Our local real estate market experts, Market Watch LLC, have just released their October 2025 GPSR Desert Housing Report. Some highlights, courtesy of the Greater Palm Springs Realtors®:
COACHELLA VALLEY OCOTOBER SALES RECOVERY: October Coachella Valley home sales were 28.4% below pre-pandemic October normal home sales (compared to 34.6% below pre-pandemic October normal home sales in October 2024). October normal pre-pandemic home sales were calculated from October Coachella Valley home sales in the years 2016 through 2019.
COACHELLA VALLEY OCTOBER DETACHED HOME MEDIAN PRICE: The October detached home median price in the Coachella Valley was $625,000 (down 1.6% from $635,000 in October 2024). Market Watch stated that the Coachella Valley detached home median price usually hits its seasonal low in Autumn and its seasonal high in the Spring. They also noted that detached homes in the Coachella Valley have in general maintained the price gains achieved during the pandemic.
COACHELLA VALLEY OCTOBER ATTACHED HOME MEDIAN PRICE: The October attached home median price in the Coachella Valley was $420,000 (down 3.5% from $435,000 in October 2024). Market Watch commented that attached home median prices followed the same seasonal pattern as detached home median prices.
COACHELLA VALLEY OCTOBER 12 MONTH PRICE CHANGE FOR THE AVERAGE SIZE HOME BY CITY: In the Coachella Valley in October, changes in the median price of the average size detached home in each city ranged from an increase of 2.2% (increasing to $566,199 from $554,112) for the 1,800 sq ft average size detached home in Cathedral City to a decrease of 16.5% (decreasing to $1,756,944 from $2,040,640) for the 3,450 sq ft average size detached home in Indian Wells. In the Coachella Valley in October, changes in the median price of the average size attached home in each city ranged from an increase of 0.9% (increasing to $542,214 from $537,355) for the 1,775 sq ft average size attached home in Rancho Mirage to a decrease of 20.4% (decreasing to $576,495 from $723,896) for the 1,750 sq ft average size attached home in Indian Wells.
COACHELLA VALLEY OCTOBER MONTHLY HOME SALES (3 MONTH AVERAGE): In the Coachella Valley in October, total monthly home sales averaged 543 homes (up 11.1% from 489 average monthly home sales in October 2024). Market Watch explained that because of the seasonality in Coachella Valley home sales, it was difficult to distinguish seasonal home sales changes from real overall home sale changes. The Sales Recovery Information discussed above showed Coachella Valley October home sales were 28.4% below pre-pandemic October average sales.
COACHELLA VALLEY OCTOBER MONTHLY HOME SALES (12 MONTH AVERAGE): In the Coachella Valley in October, the total monthly home sales averaged (using a 12-month average) 617 homes (up 1.3% from 609 average monthly home sales in October 2024). Market Watch felt that the housing market needed lower mortgage rates.
COACHELLA VALLEY OCTOBER HOME SALES BY CITY: In the Coachella Valley, Palm Springs had the highest average October monthly home sales at 118 homes (up 24.2% from 95 home sales in October 2024), followed by Palm Desert with 101 home sales (up 3.1% from 98 home sales in October 2024), then La Quinta with 77 home sales (up 13.2% from 68 home sales in October 2024). Coachella had the lowest average October monthly home sales in the Coachella Valley at 8 home sales (down 11.1% from 9 home sales in October 2024).
COACHELLA VALLEY OCTOBER HOME SALES BY PRICE RANGE: Coachella Valley October home sales were highest for homes priced between $400K and $499K at 99 home sales (up 25.3% from 79 home sales in October 2024). Coachella Valley October home sales were lowest for homes priced between $900K and $999K at 19 home sales (up 26.7% from 15 home sales in October 2024). Market Watch felt that Coachella Valley October home sales were comparable in all price ranges to those in October 2024.
COACHELLA VALLEY OCTOBER HOME SALES IN DOLLARS: Coachella Valley October home sales were $432M (up 18.7% from home sales of $364M in October 2024).
