Market report · Updated monthly
Coachella Valley luxury market report.
As of July 31, 2026
Across five private communities in La Quinta, 39 homes closed over the six months to July 31 against 20 active listings. Pricing is firm: median sale to list ratios ran from 92 to 97 percent. Inventory is not uniform in any useful sense. The Hideaway and The Quarry each carried a single active listing, while Andalusia at Coral Mountain carried ten. That is under one month of supply at one end and about seven and a half at the other, in the same city in the same month. Any Valley wide figure would average those into a number describing neither.
The figures
| Community | Active | Closed, 6 months | Median closed | Median DOM | Sale to list |
|---|---|---|---|---|---|
| The Hideaway | 1 | 14 | $5,675,000 | 27 | 96% |
| The Quarry | 1 | 4 | $4,362,500 | 64 | 95% |
| The Madison Club | 4 | 9 | $14,500,000 | 139 | 92% |
| Tradition Golf Club | 4 | 4 | $5,825,000 | 103 | 96% |
| Andalusia at Coral Mountain | 10 | 8 | $2,630,000 | 70 | 97% |
Source: GPS MLS and CRMLS, La Quinta Area 313, retrieved July 31, 2026. Closed sales cover January 31 to July 31, 2026. Median days on market and sale to list ratios describe closed sales only. PGA WEST is omitted because its range, from condominiums to custom estates, makes a single median misleading; see the PGA WEST guide for why.
What the numbers say
Pricing is holding. Four of the five communities closed at 95 percent of asking or better. Andalusia, with the deepest inventory of the group, closed highest at 97 percent, and all eight of its sales fell between 95 and 99 percent. That is a market with clear consensus about value rather than one where buyers and sellers are far apart.
Inventory is the whole story. Fourteen sales at The Hideaway against one active listing is roughly two weeks of supply. Eight sales at Andalusia against ten actives is about seven and a half months. Those are opposite markets, and a buyer or seller in one has almost nothing in common with a buyer or seller in the other.
Days on market track scarcity, not desirability. The Madison Club has the longest median at 139 days and by far the highest median price. That is what a market looks like when four homes are for sale and each one is a considered, unhurried decision. It is not a sign of weakness.
The spread matters more than the median. At Andalusia every sale landed between 95 and 99 percent of asking. At The Madison Club individual results ranged from 71 percent to full asking. Where that spread is wide, the initial price does most of the work and a mistake is expensive to correct.
The number that is not in the table
Everything above describes homes that sold. The more instructive figure is what happened to the ones that did not.
At Andalusia, eight homes closed at a median of 70 days. The ten still listed on July 31 had been on the market a median of 197 days. Several were past 200. One was past 270.
Homes that sell here sell in roughly ten weeks. Homes that do not sell are sitting for six to nine months.
There is very little in between, and where inventory is deep a buyer has alternatives. That gap is the clearest evidence in the data that the initial asking price decides the outcome.
On national headlines
National housing coverage rarely describes this market accurately, and the reason is structural rather than editorial.
A national figure blends markets with entirely different drivers. The Coachella Valley is unusual even within California: a large share of purchases here are second homes rather than primary residences, a meaningful number are cash, and demand follows a season rather than a school calendar. A story about mortgage rates cooling buyer demand describes a buyer profile that is only part of this market, and often not the part transacting at these price points.
The same problem applies to Valley wide reporting. Averaging The Madison Club and a Palm Springs condominium produces a number that describes neither, and averaging The Hideaway’s two weeks of supply with Andalusia’s seven months produces a figure no buyer or seller can act on.
The useful unit here is the individual community, and below that, the individual street.
What this means if you are buying
Where supply is thin, and at The Hideaway and The Quarry it is very thin, the right time to buy is when the right property appears rather than in a particular month. Waiting for a better season means competing for whatever comes next.
Where supply is deeper, at Andalusia and across PGA WEST, you have genuine choice and time to be deliberate. Use it on the things that decide satisfaction rather than price: orientation, view corridor, course frontage, and where the afternoon sun falls on the outdoor living space.
What this means if you are selling
Pricing accurately at the outset matters more in this market than almost anything else you can control. The gap between a 70 day sale and a 197 day listing is not usually about the house.
Condition matters more in some communities than others. At The Quarry, four sales ranged from $476 to $1,173 per square foot and the spread tracked build year almost exactly, with newer and renovated homes selling two to five times faster and closer to asking. Whether that maths works for a specific property is worth modelling before you commit to work.
More detail in our guide to selling a luxury home in the Coachella Valley.
Frequently asked questions
Is the Coachella Valley luxury market up or down right now?
Neither, and that is the honest answer. Across five private La Quinta communities over the six months to July 31, 2026, 39 homes closed against 20 active listings. Median sale to list ratios ran from 92 to 97 percent, which is firm pricing. But inventory ranged from under one month of supply at The Hideaway to about seven and a half months at Andalusia at Coral Mountain. Those are opposite conditions in the same city in the same month.
How long are luxury homes taking to sell in La Quinta?
It depends entirely on the community. Median days on market over the six months to July 31, 2026 ran 27 days at The Hideaway, 64 at The Quarry, 70 at Andalusia, 103 at Tradition Golf Club and 139 at The Madison Club. Those figures describe homes that sold. At Andalusia the homes still listed had been on the market a median of 197 days, nearly three times as long as those that closed.
What are luxury homes selling for in La Quinta?
Median closed prices over the same period ranged from $2,630,000 at Andalusia at Coral Mountain to $14,500,000 at The Madison Club, with The Quarry at $4,362,500, The Hideaway at $5,675,000 and Tradition Golf Club at $5,825,000. PGA WEST spans so wide a range, from condominiums to custom estates, that a single median would mislead.
Do national housing headlines apply to the Coachella Valley?
Rarely with any precision. National figures blend markets with completely different drivers, and the desert is unusual even by California standards: a large share of buyers are purchasing a second home rather than a primary residence, a meaningful number pay cash, and demand is seasonal in a way most markets are not. A national story about mortgage rates cooling demand describes a buyer profile that is only part of this market.
Is inventory rising or falling?
Both, depending where you look. As of July 31, 2026, The Hideaway and The Quarry each carried a single active listing while Andalusia carried ten. Reporting a Valley wide inventory figure would average those into a number describing neither. The more useful measure is months of supply within a specific community, which is what our individual guides carry.
How often is this report updated?
Monthly. The figures on this page are pulled from the MLS on the last day of each month and the retrieval date is stated alongside them. Each community guide carries its own table on the same schedule.
Community detail
Each guide carries its own market table on the same monthly schedule, alongside what decides value within that specific community.
The Madison Club · The Hideaway · Tradition Golf Club · PGA WEST · The Quarry · Andalusia · all community guides
Data retrieved July 31, 2026 · Next update: end of August 2026
Prepared by Laurie McLennan, Founder, The McLennan Team at Desert Sotheby’s International Realty
California DRE #01424382 · GPS MLS and CRMLS. Information deemed reliable but not guaranteed.