You ever notice how the desert’s wisdom whispers through the wind? Out here, transformation isn’t loud, it’s seasonal. October has arrived, and with it, a gentle but undeniable shift across the Coachella Valley real estate market. After a summer of recalibration, we’re watching the sands settle into a buyer-leaning rhythm, one that rewards strategy, patience, and precision more than ever before. Let’s talk about what’s currently happening with the Coachella Valley real estate market, shall we?

🌴 The Pulse of the Market

October continues the cooling pattern we’ve seen since late summer, especially with season and the cooler weather making its way through. While overall sales volume remains steady, homes are spending more time on the market, and buyers are showing up with confidence.

💬 Negotiations are bolder.

📦 Inventory is swelling.

🏠 Pricing is becoming a test of strategy, not status.

The truth? Pricing isn’t about ego anymore; rather, it’s about alignment. In a market like this, presentation, timing, and energy make all the difference and are nonnegotiable.

💰 Median Home Prices

As of September 2025, the median sale price across the Coachella Valley was $619,450, down 3.2% year-over-year, and holding steady month-to-month. This modest softening isn’t a cause for concern—it’s the market finding equilibrium after several years of accelerated growth. What does this mean? Essentially, buyers are gaining leverage, and sellers who adapt to market rhythm are still closing strong.

🏡 Sales Trends + Activity

The days of listing high just to “see what happens” are long gone. Today, it’s all about strategic pricing from the start. In September, 372 homes sold —a 17.4% increase from last year —showing that buyers are still active, especially when a property is priced right. That said, the sales-to-list price ratio landed at 95.2%, while the sales-to-original list price ratio came in at 92.6%, both signaling room for negotiation. ✨ Well-prepared homes with thoughtful staging, professional marketing, and realistic pricing are the ones that shine brightest.

⚖️ Market Conditions

With 2,369 active listings, inventory dipped slightly from last year (–0.1%) but remains up seasonally. The months-of-supply ratio sits around 5.5 months, keeping us in a balanced, buyer-leaning market. For buyers, this means more options and breathing room. For sellers, it means crafting your story through presentation, pricing, and positioning… this is everything.

💎 Inventory Levels

New listings climbed to 727, up 12.2% from August, even as total inventory held steady. Luxury properties —those priced at $1M and above —continue to account for over half of the market’s total dollar volume. While this segment remains competitive, it’s evident that the energy has shifted. Buyers are moving intentionally, not impulsively.

⏳ Days on Market

Homes spent a median of 68 days on the market, up slightly from last year but down from 77 days in August. That’s a clear sign that buyers are exploring carefully, while sellers are recalibrating expectations. In essence, this is a strategic market, not a rushed one. From your home’s first impression online to the story it tells at an open house, it’s safe to say that every detail matters.

⏱️ Sales Ratios Snapshot

sales-to-list price ↠ 95.2%

sales-to-original list price ↠ 92.6%

median sale price ↠ $619,450

average price per sq ft ↠ $426

unit sales ↠ 372

new listings ↠ 727

🌿 What This Means for Buyers

The Coachella Valley continues to evolve both gracefully and intentionally. This is a season for strategy, patience, and precision. Whether you’re buying, selling, or simply watching the market, remember: your home is more than an address — it’s your legacy in motion.

✨ Buyers. Understand that THIS is your moment.
With season here, there’s truly no better time than now to make your move. If you’ve found a home that feels aligned, trust your timing and put in that offer.

Why now? Because with snowbirds returning to the desert and interest rates projected to drop in 2026, this is your chance to buy strategically, before the market gets competitive again. Think of it this way: date the rate, marry the house. You can always refinance later once rates fall, but the right home? That’s a once-in-a-lifetime match. With more inventory and fewer bidding wars, this is the time to shop smarter, not faster, and to step into the next chapter of your legacy with clarity and confidence.

🌞 What This Means for Sellers

Let’s face it… the numbers don’t lie.
Today’s market demands strategy, not guesswork.

With more listings, longer days on market, and fewer homes selling above ask, buyers now have the upper hand. To stay competitive, success isn’t about luck, rather, it’s about a plan.

✨ Sellers must:

• Price right and strategically.
• Market smarter with story-driven presentation.
• Move quickly when the right offer comes in.

This is where expertise matters. The right pricing, staging, and marketing strategy can be the difference between sitting on the market, and selling with S.O.U.L.™ Lead with intention, not ego. Present your home as an invitation, a lifestyle that’s ready to be lived. When you align with the energy of the market, you open the door for your next chapter to unfold with ease.

If you want to hone in on your October Home Maintenance tips to make the most of your house, check out the 5 Home Maintenance Tips for Desert Living | October Edition.

🌺 Final Thoughts

The Coachella Valley real estate market is moving through a season of recalibration, but in that shift lies tremendous opportunity. This isn’t about panic or pause; rather, it’s about precision and intention.

If you’re considering making a move or simply curious about your home’s current value, let’s talk. I’m here to provide insights tailored to your unique situation, with strategy, clarity, and intention.

I’m Sabrina Riccio, born and raised here in the heart of the desert. My mission is to help you navigate this market with grace, grounded strategy, and local wisdom that’s rooted, not rushed.

If you’re ready to align your next move with purpose, let’s talk.