A live, city-by-city read on the Coachella Valley this May, with every number sourced from Altos Research and our honest take on what is actually happening on the ground.
For three weeks in April, the festivals took center stage. Crowds arrived, attention shifted, and the local market quietly held its breath. Now, as May settles in, the picture has come into focus, and what we are seeing is unmistakable: every single Coachella Valley city we track is in Seller’s Market territory.
While national headlines point to rising inventory and a more cautious tone across the country, the desert is telling a different story. Buyers who paused during festival season are re-engaging. Sellers are getting their numbers. Homes that are positioned correctly are still moving. The Market Action Index across our seven core cities is sitting between 44 and 49, with several cities reading Strong Seller’s Market on the gauge.
We are Billy and Stacy Thoman. With more than 50 combined years in this valley, we have watched this market move through every cycle imaginable. Stacy was born here, a fourth-generation desert real estate professional. Billy launched Trilogy at La Quinta and Trilogy at The Polo Club. Together we have closed over 4,000 transactions and $1.5 billion in sales. What follows is our honest, data-driven read of where every market stands as we move into May.
April slows. May delivers. The desert is having a moment, quietly, the way it always does, and the buyers who recognize that now will look back on this spring as the right time to have moved.
Seven cities. One valley. Here is exactly where every market stands this week, sourced directly from Altos Research’s live weekly data feed.
| City | Median List Price | Price / Sq Ft | Inventory | Median DOM | Price Reductions | MAI |
|---|---|---|---|---|---|---|
| Palm Springs | $1,149,990 | $588 | 435 | 84 days | 41% | 44 ↓ |
| Cathedral City | $597,000 | $319 | 137 | 49 days | 34% | 46 ↓ |
| Rancho Mirage | $1,351,500 | $477 | 268 | 84 days | 40% | 45 ↑ |
| Palm Desert | $768,000 | $351 | 407 | 77 days | 40% | 49 ↓ |
| Indian Wells | $1,737,000 | $564 | 80 | 77 days | 38% | 47 ↑ |
| La Quinta | $1,090,000 | $419 | 381 | 77 days | 35% | 45 — |
| Indio | $592,500 | $308 | 448 | 77 days | 34% | 46 ↓ |
↑ Rising from prior month · ↓ Easing slightly from prior month · — Holding steady. MAI = Market Action Index (measures rate of sales versus inventory; above 30 indicates seller’s advantage; above 40 indicates a Strong Seller’s Market).
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 $588 per square foot, the highest of any city in the valley, a number driven by the architectural premium that design-minded buyers are consistently willing to pay. The median list price stands at $1,149,990, with new listings entering at an even higher $1,225,000, signaling that sellers bringing inventory to market right now are pricing with confidence.
The MAI sits at 44, ticking down one point from last month’s 45. That keeps Palm Springs in Slight Seller’s Advantage territory rather than the Strong Seller’s Market reading we are seeing elsewhere in the valley. With 435 active homes, this is the second-largest available inventory in the desert, meaning serious buyers have real selection here.
Stacy Thoman is a fourth-generation Palm Springs native. Her family’s roots in this city run deeper than any other real estate team you will find. When you buy a home in Palm Springs with Stacy, you are not just buying a property, you are gaining a lifelong guide to the city, its neighborhoods, and the community that makes it extraordinary.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $2,895,000 | 3,310 | 0.25 – 0.5 acre | 4 | 3.5 | 56 | 3 | 9 | 84 |
| $1,300,000 | 2,190 | 0.25 – 0.5 acre | 3 | 2.5 | 27 | 3 | 13 | 77 |
| $950,000 | 1,731 | 0.25 – 0.5 acre | 3 | 2 | 50 | 3 | 1 | 91 |
| $679,000 | 1,560 | 8,000 – 10,000 sqft | 3 | 2 | 46 | 2 | 15 | 77 |
If there is one number on this entire report worth circling, it is this one: Cathedral City homes are selling at a median 49 days on market, by far the fastest in the valley. For context, the next-fastest cities are sitting at 77 days. That speed is real, and it tells you everything about where the buyer energy is right now.
The median list price is $597,000 with new listings entering at $562,450, a sign that fresh inventory is arriving at accessible price points. At $319 per square foot, Cathedral City offers some of the strongest purchasing power in the Coachella Valley for buyers who want proximity to everything the desert offers without the price premium of its neighbors.
