Greater Palm Springs Real Estate Market Report: June 2026

Coachella Valley Housing Market Data, Updated July 2026

By Jared Dineen Shanstrom, REALTOR® · The Dineen Shanstrom Group · Equity Union

The Greater Palm Springs real estate market closed 605 sales in June 2026 with a median price of $605,000.

At first glance, that looks like a pretty straightforward market update. Sales are up slightly from last year, the median price is down slightly, and homes are taking about 73 days to sell.

But the real story is underneath the headline.

Inventory has now dropped for four straight months. More listings expired, cancelled, or withdrew than actually sold. And the median price decline is not as simple as it looks.

In other words, the market is not falling apart. Buyers are still buying. Sellers are still selling. But the market is being much less forgiving when a home is overpriced.

Here's what actually happened across the Coachella Valley in June.

How Is the Palm Springs Real Estate Market Doing?

Across the Coachella Valley, there were 605 residential sales in June 2026. That is up 4.3% from June 2025, when 580 homes sold.

The valley-wide median sold price was $605,000, down from $625,000 last June. That is a 3.2% year-over-year decline on paper.

Average days on market came in at 72.8 days, which is basically flat from last year. The average list-price-to-sale-price ratio dropped to 96.5%, compared to 97.1% one year ago.

Active inventory finished June at 3,071 listings. That is down from 3,793 in March and 3,203 in May. Put another way, inventory has dropped 19% in four months.

The biggest number in this report may not be sales or prices. It is the 630 listings that expired, cancelled, or withdrew in June. That is more than the 605 homes that closed.

That tells us a lot about where the market is.

Buyers are not gone. They are just not chasing overpriced listings.

Greater Palm Springs median sold price, Jan 2020 through Jun 2026. Source: flexmls (CRMLS).

Why Are So Many Listings Expiring?

In June, 630 listings across the Coachella Valley expired, cancelled, or withdrew. Only 605 closed.

That is the most important data point in the entire report.

This is not a dead market. Sales volume is actually up from last year. But buyers are buying at the prices they are willing to pay, not the prices sellers hoped they could get.

The list-price-to-sale-price ratio of 96.5% confirms that gap. On a $600,000 home, that means sellers are giving back about $21,000 from the asking price on average. Last year, that number was closer to $17,400.

That may not sound like a major shift, but it matters.

The homes that are priced correctly are still selling. The homes that are 5% to 10% too high are sitting, reducing, and in many cases not selling at all.

June 2026: 605 homes sold, 630 listings expired or were cancelled. The market is functional but punishing overpricing.

Are Palm Springs Home Prices Actually Falling?

Not really.

This is where a lot of market summaries miss the point.

The valley-wide median price is down 3.2% year-over-year. If you only look at that one number, it looks like prices are falling.

But when you separate single-family homes from condos and townhomes, the picture changes.

What is moving the median is often the mix of what sold, not a major change in actual property values.

Rancho Mirage is a good example. Over the last 18 months, the combined median price has bounced between $749,000 and $1,050,000. That looks volatile. But when you separate single-family homes from condos, the market is much more stable.

The single-family median in Rancho Mirage has generally stayed between $975,000 and $1.4 million. The condo median has generally stayed between about $490,000 and $690,000.

So when more condos sell in a given month, the combined median drops. When fewer condos sell, the combined median rises.

That does not necessarily mean home values are moving that dramatically.

Rancho Mirage: the single-family median (orange) is stable. The combined median (green) swings based on condo share (gray bars).

The Same Pattern Across the Coachella Valley

Palm Springs has a large condo market, so its median can swing depending on the single-family to condo mix. Indian Wells can look especially volatile because there are so few sales each month and a small number of condo or luxury sales can move the median dramatically.

Cathedral City showed the reverse pattern. May 2025 had 43% condo share and a $429K median. June 2026 at just 15% condo share posted a $535K median. The single-family median? $530K to $615K with no real movement either way.

The takeaway is simple: do not compare the overall median without looking at what actually sold.

If you own a single-family home, compare it to single-family homes. If you own a condo, compare it to condos. That is where the real value picture is.

How Much Housing Inventory Is Available in the Coachella Valley?

Active listings across the greater Palm Springs area fell to 3,071 in June 2026, down from 3,793 in March. That's a 19% drop in four months. Months of supply varies significantly by city:

Months of supply by city, July 2026. Six months is considered balanced. Below that favors sellers, above favors buyers.

Cathedral City (4.2 months), Palm Desert (4.8), and Palm Springs (4.9) are the tightest markets in the valley. Indian Wells moved above 6 months as luxury sales thin out for summer — that's seasonal, not structural, and will likely reverse when snowbird buyers return in October.

What Does the June 2026 Market Mean for Buyers and Sellers?

Advice for Home Buyers in the Coachella Valley

Conditions are actually favorable right now, but the window may be closing. Inventory has dropped 19% in four months. DOM is still 70+ days, giving you time to evaluate. Sellers are accepting 3.5% below asking on average. Those are buyer-friendly conditions.

But the trend is moving against you. If inventory stays below 3,200 through August, October will bring returning seasonal demand against fewer available homes. Buyers who act in summer have more choices and more negotiating room than those who wait for fall.

The 630 expired listings are also relevant. Some of those will relist at lower prices in fall. Watch for price reductions in August and September as motivated sellers adjust before season.

Advice for Home Sellers in the Coachella Valley

The supply math is moving in your favor. Fewer competing listings every month. But the expired listing data is a warning: 630 listings failed in June because sellers overpriced them. The market is not forgiving on pricing right now. LP/SP at 96.5% means you need to be within 3-4% of true market value from day one.

If you're thinking about listing in fall, the setup is encouraging. Lower inventory heading into peak season means less competition. But price it based on what the data says, not what you hope your home is worth.

