Coachella Valley Real Estate By Kimberley, SFR, HAFA, GREEN
Residential, Equestrian, Land
I Do Real Estate The Same Way I Played Polo – To Win!
Coachella Valley Properties By Kimberley, SFR, HAFA, GREEN
Residential, Equestrian, Land
I Do Real Estate The Same Way I Played Polo – To Win!

Investment Properties

Reduced over $200,000. Bermuda Dunes estate

4 acre, gated, private estate property just reduced in Bermuda Dunes, CA. $2,950,000

Reduced over $200,000.  Bermuda Dunes Estate.  Sellers are motivated, come see this amazing property on 4 private, fenced, irrigated acres of land.  It feels like you are in the country, but the property is located just off of Washington St.  If you are looking to sell in the Coachella Valley, give local agent, Kim Kelly a call at 760-285-3578.

42605 Byron Pl., Bermuda Dunes is one of the last remaining multi acre residential estates in the area.  Sellers have remodeled and updated the 1981 custom home of approx. 4800 sf, and featuring 4 bedrooms and 5 bathrooms.  This spanish style home offers multiple brick arches throughout, venetian tile and floating wood floors, vaulted ceilings with wood beams, custom granite counter tops of varying materials, custom backsplashes, modern kitchen and bathrooms, wet bar, two fireplaces.  This home is incredible.  Triple attached garage, again with a cathedral ceiling.  Now, let’s go outside…

Indoor/outdoor flow right to the incredible backyard with it’s pool and spa, outdoor cook station, over 70 mature trees, birds singing, mountain views and green pastures.  There are 3 full irrigated pastures, dual entry gates, two circular driveways, a private well AND city water to site, IID for cheaper electricity, a tack/feed room, dog kennel, 6 stalls and peace!  Short term vacation rentals are ok in Bermuda Dunes, and this large parcel supports another home or ADU as it’s zoned now, with the future possibility of more homes/acre if you wanted to develop.  Take the tour below..

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5 Design Elements that add value to your home

coachella valley realtor

5 design elements to enhance your property

5 Design elements that add value to your home.  Thinking about listing your property?  If so, put on your buyers shoes, and really LOOK at your home.  You still have to live in it while it is being marketed, or at least own it, so be sensible, but keep in mind that some of the $ you invest will have higher returns than others.  If you are looking to buy or sell your Coachella Valley property, give local agent, Kim Kelly a call at 760-285-3578.

5 Design Elements that add value to your home 

  1.  Whole Home Automation:  Buyers love to be able to monitor their home’s special functions remotely.  Turn on the heater or A/C.  Heat the spa or pool and spa.  Control the fireplace, the window shades, just about everything is able to be programmed now, so make it happen!
  2. Use a variety of colors, textures, design patterns.  Be eclectic, but not crazy.  The same old gray and white is so out!
  3. Use Color:  Buyers love color contrasts as long as they make sense.  Use a professional realtor, or hire a designer who hears you.  Make your home memorable.
  4. Outdoor living/dining spaces:  Buyers in the Coachella Valley move here because they can be outside most of the year.  Misters, a smashing pool/spa/hardscape.  An outdoor entertainment area with pizza oven, wine refrigerator, grill, asada area, just make it feel like a retreat.
  5. Landscape Design:  This one is critical as more and more buyers are aware of the local weather and environment.  Lots of beautiful uplights, twinkling solar fixtures, hanging pots of flowers, walkways, succulents and desert scape with artfully located benches or conversation areas.  Entice them to stay!

 

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Is a 1031 for investment property only??

Commercial corner in Coachella for sale

It’s the green parcel at the lower part of this photo..

Is a 1031 for Investment property only?  The short answer is yes.  If you are looking to do a 1031 tax exchange when you buy or sell a property, be sure to consult and hire a 1031 exchange company and work closely with your accommodator.  There are strict rules and regulations, time restrictions and other things you must be aware of and adhere to.  If you are looking to buy or sell a property in the Coachella Valley, give local resident and agent, Kim Kelly a call at 760-285-3578.

From the IRS Fact sheet:  To qualify as a Section 1031 exchange, a deferred exchange must be distinguished from the case of a taxpayer simply selling one property and using the proceeds to purchase another property (which is a taxable transaction). Rather, in a deferred exchange, the disposition of the relinquished property and acquisition of the replacement property must be mutually dependent parts of an integrated transaction constituting an exchange of property. Taxpayers engaging in deferred exchanges generally use exchange facilitators under exchange agreements pursuant to rules provided in the Income Tax Regulations. .

