All Forum Posts by: Marius Olbrych

Rancho Mirage at a Tipping Point:
Buyers Still Rule—for Now, But the Window Is Closing

Strategic Market Update – April 2025
Prepared for the BiggerPockets Community
Source: Altos Research | Data as of April 20, 2025

Executive Summary

Rancho Mirage currently reflects characteristics of a slight buyer’s market, with a Market Action Index (MAI) of 28, just below the neutral benchmark of 30. Inventory is elevated at 316 active listings, but demand has been quietly gaining ground. This is the early stage of a trend shift—sales are now consistently outpacing new listings.

Sellers are beginning to make price concessions, and smart investors who move now can still negotiate strong terms before the market rebalances. This is the last phase before upward pressure on pricing begins to return.

Key Market Indicators

Market Positioning

Buyers currently retain negotiating power, but momentum is shifting. For the past several weeks, absorption rates have exceeded new listing volumes—a sign that supply may soon tighten.

The high percentage of listings with price reductions (51%) shows that sellers are reacting to softening expectations, especially in mid-tier and luxury product segments. Relist activity at 17% further confirms that overpriced homes are being repositioned for serious buyers.

Expect stronger resistance from sellers in Q2 and Q3 as inventory normalizes and buyer demand—often seasonal in this market—increases.

Segment Breakdown

Strategic Considerations

1. Short-Term & Mid-Term Rental Viability
The median rent of $9,250 supports executive-level furnished rentals. However, all investors should verify HOA and city zoning compliance for STR/MTR models before acquisition. Focus on communities with documented rental allowances or opportunities for corporate housing.

2. Fix-and-Flip Entry Window
The mid-tier and upper-mid segments ($1.1M–$1.6M) offer the best spread opportunity. Days on market under 70 and high price-reduction rates make these targets ideal for renovation or repositioning plays. Construction-ready properties below $485/sqft are worth underwriting.

3. Long-Term Hold Outlook
Investors looking to hold should prioritize well-located homes with upgraded systems, low deferred maintenance, and strong curb appeal. Appreciation upside remains strong for quality inventory, especially as market conditions tighten.

4. Creative Finance Opportunities
Sellers with over 90 DOM and a history of price adjustments may be open to terms deals. Creative finance structures (seller carry, subject-to, lease options) are more feasible now than they will be once the MAI crosses 30 and sellers regain leverage.

Final Outlook

Rancho Mirage is in a transitional phase. While it is still technically a buyer’s market, the underlying fundamentals are shifting toward equilibrium. Buyers have a narrowing window to capitalize on soft pricing before market conditions begin to favor sellers again.

For serious investors, this is a prime opportunity to secure a foothold—provided you move with due diligence, focus on quality assets, and account for seasonal demand in the Coachella Valley.

🏜️ 3 Reasons Baby Boomers Are Cashing Out in the Coachella Valley
And why this might be the opportunity buyers and investors have been waiting for.

Hey BP fam—wanted to share some trends I’m seeing here in the Coachella Valley (Palm Springs, Palm Desert, and nearby cities). There’s been a clear uptick in listings from longtime owners, especially Baby Boomers. Here’s what’s driving it:

1. Home Values Are High—Many Are Ready to Exit

Boomers who bought before 2015 are sitting on a lot of equity. Some are downsizing, others relocating. Many are choosing to cash out before the next market shift.

2. The Wealth Transfer is Already Happening

We're in the early stages of a massive intergenerational shift. Boomers are using real estate to gift wealth, simplify estates, or 1031 into income-producing assets. That’s created more opportunities for trust sales, flexible timelines, and motivated but non-distressed sellers.

3. Lifestyle Changes Are Driving Decisions

Retirement priorities have changed. Some want less maintenance, others want to be closer to grandkids or simply avoid high HOA dues. A lot of these homes have great bones but need light updating—perfect for value-add buyers.

Why it matters:
We’re seeing quality homes hit the market—not distressed properties, but transitional ones. These often come with seller flexibility, potential for creative terms, or room for a light flip or mid-term rental setup.

Would love to hear what you’re seeing in your markets—anyone else noticing more Boomers liquidating or simplifying?

