November 2025
The Coachella Valley is starting to come alive as we enter our season of celebrations, events and festivals. There is literally something for everyone here- and our hoteliers and local businesses are starting to see the increase in traffic – as people from all over the world come to experience our beautiful desert paradise. Historically, we see home sales increase this time of year, as early shoppers come in to take full advantage of the perfect climate we all enjoy.
Inventory and Sales Activity
COACHELLA VALLEY:
In September 2025, active listings reached 2369—down 6.2% from August, and down 0.1%Year over Year (YOY). We have now had 5 consecutive months of reducing inventory. There were 727 new listings for the month – an increase of 12.9% over August. There were 372 homes sold in September – up 17.4% YOY – with slightly more discounting by sellers at 95.2% of list price at sale. Median sale price of $619,450 was down -0.1% from August 2025, and -3.2% YOY. Days on market is still trending a bit high at 68 days (-11.6% from August). Months of supply is trending slightly down from August at 5.5 months providing buyers plenty of options to consider.
RANCHO MIRAGE:
Rancho Mirage median sales price for the month came in at $1,236,000 – up +3.5% from August, and +12.4% YOY. 34 homes were sold in the month- up +36% YOY – however, there has been noted more discounting by sellers at 90.2% of list price at sale – down -5.1% YOY. There were 205 homes on the market- down -8.1% YOY. Days on market at continuing to trend up +2.8% YOY– currently at 73 days. Months of supply is trending down -9.8% YOY at 5.1 months. This market condition tends to favor buyers- which explains the discounts noted at sale.
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 $782,000 – down – 3.1% YOY. During the month, 6 homes were sold – unchanged YOY with an average sale to list of 96% down slightly -.02% YOY.
Inventory levels are down -13.2% YOY at 33 units – which represents the second lowest volume available YTD – just behind August at 31 units. Based on sales volume, we currently are sitting at 5.74 months of supply – which is down -1.8% YOY). Del Webb is running an average sale to list price ratio of 96% – down slightly 0.2% YOY. Days on market is up 51.6% YOY at 94 days when coupled with supply of 5.74 months, means this is a buyer’s market and sellers need to position themselves very strategically to win.
OVERALL MARKET ANALYSIS
Overall, we have seen a slight increase in traffic and volume as a result of the interest rate reduction recently taken by the Fed Reserve, however consumer confidence, pricing and cost to borrow money continue to undermine growth.
Lawrence Yun, Chief Economist & SVP of Research for the National Association of Realtors shared this week, while the Feds have already taken one rate cut in September, he predicts two additional cuts before year end 2025 due to labor market concerns. In 2026, he predicts 3-4 rate cuts – which he attributes to anticipated reduced inflation and increase in available inventory.
The Mortgage Bankers Association reports that overall, mortgage applications have continued to lag- at the time of this report, this was the fourth consecutive week of decline for overall mortgage applications – with the one bright spot being a 81% increase YOY in refinance applications.
Despite slightly lower mortgage rates, purchase applications continue to decline likely due to several factors – ongoing high home prices, buyer anxiety about the uncertain job market, and a “wait and see” mentality among some buyers who anticipate further rate cuts.
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. Buying at these discounted prices now, with a plan to refinance later makes a lot of sense for many. 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.
Our message to you, our sellers is: How you price and prepare your home for market today matters more than it has in recent history. Curb appeal, tackling deferred maintenance, staging and pricing are all critical components to consider to help reduce your days on market, as well as increase your overall sale price.
“Optimism is the faith that leads to achievement. Nothing can be done without hope and confidence”
-Helen Keller
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