21 Point Checklist for Palm Springs Buyers

Buying a home in Palm Springs or the greater Coachella Valley isn’t quite like buying a home anywhere else. Between leased land, unique architectural styles, HOA rules, short term rental regulations, wind, and other lifestyle considerations, there are many factors buyers need to think through carefully before making a purchase or even starting their house hunt in most instances.

This 21 point checklist - which I previously only shared with my buyer clients, but which I am now making widely available, is designed to help you ask the right questions and make informed decisions when considering your desert home whether I am your real estate agent or not.

1. Palm Springs or the Greater Palm Springs Area?

While “Palm Springs” is often used as shorthand for the entire Coachella Valley, it’s important to know the difference. Palm Desert, Rancho Mirage, La Quinta, Cathedral City, Indian Wells and the others are all separate cities. They each have their own local government, vibe, regulations, and property values. Deciding whether you want to be in Palm Springs proper or another desert city is a crucial first step.

There are many factors that can influence the decision of which Greater Palm Springs locale you want to be in. For some, it is budget. For others, it is lifestyle driven with some buyers favoring communities geared to golfing or other amenities and others wanting more privacy, exclusivity, views, etc.

2. Full-Time, Vacation, or Investment?

Will Palm Springs be your primary residence, a weekend retreat, your vacation getaway or an investment / rental property? Or are you a snowbird who will be in the desert for multiple months during the season. The answer will shape the neighborhoods you consider, the type of property that makes sense, and your long-term strategy.

While some will wind up living in the desert full time, others may only visit Palm Springs for weekends, vacations, or during the high season. And selecting the kind of home that works for your use case is extremely important.

3. Short-Term Rentals (STRs)

Palm Springs is famous for vacation rentals, but STRs come with strict city rules and permit caps. Permits don’t transfer when a property is sold, and not every neighborhood in Palm Springs allows them. While Palm Springs is Airbnb friendly to some extent, other cities do not allow less than 30 day rentals at all. And some communities in Palm Springs - like those with a governing Homeowners Association (HOA) also may have restrictions.

If rentals are part of your plan, do your homework before making an offer.

4. Single Family Home or Condo?

Condos and townhomes often come with amenities, lower maintenance, and sometimes a lower price tag. Single-family residences offer more privacy, freedom, and often better appreciation. Which lifestyle fits you best?

A lot of buyers like the “lock it and leave it” lifestyle which is easier with some condos. Single family residences require more maintenance - even when the owners are present.

5. Lease Land vs Fee Simple

This is one of the most unique aspects of Palm Springs real estate. On leased land, you own the house but lease the land—most commonly from the Agua Caliente Band of Cahuilla Indians. Fee simple means you own both the land and the structure. Both can be good options, but financing, resale value, and long-term planning differ.

Buying a condo on leased land and getting a mortgage can be a very challenging transaction. And, depending on how long the lease runs, getting a loan may not even be an option.

6. Gated or Non-Gated Community

Gated communities offer added security, privacy, and amenities, but often come with higher costs and stricter rules. Deciding up front whether the trade-off is worth it is critical.

Gated communities can either be single family houses or condos. Some gated communities are also country clubs - but those are not typically in the City of Palm Springs.

7. HOA or No HOA

Homeowner Associations can provide maintenance, community amenities, and rules that protect property values. On the flip side, they come with monthly fees and restrictions. Some buyers love HOAs, others prefer independence.

Remember that gated communities of single family residences will also have HOAs.

8. 55+ Communities

If you’re looking for an active adult lifestyle, 55+ neighborhoods offer like-minded neighbors and amenities geared toward retirees.

If not, you’ll want to avoid these age-restricted communities.

You’ll often find that age restricted communities might be in less desirable areas but the homes are often priced lower.

9. Mid-Century Modern or Newer Build

Palm Springs is world-famous for its Alexanders and mid-century modern homes designed by some of the famous architects such as Krisel, Dubois, Frey or Wexler and Harrison. Those homes are often architecturally unique and like investing in fine art. But they are old and there are often issues to address.

