As the desert sun hits its peak, so does the conversation around whether summer is a good time to buy or sell real estate in the Coachella Valley. While many assume the market cools off in the heat, the data from July 2025 tells a different story.
With 588 homes sold and $473 million in total volume, the Greater Palm Springs area continues to prove that the summer season- often called our “off-season” or "low season" - still offers opportunity, movement, and insight into what’s ahead.
July 2025 at a Glance
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Total Homes Sold: 588
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Total Sold Volume: $473,587,028
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Average Sold Price: $805,420
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Average Days on Market (DOM): 70
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Sold/List Price Ratio: 93.30%
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Active Inventory: 2,987 listings - a noticeable drop from both May and June levels.
These numbers reflect a market that’s adjusting seasonally, but not slowing down in terms of quality, value, or motivation.
📉 What’s Changing?
1. Seasonal Decline in Sales
Compared to June’s 602 and May’s 696, July shows a predictable drop in transaction volume. This is expected as many snowbirds and part-time residents leave for the summer.
2. Inventory is Tightening
Active listings have dropped again-now at 2,987 across the valley. That’s a decline of over 700 homes since May, significantly tightening supply and creating more competitive conditions for buyers still actively shopping this summer. This seasonal dip is typical of our low season, as many sellers temporarily remove their homes from the market with plans to re-list in the fall when activity picks up.
3. Prices Moderating Slightly
The average sold price dropped from $912K in May and $874K in June to $805K in July. This reflects a combination of seasonal market behavior and shifts in the type of homes selling (likely fewer luxury sales than peak season).
4. Sold-to-List Price Ratios Holding Strong
Buyers are still willing to pay close to asking: at 93.3% on average, and even higher in cities like Desert Hot Springs (95.77%), Indio (95.30%), and Cathedral City (94.96%).
What This Means for Sellers
Opportunity Still Exists-Just Approach It Strategically
Summer is not a time to “wait it out” if you have a home to sell. Here’s why:
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Low inventory means less competition.
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Serious buyers are still active and motivated, especially those relocating before the fall season.
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Cities like Rancho Mirage and La Quinta are maintaining strong price points and days on market below valley averages.
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Pricing correctly and presenting your home well can lead to a solid sale-even in the heat of summer.
What This Means for Buyers
The Summer Advantage: Less Rush, More Room to Negotiate
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Less buyer competition gives you breathing room to make smart decisions.
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Sellers remaining on the market during July and August tend to be more motivated to negotiate.
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Affordably priced cities like Desert Hot Springs and Indio are seeing the highest sold-to-list price ratios, meaning you need to move fast on the right homes-but you’ll also avoid bidding wars.
If you’re a buyer looking to get settled before fall or capitalize on motivated sellers, this is your window.
Bottom Line
Despite the seasonal slowdown in volume, the Coachella Valley real estate market remains strong, stable, and full of opportunity. July’s numbers prove that both buyers and sellers can benefit from understanding the market’s rhythm and using this “low season” to their advantage.
Whether you’re considering listing your home, starting your home search, or just staying informed-our team at Desert Cities Home is here to guide you with local expertise and data-driven insight.