Let’s talk trends, creative strategies, or even share buying criteria in the comments.

Palm Springs Condo Market Update – April 2025

Hey BP community,

Here’s a fresh pulse check on the Palm Springs condominium market as of April 2025. Whether you’re investing locally or simply tracking opportunities from afar, this month's data reveals some compelling trends worth discussing.

Market Overview

• Median List Price: $449,000

• Price per Sq Ft: $378

• Median Rent: $2,600/month

• Market Action Index (MAI): 32 — indicating a slight seller’s advantage

• Inventory: 359 condos (increased from last month)

The Market Action Index is our gauge of market strength. While the MAI dipped slightly from 33 to 32, it still reflects a mild seller’s advantage. However, it’s worth noting that 47% of listings have seen price reductions, signaling growing negotiation opportunities.

Time on Market

• Average Days on Market: 97

• Median Days on Market: 63

Buyers and investors appear to have more breathing room in this environment, as properties are staying active for longer.

Segment Snapshot
Here’s a breakdown of four key pricing tiers within the Palm Springs condo market:

Across the board, these properties tend to be older builds—offering potential for value-add strategies, especially for those comfortable managing renovations or repositioning units for long- or mid-term rentals.

Investor Insight

The Palm Springs condo market appears to have reached a temporary plateau. With no recent price increases reported and nearly half of listings reducing asking prices, we’re entering a moment of recalibration.

Rising inventory and longer days on market could suggest more negotiation power for buyers, especially for investors focused on long-term value and cash flow.

At $378 per square foot, remodeled units may still justify strong resale values depending on finish level, comps, and market timing.

Are you seeing more opportunities in the Palm Springs condo space lately?
How are you adjusting your buy box or renovation strategies given longer time on market and pricing adjustments?
Are you preparing for a potential buying window—or sitting tight to see how Q2 shakes out?

Looking forward to hearing your thoughts and experiences.

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.

Hey Bigger Pockets community! Let’s dive into the latest real estate trends for single-family homes in Cathedral City, CA, as of today, March 25, 2025. Whether you're an investor, homeowner, or just curious about the market, here’s a snapshot of what’s happening, based on the real-time data provided, along with some thoughts to spark discussion.

• Median List Price: $625,000
• Median Price of New Listings: $685,000
• Price Per Square Foot: $345
• Average Days on Market: 116 days
• Median Days on Market: 63 days
• Price Decreased: 47% of listings
• Price Increased: 4% of listings
• Relisted: 17% of listings
• Inventory: 151 homes
• Median Rent: $4,000
• Market Action Index: 33 (Slight Seller’s Advantage)

1. Pricing Trends: The median list price is holding steady at $625K, but new listings are coming in higher at $685K. This suggests sellers are testing the waters with more optimistic pricing, possibly banking on continued demand or seasonal buyer interest. However, with 47% of listings seeing price drops compared to just 4% with increases, it’s clear that not all properties are moving at those higher ask prices. Are buyers pushing back, or are sellers overreaching?
2. Days on Market: The average days on market (116) is skewed by some longer-hold listings, but the median of 63 days tells us that half the homes are selling in just over two months. That’s not lightning-fast, but it’s not sluggish either—more of a balanced pace. Properties priced right and in good condition are likely the ones moving quicker. Anyone seeing this in their own deals?
3. Inventory & Market Action: With 151 single-family homes on the market and a Market Action Index of 33, we’re in a slight seller’s advantage zone. Inventory isn’t tight enough to call it a full-blown seller’s market, but it’s not flooding with options either. This could mean opportunities for buyers who act decisively, especially on homes with price reductions.
4. Rental Potential: A median rent of $4,000 is juicy for investors! At $625K median list price, that’s a gross rental yield of around 7.7% before expenses—not bad for a single-family home in a desirable California market. Anyone running numbers on cash flow or cap rates here?
5. Relisting Activity: 17% of listings being relisted hints at deals falling through or sellers pulling back and trying again. Could be financing issues, inspection surprises, or just cold feet—any locals have insights on what’s driving this?

