July 2026 Greater Palm Springs Real Estate Market Update

As we officially enter the heart of the desert's traditional low season, the Greater Palm Springs real estate market continues to demonstrate why our local market behaves differently than many markets across the country.

While summer naturally brings fewer buyers, fewer sellers, and a slower pace of activity, June's numbers reveal a market that remains fundamentally healthy. Home prices have remained resilient, sellers continue receiving strong offers, and perhaps most notably, inventory has fallen to its lowest level of the year.

Unlike many regions that experience an increase in available homes during the summer months, the Coachella Valley often follows its own seasonal cycle. Many homeowners choose to wait until the return of seasonal residents in the fall rather than listing during the hottest months, resulting in fewer homes available for buyers.

For both buyers and sellers, understanding these unique seasonal trends can create opportunities throughout the remainder of the summer.

June 2026 Market Overview

The Greater Palm Springs market recorded another solid month of activity despite entering the slower summer season.

June Market Highlights

• 679 homes sold
• $575.7 Million in Total Sales Volume
• Average Sold Price: $847,791
• Sold-to-List Ratio: 93.56%
• Average Days on Market: 72
• Inventory: 3,100 Homes

Although transaction volume softened compared to the spring market, these numbers reflect what we typically expect as our seasonal market transitions into summer.

Inventory Continues to Tell the Story

The biggest takeaway from June isn't found in home prices—it's inventory.

Inventory has steadily declined throughout 2026.

June inventory declined:

• 376 homes compared to May
• 615 homes from the March high
• The lowest inventory level we've seen all year

This is an important distinction because it illustrates how unique the Greater Palm Springs market truly is.

Instead of inventory building during slower months, many homeowners postpone listing until the return of seasonal residents later in the year. As a result, buyers may experience less competition from other buyers, but they also have fewer homes available to choose from.

Home Prices Continue to Hold Firm

The average sold price in June was $847,791.

Although this represents a modest decline from last year's June average, it does not indicate weakening property values.

Monthly average prices are heavily influenced by the number of luxury transactions that close during any given month. One or two additional multi-million-dollar sales can significantly impact the average.

Overall, pricing across the Coachella Valley has remained remarkably stable despite higher mortgage rates and seasonal slowing.

Sellers Continue Receiving Strong Offers

The Sold-to-List Ratio remained at 93.56%.

In practical terms, sellers are still receiving nearly 94 cents on every dollar of their asking price, demonstrating continued buyer confidence.

While buyers have gained slightly more negotiating leverage than they enjoyed during the peak seller's market of recent years, today's market remains balanced rather than heavily favoring either side.

Homes Are Taking Slightly Longer to Sell

Average Days on Market increased slightly to 72 days.

This is completely normal for our summer market.

As temperatures climb, buyer traffic naturally slows, seasonal residents return home, and transactions require a bit more patience.

Well-priced homes that are professionally marketed continue attracting qualified buyers throughout the summer.

June 2025 vs. June 2026

Looking beyond month-to-month trends provides an even better understanding of where our market stands.

More Homes Sold

June 2026 recorded 679 closed sales, compared to 602 during June 2025.

That's an increase of:

• 77 additional homes sold
• 12.8% year-over-year growth

Despite elevated mortgage rates and seasonal slowing, buyer demand remained surprisingly strong.

Sales Volume Increased

Total sales volume increased from $526.4 million to $575.7 million, representing a 9.4% increase year over year.

This means more real estate dollars changed hands across the valley than they did one year ago.

Prices Have Moderated

Average sold price declined approximately 3.0% year over year.

Rather than signaling weakness, this reflects a healthier market after several years of extraordinary appreciation and shifting luxury sales activity.

Sellers Are Receiving Similar Offers

The Sold-to-List Ratio actually improved slightly from 93.51% to 93.56%.

This demonstrates continued pricing stability throughout the market.

Marketing Times Remain Nearly Identical

Homes averaged 72 days on market, compared to 71 days one year ago.

A one-day difference indicates buyer demand has remained remarkably consistent despite entering the slower summer season.

Inventory Tightened

Perhaps the biggest year-over-year surprise is inventory.

Available homes declined from 3,313 homes in June 2025 to 3,100 homes this June.

That's:

• 213 fewer available homes
• A 6.4% decline

Lower inventory continues supporting pricing throughout much of the valley.

What Buyers Can Expect This Summer

July officially begins the heart of our low season, which typically lasts through September.

For buyers, this often creates excellent opportunities.

Less Competition

Summer buyers generally compete against fewer purchasers than during our busy winter and spring seasons.

This creates a more relaxed buying experience and fewer multiple-offer situations.

Motivated Sellers

The homeowners who remain on the market during summer are often serious about selling.

This can create opportunities to negotiate:

• Purchase price
• Closing costs
• Repair requests
• Interest rate buydowns
• Flexible closing timelines

Stable Pricing

With inventory declining, buyers should not necessarily expect significant price reductions across the market.

Instead, they should focus on identifying well-priced homes that offer long-term value.

What Sellers Can Expect During Low Season

Summer often receives an unfair reputation.

Yes, activity slows.

But serious buyers never disappear.

In fact, many summer buyers are among the year's most motivated purchasers.

Less Listing Competition

With inventory falling to its lowest level of 2026, sellers face fewer competing listings than they did during the spring.

That creates an opportunity for well-prepared homes to stand out.

Serious Buyers

Although there may be fewer showings, the buyers actively shopping during July are typically well-qualified and highly motivated.

These include:

• Relocating families
• Cash buyers
• Investors
• Second-home purchasers
• Buyers preparing for next season

Pricing Is More Important Than Ever

Today's buyers have access to extensive market information.

Proper pricing from day one remains the single most important factor in generating activity.

Homes priced appropriately continue selling, while overpriced properties often sit on the market and require future price reductions.

Professional Marketing Makes the Difference

High-quality photography, cinematic video, floor plans, social media exposure, and targeted online marketing become even more valuable during slower months.

When fewer buyers are actively searching, creating a memorable first impression is critical.

Looking Ahead

Historically, July through September represents the quietest period of the year across the Greater Palm Springs housing market. While activity slows, our market has consistently shown resilience because inventory also declines during this period.

That combination helps create a more balanced environment than many buyers and sellers expect.

As we move through the remainder of the summer, we anticipate transaction activity to remain steady with motivated buyers continuing to purchase homes across the valley. Inventory will be an important metric to watch over the next several months, as continued low supply could provide additional support for pricing heading into the fall and winter selling season.

Final Thoughts

June's housing data confirms that the Greater Palm Springs real estate market continues to operate on its own seasonal rhythm. While many markets across the country experience rising inventory during the summer, our valley has seen the opposite. Inventory has fallen to its lowest point of the year, sellers continue receiving strong offers, and year-over-year sales activity has actually increased.

For buyers, the coming months offer an opportunity to purchase with less competition while working with motivated sellers. For homeowners considering selling, reduced inventory means fewer competing listings and a greater chance to capture the attention of serious, qualified buyers.

Whether you're planning to buy, sell, or simply stay informed, understanding the unique seasonal patterns of the Greater Palm Springs market is the key to making confident real estate decisions. As always, our team will continue monitoring the latest trends and providing timely market insights to help you navigate every season with confidence.