The desert real estate market naturally ebbs and flows with the seasons, and August was no exception. As the summer heat sets in, activity across the Coachella Valley traditionally slows, ushering in what locals often call the “low season.” But slower doesn’t mean stagnant. The latest numbers reveal a market that is adjusting, not weakening—a market where both buyers and sellers can find unique opportunities.
The Market at a Glance
In August, 471 homes sold across the Coachella Valley, totaling just over $363 million in sales volume. The average sold price landed at $772,501, with homes closing at an average of 94.2% of their list price. Inventory held steady at 2,832 homes, while the average days on market climbed to 72, a sign of the seasonal cooldown compared to earlier summer months.
City Highlights:
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Palm Springs led in sales activity, closing 86 homes at an average of $777,798.
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Rancho Mirage and Indian Wells stood out with luxury-level pricing, both averaging above $1.1 million.
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La Quinta topped the valley in sales volume, reaching $71 million.
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Desert Hot Springs and Coachella remained entry-level markets, yet proved competitive, with sold-to-list ratios as high as 96% to 103%, showing strong demand in the more affordable price ranges.
Shifts Compared to Previous Months
August brought several notable shifts. The average sold price slipped to $772K, down from July’s mid-$800Ks. Weekly data confirmed this softening, with the back half of the month showing both lower sales volume and pricing volatility.
Sales volume also cooled, with 471 homes sold in August, compared to the 550+ transactions we often see during the spring peak. The final two weeks were especially quiet, closing only 91–102 homes per week.
At the same time, homes took longer to sell, averaging 72 days on market, up from the mid-60s earlier this summer. By the end of August, many active listings were pushing close to 90 days on market.
Finally, inventory inched up from 2,810 mid-month to 2,832 homes by August 31, underscoring the shift toward a more balanced marketplace as buyer demand eased in the summer heat.
Weekly Micro Trends (Aug 18–31, 2025)
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Aug 18–24: 102 homes sold, average price $690K, total volume $70.3M.
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Aug 25–31: 91 homes sold, average price $723K, total volume $65.8M.
The final two weeks of August delivered the sharpest cooling, with fewer transactions and reduced overall sales volume. Still, the slight rebound in average price during the last week signals that motivated buyers are out there—and they are willing to pay strong numbers for the right property.
Benefits in the Desert Low Season
The desert’s summer slowdown creates different advantages for buyers and sellers.
For Buyers, rising inventory and reduced competition open the door to greater choice and stronger negotiating power. Many sellers are motivated to close before the busy fall season, giving buyers leverage to secure favorable terms.
For Sellers, while foot traffic eases, the buyers who are active now are often serious and motivated by relocation, investment, or other pressing needs. With fewer new listings coming to market compared to the spring rush, sellers also face less competition. For many, August and September are strategic times to position a property for success ahead of the seasonal demand surge.
Bottom Line
August 2025 confirmed what we expect during the desert summer: slower sales, longer market times, and a gradual return to balance. While some view the low season as a lull, smart buyers and sellers see it as a season of opportunity. Buyers benefit from more inventory and softer competition, while sellers connect with serious, motivated buyers and can prepare for the fall surge.
As cooler weather approaches, history tells us demand will pick back up. If you’ve been considering a move, now is the time to set your strategy so you’re ready when the market heats up again this fall.
