October Market Summary and Outlook 2025

Coachella Valley Real Estate Market Outlook – October 2025

October in the desert usually brings momentum. Cooler temps, seasonal buyers returning, and a fresh wave of interest. But this year, the market is holding its breath. We’re seeing activity, but it’s measured. Some sellers are pulling back. Some buyers are circling, but not jumping. It’s a market that’s not frozen, but it’s definitely not racing.

Market Overview

Activity Returns, Slowly
There’s a slight uptick in showing activity and buyer inquiries compared to September, but it’s not a surge. Inventory remains elevated across most cities, and the pace of sales is steady, not strong. The gap between seller expectations and buyer willingness is where most deals are stalling.

Prices Leveling Off
Home values are generally flat across the valley. Detached homes in the mid-tier are seeing more price drops than closings over list, while luxury homes remain steady but are taking longer to move. The majority of new escrows are closing below list price.

Days on Market Rising
DOM continues to climb. Homes that aren’t priced to market are sitting, some now exceeding the 60 to 75 day mark without movement. Buyers are using time as leverage, waiting for price improvements or credits, especially in the $700K to $1.2M range.

Inventory Holds High
Despite fewer new listings entering the market in late September, total inventory remains higher than last fall. We’re seeing many of the same homes week over week, another signal that price strategy, not just timing, is the determining factor in movement.

City-by-City Pulse

Palm Springs
The return of cooler weather has brought some buyer energy back, especially for well-located homes near the design district or with strong architectural appeal. But the market is unforgiving to anything that feels dated or overpriced. If it doesn’t show well or isn't priced aggressively, it’s sitting.

Palm Desert
Buyers are focused on value. Homes in gated communities near El Paseo and remodeled single-level properties are still in demand, but buyers are negotiating hard. Price reductions are common, and sellers who hesitate to adjust are watching showings dry up.

La Quinta
The luxury segment remains stable, but stale. Custom homes over $1.5M are lingering unless they’re turnkey and lifestyle-driven. Meanwhile, anything under $850K with a pool and modern finishes is seeing interest, especially if it's well photographed and shows well.

Indio
Indio remains active in the under $600K category, especially for first-time buyers and investors. That said, inventory is back up, and buyers are taking their time. STR investors are more cautious, factoring in local restrictions and seasonal booking trends.

Indian Wells
Movement is slow, but stable. With a limited buyer pool and longer decision timelines, Indian Wells remains a patient market. Quality still commands attention, but even high-end homes need to be priced correctly to avoid extended DOM.

Coachella
Affordable inventory and newer construction continue to attract buyers here, especially those priced out of other markets. The sub-$550K segment is still moving, but buyers are careful and builder incentives are putting pressure on resale pricing.

Strategy Notes

For Sellers
Presentation and pricing are everything. The buyers in today’s market are educated and willing to wait. Listings need to launch clean and competitive or they risk sitting through multiple price drops. If your home isn’t getting traction in the first two weeks, it’s not the market, it’s the positioning.

For Buyers
You’re in a position of opportunity. More inventory, slower pace, and increasing negotiation space. But you still need to move decisively when you see the right property. Clean offers, strong financing, and clarity on terms will make the difference.

Final Thoughts

The Coachella Valley market in October is shifting from a seller’s sprint to a strategic standoff. Deals are happening, but only where expectations are realistic and the value is clear. The rest? It’s sitting. For buyers and sellers alike, the difference right now is strategy. If you’re ready to move with clarity, we’re here to help.