Coachella Valley Real Estate Market Outlook – August 2025
Coachella Valley Real Estate Market Outlook – August 2025
August brings a seasonally quieter period to the Coachella Valley market, but beneath the summer lull, important trends are taking shape. Active listings are rising fast, days on market are creeping higher, and price points are beginning to flatten and. Here's your on-the-ground look at what August is revealing and what’s coming next.
Market Overview
Detached Home Prices Holding Ground
The median price for detached homes in the valley settled at $652,500 in July, reflecting a 1.9% year-over-year decline. Attached homes mirrored this trend at $450,000, down 1.7%.
Sales Momentum Easing
July posted a three-month average of 608 sales, dipping from 652 a year ago. The 12-month average slipped to 602 sales, just below last year’s pace.
Inventory Edge Returns
As of August 1, total active homes numbered 2,961, up 30.7% from last year. This rise signals a noticeable softening in buyer urgency.
Months of Supply Rising
The valley-wide months-of-sales ratio climbed to 4.9 months, well above last year’s 3.7. This suggests a shift toward a more buyer-friendly landscape, while still technically within balanced market territory.
Days on Market Climbing
Homes stayed on the market an average of 56 days, up nine days year-over-year. Coachella saw the fastest turnover at 40 days, while Indio had the slowest pace at 62.
Discounts Increasing to Pre-Pandemic Norms
Detached homes are now selling at an average discount of 2.9%, while attached homes are averaging 3.6% below list price. The percentage of homes selling above list has dropped to 10.2%, down from 14.8% last year.
What It Means and What’s Next
Buyer Opportunities
August presents a clear opportunity for well-prepared buyers. Inventory remains higher than average, and increased time on market has opened up negotiation room. Properties sitting past the 45-day mark are becoming more flexible.
Sellers Need Sharper Focus
Today’s buyers are more value-conscious than ever. Overpricing leads to extended timelines, increased pressure for price reductions, and missed early momentum. Sellers should price precisely and present professionally.
Market Outlook Through Fall
Expect a gentle cooling trend through the end of the year. If mortgage rates remain in the current range or tick upward, price sensitivity will increase. Some markets may see a 2–3% adjustment in pricing, particularly for high-end or dated listings. That said, stable demand in core areas should keep those submarkets relatively insulated from deeper declines.
Final Take for August
This is a market that rewards strategy, timing, and realism. Whether buying or selling, it's no longer just about participation; it’s about positioning. The good news? With the right approach, both sides can win.
