Coachella Valley Single-Family Market – February 2025

[Marius Olbrych]

Coachella Valley Single-Family Market – February 2025
Investor check-in: What are you seeing on the ground?

Just wrapped up reviewing the February numbers for the Coachella Valley, and I thought this would be a great time to compare notes with other investors—especially those working in SoCal or similar resort-style markets.

Here’s what jumped out this month:

• Listings under contract jumped 51.5% year-over-year

• Inventory is up 14.8% YoY, sitting at 2,753 active homes

• Median sale price dipped to $710K, down 4.1% from last year

• Days on market increased to 71, up from 63 in Feb 2024

• Months of supply grew to 6.5, which is a 17% increase

• New listings are still strong, but down from January’s rush

• Sales-to-list price ratio stayed firm at 96.8%

So what does that mean in plain English?

The market is cooling—but not collapsing. Prices are softening, homes are sitting longer, but buyers are getting off the sidelines. Pending sales were way up, and that tells me people are watching for their moment to strike. Inventory growth means more choices. Seasonality might be playing a role, but this feels like a window of opportunity opening for well-prepped buyers.

Now I’m curious…

How’s everyone else reading this?

• Are you buying more aggressively right now—or sitting tight until Q2?

• For flippers: Are you adjusting your hold timelines or your finish levels?

• For buy-and-hold investors: Are rents keeping pace with property values in your area?

• Anyone seeing price drops or motivated sellers start to appear in the mid-tier and luxury range?

• What kinds of creative financing or seller incentives are you seeing work right now?

I’d love to hear how other BiggerPockets members are approaching this kind of shifting market. Are you leaning in—or pulling back?

Let’s share notes.