(courtesy of Exchange Resources, Inc.)  Is a 1031 for investment property only?  We are regularly asked if owner-occupied or personal-use property is exchangeable. It’s important to remember that the intent of the §1031 Exchange must be specifically for property held for investment purposes. However, there are some situations where investment and personal use might conflict or even overlap.

The most common example would be a duplex, a multi-unit property, or a property with an ADU where the owner occupies one of the units.  The essential questions for the taxpayer to ask are:

  • Have I been reporting a portion of the property and any income from it as investment property?
  • Have I been using a portion of the property for ‘Productive Use’ in a trade or business OR renting the portion at FAIR MARKET RENT.

If YES, then that portion could be eligible for a §1031 Exchange…

This 9.7 acre organic date farm would be a great 1031 business exchange.  Offered at only $795,000!

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ROI; Return on Investment

Vacation Rental for sale in

ROI; a critical part of your investment due diligence.

ROI; Return on Investment:  There are many different types of real estate investments.  Maybe you are buying land to develop.  Maybe you are buying rental properties.  Maybe you are looking at Commercial properties.  Maybe you are looking at Short Term Vacation Rental properties, or event spaces.  Whatever type of investment interests you, the ROI, Return on Investment, should always be a part of your calculations. Local Coachella Valley resident and agent, Kim Kelly 760-285-3578.

Your return on investment (ROI) is how much money you make or lose on a property investment. It should be enough to cover expenses and have positive cash flow. ROI can vary greatly, depending on the formulas you use.

The 2% rule. This rule states that the monthly rent for a rental property should be at least 2% of its purchase price. If you paid $300,000 for your home, you should be able to rent it for $6,000, as $300,000 X 0.02 = $6,000. This figure may be unrealistic in most markets.

The 1% rule. Let’s say that monthly rents for single family homes like yours are closer to $3,000. That’s only a 1% return on your $300,000 home. Is it worth it? Yes. If you combine the costs of your first mortgage and equity loan at $240,000, and the projected monthly rent of $3,000, you’ll net $600 a month in addition to the renter paying your mortgages. $240,000 X 0.01 = $2,400. $3,000 – $2,400 = $600. $600 X 12 = $7,200.

ROI for rental properties is determined by subtracting the total operating costs from the total rental income for the year and dividing this number by the mortgage amount. Operating expenses don’t include mortgage costs, but it does include repairs, maintenance, taxes, utilities, vacancy losses, management fees, etc. $3,000 X 12 = $36,000. Monthly operating costs are $800 X 12 = $9,600. $36,000 – $9,600 = $26,400. $26,400 / $240,000 = 0.11 ROI.

ROI should increase the longer you own the property.  Take a short walk tour of the yard area of this Indio Short Term Vacation Rental that is for sale, asking $3,950,000.

 

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Updating your house to get it ready for sale?

Indio STVR for sale

Indio STVR for sale, $3,950,000

Updating your house to get it ready for sale?  I get calls several times a day from investors, flippers, and past clients looking for investment opportunities here in the Coachella Valley.  Are you looking for an STVR?  A potential event site?  Do you have a yearning for a commercial building?  No matter what type of property you may be thinking of investing in, here are a couple things to remember.  Local agent, Kimberley Kelly, 760-285-3578.

While you may not be planning interior decor when it comes to fabrics and furniture, you are making crucial decisions including things such as flooring, lighting, tilework, moldings, paint colors, and all sorts of fixtures that could be anything from shower heads to cabinet pulls. The point is your work has a huge impact on the ultimate feel of the space, even before it’s been furnished and customized by the buyer. Making the right decisions could lead to a quicker sale, and turn a hesitant buyer into an enthusiastic one. A degree in design need not apply, and with that said, here are a few things to get you pointed in the right direction.

1.  What style is the property?  Look at the architecture, feel the vibes, don’t be mixing architectural types too much.  A little eccentric is good, a messy mash up is bad.  One of the first things to think about is the property itself. What style house is it? Traditional, Spanish, modern, etc.? Homes are typically built with a certain style in mind, whether it be contemporary or something more based in the history of the location such as a Spanish revival home.