June 2026 Real Estate Market Data by City

*YoY swings marked with an asterisk are primarily driven by shifts in the condo-to-single-family sales ratio, not by actual price changes. See mix shift analysis above.

Palm Springs Real Estate — June 2026

149 closed sales, up 15.5% year-over-year. The $610K headline median looks soft compared to last June's $740K, but last June had higher single-family concentration (52% vs 47% this month). The single-family median was $1,050K. Condos at $355K. DOM 69 days. 4.9 months supply. Still the deepest, most liquid market in the valley with the highest $/SF outside Indian Wells.

Palm Desert Real Estate — June 2026

Volume leader with 151 closings, up 26.9% year-over-year. Median at $532K with a 38% condo share (up from 32% last June). Single-family median held at $594K. The $400K to $800K core of this market is the most consistent and liquid in the Coachella Valley. 4.8 months supply. DOM 72 days.

Rancho Mirage Real Estate — June 2026

58 sales, up 9.4% year-over-year. The $900K median looks like a big rebound from recent months, but as covered above, it's driven by condo share dropping to 26% from 38% last June. Single-family median at $1,130K, right in line with the 18-month average. DOM improved to 67 days. 6.2 months supply. Conditions are balanced here heading into summer.

La Quinta Real Estate — June 2026

85 sales, down 22% in volume but median up 7.3% to $810K. Condo share is naturally low here at 13%, so the median is a more reliable indicator than in condo-heavy cities. DOM at 84.4 days is elevated. 5.2 months supply. Fewer transactions at higher price points. The PGA West and country club communities continue to drive significant month-to-month variation.

Indian Wells Real Estate — June 2026

Only 15 sales — summer thins this luxury market rapidly. Median at $1.19M with a 40% condo share. Single-family median was $1,575K. DOM at 87.8 days. 7.6 months supply puts this in buyer-leverage territory, but that's seasonal. Indian Wells posted strong numbers in April and May ($1.83M and $1.34M medians) and will likely rebound when seasonal buyers return in Q4.

Cathedral City Real Estate — June 2026

55 sales, up 17% year-over-year. Median $535K, up 6.2% YoY. Only 15% condo share, so this is a reliable number. Single-family median at $565K. DOM 66.7 days — fastest market in the valley. 4.2 months supply — tightest in the valley. Cathedral City continues to be the most affordable entry point to the greater Palm Springs market and it is consistently outperforming on volume, price appreciation, and time to sell.

Indio Real Estate — June 2026

84 sales, down 4.5%. Median $536K, down 6.6%. DOM improved to 76.7 days from the 90+ days seen in April and May. 5.1 months supply. Indio's condo share is very small (2-4%), so the median here largely reflects single-family pricing. Prices are softening slightly, and overpriced listings have been sitting longer here than anywhere else in the valley. That said, the DOM improvement from 93 to 77 days suggests sellers are beginning to adjust.

Bermuda Dunes Real Estate — June 2026

8 sales. With volume this low, monthly data is unreliable. The median swings dramatically based on whether a couple of higher-end sales close. 6.1 months supply with only 49 active listings. A functional micro-market, but not one to draw broad conclusions from on a monthly basis.

Monthly closed sales volume, greater Palm Springs, Jan 2020 through Jun 2026. Seasonal patterns are consistent year to year.

Where Are Buyers Purchasing in the Coachella Valley?

The distribution of sales by price range shifted notably in June compared to spring. The affordable end of the market gained share, while luxury pulled back:

The $300K to $500K bracket grew from 22% to nearly 28% of all sales. This is another reason the combined valley median dropped — more transactions happened at lower price points, not because those homes got cheaper, but because that's where summer buyers are concentrating.

Above $2M, activity thinned out as seasonal luxury buyers stepped away. The $5M+ bracket dropped from 12 sales in spring months to just 5 in June. Expect this to reverse in Q4 when high-net-worth seasonal residents return to the desert.

What to Expect This Summer in the Palm Springs Housing Market

July and August will be the quietest months of the year. That happens every summer in the desert. Sales will drop, DOM will increase, and the market will feel slower. That's not a sign of trouble — it's a 115-degree reality.

Three numbers are worth tracking heading into fall:

1. Active inventory. It went from 3,793 in March to 3,071 in June. If it holds below 3,200 through August, October and November will bring seasonal buyer demand against a tighter supply. That sets up a competitive fall market with potential upward pressure on prices.

2. The expired listing ratio. June's 630 failures vs 605 closings tells you sellers are still overshooting. If that ratio stays inverted through summer, watch for a wave of price reductions in August and September. Motivated sellers capitulating before season could create buying opportunities.

3. Single-family vs condo medians separately. The combined median is misleading without controlling for product type. If single-family prices start actually declining (not just mix-shifting), that would be a real signal. So far through 18 months of data, they haven't.

Palm Springs Real Estate Market: Frequently Asked Questions

About This Report and Methodology

This Greater Palm Springs real estate market report is based on 82,000+ closed residential sales in the Coachella Valley from January 2017 through June 2026, sourced from flexmls (CRMLS). The analysis covers eight cities: Palm Springs, Palm Desert, Rancho Mirage, La Quinta, Indian Wells, Cathedral City, Indio, and Bermuda Dunes.

Only single-family homes and condos/townhomes are included. Manufactured homes, vacant land, and other property types are excluded. Listings where the sale price deviated more than 50% from the list price are excluded as outliers. Months of supply is calculated using the trailing three-month average sales pace against current active inventory.

I publish this report monthly with updated data from the MLS. If you want analysis specific to your neighborhood, subdivision, price range, or property type, reach out. I'm happy to run a custom breakdown.