All Forum Posts by: 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.

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.

Hey, BiggerPockets community! 

Whether you’re an investor eyeing the desert sands or a homeowner curious about the market, I’ve got the latest scoop on the Coachella Valley real estate scene as of February 25, 2025. 

As a featured agent on BiggerPockets, I’m diving into the numbers across the nine cities—Palm Springs, Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Indio, Coachella, and Desert Hot Springs—covering days on market, escrow fallout rates, price drops, relisted properties, new-to-market inventory, and overall stock levels. Let’s break it down and see where the opportunities lie! 

Inventory Levels: A Buyer’s Window OpensThe Coachella Valley is seeing a noticeable shift in inventory. As of early 2025, the total number of available homes across the valley sits at around 2,898 units—a jump of 759 homes compared to last year. Palm Springs leads the pack with 548 homes on the market (up from 383 in 2024), while Palm Desert and La Quinta follow with strong numbers, historically hovering around 509 and 372, respectively, based on mid-2024 trends. This uptick brings the valley’s “months of sales” ratio to 4.8 months, a balanced market leaning slightly toward buyers—especially in pricier spots like Indian Wells, where it’s hitting 8.9 months. Pre-pandemic norms are back in sight, giving investors more options to negotiate than we’ve seen in years.

Days on Market: Patience Pays OffHomes aren’t flying off the shelf as fast as they once did. The valley-wide median days on market is now 67 days, a significant increase from last year’s 41 days. Bermuda Dunes is the speedster at 33 days, while Palm Springs clocks in at 37 days, and Cathedral City lags at 49 days. This slower pace signals buyers can take their time scouting deals—great news for flippers or landlords looking to snag a property below asking. Sellers, though? You might need to price competitively to avoid sitting too long.

Fallout of Escrow Rate: Deals StumblingEscrow fallouts are creeping up, reflecting buyer caution. While exact valley-wide figures fluctuate, recent reports suggest a 10-15% fallout rate across the nine cities, with Palm Springs and Rancho Mirage seeing slightly higher numbers due to their luxury skew. Economic uncertainty—think interest rates hovering around 7% for a 30-year fixed—and picky buyers are driving this trend. For investors, this means more properties might circle back to the market, ripe for a second look.

Price Drops: Discounts EmergePrice reductions are becoming the norm as inventory rises. Detached homes across the valley are selling at an average discount of 2.3% off list price, with Palm Springs and Rancho Mirage topping out at 3.2%. Attached homes are slightly higher at 2.7%. Coachella and Indio offer the smallest discounts at 1.5%, showing resilience in the entry-level segment. The median detached home price has dipped to $653,726 valley-wide, down from a peak of $710,000 last summer. Palm Springs detached homes average $1.2 million, a slight 0.4% drop since late 2023. This cooling could be your chance to lock in a deal before the spring rush.

Relisted Properties: Second Chances AboundRelistings are on the rise as fallouts and overpriced listings return. In Palm Springs, about 10% of the 548 active units are relisted from late 2024, with similar patterns in Palm Desert and La Quinta. These homes often come back at lower prices—sometimes 5-10% below their original ask—making them prime targets for savvy investors. Keep an eye on Cathedral City and Indio, where relistings are ticking up in the sub-$500,000 range, perfect for rental plays.

New to Market: Fresh Inventory HitsNew listings are fueling the inventory surge. Valley-wide, we’re seeing a 26% increase in active listings (2,354 units as of October 2024, trending toward 2,898 now). Palm Springs added over 100 new homes since last year, while La Quinta and Indian Wells are bringing luxury options online. Coachella and Indio lead new construction, with affordable homes still trickling in despite supply chain hiccups. This fresh stock offers investors a mix of move-in-ready flips and long-term holds—especially as 13.1% of homes still sell above list price in competitive pockets.

What This Means for YouFor buyers and investors, the Coachella Valley is shifting into a more negotiable market. Higher inventory, longer days on market, and price drops signal opportunity—whether you’re chasing a Palm Springs mid-century gem or an Indio rental cash cow. Sellers, meanwhile, need to price sharp and stage smart to beat the relisting trap. The luxury segment (over $1M) remains steady in Rancho Mirage and Indian Wells, but entry-level and mid-tier homes are where the action’s at.

Two cities in the Coachella Valley are making waves in California’s fastest-growing real estate markets—La Quinta and Palm Desert. According to Redfin, La Quinta saw a 29.9% increase in home prices, while Palm Desert followed closely with a 26.5% rise, placing them among the top 3 fastest-growing metro areas in California. This surge highlights the region’s transformation from a seasonal getaway into a year-round investment hotspot.

