November Market Summary and Outlook 2025

Coachella Valley Real Estate Market Outlook November 2025

November in the desert marks the kickoff to high season- cooler mornings, returning seasonal residents, and a bump in open house traffic. But this year? The pace is different. We’re seeing a mild and steady undercurrent of activity, but it’s focused. Buyers have their eyes wide open to the broader financial economy. Sellers are slowly adjusting expectations. This market isn’t ice cold, but it’s not hot either. It’s in a controlled reset.

Market Overview

Inventory’s Still Elevated, But Cooling Slightly
After peaking in late summer, inventory levels across the valley have started to taper. Fewer new listings are hitting the market, either because sellers are waiting for better conditions or simply stepping back and de-listing. Buyers still have more options than they did this time last year, but the flood is slowing.

Price Movement is Flat to Soft
Across the valley, median prices are holding within a narrow range. Some cities are seeing minor dips month over month, especially in the $600K–$900K segment. At the top end, homes over $1.5M are facing longer hold times and tighter negotiations. Sellers who launched with pandemic-era pricing expectations are now resetting.

Days on Market Are a Telltale Sign
The days of a weekend open house and Monday escrow are long gone. The average time on market continues to climb, and in some submarkets, it’s pushing past 75 days. Buyers are more deliberate, and the homes that are moving quickly are the ones that check all the boxes and hit the market priced to move.

City-by-City Pulse

Palm Springs
Activity here remains selective. Buyers are showing up for homes with character, location, and condition dialed in. Homes with deferred maintenance or questionable pricing are being passed over. Inventory has slipped slightly, but pricing remains under pressure unless the home stands out.

Palm Desert
Inventory is steady, and buyers are out there, but most are value-driven. Homes under $1M, especially in gated communities or close to El Paseo, are seeing steady interest. But sellers who aren’t realistic are facing multiple price cuts and longer timelines.

La Quinta
Golf properties and custom builds continue to attract attention, but DOM is steadily creeping up. Homes over $1.2M are negotiating down to close. The $750K-$950K pool home segment remains the most active, especially if turnkey furnished, properly priced, and marketed.

Indio
Still one of the valley’s most accessible markets, Indio continues to move inventory under $600K. Investor activity is measured, caution around potential STR regulation, and the continued rise of unsuccessful Airbnb properties flooding the market remain a factor, but first-time and move-up buyers are keeping this segment healthy.

Indian Wells
A quieter month in Indian Wells. High-end buyers are patient and picky. The limited inventory supports pricing, but DOM is stretching longer, especially in older or unrenovated homes. Buyers here expect quality and value, or deep discounts on renovation projects.

Coachella
The sub-$550K market in Coachella is still producing movement. Newer builds and entry-level homes are selling, but like the rest of the valley, buyers are negotiating aggressively. Well-staged homes with curb appeal are winning. This remains one of the more affordable corners of the market, especially for long-term holds.

Strategy Notes

For Sellers
Stop pricing based on peak 2022. This market is rewarding clarity. Homes that are priced correctly out of the gate are still selling, and often within the first 30 days. Lazy listings are sitting. Staging, professional marketing, and data-driven pricing aren’t bonuses anymore. They’re baseline.

For Buyers
This is your leverage moment. Negotiation power is real, especially on listings that have been on the market 45 days or more. But don’t wait forever. The best homes, in the best neighborhoods, at the right price still sell quickly. Pre-approvals, clean offers, and intelligent terms are winning deals.

Final Thoughts

The Coachella Valley market in November is tactical. It’s not about momentum. It’s about precision. If you’re buying, now’s your window to make a move without competing against 10 other offers. If you’re selling, your first 14 days matter more than ever. This is when strategy, local knowledge, and execution win.

Let’s talk.