October Sales Slow While Inventory Builds Across the Coachella Valley
The Hamilton Real Estate Group November 14, 2026
The Hamilton Real Estate Group November 14, 2026
October was another slow month for home sales in the Coachella Valley. Buyer activity was down from last year's pace, even as homes began selling a little faster than they did a month ago. New listings returned after a slow summer, inventory climbed from September, and prices held steady near recent levels rather than moving sharply in either direction. It is the kind of market where patience and preparation pay off for both buyers and sellers. Here is how the numbers break down, from sales and pricing to interest rates and the cities driving the story.
The Coachella Valley recorded 375 home sales in October, down 2% from 381 in September and down 27% from 516 in October 2025. The month-over-month dip is modest and typical of the early fall slowdown. The year-over-year gap is the bigger story. It was the lowest October total in the last three years, with mortgage rates nearly a full point higher than a year ago. Buyers are still active, but they are selective and in no hurry.
There were 3,131 homes for sale at the end of October, up 7% from 2,935 in September and down 14% from 3,631 a year ago. Inventory is building seasonally as sellers return after the summer, yet it remains the lowest October level in three years. Fewer homes on the market than last year keeps a floor under prices and limits how much leverage buyers can claim, even with sales running slower.
The median sale price was $555,000, up 2% from $545,000 in September and down 4% from $577,000 a year ago. The average sale price was $775,459, down 1% from September and down 2% from October 2025. The median is the midpoint of all sales, while the average moves with the highest-priced homes. The two moved in opposite directions this month, which likely reflects a slightly lighter mix of high-end sales. Overall, prices are stable to modestly softer year over year.
The average price per square foot was $351, essentially unchanged from September and down 2% from $358 a year ago. This is one of the cleanest measures of value because it removes the distortion of home size and product mix. A 2% drift over twelve months points to a market holding its ground, not one in retreat.
Homes sold in an average of 80 days in October, down 8% from 87 days in September and down 6% from 85 days a year ago. That is a welcome shift after readings in the high 80s for much of the year. For sellers, the message is clear. Homes priced correctly are attracting buyers in a reasonable window, while overpriced listings are the ones that sit.
Sellers received 97% of the list price on average in October, unchanged from both September and October 2025. A ratio below 100% means buyers still hold some negotiating leverage. At 97%, the typical concession is about 3%, and the consistency shows that well-priced homes are drawing realistic offers rather than deep discounts.
New listings totaled 1,152 in October, up 16% from 992 in September and down 13% from 1,330 a year ago. The pipeline is refilling after a slow summer, but the pace of new supply is still lighter than last year and was the lowest October count in three years. Expect selection to keep building into the winter season without a sudden flood of inventory.
Negotiating room is real, but so is competition for the best homes. Sellers are accepting about 97% of list price on average, and inventory is up from September, so you have more choices and more room to ask for concessions than you did over the summer. Supply is still below last year's level, however, so well-priced and well-presented homes will not wait around. Get pre-approved, settle your must-haves, and make offers that are firm and reasonable. A thoughtful offer a few percent under list has a genuine chance of landing.
Pricing is the whole game. Homes are selling in about 80 days at roughly 97% of list, which tells us buyers are paying attention but expect value. With sales below last year and new listings returning, your home competes with more options than it did in September. Price to recent closed sales, not to last year's peaks, and invest in condition, photography, and presentation. Listing in the coming weeks puts your home in front of the buyers who arrive for the winter season.
Freddie Mac's survey for November 12 shows the 30-year fixed rate at 7.1%, down from 7.2% last week, and the 15-year fixed rate at 6.5%, down from 6.6%. The 30-year has now eased four weeks in a row. The 30-year jumbo rate averaged 7.2% in the most recent Fortune report using Mortgage Research Center data. Rates remain nearly a point above year-ago levels, but the recent direction is encouraging. Talk with a local lender for current personalized quotes before you shop.
Sales were down in all cities except for Indio, with 81 sales, up 11%, and Coachella, which held flat at 11. Every other city fell year over year. The steepest declines came in La Quinta (down 46% to 48 sales), Indian Wells (down 45% to 11), and Rancho Mirage (down 43% to 26). Palm Desert, the busiest market at 82 sales, fell 29%. Bermuda Dunes shows a 60% drop on just 4 sales, a small count that exaggerates the percentage, and Indian Wells and Coachella also rest on small numbers.
La Quinta stood out at $1,494,611, up 27%, followed by Palm Springs at $729,225, up 8%, and Indian Wells at $1,690,058, up 4%. La Quinta's jump on only 48 sales likely reflects a richer mix of homes sold rather than broad appreciation. Cathedral City fell 15% to $439,350, Rancho Mirage and Palm Desert each slipped 9%, and Desert Hot Springs, Coachella, and Indio were down 7%, 5%, and 1%. Bermuda Dunes was flat at $680,750.
Indio saw the smallest Days on Market among larger markets at 79 days, down 28%, with Cathedral City at 52 days (down 20%), Rancho Mirage at 83 (down 11%), and Palm Springs at 75 (down 10%) also moving faster. La Quinta was slowest at 108 days, up 26%. Coachella (82 days, up 28%), Palm Desert (88, up 7%), Indian Wells (85, up 6%), and Desert Hot Springs (56, up 8%) also lengthened. Bermuda Dunes at 37 days reflects only 4 sales.
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