$934,000
Average list priceacross the desert’s seven core cities
A live, city-by-city read on the Coachella Valley this August, with every number sourced from Altos Research and our honest take on where the opportunity lies.
And this year, the housing market is following right along with it. The national picture remains steady, and locally the desert continues to be the story: a healthy, balanced market with genuine opportunity on both sides.
Every one of our seven core Coachella Valley cities sits in Slight Seller’s Advantage territory this month, with Market Action Indexes ranging from 32 to 39, the natural summer rhythm we see every year as the season quiets down. Well positioned homes are still selling. Serious buyers are still writing offers. Inventory is strong at every price point, from entry level to ultra-luxury, and the desert continues to offer some of the most compelling real estate opportunities in California.
This is a market that rewards good pricing and smart positioning, and right now the desert has plenty of both.
We are Billy and Stacy Thoman. A fourth-generation California real estate family with three generations rooted right here in the desert. Over 4,000 homes sold across the Coachella Valley. Verified among the top 1.5% of agents nationwide, and top 1% nationwide for sales volume. What follows is our honest, data-driven read of where every market stands this August.
Summer in the desert rewards intention. The homes that are priced and positioned right are the ones writing their next chapter, even through the quiet months.
| City | Median List Price | Price / Sq Ft | Inventory | Median DOM | Price Reductions | MAI |
|---|---|---|---|---|---|---|
| Cathedral City | $569,000 | $318 | 105 | 84 days | 39% | 39 |
| Palm Desert | $689,000 | $334 | 303 | 98 days | 38% | 36 |
| La Quinta | $838,500 | $397 | 282 | 88 days | 33% | 36 |
| Indian Wells | $1,495,000 | $527 | 57 | 147 days | 33% | 33 |
| Palm Springs | $1,095,000 | $555 | 327 | 112 days | 34% | 33 |
| Rancho Mirage | $1,250,000 | $446 | 191 | 133 days | 23% | 32 |
| Indio | $599,000 | $301 | 388 | 77 days | 31% | 32 |
MAI = Market Action Index (measures rate of sales versus inventory; above 30 indicates a seller’s advantage). Every Coachella Valley city sits in Slight Seller’s Advantage territory this August, the natural summer rhythm of the desert market.
Our latest intelligence shows the national market holding a steady course. Inventory remains essentially unchanged from a year ago at roughly 1.1 million homes nationwide, mortgage rates have held mostly in the same range they have kept all year, and home prices are staying largely flat.
The desert reflects that national stability, and does so from a position of strength. All seven Coachella Valley cities remain on the seller’s side of the index, and the region continues to draw buyers from Los Angeles, the Bay Area, and beyond who want the desert’s lifestyle, weather, and long-term value.
Local data: Altos Research, August 2, 2026. National figures reflect the latest available market intelligence.
Cathedral City holds the highest Market Action Index in the valley this August at 39, and it remains the desert’s standout value story. At $318 per square foot with a median list price of $569,000, it offers some of the strongest purchasing power in the Coachella Valley, and homes here are moving briskly, with a median of just 84 days on market.
Here, sales continue to outstrip supply, and the index has been trending up, a genuine seller’s market with real momentum. New listings are entering at a median of $492,500, keeping fresh, accessible inventory flowing. Sitting between Palm Springs and Rancho Mirage with easy access to both, Cathedral City continues to reward buyers who want proximity to everything without the premium of its neighbors.
The highest MAI in the valley at 39, paired with the desert’s strongest price-per-foot value. Cathedral City is where momentum meets genuine affordability.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $740,000 | 2,101 | 8,000-10,000 sqft | 3 | 3 | 21 | 0 | 1 | 105 |
| $598,000 | 1,922 | 6,500-8,000 sqft | 4 | 2.8 | 25 | 1 | 5 | 94 |
| $548,000 | 1,826 | 6,500-8,000 sqft | 3 | 2 | 34 | 2 | 4 | 66 |
| $464,500 | 1,446 | 6,500-8,000 sqft | 3 | 2 | 35 | 5 | 6 | 45 |
Palm Desert sits at the geographic and cultural center of the Coachella Valley, and this August it offers one of the desert’s best combinations of value and selection. The median list price is $689,000 across 303 active homes, and at $334 per square foot it remains our most recommended entry point to the Coachella Valley lifestyle.
With a Market Action Index of 36, Palm Desert holds firmly in Slight Seller’s Advantage while offering buyers wonderful choice and room to negotiate. Home to El Paseo, the desert’s premier shopping and dining boulevard, and the McCallum Theatre, it delivers a full-amenity lifestyle that has no equal at this price point anywhere in California.
