Buyers

What should buyers pay?

What should buyers pay???  So, I think any buyer in this market is fully aware that it’s tipping from a sellers market to a buyers market.  The weird thing is that although that is true here in the Coachella Valley, this market is different because the inventory is so low.  Local agent and resident, Kim Kelly 760-285-3578.

Every buyer right now is absolutely positive that they can “get a better deal”.  No matter if the seller is already losing lots of money because they overpaid in 2022 or 2023!  No realtor, no matter how on top of the local market he or she may be, can predict what is going to happen next.  It is imperative that we realtors are aware of what is happening in the local market, the state market and have an idea of what is going on internationally.  Of course we cannot really have our finger on the pulse of ALL real estate markets, but we should have an understanding of issues that may affect our local market.

In this market it makes sense to present a strong offer.  Term wise as well as price.  This market is a good one for buyers, IF you are sane.  Many sellers here in our Coachella valley are in a good position to hold onto their second homes, winter homes, investment homes and often choose to rent instead of take any more of a loss.  Your agent needs to educate you about the sellers motivation, and buyers need to heed their advice.  Go over the comps very carefully.  Discuss with your agent a couple of offer scenarios, go over your net sheet carefully for each option.  If you’re getting a loan, be pre approved with a lender you trust.  Make it easy for the seller to move forward with a counter or acceptance.

Take a tour of this amazing property just sold in Bermuda Dunes.  Property IS moving!

Coachella Valley real estate changes

Coachella Valley real estate price changes:  City by city here in the Coachella Valley, prices have dropped, and though the pace of decline has slowed, this steady cooling has changed the desert’s real estate market.  If you are looking to buy or sell in the Coachella Valley, call local agent, Kim Kelly at 760-285-3578.

(Following stats courtesy of Desert Housing Report from GPSR Research)

• In general for the region, the median price for a detached home in the Coachella Valley, in October 2025 was $625,000, down 1.6% from the same time last year.
• La Quinta:  Down 3.4% from last year.
• Coachella:  Down 2.3% from last year
• Indio:  Down 1.8% from last year.
• Palm Desert:  Down 1.6% from last year
• Rancho Mirage:  Down .9% from last year
• Cathedral City:  Down 2.2% from last year
• Palm Springs:  Down 4% from last year
• Bermuda Dunes:  Down 8% from last year
• Indian Wells:  Down 7.4% from last year, largest drop of any city
• Desert Hot Springs:  Down 3.5% from last year

Take a tour of this amazing 4 acre estate property in Bermuda Dunes:  $2,399,000

Buyers prepare thoroughly BEFORE you write an offer!

Buyers Prepare!  If you are looking to buy a property here in the Coachella Valley, or anywhere, there are some preparations any buyer needs to make.  Don’t jump into an enormous purchase such as a new property without preparing yourself thoroughly.  If you are looking to buy or sell in the Coachella Valley, give Kim Kelly a call at 760-285-3578.

BUYERS PREPARE!

1.  Know your Realtor:  I’ve been a realtor for 25 years.  If I am interested in properties in a different city or County, I reach out to an area professional.  Contrary to what many people think, real estate is not an easy profession.  Interview several experienced realtors, or take a referral from another buyer in that area who was very happy with the realtor they worked with.  Do NOT try to save yourself a little money by using your niece who just got her license.
2. Be firm in your consensus regarding what is important in your new property.  If you are a single buyer, or if you are working with a group or family, all of you need to be on the same page.  Create your list of “must haves”.  Then create your list of “preferred, but can live without.”  Don’t give up your must haves.  You will never be happy if you do.
3. Honor your budget:  Be prepared to walk away if you cannot stay within your buying budget.  It is never worth allowing yourself or your group to be talked into, or sold into a property that is above what you can comfortably purchase.  Set your cap, stick to it, and walk away if the sellers won’t work with you.

Take a look at what may be the BEST land value in the Coachella Valley at this time.  Located on the corner of Monroe and Avenue 62, this organic 9.77 acre date farm is in the path of growth and has stunning mountain views!  Offered for just $795,000.

Favorite Buyer Upgrades include personal wellness choices!

Favorite Buyer Upgrades:  We are lucky that we live in the Coachella Valley.  Home to many Wellness features and most of them occur naturally!  Our beautiful environment with it’s may open spaces, such as Joshua Tree Park, spectacular hiking areas, biking trails, horseback riding trails, all easily accessible to those of us living here.  Just so happens that Wellness attributes are one of the favorite Buyer Upgrades that are being chosen by buyers here in the Coachella Valley.  Local resident/agent, Kim Kelly at 760-285-3578.

In the photo above, the owners added a bocce ball court because for them, they had social games with their friends and played in a league.  The new owners are converting the bocce ball court into a pickle ball court because for their own wellness, that made sense to them!  Some of the Wellness upgrades that buyers are making, or looking for in their new homes are Circadian lighting systems, air and water purification systems, homes built with non toxic materials, and of course personal saunas, plunge pools and tubs and sound proof areas in their home for meditation.

Smart homes are getting alot of attention too.  The ability to adjust lighting, temperature, music, pool systems, and other things, and activated by voice, is getting alot of attention from buyers.  Off the grid, or solar and battery back ups for power is also in high demand.  For Sellers, it might be worth your time to invest in some of these wellness items.

Buyers in the Coachella Valley are in a great position!

If I was a buyer in the Coachella Valley.  What a great time to be looking for a property in the Coachella Valley.  If you’re looking for a farm, vacant land, residential property or a vacation rental, it’s a buyers market.  Local resident, equestrian and realtor, Kim Kelly will give you an honest evaluation as a buyer or seller.  760-285-3578.