2.  Don’t get caught up in the most current “trend.”  In the business one of the most noticeable trends is to adopt a “one size fits all” to interior design problems. This results in the grey and white interiors that have proliferated the market in recent years. A brand new remodel has unfortunately become associated with these cold, desolate interiors that ignore any identity the structure may have originally had. The last thing you want is your new investment property to end up looking like a dentist’s office.

If you are looking to buy or sell in the Coachella Valley, give a local agent an opportunity to discuss what locals and non local buyers are being drawn to.  Remodeling is important, but don’t try to appeal to every different type of buyer.  We are trying tog et as many “boots on the ground” as possible, not look for that one needle in a haystack.

This is a little walk tour of the back yard of an STVR that has just come on the market in Indio, CA.  Offered for $3,950,000.

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11 beds/8 baths on 1+ acre in Indio for sale

Indio short term rental for sale: 11 beds/8 baths

This property is a cul-d sac location with 11 beds/8 baths

11 beds/8 baths on 1+ acre in Indio for sale:  Very unusual property just listed in Indio, CA.  It’s hard to find a potential short term vacation rental so near to the Coachella Music Festival grounds, in fact, you can walk across the street and there you are!  Call local agent, Kim Kelly for a tour or information at 760-285-3578

STVR just listed for $4,100,000.  Turnkey furnished by LA based designer, Kari Harlow, everything is new and fresh.  The property, called Seraphina, was a successful 8 bedroom rental before it was purchased and construction began.  As an 8 bedroom, the property brought in over $500,000 in 2023.  The current owner, added 3 more bedrooms and 4 more bathrooms, (all permitted!), for it’s current 11 bedrooms/8 bathrooms count.  This tour below is a short walk tour of the yard, which is spectacular! 

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Coming Soon in the Coachella Valley

Land, ranches & residential in the Coachella Valley.

Coming Soon in the Coachella Valley.  Some new properties are coming up in our beautiful eastern Coachella Valley and the winter season is also coming!  I always look forward to our seasonal visitors coming back and I always look forward to the Polo season starting again.  It’s just fun to have all your friends back again, and the tournament games every weekend with all the crowds, and the real estate market gets crazy again!  If you are looking to buy or sell your Coachella Valley land, horse property or residential, give me a call at 760-285-3578.

New Listings Coming up in the Coachella Valley 2023

59105 Lincoln St.; south views over the pool!

1.  59105 Lincoln St., Thermal, CA.  $1,850,000.  This property will be active by the end of this year, and it’s worth waiting for! Situated on 2 acres, this ranch style Pool home with an elevated, south facing view over ag fields to the mountains beyond.  The permitted 6400 sf Storage garage with roll up doors is ready for it’s new owner.  Near access to the freeway and the Thermal airport, this property could be a great event site, Vacation rental, horse property, or home business.  Spectacular!!

The covered arena at Willowbrook riding Club, north Cathedral City

2.  20555 Mountain View Rd., North Cathedral City, CA. This is a one of a kind equestrian development with a CUP allowing up to 200 horses on this 40 acre property.  Direct access to Fwy 10, approx. 35 minute drive to HITS Thermal showgrounds.  5 arenas, including one covered one, a mobile on a permanent foundation + a second permitted storage shed.  Willowbrook Riding Club is an established boarding and show jumping facility.  The owners are ready to retire; what an opportunity!  Watch the video on this amazing equestrian farm..

 

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Investment farms just listed in Coachella Valley

Coachella Farm for sale

Investment Farms just listed in Coachella Valley

Investment farms just listed in Coachella Valley.  The Eastern Coachella Valley is HOT!  I’ve lived here 40 years, been a local realtor for 21, and have never seen investment farms and land parcels in such demand.  If you’re looking for commercial opportunities in the explosive Coachella Valley, don’t wait.  Leja Farms is a 35 acre date production facility.  How about a 10 acre farm in Thermal?  Call local Realtor, Kim Kelly at 760-285-3578 for more information on Land and Farms in the Coachella Valley.

Leja Farms is a 35 acre family owned date farm in a key Coachella valley location.  On the corner of 52 and Van Buren, the farm is 3 legal APN’s.  There is a hard signalized corner right by the commercially zoned northern portion of the farm.  The middle parcel is home to the date sorting/storage facility, and is zoned medium density residential.  There are two homes on the property, and approx. 1475 palm trees.