The Cathedral City single-family home market is showing a balanced yet slightly seller-leaning dynamic as of March 2025. Sellers have a slight edge with moderate inventory and decent rental demand, but the high percentage of price decreases suggests buyer resistance to overly ambitious pricing. For investors, the rental yield looks promising, especially if you can snag a deal on a price-reduced property. Buyers might find room to negotiate, while sellers need to price competitively to avoid sitting on the market too long. Overall, it’s a market with opportunities on both sides—patience and strategy will be key.

• Investors: Are you eyeing Cathedral City for rentals or flips? What’s your take on that $4K median rent?
• Homeowners: How are you feeling about the market—confident to list, or waiting it out?
• Agents: What trends are you seeing on the ground? Are those price drops leading to quick sales?
• Newbies: Does this data make you more or less interested in jumping into this market?

Drop your thoughts, experiences, or questions below—let’s get the conversation rolling and help each other navigate this market!

Hey BiggerPockets fam! I’ve been crunching the latest Rancho Mirage market data, and one thing’s jumping out: price drops are everywhere. Let’s dive into why this could be a prime moment to snag some inventory or flip deals.

• Median List Price: $775,000
  The median’s holding at $775K—solid for a luxury-leaning market like Rancho Mirage.
• Median Price of New Listings: $662,400
  New stuff’s hitting at $662K, a notch below the overall median—sellers might be getting realistic.
• Price Per Square Foot: $368
  At $368/sqft, it’s a workable base for flips or rentals in this SoCal gem.
• Price Decreased: 48%
  Here’s the kicker—48% of listings have slashed prices. That’s nearly half the market signaling deals could be ripe for the picking!
• Average Days on Market: 88
  Homes are averaging 88 days—stuff sitting longer might be begging for offers.
• Median Days on Market: 49
  But half sell in under 49 days, so the well-priced gems move fast.
• Inventory: 391 homes
  With 391 options, you’ve got plenty to sift through for the right play.
• Median Rent: $5,000
  Rentals at $5K/month mean cash flow’s on the table too.
• Market Action Index: 33
  At 33, it’s a slight seller’s market, but those price cuts tell me buyers have room to flex.

That 48% price-drop stat is screaming opportunity. Sellers are adjusting—maybe they overreached, or maybe they’re just ready to move. Either way, it’s a green light for investors. If you’re into flips, those $662K new listings paired with $368/sqft could be your sweet spot—grab something under market, fix it up, and ride the luxury vibe Rancho Mirage is known for. For buy-and-hold folks, the $5K median rent plus a discounted buy-in could juice your cash flow, especially with the seasonal crowd here.

The 88-day average DOM says some properties are lingering—perfect for lowball offers on stale listings. Meanwhile, the 49-day median shows demand’s still there for the right price. With 391 homes in play, you’ve got options to cherry-pick the best deals.

Anyone else seeing this as a buyer’s window in Rancho Mirage? I’m thinking it’s a solid time to scoop up inventory—flips could shine with all these reductions, and rentals look tempting too. What’s your take—jumping in now or waiting it out? Let’s brainstorm!

Altos report

Hey BiggerPockets community! Let’s take a deep dive into the current Palm Desert, CA 92260 condo market and what it means for investors, buyers, and sellers.

Market Overview:

📌 Median List Price: $579,450
📌 New Listings Median Price: $567,000
📌 Price Per Sq. Ft.: $365
📌 Median Days on Market: 49
📌 Inventory: 162 active listings
📌 Market Action Index: 33 (Slight Seller’s Advantage)
📌 Median Rent: $5,100

What’s Changing?

• Inventory has increased, but the market still leans slightly in favor of sellers.
• 36% of listings have had price reductions, indicating that some sellers are adjusting expectations.
• Properties priced correctly are selling within 49 days, while overpriced listings are seeing longer market times and price cuts.

Investment Takeaways:

🏡 Buyers: More inventory and price reductions mean potential negotiation opportunities. The rental market remains strong, which could offer a solid cash flow play.

💰 Sellers: Pricing competitively is critical. With over a third of listings seeing price drops, waiting too long to adjust could result in further markdowns.

