By Gregg Fletcher
If you’ve been dreaming about owning a place in Palm Springs, you’re not alone. Between the mountain views, mid-century charm, and sun-soaked lifestyle, it’s easy to fall for this desert oasis. But buying a home here isn’t like buying anywhere else. From HOA rules to short-term rental restrictions, the details matter, and I’m here to help you make sense of them. If you’re thinking about buying a home in Palm Springs, here’s what you really need to know before you take the plunge.
Key Takeaways
- Understand the difference between fee simple and lease land.
- Some neighborhoods have STR restrictions that affect rental potential.
- Mid-century homes may come with charm and maintenance needs.
- HOA dues and rules vary widely by community; always read the fine print.
Know the Land Type: Fee Simple vs. Lease Land
One thing that catches a lot of buyers off guard is the land ownership structure. In Palm Springs, not every property comes with full land ownership.
What You Need to Know About Land Types
- Fee simple means you own both the home and the land it sits on.
- Lease land means you own the home but lease the land, usually from a Native American tribe, typically on a 99-year lease.
- Lease land can lower the purchase price, but adds a monthly lease payment and some resale complications.
Both options can make sense depending on your goals. I’ll walk you through what’s best for your situation.
Understand Local Short-Term Rental Rules
Palm Springs is known for its vacation lifestyle, but that doesn’t mean every home can be a vacation rental.
Why STR Rules Matter
- The City of Palm Springs enforces limits on the number of short-term rental permits per neighborhood.
- Some HOAs prohibit rentals under 30 days entirely.
- If you’re buying with rental income in mind, we’ll need to verify zoning, permits, and caps before making an offer.
Buying in the wrong area could mean you can’t rent your home the way you planned.
Evaluate Mid-Century Homes With Eyes Wide Open
Palm Springs is famous for its mid-century modern architecture, and rightfully so. But buying an iconic home takes a little extra planning.
What to Expect With Older Properties
- Many homes have original plumbing or electrical systems that may need updates.
- Flat roofs and clerestory windows are beautiful but may require specific maintenance.
- Remodeling in historic neighborhoods like Deepwell or Vista Las Palmas may require special approval.
These homes are timeless, but they deserve the care and investment that comes with their age and character.
Know Your HOA (or Avoid One Entirely)
Some of the most popular neighborhoods in Palm Springs come with HOA-managed communities, others don’t. Both setups have pros and cons.
How to Factor in HOA Considerations
- HOA dues can range from modest to high depending on amenities.
- Rules may limit exterior paint colors, landscaping choices, or rental options.
- Gated communities often offer pools, landscaping, and maintenance that add real value, especially for second-home buyers.
If you’re not a fan of restrictions, we’ll focus on non-HOA neighborhoods like Old Las Palmas or Deepwell Estates.
Timing and Seasonality Matter
The Palm Springs market doesn’t behave like coastal California or big cities. Local buying trends are tied to the tourism and snowbird calendar.
When to Buy in Palm Springs
- The busiest season is typically November through April, when buyers from colder climates flood the market.
- Off-season (summer) can bring less competition and more flexibility on pricing.
- Interest in second homes and investment properties tends to spike in early Q1, so planning ahead is smart.
Whether you’re ready to move fast or want to wait for the right moment, I’ll help you time it wisely.
FAQs
Is Palm Springs a good place for a second home?
Yes, especially if you enjoy low-maintenance living, great weather, and strong rental potential. Just be sure to check local STR rules if you plan to rent it out.
How long does escrow usually take in Palm Springs?
Standard escrow is 30 days, but it can vary depending on financing, inspections, and whether you’re buying on leased land.
Are homes in Palm Springs still competitive?
In many price points, yes, but inventory and competition vary by season. A well-prepared offer and local agent support make a big difference.
Contact Me Today
Buying a home in Palm Springs can be an incredible opportunity, whether you're searching for a full-time residence, a seasonal getaway, or a stylish mid-century investment. But making the right move starts with local information and experience. I’ll help you navigate the unique market conditions, uncover hidden gems, and find the home that fits your lifestyle and goals.
Reach out to me, Gregg Fletcher, and let’s talk about how to make your Palm Springs dream a reality—on your terms and timeline.