Wide selection at the valley’s best value entry point, with the amenities and location that make it the desert’s most livable address.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $1,495,000 | 2,940 | 0.25-0.5 acre | 3 | 3.5 | 29 | 1 | 8 | 112 |
| $799,554 | 2,396 | 6,500-8,000 sqft | 4 | 3 | 25 | 3 | 9 | 101 |
| $599,000 | 1,897 | 6,500-8,000 sqft | 3 | 2 | 25 | 4 | 11 | 105 |
| $469,000 | 1,536 | 4,500-6,500 sqft | 2 | 2 | 33 | 2 | 10 | 84 |
La Quinta is home to some of the most coveted country club addresses in California, including Rancho La Quinta Country Club, PGA West, Andalusia, and Trilogy. The mountain views are extraordinary, the lifestyle is genuinely resort-quality, and the sense of community is real.
The Market Action Index sits at 36, holding La Quinta comfortably in Slight Seller’s Advantage. The median list price is $838,500 across 282 active homes, with just 33% of listings adjusting price, one of the more disciplined figures in the valley. New listings are entering strong at a median of $805,000, a sign of confident sellers and genuine demand.
Stacy has sold homes throughout Rancho La Quinta and Andalusia. Billy launched both Trilogy at La Quinta and Trilogy at The Polo Club from the ground up. Together, we have represented buyers and sellers across every community in this city, and no team knows La Quinta more intimately.
Billy launched Trilogy at La Quinta and Trilogy at The Polo Club from the ground up. There is no team with deeper knowledge of this city’s communities than ours.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $2,324,000 | 3,805 | 0.25-0.5 acre | 4 | 4.5 | 20 | 4 | 3 | 119 |
| $1,119,995 | 2,748 | 8,000-10,000 sqft | 3 | 3 | 21 | 8 | 9 | 105 |
| $700,000 | 1,982 | 6,500-8,000 sqft | 3 | 2.5 | 24 | 6 | 4 | 70 |
| $514,450 | 1,500 | 4,500-6,500 sqft | 3 | 2 | 31 | 10 | 8 | 70 |
Indian Wells is, by almost any measure, the most exclusive residential market in the Coachella Valley. Home to Toscana Country Club and some of the desert’s most prestigious addresses, with just 57 homes currently on the market, the tightest inventory in the valley, every available property represents a meaningful opportunity.
The median list price stands at $1,495,000, and Indian Wells commands $527 per square foot, second only to Palm Springs in the valley. Sales have been exceeding new inventory for months, and with the market firmly in the seller’s zone, prices are expected to level off soon, with room to climb if the sales trend continues. For serious luxury buyers, that is the classic window to act ahead of a firming.
Billy and Stacy regularly represent discreet buyers in Indian Wells who require confidentiality and privacy throughout the process. We understand the discretion, precision, and depth of knowledge this market demands, with the relationships to open doors others cannot.
Sales have outpaced new inventory for months, and a boutique supply of just 57 homes leaves little room. This is a market poised to firm, and the window to act ahead of it is now.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $4,350,000 | 4,634 | 0.25-0.5 acre | 4 | 4.5 | 25 | 1 | 1 | 105 |
| $1,922,500 | 3,118 | 0.25-0.5 acre | 4 | 3.5 | 35 | 0 | 3 | 161 |
| $1,197,000 | 2,604 | 0.25-0.5 acre | 3 | 2.5 | 37 | 1 | 2 | 150 |
| $750,850 | 2,465 | 6,500-8,000 sqft | 3 | 3 | 46 | 0 | 0 | 129 |
There is no city in America quite like Palm Springs. The midcentury modern architecture, the work of Wexler, Lautner, Cody, Frey, and their contemporaries, represents a built heritage recognized globally by architects, designers, and collectors. That premium continues to show up in the data.
This week, Palm Springs commands $555 per square foot, the highest in the valley. The median list price stands at $1,095,000, with new listings entering lower at a median of $857,730, signaling fresh inventory arriving at attractive price points. With 327 active homes and a Market Action Index of 33, this is one of the strongest selections in the desert, giving serious buyers real choice across midcentury restorations, contemporary new builds, and historic neighborhoods.
Stacy Thoman is a Palm Springs native from a family that has sold desert real estate here for three generations, and few teams can offer that depth of local roots. When you buy in Palm Springs with Stacy, you gain a lifelong guide to the city, its neighborhoods, and the community that makes it extraordinary.