The MAI of 46 reads as a Strong Seller’s Market on the gauge. Combined with the fastest DOM in the valley, the message is clear: well-priced homes in Cathedral City are not lasting long. Buyers who have been priced out of Palm Springs or Rancho Mirage are finding real opportunity here, and they are moving quickly when they find the right property.
Cathedral City sits between Palm Springs and Rancho Mirage with easy access to both. We are seeing buyers discover it in a new way this spring, and the data reflects that discovery. If value, location, and momentum all matter to you, this is the market to watch.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $784,000 | 2,130 | 6,500 – 8,000 sqft | 3 | 3 | 22 | 2 | 5 | 77 |
| $632,000 | 1,975 | 6,500 – 8,000 sqft | 3 | 2.5 | 24 | 2 | 5 | 59 |
| $543,679 | 1,678 | 6,500 – 8,000 sqft | 3 | 2 | 30 | 3 | 5 | 45 |
| $477,000 | 1,469 | 6,500 – 8,000 sqft | 3 | 2 | 37 | 3 | 4 | 63 |
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 MAI has climbed from 44 last month to 45 this week, a one-point gain that signals home sales continue to outstrip supply. The narrative on the live market profile spells it out plainly: “Home sales continue to outstrip supply and the Market Action Index has been moving higher for several weeks. This is a Seller’s market so watch for upward pricing pressure in the near future if the trend continues.”
The median list price stands at $1,351,500. Interestingly, new listings are entering at a notably lower median of $1,099,000, suggesting fresh supply is arriving at more accessible price points. Combined with 40% of sellers having reduced their asking price, this creates a real opening for prepared buyers who can move quickly.
Billy and Stacy have represented buyers and sellers throughout Rancho Mirage, including in its most prestigious guard-gated communities. Whether you are drawn to Mission Hills Country Club, Tamarisk, Thunderbird Heights, or the private estates that define this city’s character, we have the relationships and knowledge to open doors most agents cannot reach.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $4,150,000 | 4,821 | 0.5 – 1 acre | 4 | 4.5 | 23 | 1 | 5 | 105 |
| $1,675,000 | 3,148 | 0.25 – 0.5 acre | 3 | 3.5 | 33 | 3 | 15 | 77 |
| $1,188,888 | 2,748 | 0.25 – 0.5 acre | 3 | 2.5 | 31 | 4 | 11 | 77 |
| $779,000 | 2,163 | 6,500 – 8,000 sqft | 3 | 2 | 25 | 3 | 14 | 84 |
Palm Desert sits at the geographic and cultural center of the Coachella Valley, and right now it sits at the top of our market momentum rankings. With a Market Action Index of 49, Palm Desert holds the highest reading of any city we track this month.
The median list price is $768,000, with new listings entering meaningfully higher at $869,000, a strong signal that sellers bringing fresh inventory to market right now are pricing with optimism, and the buyer pool is supporting it. With 407 homes available and the highest MAI in the valley, the dynamics here are genuinely compelling.
Palm Desert remains our most recommended entry point to the Coachella Valley. It is home to El Paseo, the desert’s premier shopping and dining boulevard, McCallum Theatre, and a full-amenity lifestyle that simply has no equal at this price point anywhere in California. The combination of value, location, and current momentum is rare.
Days on market are tightening. Buyer engagement is strongest here. If you have been watching Palm Desert from the sidelines, the data is telling you to engage. We can help you do that with the discipline and discretion this market deserves.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $2,149,500 | 3,279 | 0.25 – 0.5 acre | 4 | 3.5 | 31 | 2 | 11 | 94 |
| $899,000 | 2,485 | 8,000 – 10,000 sqft | 3 | 3 | 27 | 3 | 8 | 80 |
| $632,500 | 1,942 | 6,500 – 8,000 sqft | 3 | 2.5 | 23 | 1 | 15 | 56 |
| $485,000 | 1,579 | 4,500 – 6,500 sqft | 2 | 2 | 29 | 3 | 14 | 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 only 80 homes currently on the market, every available property represents a meaningful opportunity.
The MAI has risen from 46 last month to 47 this week, continuing the upward trajectory we have been tracking since spring began. The Altos narrative is direct: “Home sales have been exceeding new inventory for several months. However prices have not yet stopped falling. Since the market is already in the Seller’s zone, expect prices to level off very soon. Should the sales trend continue expect that prices could climb from there.”
