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Greater Palm Springs and the Coachella Valley has been a famous tourist destination dating back many decades, but has been a hot real estate market for first and second homebuyers since the 1990’s and before.  In the late 2010’s and early 2020’s, it’s homes were in higher demand than ever, as people discovered the many benefits of this cosmopolitan area, with ideal weather, less stress, and beautiful, more affordable homes (than larger metropolitan regions).

We have put together some information below, to help you learn more about our desert oasis. Call me at 760-250-1977 if you are considering a home purchases in Greater Palm Springs or any of our deluxe desert towns.

The City of Palm Springs is probably best known city in the area. It attracts nearly two million tourists each year, and is a lovely place to own a primary or second home. Let’s cover some of the main topics new desert residents ask about:

It’s a dry heat 🙂

You may have heard a local say that, and it’s true. Some people who only visit here occasionally think we have scorching desert temperatures year round, or way more than we do. In fact, the weather is lovely, with lots of sunshine, a mix of temps, and yes — about three or four months of 100-plus temps in the summer and early Fall.

But yes it really IS a different kind of heat, devoid of much humidity, so 105 in June feels like 80 elsewhere.

The weather can also vary depending on which area you live in, with winds picking up in some sections more than others, and more sun in certain towns.

It rarely rains…though some winter months can bring downpours (a good thing for our foliage and water needs). On average though, it rains about 2 weeks a year.

The dry sunny conditions are one of the top things homeowners love about our desert.

The summer months of July and August⁠ are very hot, indeed…sometimes as much as 110 or 120. Some businesses close, and locals may travel elsewhere during that time. But for those of us who stay, those are definitely “inside with air conditioning” months, as we just plan around that. It’s way better than areas that have hot temps AND humidity…we don’t have the humid conditions, which makes the heat bearable.  Having a lovely pool doesn’t hurt.

Autum and Springtime here are perfect (don’t tell anyone)  🙂  We get 3 or 4 months of heat, and then 8 or 9 months of weather paradise.  You will spend much of the fall and springs in or by the pool, and enjoying the myriad of outdoor activities the area offers – hiking, golfing, shopping, dining and more.

March to May average about 90…as do October and November…again, no humidity, so just ideal.

In our “wintertime months”, the weather is more mild — not unusual to have a chilly evening in the 40s, 50s or 60s, with daytime temps ranging 65 to 80. Higher desert area may even get some snow or frost.  Winter here is greater for enjoying an outdoor firepit by the pool, or indoor fireplace in your livingroom or bedroom of your home, and for taking part in all those winter outdoor activities, like LGBT Pride, outdoor dining downtown, and so much more.

How about the wind!  This is often a surprise for new residents — the wind can really pick up in parts of the Coachella Valley, more in certain months than others…with gusts as high as 20 to 40 miles an hour not uncommon. Palm trees sway and breezes cool things off.  The wind is more intense in North Palm Springs and beyond, due to the natural flow near the mountain passes.

Give us a call or email us for more info…we can tell you exactly which sections are more or less windy, have more or less sunshine (sunsets can occur earlier in the North and West sections), and which months are the best for outdoor entertaining.

Here’s the bottom line…the weather here is really pretty fabulous…and it’s kind of a local secret. If you love sunshine and outdoors, you will love this Greater Palm Springs oasis.

It’s usually one of the first things that comes up when we work with a client who is buying in the Greater Palm Springs area; they need to know what it means when they see “You own the land” or “lease land” in a listing.

In this post, we’re going to help you understand the difference between “lease land” and “fee simple” land (or known as “fee land”), because they are essential to choosing a home in this region.

“Lease land” is land that is owned by the Native American Agua Caliente Band of Cahuilla Indians. When the Coachella Valley was originally established, the federal government divvied up the land into sections that are one-square mile in size. This creates a checkerboard of land, and the Agua Caliente Tribe was deeded ownership of all the even-numbered sections.

View the image below, and you can easily see the checkerboard.

So, how does this impact your buying decision?

If the land is on property owned by the tribe, it is lease land, meaning you don’t own it, but you pay to lease it from them. These are often monthly payments, and while you don’t own the land, you may get “more for your money” in the home you want. This is a common benefit of choosing to live on “Indian” or “lease” land.

The leases on the land vary in length — many were initially for 65 years, when established in the ’70s or ’80s. At the end of the land lease, the tribe can determine if they will renew the lease for some period. Most leases will be extended well before they expire, which can help when signing a long-term mortgage (like a 30-year loan).

Many newcomers to the desert mistakenly think that a listing which is “Fee Land” or “Fee Simple Land” is a listing that involves paying a fee for the land itself. In fact, “Fee land” is land you own, more like a traditional housing purchase. Only with “lease land” will you encounter unique issues of tribe land ownership, including lease payments, expiration dates, and tax, resale, and loan matters.

You can view the map below to see the general land layout or visit the Agua Caliente Tribe website at this link below, to search by address. That website will help you find if land involves a lease payment.

https://www.aguacaliente.org/gis

Many buyers want to OWN the land their home is on. For others, it may make more sense to purchase on “Indian” land, perhaps because you could get more house for the money, or you’re buying a condo or other home type which is not subject to the same “land ownership” issues for resale.

This subject is one of many reasons it’s essential to work with an experienced local REALTOR® who knows the intricacies of buying in Greater Palm Springs. I’ve been here for over 20 years and will have access to detailed information to help you understand if buying on “lease land” or “fee land” makes more sense for you.