October 2025
October is here – and with it comes cooler temperatures, needed rain, and some increased activity in the housing market locally- but the big question remains – when will we see sales turn around, and is this the bottom of our housing slump?
Inventory and Sales Activity
COACHELLA VALLEY:
In August, 2025, active listings reached 2,961—a 31% increase from the previous year – however, the inventory level has been dropping over the past 4 months consecutively. Demand has remained relatively flat year over year, and has remained steady for all of 2025 – currently 602 units sold for the month- which represents a -29.6 below normal market conditions. The higher inventory levels offer buyers a wider selection while posing challenges for sellers.
RANCHO MIRAGE:
Rancho Mirage median sales price for the month came in at $1,331,690 – down -.08% YOY. 58 homes were sold in the month- which is the same as 1 yr ago. Overall dollar volume is slightly up YOY at $70m vs. $68m 1 year ago. Overall, sales in most price bands have seen an increase YOY, with properties priced in excess of +$2m seeing a -27% decrease in overall volume sales.
Inventory levels in the city are up +22% YOY, and currently we have 4.8 months of inventory currently available in the city (+20% increase YOY) – suggesting that more negotiations will likely be requested by buyers regarding price and terms. Currently we are seeing an average selling discount in the city -4.5% (+29% YOY) – with the highest discounts being negotiated on homes priced over $1m (-4.1%) and over $2m (-5%).
DEL WEBB RANCHO MIRAGE:
In the 55+ category, Del Webb RM is the obvious choice for affordable luxury living in the BEST city in the Coachella Valley! Median sales price for the month came in at $780,000 (down – 17.9% YOY). This does not constitute an overall value deflation, rather most of this has been impacted by the underperforming higher end homes in the community priced over $1m. In July, 7 homes were sold – which is UP (+250% YOY) signalling a strengthening of the market mid-
year. Inventory levels are down (-11% YOY) at 32 units – which represents the lowest volume available YTD. Based on sales volume, we currently are sitting at 5.49 months of supply – which is DOWN (-3.5% YOY) – demonstrating still a very strong BUYERS market in the community. Del Webb is running an average sales discount of – 2.9% off list price at time of contract – which is deteriorated -2.4% when compared YOY.
OVERALL MARKET ANALYSIS
Overall, we have seen volume of sales improve as the year progresses, but we will likely not see much market growth again until we see a break in interest rates, or a significant improvement in overall consumer market confidence.
Dr Jessica Lautz, Deputy Chief Economist and VP of Research for the National Association of Realtors reported this week Freddie Mac 30-year fixed rate mortgages decreased to 6.63% (now down to 6.38% as of 09/17/25).
Positive: “Last week’s lower mortgage interest rates increased mortgage applications, bringing some buyers off of the sidelines. Buyers are in a sweet spot with more housing inventory and slightly better rates.”
Negative: “Rates are still entrenched in the mid-6% range. Is the current rate low enough for homeowners to list their homes? Maybe not for all, but for some who have accumulated a tremendous amount of housing equity, they may find the move easier with large down payments on their next purchase.”
Our message to buyers is: This is a GREAT time to buy – with inventory levels up, less competition, and reduced prices- this is your moment. Once interest rates start to fall consistently, demand will increase, as will pricing. You can refinance out of that higher rate later while maintaining a fixed acquisition cost.
“Being a winner is never an accident; winning comes about by design, determination and positive action.”
-Bob Proctor
As a homeowner, what does this mean for you?
If you are thinking about selling in the next 2-3 months, NOW is the time to consider going on market.
The best evidence of when the best time to go on the market- is what is happening at the present time. We do not know what the future holds. If you are considering moving, you owe it to yourself to seek the best counsel possible – results matter – let’s chat.
With 60+ homes sold in the Rancho Mirage/Coachella Valley real estate market each year, we have developed streamlined processes to take you from day one to what you really want—selling for the highest possible price. And with our proven systems and exceptional customer care, you win.
We care about you as a person, so we care about getting you the best possible results with the least amount of stress and worry. You deserve to feel empowered to pursue your passions and enjoy your favorite places with those who matter most. It’s time to simplify your life and secure your future.
Call us today 760-832-4000
We will take about fifteen minutes to cover your goal outline for this new chapter, how we work with our clients, and if it’s a fit, we’ll schedule your Strategic Marketing Consultation. Call today 760-832-4000
To your success,
Bill Morgner
Need help getting started? Contact The Morgner Group today to schedule a personalized consultation or property tour. We’ll help you navigate every step with clarity and confidence.
This article is presented by The Morgner Group. All data deemed reliable but not guaranteed. Prices, HOA fees, and community rules are subject to change. Please verify with your agent before making any decisions. DRE #01811831