New construction comes with certain builder warranties. But don’t expect new construction to be without any issues. All houses have issues.

Generally, most homes built after around 2000 have been constructed to the current codes. Anything older - style aside, will need updating for modern usage.

Do you want a piece of history, or the conveniences of new or newer construction?

10. Mountain Views or Golf Course Views

Views can dramatically affect your daily enjoyment and your home’s value.

Some buyers can’t live without a mountain backdrop, while others want a lush golf course outside their window.

And then there are places that offer both.

While many Palm Springs homes have views - some more dramatic than others, expect to pay more for a view home.

11. Buying Cash or Getting a Loan

Cash purchases are common in Palm Springs, but financing is always an option.

If you’re financing, remember that leased land properties can complicate the loan process and lengthen escrow.

Cash buyers usually get preference over buyers who are getting a mortgage. That’s because cash buyers typically have fewer contingencies in their purchase offer.

12. Furniture Included?

Many homes - especially vacation rentals, are sold furnished. This can be a huge bonus if you want a turnkey property, but you’ll want to carefully review what’s included.

The reason so many homes are sold furnished is because Palm Springs homes are typically second homes or investment properties. The seller often has no place to move the furniture to - unless they are buying another investment property. So selling the home furnished is actually easier for the seller in many instances.

Many buyers agree to purchase the home furnished and then keep a few of the pieces and sell the others in the local consignment shops or donate to charity.

13. Private Pool or Community Pool

A private pool means privacy but also maintenance costs. It is common in the desert for pools to be serviced twice a week. If you are living in the desert full time, you might want to do it yourself and save some costs. But most people hire someone to clean the pool.

In addition to the pool cleaning, running rhe pump, heating the pool, adding salt or chlorine and other expenses can add up.

A community pool can give you resort-style amenities without the upkeep. Which works best for your lifestyle?

14. Amenities That Matter to You

Do you want tennis courts, a clubhouse, golf access, or fitness centers? Don’t pay for amenities you won’t use. Focus on the ones that truly fit your lifestyle.

15. True Cost of Ownership

Beyond your mortgage, consider HOA fees, utility costs, insurance, landscaping, and maintenance. Desert living can be more affordable than living in Los Angeles, Orange County or San Diego, but hidden costs add up quickly.

16. Solar Panels

Many desert homes feature solar, which can dramatically cut energy bills. Decide whether solar is a “must-have” or simply a nice bonus.

If there are solar panels on the property you will be buying, find out if the panels are owned or leased. Often a buyer has to assume the solar lease in order to close the deal.

Please note - this is different from leased land.

17. Walkability or Bikeability

While Palm Springs is car friendly, some neighborhoods are more pedestrian and bike-friendly than others. Think about how you want to move around day to day and whether outdoor exercise - weather permitting, is important to you.

18. Windy Areas

Certain parts of the Coachella Valley, especially north Palm Springs, are known for stronger winds. If this is a dealbreaker, make sure you understand neighborhood microclimates.

Wind in the desert is nit just strong breezes. Some places get wind gusts of 30 or 40 MPH during the windiest part of the year which tends to be in the Spring. The wind blows around a lot of dust and sand as well.

19. Airport Noise

Palm Springs International Airport is centrally located. Some neighborhoods are affected by flight paths, while others aren’t.

If you are looking at a home near the airport or flight path, spend time at a property during different times of day to assess noise levels.

20. Parking and Garages

Not every Palm Springs home has a garage. Many have carports or covered parking only. Decide whether a secure enclosed garage is a must-have for you.

21. Exit Strategy

Whether you plan to live in Palm Springs forever, rent the home, or eventually sell, it’s important to think long-term.

Is this a property that will be easy to resell or in high demand for future buyers? Factors such as land leases can affect that dramaticallu.

Final Thoughts

Palm Springs offers a unique mix of lifestyle, architecture, and investment opportunity. But with unique opportunities come unique considerations. Use this checklist to guide your search, and make sure you’re asking the right questions before making an offer.

If you’d like expert guidance from a local broker who knows Palm Springs inside and out, I’d be happy to help.

📞 Call or text: 760.235.1471