COACHELLA VALLEY OCTOBER HOME SALES IN DOLLARS BY CITY: In the Coachella Valley, the highest October average monthly home sales in dollars was in Palm Springs at $94M (up 36.2 % from $69M in October 2024). This was followed by La Quinta with October average monthly home sales of $83M (up 12.2% from $74M in home sales in October 2024) and Palm Desert with October average monthly home sales of $72M (up 12.5% from home sales of $64M in October 2024). The lowest October average monthly home sales in dollars were in Coachella at $4M (down 33.3% from $6M in home sales in October 2024).
COACHELLA VALLEY OCTOBER HOME SALES IN DOLLARS BY PRICE RANGE: In the Coachella Valley, the highest October average monthly home sales in dollars was $99M for homes priced above $2M (up 70.7% from $58M in October 2024), followed closely by monthly average home sales of $96M for homes priced between $1M and $1.999M (up 12.9% from $85M in October 2024). The lowest monthly average home sales in October were for homes priced under $300K at $8M (down 11.1% from $9M in October 2024). Market Watch noted that home sales in dollars for homes priced above $1M accounted for 45% of all home sales in dollars in the Coachella Valley in October.
COACHELLA VALLEY NOVEMBER 1ST HOME INVENTORY: On November 1st, the combined inventory of detached and attached homes for sale in the Coachella Valley was 3,233 homes (up 409 homes or 14.5% from 2,824 homes on November 1st, 2024 and up 434 homes or 15.5% from 2,799 homes on October 1st of this year). Market Watch noted that inventory has been improving and current levels are now comparable to inventory before the pandemic. They also mentioned a seasonal pattern with inventory high at the beginning of the year and low in late summer.
COACHELLA VALLEY NOVEMBER 1ST HOME INVENTORY BY CITY: On November 1st in the Coachella Valley, largest home inventory was in Palm Springs with 710 homes (up 8.9% from 652 homes on November 1st, 2024), followed by Palm Desert with 674 homes (up 22.5% from 550 homes on November 1st, 2024). The lowest home inventory on November 1st was in Coachella at 40 homes (up 60% from 25 homes on November 1st, 2024). Market Watch stated that this data could help agents know what cities had homeowners with the greatest selling interest and how this compared to last year.
COACHELLA VALLEY NOVEMBER 1ST HOME INVENTORY BY PRICE RANGE: On November 1st in the Coachella Valley, the highest inventory level was for homes priced between $1M and $1.999M at 553 homes (up 3.9% from 532 homes on November 1st, 2024). The lowest inventory level was for homes priced between $900K and $999K at 135 homes (up 9.8% from 123 homes on November 1st, 2024). Market Watch noted that this data could help to locate what price ranges might have been responsible for the growth or contraction of inventory.
COACHELLA VALLEY NOVEMBER 1ST VALLEY-WIDE MONTHS OF SALES RATIO: On November 1st, the Coachella Valley’s valley-wide months of sales ratio was 5.2 months (up13% from 4.6 months on November 1st, 2024 and 4.6 months on October 1st of this year). Market Watch stated that this fundamental ratio, which measures supply and demand, was now above pre-pandemic levels. They felt that while inventory had recovered, because of low home sales, supply was beginning to exceed demand. However, they felt that this should not cause a problem for home prices unless it began to extend average selling times.
COACHELLA VALLEY NOVEMBER 1ST MONTHS OF SALES RATIO BY CITY: On November 1st in the Coachella Valley, the lowest months of sales ratio was 4.5 months in Cathedral City (down slightly from 4.6 months on November 1st, 2024). The highest months of sales ratio was 7.4 months in Indian Wells (the same as on November 1st 2024). Market Watch saw consistent months of sales ratios between 4.0 and 5.0 months in most of the nine Coachella Valley cities. Since months of sales is really the supply-demand equation for housing, Market Watch felt that this data showed that the Coachella Valley housing market was becoming supply heavy.
