05/08/2026
Here's a summary of the Coachella Valley housing market as of April 2026:
Overall Market Conditions
The market is below its historic sales norms by 16.4%, a notable shift from the pandemic-era peak when sales ran nearly 60% above normal. The Federal Reserve has paused rate cuts amid uncertainty over new economic policies, which continues to weigh on the market.
Prices
The median detached home price ended April at $690,995, down 4.6% year-over-year. Attached homes (condos/townhomes) came in at $497,500, essentially flat at -0.5%. City-level price changes for detached homes range from a modest -0.4% in Indian Wells to a steep -14.6% in Palm Springs. Despite the declines, prices remain well above pre-pandemic levels.
Sales Activity
The 3-month average of total sales was 760 units, up slightly from 745 a year ago. Palm Desert leads in unit volume (180), followed by Palm Springs (161) and La Quinta (118). Total dollar volume was $719 million, up modestly from $713M last year. Notably, homes priced over $1M account for over 55% of all dollar sales.
Inventory & Supply/Demand
Total Valley inventory stands at 3,534 units, down 7% from last year but back to pre-pandemic levels. The regional "months of sales" ratio is 5.6 months — the report notes that five cities have crossed the 6.0-month threshold, signaling a buyer's market in those areas. La Quinta is the tightest market at 4.1 months; Coachella is the loosest at 5.7 months.
Days on Market
The median days in market is 49 days, essentially unchanged from last year. Rancho Mirage moves fastest at 42 days, followed by Palm Springs at 43. Bermuda Dunes is the slowest at 61 days.
Price Discounts
Sellers are accepting discounts: detached homes are selling at about -2.7% below list price, and attached homes at -3.4%. Bermuda Dunes sees the steepest discount at -5.0%. Only about 1 in 10 homes (9.9%) is selling above list price, down from 11.3% last year — back to pre-pandemic norms.
Bottom Line
The desert market has cooled considerably from its pandemic highs. Supply is increasing relative to demand across nearly all price brackets, putting modest downward pressure on prices. However, selling times remain stable and the price declines haven't been dramatic, suggesting the market is correcting gradually rather than collapsing.
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