If you are looking for a property to buy in the Coachella Valley, now is a good time to focus!  The key is to REALLY know what you want.  If you are looking for a particular community, stay focused on that community.  If you are just looking at a particular area of the valley, broaden your boundaries so you keep up with what’s moving and available in that particular area.  It is critical that you and your agent really stay on top of what’s active now, and when a new property comes available, get there quick.  It’s not that there is a ton of competition, BUT if you are looking for a particular property and something comes up that fits your requirements, go look at it!

I am telling all my sellers to respond to any offer.  Don’t get offended.  The buyer pool is small, and even if you get an offer and even open escrow, buyers are shaky.  Make it easy for your buyers, set your emotions aside, and get over it.  You, as the seller NEVER have to take an offer.  If you simply cannot come to terms because the buyer will not come up to your number, well so be it.  Wait for another buyer.  Therein is the hitch.  Be sure you have more interest because right now, buyers do have some power IF a seller is serious about selling.

I am also telling my buyers..I do not KNOW if a particular number is going to work, if the value is going to fall, what the future holds.  I do know that if you love it, have a good loan, or cash, plan to hold it for 5 years or so, odds are good you’ll be happy with your purchase!  Take a look at this 4 acre property in Bermuda Dunes with a ranch style pool home in an incredible location.  Off market at this time, but sellers are more motivated now than last season.  This property  was listed at $2,799,000, but sellers are looking for an offer!!

Buyers in Coachella Valley are at a cross roads.

Buyers in Coachella Valley.  Is it a good time to buy???  I get asked this very questions almost every day.  I, like every other agent you may speak to, do not have a way to predict the future.  What a good agent can do however, is stay on top of market developments, have the experience of working through slumps, changing markets, and different economic winds to help you answer this question honestly.  Local Coachella Valley agent Kim Kelly, can help you figure it out.  760-285-3578.

The number one thing I ask my potential buyers is, “what is your motivation?  What is driving you to perhaps invest in the Coachella Valley?”  Every buyer has a different reason for buying here in the Coachella Valley.  It may be as a winter vacation home.  It may be as a retirement home.  It may be to land bank some agricultural property.  Perhaps develop.  Maybe an equestrian possibility.  What your motivation is will help determine if it is a good time to buy.  Overall, the real estate market is shifting from a sellers market to a buyers market.  We aren’t seeing huge price/sf drops, but we aren’t seeing property values continue to climb either.

It feels pretty stable.  We do not have a huge backlog of inventory of any kind, entry level, move up or investment.  The properties available are open to offers, but don’t try to lowball the sellers.  Know your comps, be pre qualified, or have your proof of funds ready, and you’ll get a deal.  Interest rates have come off their high, but are still over 6.5% for conventional loans with good credit.  If you’re a cash buyer, you are in luck.  Cash really does talk right now because the buyer pool is less competitive than it was a couple years ago.  Terms are hugely important to a seller.  Write a fair and clean offer, and you can get the property you want.  If you are looking for an investment, take a tour of this 4 acre estate property in Bermuda Dunes.  Offered at $2,799,000, it is a cherry property! 

Buyers are golden here in the Coachella Valley.

Buyers are golden.  Yes, I believe in climate change, and I also am seeing the climate change in regards to real estate here in the Coachella Valley.  Sellers are struggling to understand the changing climate, but if you have an interested buyer, don’t let them go.  Buyers are golden in this changing climate.  If you are looking to buy or sell in the Coachella valley, give me a call at 760-285-3578.

This aint 2022!  Forget about what your neighbor got for their house of the exact same floorplan, same view, same upgrades.  You’ll still sell your home, BUT, you will most likely get less money for it.  Remember Mr. Seller, it is also frustrating for your agent.  We are still marketing, we are still showing, we may even be delivering offers.  The sellers must not get stubborn or insulted.  Just be patient.  There will be a buyer, but you need to be flexible on the price/terms and you’re going to net less than you would have even a year ago.  Take a tour of this gorgeous custom home of approx. 2400 sf, 3 bed/2.5 bath santa fe style home on a corner lot in the La Quinta Cove.  Offered unfurnished for $874,500

The road to Foreclosure???

Are Foreclosures coming back?  I’ve received several calls from clients that think they’ve spotted foreclosures and want help buying them.  When I checked, the two properties in questions had gone through foreclosure, been sold, and may appear for sale to the public at some point.  Is this a foreclosure pattern?  I have to say that after 25 years in the real estate industry in the Coachella Valley, having done hundreds of short sales after the crash in 2007, I am not experiencing this.  If you are looking to buy or sell here in the Coachella Valley, give Kim a call at 760-285-3578.

I really hope we aren’t going to get another wave of foreclosures, but none of us know for sure what’s up.  I follow the foreclosure websites, but haven’t found them to be very accurate.  I myself have seen just 2 properties over the past couple of weeks, one a condo in PS, one a 10 acre abandoned date farm in Thermal.

Because buyers have had to come up with the standard 3% down for FHA, and a conventional loan for 20% down, they have some skin in the game and aren’t carrying bad notes as they did in the past crash, “The Big Short”, if you will.  Good movie by the way.

The potential problem I am thinking may happen is that many people have tremendous amounts of equity in their properties.  If times get tough, finances get squeezed, it seems to me that more and more people will be tapping into their home equity.  This could for sure contribute to people having to walk away.  Which of us knows what’s in the future?  NONE of us.  Take a tour of this lovely Santa Fe style home, located on an over sized corner parcel in the La Quinta Cove.  2375 sf with 3 beds/2.5 baths/pool & spa/fully fenced lot, saltillo tile floors, vaulted ceilings, $874,500.