🔎 Investors: The median rent of $5,100 supports strong rental demand, especially for well-located units. The lower price brackets ($349K–$529K) have higher days on market, potentially offering value-add opportunities.

Let’s Discuss!

✅ Are you seeing similar trends in your target markets?
✅ What’s your strategy in this type of shifting market?
✅ Do you think the seller’s advantage will hold as inventory grows?

Looking forward to hearing everyone's insights! 🚀

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $385,000
Cash invested: $295,000

Project Execution & Market Prep
We managed every phase, ensuring top craftsmanship and strategic design.

✔ Structural Upgrade: Expanded a 6ft French door to a 10ft slider.
✔ Modern Interiors: Open-concept with floor-to-ceiling windows.
✔ Luxury Backyard: Pebble Tech pool, pergola, BBQ island, fire pit.
✔ High ROI: Premium finishes for Palm Springs buyers.
✔ Full Coordination: On-time, on-budget execution.

📍 Need a transformation? Let’s talk!

How did you find this deal and how did you negotiate it?

self generated off market, distressed

How did you finance this deal?

OPM

How did you add value to the deal?

I added value to the deal by streamlining administrative processes, managing banking and vendor coordination, and overseeing project execution to ensure efficiency and cost-effectiveness. My role in project management, in collaboration with partners, helped optimize timelines, reduce expenses, and enhance overall profitability.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

https://www.lantzmanlending.com/ A+

The Coachella Valley real estate market is showing some interesting shifts this year. Here’s a breakdown of key trends for February 2025, comparing them to both last month and February 2024.

• Total inventory sits at 2,753, which is up 14.8% YoY from 2,399 in February 2024.
• Months of supply has increased to 6.5 months, a 17% jump from last year, signaling a more balanced market that is trending toward buyer-friendly conditions.
• New listings dropped to 909 in February, down 19.8% from January, which could tighten supply in the coming months.

• 430 homes sold in February, a slight 1.6% decrease YoY but up 7.5% from last month.
• The median sale price is $710,000, which reflects a 4.1% decline from last year ($740,000) and a 1.7% dip from January.
• Price per square foot sits at $464, slightly down 0.9% YoY but up 1.7% from last month.

• Days on market rose to 71 days, a 22.4% increase from January and up 12.7% from last year.
• Homes going under contract surged by 51.5% YoY, suggesting buyers are still active despite longer market times.
• The sales-to-list price ratio remains steady at 96.8%, indicating sellers are negotiating but still closing close to asking price.

• Buyers: With inventory increasing and prices softening, there are opportunities to negotiate better deals, especially on homes that have been sitting longer.
• Sellers: With higher days on market, strategic pricing is key to attracting serious buyers.
• Investors: The increase in homes under contract (+51.5%) suggests buyer confidence is returning, which could lead to stronger demand heading into the spring.

The market remains balanced but

is shifting toward a buyer-friendly environment, making Q2 2025 a crucial time to watch for opportunities.

What are you seeing in your local deals? Have you noticed more price reductions or increased competition?

Is Now a Good Time to Buy? Yes, with Renovation Loans for First-Time Investor Buyers

Hey BP Community,

For first-time investor buyers wondering if now is the right time to jump in—the answer is yes, especially with renovation loans!

Here’s why:

✅ FHA’s new renovation loan guidelines allow you to buy a fixer-upper with no mortgage payments for up to 12 months while you renovate. This gives you breathing room to add value before making full payments.

✅ Increased loan approvals for ADUs – If you’re adding an accessory dwelling unit (ADU), lenders are allowing higher approvals, and the rental income potential can significantly offset your mortgage.

✅ Market conditions are improving for buyers – The Fed recently cut rates by 0.25 points, and housing markets are cooling in some areas, making now an opportune time to negotiate better deals.

For first-time investors, renovation loans provide a smart entry point into real estate investing. Whether you’re looking for a BRRRR strategy, house hacking, or just want to build equity, this financing tool can help you maximize returns while minimizing upfront costs.

🚀 Who’s looking at renovation loans for their first deal? Would love to hear what markets you’re watching and your thoughts on these new lending changes!

Let’s connect if you want to explore opportunities.