The February 2026 real estate numbers are in for the Greater Palm Springs / Coachella Valley market, and they tell a clear story.

The market isn’t declining. It isn’t accelerating wildly either. It’s stabilizing.

With spring peak season approaching, February gives us a strong pulse check on where we’re heading.

Let’s break it down.

February 2026 Valley-Wide Snapshot

• Total Homes Sold: 610

• Total Sold Volume: $577,132,157

• Average Sold Price: $946,118

• Sold-to-List Ratio: 94.58%

• Average Days on Market: 71

• Inventory: 3,670 active listings

Compared to February 2025:

• Sales down 4%

• Volume nearly flat (-1%)

• Prices up 3.25%

• DOM up 13%

Now let’s talk about what really matters.

Top 3 Takeaways from February 2026

1. Prices Are Still Rising

The average sold price increased from $916,308 in February 2025 to $946,118 this year — a 3.25% year-over-year gain.

That tells us demand remains strong enough to support pricing, even with slightly higher inventory and fewer transactions.

The desert lifestyle market continues to show resilience.

2. Buyers Are More Selective

Average Days on Market increased from 63 to 71 days.

Homes are taking longer to sell, not because the market is weak, but because buyers are more strategic.

Overpriced homes sit. Properly priced homes move.

This is no longer a “name your price” environment. It’s a precision market.

3. Negotiation Has Returned

The sold-to-list ratio dipped from 95.37% to 94.58%.

That slight shift means buyers are negotiating more successfully.

Credits, price adjustments, and repair requests are common again, especially on listings sitting 60+ days.

The market is balanced, and that creates opportunity.

📈 February 2025 vs February 2026 Comparison

Here’s the big-picture comparison:

The takeaway?

The market has slowed slightly in pace, but values continue to appreciate.

This is normalization, not decline.

🌴 What This Means Heading Into Spring 2026

Spring (March through May) is historically the strongest season in the Coachella Valley due to:

• Snowbird presence

• Tourism and major events

• Golf season

• Out-of-town buyer traffic

• Increased open house activity

February’s numbers suggest we’re entering spring in a healthy, balanced position.

🏡 Seller Tips for Spring 2026

1. Price Precisely
   The market rewards accurate pricing. Overpricing leads to extended DOM and reductions.

2. Maximize Presentation
   Professional staging, high-quality media, and strong digital marketing are essential.

3. List Before Summer Slowdown
   Spring offers maximum exposure before desert heat slows activity.

4. Be Prepared to Negotiate
   Buyers are asking for concessions — flexibility closes deals faster.

🏠 Buyer Tips for Spring 2026

1. Leverage Higher Inventory
   With 3,670 active listings, buyers have options.

2. Negotiate Strategically
   Seller credits and repair requests are back on the table.

3. Act on Well-Priced Homes
   The best properties still move quickly.

4. Lock In Before Potential Rate Shifts
   If rates improve later in the year, competition may increase.

🧠 The Big Picture Trend

The Greater Palm Springs market is transitioning from rapid post-pandemic growth to a stable, lifestyle-driven market.

We are seeing:

• Moderate appreciation

• Healthy inventory

• Balanced negotiation

• Strong luxury performance

• Seasonal momentum building

This is a mature, opportunity-rich environment, not a correction.

Final Thoughts

Spring 2026 offers something rare:

Strong visibility for sellers
Real negotiation power for buyers

That balance creates opportunity on both sides of the transaction.

If you’re considering buying or selling in Palm Springs, Rancho Mirage, Palm Desert, La Quinta, Indian Wells, Cathedral City, Indio, Coachella, or Desert Hot Springs, now is the time to plan strategically.

The numbers don’t lie.