Market report · July 2026
The headline moved exactly zero.
The short version
The median detached home in the Coachella Valley closed July at $650,000, a change of 0.0 percent from a year ago. Nothing about the month underneath was that settled. Inventory fell 9.9 percent and months of supply improved from 4.9 to 4.3, but sales slipped 1.3 percent and now sit 28.3 percent below historic norms, the widest gap of the past three months. And Indian Wells produced the steepest detached decline in the Valley and its largest attached gain, simultaneously.
At a glance
Source: The GPSR Desert Housing Report, July 2026, produced by Market Watch LLC for Greater Palm Springs REALTORS. Ninety day period ending July 31, 2026.
Flat is not the same as quiet
A median that moves 0.0 percent invites the conclusion that nothing happened. Three figures suggest otherwise.
Inventory keeps tightening. 2,668 units, down 293 from a year ago, with months of supply improving from 4.9 to 4.3. Anything under six reads as balanced.
But volume is falling. 608 sales against 616 a year earlier. In June sales had risen 3.3 percent. July gave that back.
And the seasonal picture is deteriorating steadily.
Three months, one direction.
The market is functioning: homes are selling, at close to asking, in a reasonable time. It is not busy, and it has become less busy in each of the last three months.
Only two cities rose
In June every city in the Valley declined on the price of its average size detached home. July was marginally better: two rose.
| City | Average size detached | Year on year | From 2022 peak |
|---|---|---|---|
| Coachella | $501,569 | +4.1% | +1.5% |
| Rancho Mirage | $1,358,907 | +2.0% | −7.1% |
| La Quinta | $816,647 | −1.7% | −10.5% |
| Palm Desert | $695,588 | −2.5% | −13.7% |
| Indio | $606,564 | −3.4% | −8.2% |
| Bermuda Dunes | $673,570 | −3.6% | −18.6% |
| Desert Hot Springs | $396,494 | −4.1% | −6.8% |
| Palm Springs | $1,127,569 | −5.2% | −20.5% |
| Cathedral City | $545,004 | −5.5% | −11.5% |
| Indian Wells | $2,039,130 | −9.4% | −0.1% |
Look at the last two columns together on Indian Wells. It recorded the steepest year on year decline of any city, and it remains the closest of any city to its 2022 peak. Both are true. Palm Springs, by contrast, fell less over twelve months and sits 20.5 percent below its high, the widest gap in the Valley.
One number is never a market
If you take one thing from this month, take Indian Wells. Depending on which line of the report you read, it is:
All six are true. All six come from the same document. None of them describes Indian Wells on its own.
The city averages twenty sales a month, across both property types.
When a market closes twenty homes, three unusual transactions invert a trend line, and detached and attached behave like separate economies. So when someone hands you a number about your neighborhood, ask what segment it covers, what period it measures, and how many transactions sit behind it.
Our Indian Wells page carries community level figures for Toscana and The Reserve, which is the resolution a citywide number cannot give you.
Where the money went
| City | Monthly dollar sales | Units a month | Inventory | Months of supply |
|---|---|---|---|---|
| Palm Springs | $122.5M | 137 | 592 | 4.3 |
| Palm Desert | $106.1M | 130 | 582 | 4.5 |
| La Quinta | $104.3M | 80 | 326 | 4.1 |
| Rancho Mirage | $67M | 56 | 285 | 5.1 |
| Indio | $44M | 78 | 355 | 4.6 |
| Indian Wells | $40M | 20 | 75 | 3.7 |
La Quinta again transacts about $1.3 million per sale against roughly $800,000 in Palm Desert, on 80 closings against 130. Concentration rather than volume.
Homes above one million accounted for 52.9 percent of all dollar volume in the Valley.
Selling times and discounts
Median days in market was 52, four days faster than a year earlier. Detached homes sold at an average 3.1 percent below list against 2.8 percent a year ago, attached at 3.5 percent, and 10.0 percent of sales closed above asking against 10.5 percent.
Above two million the discount widened to 5.4 percent, the largest of any bracket. Buyers at that level are neither rushed nor absent.
What this means
If you are selling. Less competition than a year ago and less pricing latitude than you may think. Fewer competing homes above one million, wider discounts at the close, and volume falling for a third consecutive month. See our guide to selling a luxury home here.
If you are buying. More leverage than the flat headline suggests and less inventory than last year. Supply above one million has compressed faster than the Valley as a whole.
If you are watching your equity. A citywide figure will mislead you about your own street, and July’s Indian Wells numbers demonstrate exactly how. Our community guides carry MLS figures for ten private communities individually, updated monthly.
Frequently asked questions
What was the median home price in the Coachella Valley in July 2026?
The median price of a detached home ended July at $650,000, a change of exactly 0.0 percent from a year earlier. Attached homes closed at $435,000, down 3.1 percent. Both are valleywide figures for the ninety day period ending July 31, 2026.
Is the Coachella Valley market slowing?
By volume, yes, and the trend is consistent. Seasonally adjusted, sales sat 19.3 percent below historic norms in May, 22.5 percent below in June and 28.3 percent below in July. The three month average of sales fell to 608 units from 616 a year earlier. Dollar volume rose 2.7 percent to $536 million, but that reflects what is selling rather than how much.
Why is Indian Wells down 9.4 percent and up 42 percent at the same time?
Because those figures describe different property types. The average size detached home in Indian Wells fell 9.4 percent year on year, the steepest decline of any city. The average size attached home rose 42.0 percent, the largest gain anywhere, and now sits 25.8 percent above its 2022 peak. Indian Wells also recorded the longest median selling time in the Valley at 65 days and the widest discount to list at 5.2 percent. All four figures come from the same report, and the city averages only twenty sales a month.
Which cities rose in July?
Only two. Coachella gained 4.1 percent on its average size detached home and Rancho Mirage 2.0 percent. Every other city declined, though that is an improvement on June when all ten fell.
Is inventory still tightening?
Yes. Valley inventory closed July at 2,668 units, down 293 or 9.9 percent from a year earlier, and months of supply improved from 4.9 to 4.3. Palm Springs holds the most listings at 592, followed by Palm Desert at 582.
How much are sellers discounting?
Detached homes sold at an average 3.1 percent below list against 2.8 percent a year ago, and attached homes at 3.5 percent. Ten percent of sales closed above asking, down from 10.5 percent. At the top the gap is wider: homes above two million sold at an average 5.4 percent discount.
Data: The GPSR Desert Housing Report, July 2026, produced by Market Watch LLC for Greater Palm Springs REALTORS and CDAR. Ninety day period ending July 31, 2026.
Prepared by Laurie McLennan, The McLennan Team at Desert Sotheby’s International Realty
California DRE #01424382 · Information deemed reliable but not guaranteed.