COACHELLA VALLEY NOVEMBER 1ST MONTHS OF SALES RATIO BY PRICE RANGE: On November 1st, in the Coachella Valley, the lowest months of sales ratio was for homes priced between $400K and $499K at 4.1 months (down from 4.4 months on November 1st, 2024). The highest months of sales ratio was for homes priced over $2M at 9.8 months (down from 3.1 months on November 1st, 2024). Market Watch stated that since months of sales ratios were really the supply-demand equation for housing, the large increases in months of sales ratios over last year shows supply is starting to exceed demand in almost all price brackets. They added that this hasn’t affected prices yet and most probably wouldn’t until selling times begin to lengthen.
COACHELLA VALLEY OCTOBER VALLEY-WIDE DAYS IN THE MARKET: At the end of October, the median number of days in the market in the Coachella Valley was 59 days (13 days more than 46 days in October 2024). Market Watch noted that the median selling time in the Coachella Valley region had been running between 40 and 55 days for over two years.
COACHELLA VALLEY OCTOBER DAYS IN THE MARKET BY CITY: In October, the Coachella Valley’s lowest average selling time was in Cathedral City at 47 days (up from 35 days in October 2024). This was followed by Coachella at 48 days (up from 36 days in October 2024). Bermuda Dunes had the longest average selling time at 88 days (up from 57 days in October 2024).
COACHELLA VALLEY OCTOBER DAYS IN THE MARKET BY PRICE RANGE: In October, the Coachella Valley’s lowest average selling time was for homes priced over $2M at 46 days (down from 47 days in October 2024). The longest average selling time was for homes priced between $800K an $899K at 70 days (up from 46 days in October 2024). Market Watch stated that it was important to note if any price range had an abnormal number of days in the market. They went on to add that usually selling times increase with higher priced homes. In the current Coachella Valley market, they didn’t see that trend, which they felt was a positive situation.
COACHELLA VALLEY OCTOBER AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST RICE: In the Coachella Valley in October, detached homes were selling at an average discount of 2.4% below list price (compared to an average discount of 2.0% in October 2024). Attached homes were selling at an average discount of 3.6% from list price (compared to an average discount of 3.0% in October 2024). Market Watch felt that the premium/discount numbers were back to pre-covid norms.
COACHELLA VALLEY OCTOBER AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY CITY: Market Watch noted that in general, cities with higher priced homes sell at larger discounts. In October, the lowest average discount from list price discount in the Coachella Valley was in Desert Hot Springs at a premium of 1.8% over list price (compared to an average discount of 0.8% in October 2024) The highest average discount from list price was in Rancho Mirage at a discount of 5.1% (compared to an average discount of 3.2% in October 2024).
COACHELLA VALLEY OCTOBER AVERAGE PRICE PREMIUM/DISCOUNT FROM LIST PRICE BY PRICE RANGE: In October, the lowest average price discount from list price in the Coachella Valley was for homes priced between $300K and $399K at an average discount of 1.1% (compared to an average price discount of 2.2% in October 2024). The highest average discount from list price in the Coachella Valley in October was for homes priced under $300K at 5.4% (compared to 3.3% in October 2024). Market Watch noted that as a rule, price discounts increase with higher priced homes. However, in the Coachella Valley they noted that the lowest discounts seemed to occur in the mid-range price ranges.
COACHELLA VALLEY OCTOBER PERCENTAGE OF HOMES SELLING ABOVE LIST PRICE: In October, the percentage of homes in the Coachella Valley selling over list price was 12.3%. (compared to 14.5% in October 2024). Market Watch noted that the percentage of homes selling above list price in the Coachella Valley was now back to pre-pandemic levels.
THE BRIGGS GROUP | COLDWELL BANKER | Laurie Briggs - DRE# 01896117 | Tim Briggs - DRE# 01898254 | Coldwell Banker Realty - DRE# 00616212