Oct 24, 2026·Norman Williams
Coachella Valley luxury homes: where $3M+ actually sells
Where the money actually lands at the top of the desert market.
Short answer
Over the last 12 months (closings October 27, 2025 through October 23, 2026), 243 homes sold for $3M or more in the Coachella Valley, per CDAR/FlexMLS closed sales. The median sale was $4,200,000, or $939 a square foot, after a median 49 days on market, at 95.9% of the final list price. La Quinta led on both count and price per foot. The top sale was $19,950,000, at The Madison in La Quinta.
By city
| City | Sales | Median price | Median $/sq ft | Median DOM | Sale-to-list |
|---|---|---|---|---|---|
| La Quinta | 69 | $5,600,000 | $1,102 | 49 | 96.0% |
| Indian Wells | 51 | $4,200,000 | $953 | 47 | 96.7% |
| Rancho Mirage | 44 | $3,970,000 | $748 | 50.5 | 96.0% |
| Palm Springs | 39 | $3,650,000 | $1,016 | 32 | 95.3% |
| Palm Desert | 34 | $3,944,500 | $919 | 68 | 95.4% |
| Other (Indio, Thermal, Bermuda Dunes) | 6 | ||||
| All | 243 | $4,200,000 | $939 | 49 | 95.9% |
By club or enclave
Subdivisions with at least 5 sales at $3M and up in the window:
| Club or enclave | Sales | Median price | Median $/sq ft | Median DOM | Sale-to-list |
|---|---|---|---|---|---|
| Toscana Country Club | 28 | $4,225,000 | $959 | 37.5 | 96.5% |
| The Hideaway | 23 | $5,995,000 | $1,212 | 38 | 96.0% |
| Bighorn Golf Club | 19 | $5,750,000 | $1,087 | 70 | 95.8% |
| The Madison Club | 13 | $14,500,000 | $1,474 | 139 | 90.5% |
| Old Las Palmas | 12 | $4,325,000 | $1,065 | 28 | 94.9% |
| Tradition | 12 | $5,325,000 | $963 | 47.5 | 96.9% |
| Ironwood | 9 | $3,800,000 | $750 | 94 | 94.4% |
| El Dorado Country Club | 8 | $4,400,000 | $1,139 | 5.5 | 98.9% |
| Thunderbird Heights | 7 | $5,800,000 | $943 | 46 | 96.7% |
| The Reserve | 7 | $4,650,000 | $806 | 83 | 95.1% |
| Mirada Estates | 5 | $3,860,000 | $606 | 112 | 94.2% |
| Vista Las Palmas | 5 | $3,695,000 | $1,102 | 70 | 94.5% |
| Andalusia | 5 | $3,300,000 | $794 | 61 | 98.5% |
| Monte Sereno | 5 | $3,600,000 | $902 | 12 | 100.0% |
Toscana is the volume leader at this price. The Madison is its own market: highest price per foot, and also the slowest and deepest discount off list. For club costs, see my Toscana membership guide.
Club vs non-club luxury
I split the 243 sales on the MLS "golf course within development" field:
| Group | Sales | Median price | Median $/sq ft | Median DOM | Sale-to-list |
|---|---|---|---|---|---|
| Golf course in the development | 132 | $4,500,000 | $998 | 48.5 | 96.2% |
| No golf course in the development | 64 | $3,665,000 | $804 | 57.5 | 94.9% |
The other 47 listings left the field blank, so I left them out of both groups.
At this price, the club question drives the comparison more than the city does. A $3M house behind a private club gate competes with other houses in that club and with the membership attached. A $3M estate outside the clubs competes on land, privacy, and architecture. I keep those two sets apart, because mixing them makes both look mispriced.
Architect pedigree at the top end
Five of the 243 listings named a known desert modernist in their remarks, three in Palm Springs and two in Rancho Mirage. They sold at a median $1,442 a square foot against $937 for the rest. Five sales is a small group and the remarks are claims, not verified attribution, so read it as a signal.
When it is documented, attribution is one of the few things that holds value at the top of the market. My process for verifying a name is in the architectural homes guide.
Seasonality
| Quarter of close | Sales |
|---|---|
| Jan to Mar 2026 | 77 |
| Apr to Jun 2026 | 79 |
| Jul to Sep 2026 | 38 |
| Oct to Dec (Oct 27 to Dec 31, 2025, plus Oct 1 to 23, 2026) | 49 |
The busiest single month was April 2026, with 38 closings. August 2026 had 10. Closings trail contracts by about a month, so the buying season runs roughly February through May.
What sellers should take from it
Price for the season and your club. Half of these sales closed in the first two quarters of 2026. A house that misses spring sits through the summer, when $3M+ closings fall by half. And the median seller took 95.9% of the final list price, so a list price far above the comps will cost you time, not add money. At El Dorado and Monte Sereno, houses sold at or near list within two weeks. At The Madison and Mirada, buyers waited more than 100 days and negotiated.
Methodology
- Source: my export of closed sales from the regional MLS, pulled October 2026.
- Date range: closings October 27, 2025 through October 23, 2026. This is a 12-month window; the export holds 24 months, and I filtered on close date after October 23, 2025.
- Filters: closed residential sales at $3,000,000 and up in Coachella Valley cities. 240 single-family and 3 condo sales.
- Method: medians computed in pandas from the raw rows. $/sq ft is closed price divided by the MLS approximate square footage. Sale-to-list is closed price divided by final list price.
- Exclusions: none. Subdivision rows below 5 sales are left out of the club table but counted in the totals.
This page updates quarterly, and the modified date changes each time.
FAQ
How many Coachella Valley homes sold for $3M or more in the last year?
Which city has the most $3M+ sales?
How long do $3M+ homes take to sell?
Do club homes sell for more?
Norman Williams, Compass. DRE 02051057.