A perfect Coachella Valley Event site on 9+ acres.

If you are looking for an established luxury lease event site, I have two for you! Threethumbsupestate.com is a 9.4 acre estate located walking or biking distance from the Coachella Festival grounds.  Offered for 8.5 (recent reduction of 1 mil!), this estate offers 8 beds/7 baths and multiple event sites.  One of a kind!

 

A 10 acre farm at Deer Creek Equestrian Center being offered at $2,995,000, this equestrian farm is in a gated HOA governed equestrian community located in Thermal, CA.  This parcel features a custom adobe home of approx. 1800 sf, gorgeous pastures, a community track and polo field and only 16 parcels in total.

Take a tour of Leja Farms here..

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Coachella Valley real estate update

Coachella Valley real estate update

 

Coachella Valley, especially multi acre properties are hopping!

Things are hopping here in the Coachella Valley to end 2021 and begin 2022.  Not exactly news since real estate is selling pretty much everywhere right now.  Residential listings do not sit on the market unless they’re so extremely over priced for their community that it just doesn’t make any sense for a buyer.  The most interesting thing from my perspective is all the NEW money and buyers coming into our Coachella Valley..in particular the Eastern Coachella Valley.

 

Our beautiful Eastern Coachella Valley cities of Vista Santa Rosa, (which is unincorporated), Indio, Thermal, Coachella and even further East are drawing a lot of investment.  The land is still relatively inexpensive, it just isn’t that “far out”, as people once thought, and the development and activities moving Easterly continue to expand.

My vacant land  listings are generating interest, showings, and sales.  The price/acre hasn’t changed much, except that any land listings that are more Westerly..meaning closer to La Quinta amenities and nearer Coachella Festival grounds, have risen.  There isn’t a lot to choose from; certainly not if the location is close to the famed Coachella Music Festival grounds and polo fields.

Some recent changes in our Eastern Coachella Valley are the following..

  1. Empire Polo Club no longer will host actual polo games. Goldenvoice has leased the Empire Polo Club grounds through 2050.  They will be having events year round!
  2. Eldorado Polo Club right next door to Empire is already owned by Goldenvoice, but there are currently no plans to end the seasonal polo tournaments.
  3. There are several water parks planned. Not sure what stage they are in with them.
  4. There is a private golf course currently under development in Thermal.
  5. The Jacqueline Cochran airport has had extensive additions and renovations over the past several years.
  6. Multi acre properties in the county are generating strong sales. This is mostly due to local city ordinances limiting short term rentals and events, pushing buyers to the County.

Take the tour of this incredible listing at 54250 Monroe St., Indio.  It’s 9.4 fenced, secure and gated acres a walk or bike ride away from the Coachella Valley festival grounds.  Listed at 9.5 million and generating a strong short term lease return, this property is a great investment!

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Empire Polo Club leases to Goldenvoice!

luxury event sites for sale

This 9.4 acre estate around the corner from festival grounds is for sale $9.5 mil

Empire Polo Club leases to Goldenvoice!  Massive changes ahead for events in the Coachella Valley.  There is no more polo at Empire Polo Club.  Quite a shock for the polo players who played at Empire Polo Club, but great news with regards to real estate here in the Coachella Valley.  Empire Polo Club is being leased to 2050 by Golden voice.

The agreement provides Golden Voice with full operational control of the venue, meaning lots more events and music happenings year round are in the future.  The agreement also provides Golden Voice and their parent company AEG with oversight of Empire Grand Oasis on Avenue 58.  Golden Voice (Desert Sun) says the agreement ensures a broader spectrum of special events, sporting events and other private functions.  Further year round investment in Indio and our eastern Coachella Valley is sure to follow.  My multi acre estates have been in huge demand this past season, and I expect even more interest with this new announcement.

10 acre equestrian farm for sale

Small farms are such great luxury event sites and STVR properties.

One of our popular event venue listings at 9.5 million is Threethumbsupestate.  Another potential event venue is Valor Farm which is a 10 acre Equestrian farm in Coachella.  Valor Farm is currently an equestrian site with 2 amazing barns, turnout paddocks, a hay barn, a remodeled 5 bedroom home, a 7 car garage with an attached sleeping lounge, and a caretaker mobile.  Take a tour of this incredible 10 acre estate that is currently available for 4.5 mil.

 

 

 

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