A Tale of Two Cities: La Quinta & Palm Desert

La Quinta: The “Gem of the Desert”

La Quinta’s history dates back to the early 20th century, originally a quiet agricultural settlement. It wasn’t until the La Quinta Resort & Club opened in 1926 that the city began to attract Hollywood elites and affluent travelers looking for a desert retreat.

Today, La Quinta has become synonymous with luxury living, championship golf courses, and high-end gated communities. With developments like PGA West, The Madison Club, and Griffin Ranch, the city attracts primary homeowners, vacation buyers, and investors looking for high-end short-term rentals (STRs).

📈 Real Estate Highlights for La Quinta (2025):

• Median Home Price: $1.15M (up 29.9% YOY)
• Rental Market: Strong short-term rental demand due to events like Coachella and BNP Paribas Open
• Buyer Demographics: High-income retirees, snowbirds, and STR investors

Palm Desert: The Valley’s Thriving Hub

Unlike La Quinta’s resort-heavy appeal, Palm Desert is the economic and cultural center of the Coachella Valley. Incorporated in 1973, Palm Desert rapidly grew as a retail, business, and residential hub. The development of El Paseo, often called the “Rodeo Drive of the Desert,” established the city as a shopping and dining destination.

Palm Desert’s real estate market thrives on its diverse housing stock, offering everything from affordable condos to million-dollar golf estates. A recent increase in baby boomer retirees and remote workers has fueled demand for low-maintenance, resort-style living.

📈 Real Estate Highlights for Palm Desert (2025):

• Median Home Price: $699,000 (up 26.5% YOY)
• Strong appreciation in 55+ communities like Sun City Palm Desert
• Increase in demand for long-term rentals as more people relocate permanently

Why Are Prices Rising So Fast?

Several factors are driving the real estate boom in La Quinta and Palm Desert:

✅ Luxury Market & STR Demand – The demand for high-end rentals and investment properties has surged, with seasonal visitors seeking exclusive retreats.

✅ Remote Work & Retirees – More people are choosing the Coachella Valley for affordable luxury living, tax benefits, and a slower pace of life.

✅ Limited Housing Supply – The valley’s low inventory and high demand have driven rapid appreciation.

✅ Major Events & Tourism Growth – Events like Coachella, Stagecoach, and the American Express Golf Tournament bring thousands of visitors, fueling the local economy and housing market.

Investor Takeaway: A Market on the Rise

La Quinta and Palm Desert are proving to be some of the most profitable investment destinations in Southern California. Whether you’re looking for a luxury STR, a long-term rental, or a primary home, these cities offer strong appreciation potential.

With housing prices still rising, it’s an exciting time to explore opportunities in the Coachella Valley’s hottest real estate markets.

What do you think? Are you investing in La Quinta or Palm Desert? Let’s discuss!

Palm Desert Real Estate Market Update for Investors 🏡💰

For real estate investors—whether you’re just getting started or already scaling your portfolio—understanding local market trends is crucial for making smart buying, selling, and holding decisions. Palm Desert is experiencing steady shifts in inventory, pricing, and demand, offering both opportunities and challenges for investors at all levels. Here’s what you need to know.

Key Market Metrics & Investment Insights

1. Inventory & Market Conditions
   • The current Months Supply of Inventory is 5.34 months, signaling a market that is becoming more balanced. A supply under six months traditionally favors sellers, while a growing inventory gives buyers—including investors—more leverage to negotiate deals.
2. Price Trends & Profitability Potential
   • The Median Sold Price in Palm Desert is $562,000, with properties selling at 96.6% of their list price. This suggests solid demand, but there’s still room for price adjustments—key for investors looking to acquire properties below market value or add value through renovations.
3. Market Velocity & Turnaround Time
   • Homes are selling in a median of 46 days, meaning well-positioned deals can move quickly. Investors considering fix-and-flips should factor in time-to-market when calculating holding costs and potential resale timelines.
4. Expanding Inventory & Buying Opportunities
   • The Months Supply of Inventory has grown by 21.09% over the past year, increasing the number of available properties. This could lead to better negotiating power for investors seeking distressed assets, value-add opportunities, or off-market deals.

What This Means for Investors

Palm Desert's real estate market is showing signs of increased inventory, stable pricing, and steady turnover—factors that present opportunities for buy-and-hold investors, flippers, and short-term rental operators alike. As inventory continues to rise, investors should focus on strategic acquisitions, factoring in renovation costs, ARV projections, and financing structures to maximize returns.

Whether you're looking to scale up your portfolio, find cash-flowing properties, or capitalize on the growing inventory, staying ahead of market trends will give you the edge in making profitable investment decisions. 📊💡

Marius Olbrych