The median list price stands at an extraordinary $1,737,000, with the highest segment featuring 4-bedroom homes at $4,547,000. Indian Wells commands $564 per square foot, second only to Palm Springs in the valley.
Billy and Stacy have represented numerous high-profile and discreet buyers in Indian Wells over the years. We understand the discretion, precision, and depth of knowledge this market demands. If Indian Wells is on your radar, we are the team you want in your corner.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $4,547,000 | 4,782 | 0.25 – 0.5 acre | 4 | 4.5 | 22 | 0 | 4 | 73 |
| $2,620,000 | 3,712 | 0.25 – 0.5 acre | 4 | 3.5 | 32 | 0 | 9 | 73 |
| $1,372,500 | 2,867 | 0.25 – 0.5 acre | 3 | 2.8 | 37 | 0 | 3 | 73 |
| $850,000 | 2,465 | 4,500 – 6,500 sqft | 3 | 2 | 46 | 0 | 3 | 98 |
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 45, holding steady from last month, a reading that places La Quinta firmly in Strong Seller’s Market territory. The median list price is $1,090,000, with new listings entering at a notably lower $689,000, suggesting that fresh inventory is arriving at more accessible price points and creating opportunity for buyers who can move on it.
Inventory has expanded to 381 active homes, providing serious buyers genuine selection without diluting the price stability the Seller’s Market reading reflects. The upper segment shows 4-bedroom homes at a median of $2,597,000 with 13 absorbed at 98 days. Mid-range activity is strong, with the $549,000 segment seeing 13 absorbed at 63 days.
Stacy has sold homes at both 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. We know La Quinta the way only a team that helped build it can.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $2,597,000 | 4,194 | 0.25 – 0.5 acre | 4 | 4.5 | 22 | 5 | 13 | 98 |
| $1,338,000 | 2,905 | 8,000 – 10,000 sqft | 3 | 3.5 | 22 | 0 | 9 | 70 |
| $835,000 | 2,378 | 8,000 – 10,000 sqft | 3 | 2.5 | 23 | 1 | 11 | 70 |
| $549,000 | 1,621 | 4,500 – 6,500 sqft | 3 | 2 | 29 | 5 | 13 | 63 |
Indio is the City of Festivals, and for three weeks in April it was the center of the universe. Now that the crowds have cleared, what is left is a market with the largest active inventory in the entire valley at 448 homes, paired with a Market Action Index of 46 that reads as a Strong Seller’s Market.
The median list price stands at $592,500, with new listings entering noticeably higher at $645,000, signaling that sellers are pricing fresh inventory with confidence. At $308 per square foot, Indio offers the most square footage for the dollar of any Coachella Valley city, making it the strongest value play in the desert.
For buyers focused on lifestyle, festival rental income, or simply maximizing space and value, Indio is increasingly compelling. The upper segment shows 4-bedroom homes at a median of $980,880 with strong absorption at 80 days, while entry-level segments under $450,000 are still moving in 70 days or less.
This is also the market where festival-driven short-term rental investing meets primary residency. The dual-purpose appeal of an Indio home is unique in the desert, and buyers who understand it can build genuine long-term value here.
| Median Price | Sq Ft | Lot Size | Beds | Bath | Age | New | Absorbed | DOM |
|---|---|---|---|---|---|---|---|---|
| $980,880 | 2,612 | 8,000 – 10,000 sqft | 4 | 3 | 21 | 8 | 10 | 80 |
| $648,999 | 2,095 | 6,500 – 8,000 sqft | 3 | 2.5 | 21 | 5 | 8 | 84 |
| $549,250 | 1,934 | 6,500 – 8,000 sqft | 3 | 2 | 22 | 5 | 12 | 63 |
| $449,000 | 1,517 | 4,500 – 6,500 sqft | 2 | 2 | 22 | 5 | 12 | 70 |
That is the difference between a market that is correcting and one that is functioning. The Coachella Valley is the latter. Buyers are informed, sellers are realistic, and the homes that are positioned right are still moving fast. This is exactly the kind of market where experience matters most.
Call Billy & Stacy · 760.636.6336We are a husband and wife team with more than 50 combined years of experience in Coachella Valley real estate. Stacy is a fourth-generation Palm Springs native who obtained her license at 18 and has never stopped. 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 and $1.5 billion in desert real estate. 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.