Palm Springs is where the architectural premium meets cultural gravity. With 327 homes to choose from, buyers have both selection and the valley’s most iconic addresses this August.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $2,324,500 | 3,093 | 0.25-0.5 acre | 4 | 4 | 55 | 0 | 2 | 126 |
| $1,214,500 | 2,199 | 0.25-0.5 acre | 3 | 2.8 | 27 | 3 | 4 | 94 |
| $899,450 | 1,744 | 0.25-0.5 acre | 3 | 2 | 49 | 5 | 5 | 119 |
| $650,000 | 1,584 | 6,500-8,000 sqft | 3 | 2 | 46 | 4 | 6 | 119 |
Rancho Mirage carries a distinction no other city in the Coachella Valley can claim: it has been home to American presidents, entertainment legends, and some of the most consequential figures of the 20th century. That legacy is embedded in the architecture, the land, and the culture, and it has never depreciated.
The median list price stands at $1,250,000 across 191 active homes, and Rancho Mirage shows the most disciplined pricing in the valley, with just 23% of sellers adjusting price, a sign of genuine confidence in these homes’ value. With a Market Action Index of 32, the market offers buyers attractive selection and room to negotiate in one of the desert’s most prestigious addresses.
Billy and Stacy have represented buyers and sellers throughout Rancho Mirage, including in Mission Hills Country Club, Tamarisk, Thunderbird Heights, and the private estates that define the city’s character. We also regularly represent discreet buyers who require confidentiality and privacy throughout the process, with the relationships to open doors here that others cannot.
The valley’s most disciplined pricing at just 23% reductions, paired with attractive selection. For buyers who have wanted a Rancho Mirage address, this is a rewarding moment to engage.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $4,187,500 | 4,762 | 0.5-1 acre | 4 | 4.5 | 20 | 2 | 4 | 171 |
| $1,547,000 | 3,174 | 0.25-0.5 acre | 3 | 3.5 | 24 | 3 | 5 | 133 |
| $1,017,450 | 2,541 | 8,000-10,000 sqft | 3 | 3 | 43 | 1 | 2 | 98 |
| $749,000 | 2,036 | 6,500-8,000 sqft | 3 | 2 | 23 | 1 | 4 | 119 |
Indio is the City of Festivals, and it is also home to Trilogy at The Polo Club, the resort-style, amenity-rich community Billy personally launched from the ground up. Right now Indio offers the largest active inventory in the entire valley at 388 homes, and the fastest median days on market in the desert at just 77 days.
The median list price stands at $599,000, with new listings entering right in line at a median of $549,999, showing healthy alignment between existing and fresh inventory. At $301 per square foot, Indio offers the most square footage for the dollar of any Coachella Valley city, the strongest value play in the desert, and with sales continuing to outstrip supply, it remains firmly on the seller’s side.
For buyers focused on lifestyle, festival rental potential, or simply maximizing space and value, Indio is increasingly compelling. And no team knows Trilogy at The Polo Club better than the one that helped bring it to life.
$301 per square foot, 388 active homes, and the fastest median days on market in the desert. The most home for your dollar, moving the quickest, in the valley’s largest selection.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $949,000 | 2,617 | 8,000-10,000 sqft | 4 | 3 | 21 | 3 | 11 | 84 |
| $649,000 | 2,166 | 6,500-8,000 sqft | 3 | 2.5 | 21 | 4 | 6 | 77 |
| $549,999 | 1,910 | 6,500-8,000 sqft | 3 | 2 | 21 | 9 | 11 | 77 |
| $449,000 | 1,522 | 4,500-6,500 sqft | 2 | 2 | 22 | 11 | 12 | 77 |
Buyers have leverage and selection. Sellers who price and position correctly are seeing serious offers from serious buyers. Nationally the market is stable, and locally, demand and opportunity are both strong.
Buyers are prepared. Sellers need to be intentional. And the homes that are positioned right are moving even through the summer months. This is exactly the kind of market where experience makes all the difference.
We are a husband and wife team from a fourth-generation California real estate family, with three generations rooted in the desert itself. Stacy is a Palm Springs native who earned her real estate license at 18. Billy is the former Sales Manager who personally launched Trilogy at La Quinta and Trilogy at The Polo Club, helping build the communities he now sells.
Together, we have closed over 4,000 homes across the Coachella Valley. We are verified among the Top 1.5% of agents nationwide and the Top 1% nationwide for sales volume. We are proud members of the Compass family and named a Palm Springs Life Top Realtor for 2026. Available to represent buyers and sellers across all of the Coachella Valley’s most prestigious communities.