (up 1.4% from average monthly home sales of $698 million in May 2025 but down 1.5% from average monthly home sales of $719 million Last month).
COACHELLA VALLEY MAY MONTHLY HOME SALES IN DOLLARS BY CITY
In the Coachella Valley in May, the highest average monthly home sales in dollars were in La Quinta at $169 million (down 1.2% from average monthly home sales of $171 million in May 2025). This was followed by Palm Springs with average monthly home sales of $149 million (up 12.9% from average monthly home sales of $132 million in May 2025) and Palm Desert with average monthly home sales of $137 million (up 9.6% from average monthly homes of $125 million in May 2025). The lowest average monthly home sales in dollars were in Coachella with average monthly home sales of $5 million (up 25% from average monthly home sales of $4 million in May 2025).
COACHELLA VALLEY MAY MONTHLY HOME SALES IN DOLLARS BY PRICE RANGE
In the Coachella Valley in May, the highest average monthly home sales were $229 million for homes priced over $2 million (up 2.7% from average monthly home sales of $223 million in May 2025). This was followed by average monthly home sales of $165 million for homes priced between $1 million and $1.999 million (up 3.8% from average monthly home sales of $159 million in May 2025). The lowest average monthly home sales were $10 million for homes priced under $300K (the same as in May 2025). Market Watch noted that the total dollar sales for homes priced over $1 million accounted for 55.6% of all dollar sales in the Coachella Valley.
COACHELLA VALLEY JUNE 1ST HOME SALE INVENTORY
On June 1st, the combined inventory of detached and attached homes in the Coachella Valley was 3,358 homes (down 8% from 3,651 homes on June 1st, 2025 and down 5% from 3,534 homes on May 1st of this year). Market Watch stated that inventory has improved from pandemic lows to pre-pandemic inventory levels. They added that housing inventory in the Coachella Valley is very seasonal, with a high inventory level in March and April and low inventory level in late Summer.
COACHELLA VALLEY JUNE 1ST HOME SALE INVENTORY BY CITY
The Coachella Valley city with the highest inventory level on June 1st was Palm Desert with 754 homes for sale (down 2.8% from 776 homes for sale on June 1st, 2025), followed by Palm Springs with 746 homes for sale (down 10.7% from 835 homes for sale on June 1st, 2025). The Coachella Valley city with the lowest inventory level on June 1st was Coachella with 35 homes for sale (up 9.4% from 32 homes for sale on June 1st, 2025). Market Watch noted that this information could help agents determine what cities have homeowners with the greatest selling interest and how it compares to last year.
COACHELLA VALLEY JUNE 1ST HOME SALE INVENTORY BY PRICE RANGE
The highest inventory level in the Coachella Valley on June 1st was 562 homes for sale for homes priced between $1 million and $1.999 million (down 18% from 685 homes for sale on June 1st, 2025), followed by 506 homes for sale for homes priced between $500K and $599K (down 1.6% from 514 homes for sale on June 1st, 2025). The lowest inventory level in the Coachella Valley on June 1st was 137 homes for sale for homes priced between $900 and $999K (down 18.9% from 169 homes for sale on June 1st, 2025). Market Watch noted that this information could help locate what price ranges might be responsible for the growth or contraction of inventory
COACHELLA VALLEY JUNE 1ST MONTHS OF SALES RATIO
On June 1st, the Coachella Valley’s months of sales ratio was 5.4 months (down from 6 months on June 1st, 2025). Market Watch commented that the month of sales ratio was a fundamental ratio, measuring supply and demand. They added that it is now above pre-pandemic levels. Market Watch pointed out that increased inventory coupled with lower sales has resulted in supply beginning to exceed demand. However, Market Watch felt that this should not cause a problem for home prices unless it began to extend average selling times.
COACHELLA VALLEY JUNE 1ST MONTHS OF SALES RATIO BY CITY
The highest months of sales ratio in the Coachella Valley on June 1st was 5.2 months in Desert Hot Springs (up from 5 months on June 1st, 2025), followed by Rancho Mirage at 5 months (down from 5.1 months on June 1st, 2025). The lowest months of sales ratio on June 1st was in Coachella at 3.5 months (down from 4.2 months on June 1st, 2025). Market Watch cautioned that since the months of sales ratio is really the supply and demand equation for housing, this information showed that the Coachella Valley housing market was becoming supply heavy.
COACHELLA VALLEY JUNE 1ST MONTHS OF SALES RATIO BY PRICE RANGE
The highest months of sales ratio in the Coachella Valley on June 1st was 6 months for homes priced between $900K and $999K (up from 5.7 months on June 1st, 2025), followed by 5.5 months for homes priced under $300K (up from 4.3 months on June 1st, 2025). The lowest months of sales ratio on June 1st was 3.8 months for both homes priced between $400K and $499K (down from 4.3 months on June 1st, 2025) and for homes priced between $600K and $699K (down from 4.8 months on June 1st, 2025). Market Watch noted that based on this supply versus demand information, while Coachella Valley home prices have been affected somewhat, this should not intensify unless selling times begin to lengthen.
COACHELLA VALLEY MAY DAYS IN THE MARKET
At the end of May, the median number of days in the Coachella Valley was 49 days (the same as at the end of May 2025). Market Watch commented that the median selling time in the Coachella Valley has been stable and running between 40 and 60 days for over three years.
COACHELLA VALLEY MAY DAYS IN THE MARKET BY CITY
In the Coachella Valley, Coachella had the shortest median selling time in May at 24 days (down from 42 days in May 2025). This was followed by Cathedral City at 38 days (up from 35 days in May 2025). Indio had the longest median selling time at 59 days (up from 47 days in May 2025).
COACHELLA VALLEY MAY DAYS IN THE MARKET BY PRICE RANGE
In the Coachella Valley, the shortest median selling time in May was 42 days for homes priced over $2 million (down from 54 days in May 2025). The longest median selling time was 56 days for homes priced between $700K and $799K (up from 48 days in May 2025). Market Watch noted that selling times usually increase with higher priced homes. They felt it was positive that this trend didn’t apply in the current Coachella Valley market.
COACHELLA VALLEY MAY AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE
In May, detached homes in the Coachella Valley were selling at an average discount of -2.9% from list price (compared to an average discount of 2.6% in May 2025). In May, attached homes in the Coachella Valley were selling at an average discount of 3.3% from list price (compared to an average discount of 3% in May 2025). Market Watch explained that these average discounts from list price were back to pre-covid norms.
COACHELLA VALLEY MAY AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY CITY
In the Coachella Valley, Desert Hot Springs had the lowest average discount from list price in May at 1.6% (compared to an average discount of 1% in May 2025). Bermuda Dunes had the highest average discount from list price at 5.2% (compared to an average discount of 3.1% in May 2025).
COACHELLA VALLEY MAY AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY PRICE RANGE
In the Coachella Valley, the lowest average discount from list price in May was 2% for homes priced between $700K and $799K (compared to an average discount of 2.5% in May 2025). The highest average discount from list price in May was 4.5% for homes priced over $2 million (compared to an average discount of 3.7% in May 2025). Market Watch pointed out that price discounts usually increase with higher priced homes. However, in the Coachella Valley the lowest discounts in May were in the middle price ranges.
COACHELLA VALLEY MAY PERCENTAGE OF HOMES SELLING ABOVE LIST PRICE
In the Coachella Valley in May, the percentage of homes selling over list price was 9.6% (compared to 10.6% in May 2025). Market Watch did note that the 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