July Market Update: Desert Heat, Cooler Sales

Summer in the Coachella Valley means triple-digit temperatures, quieter streets, and—just like clockwork—a shift in the housing market. While locals know the summer slowdown is part of our seasonal rhythm, July’s data shows that this year’s cooling is paired with a few new trends worth watching.

Prices Dip Slightly from Last Year

The median price for a detached home ended July at $652,500, down 1.9% year-over-year. Attached homes settled at $450,000, down 1.7%.
This is in line with the valley’s typical seasonal price softening after the spring peak, but it also reflects a market where buyers are taking a bit more time—and negotiating a bit harder.

Sales and Seasonality

• Three-month average sales: 608 units, down 6.8% from last July.
• 12-month average sales: 602 units/month, almost flat year-over-year.

This dip isn’t unusual for summer in the desert, when many seasonal residents are away and buyer activity slows. However, this year’s numbers are still below historic norms, suggesting that the slower pace isn’t just about the weather.

Inventory and Months of Supply

Inventory stood at 2,961 units in July—30.7% higher than last year.
The months-of-sales ratio rose to 4.9 months, up from 3.7 last year, meaning buyers have more choices and sellers face more competition. This is a return to pre-pandemic supply levels, but with sales volume lagging, it’s starting to tilt negotiating power toward buyers.

Days on Market

The median days on market climbed to 56 days, up nine days from last year. While this isn’t a dramatic jump, it does indicate homes are taking longer to sell across most price ranges. Sellers who want to capture attention in today’s market will need to be competitive on pricing and presentation.

What This Means for Sellers

• Expect more showings before getting an offer.
• Price strategically—overpricing now can mean sitting on the market well into fall.
• Presentation matters more than ever; buyers have options.

What This Means for Buyers

• You have more negotiating room, with detached homes selling on average 2.9% below list price and attached homes 3.6% below.
• The slower pace means less pressure and more time to choose the right property.
• Seasonal patterns suggest late summer can offer opportunities before activity picks up again in the fall.

Bottom Line

July’s numbers reflect both the season and the shifting balance in the Coachella Valley housing market. Inventory is up, sales are down, and homes are taking longer to sell. It’s not a downturn—more like a natural exhale after spring’s busy months. Buyers have a bit more breathing room, and sellers need to be realistic and ready to stand out.