Why November 2025 is the Best Coachella Valley Buyer's Market in 5 Years

A Market Shift I Haven't Seen in Years

I still remember the panic of 2022. Buyers were desperate, willing to waive inspections and bid $100K over asking price. I watched an open house get trampled by thirty competing offers. One of my clients—a couple from Canada—burst into tears after losing their sixth bid in a row.

Fast forward to November 2025, and I'm having very different conversations with buyers.

Last week, a young family came in to see a $575K home in Palm Desert. They negotiated $20K off the asking price, got a full inspection, and closed with time to spare. A month earlier, that same home would have been snatched up within hours. This shift from seller's market madness to buyer's market opportunity didn't happen overnight—but the data shows it's now real, measurable, and *significant*.

After 15 years in luxury real estate, I can tell you with confidence: November 2025 offers the best buying conditions for Coachella Valley in the last five years. Here's why.

The Data Tells the Story

The numbers don't lie. Let's break down what's changed:

Mortgage Rates: A Major Reset

In July 2024, mortgage rates were hovering around 7.18%. Today, they're at 6.35%—a drop of 83 basis points. To put that in perspective, on a $500,000 mortgage:

• July 2024 at 7.18%: $3,325/month in principal and interest
• November 2025 at 6.35%: $3,044/month in principal and interest

That's $281/month in savings—or $3,372 per year. For buyers who've been sitting on the sidelines waiting for rates to drop, that's real, tangible relief.

Inventory: Finally Balanced

We've gone from a 2.1-month supply (extreme seller's market) to 5.2 months of supply. Translation: The market is *balanced*, leaning toward buyers.

• Active listings: 2,824 homes (up 31% year-over-year)
• Average days on market: 59 days (up from 38 days in 2024)
• Price direction: Homes selling 2-4% below list price

More homes + longer selling times = more negotiating power for buyers. Simple math.

Seller Pressure: The Quiet Shift

Tom (my business partner and husband) spends a lot of time in escrow managing deals. He's noticed something interesting: sellers are *motivated* right now. Not panicked—motivated. People who were waiting to sell now realize rates might not drop further. Empty-nesters want to downsize before winter. Investors are adjusting portfolios.

This creates opportunities for intelligent buyers who know how to negotiate.

Three Reasons This Is the Best Time Since 2020

1. **Rates Just Hit an 18-Month Low**

We've been waiting for this. The Federal Reserve's recent rate cuts have finally trickled down to mortgage lenders. While rates could move either way in 2026, a 6.35% mortgage is still historically attractive compared to the 8%+ rates we saw in 2023-2024.

The buyer advantage: Lock in a rate before the market shifts again. Every quarter-point in rates is like a $50K difference in buying power.

2. **Inventory Is the Healthiest It's Been in Years**

Remember when homes would sell within 24 hours? When seeing five homes felt like an impossible luxury?

Not anymore. With 2,824 active listings, buyers have *choice*. You can be selective. You can walk away from a bad deal. You can negotiate without feeling like someone else is breathing down your neck with a higher offer.

Sellers, meanwhile, are starting to realize they need to price competitively and negotiate. We're back to a market where the buyer's home inspection and contingencies *actually matter*.

3. **Seasonal Advantage: Winter Slowdown + Lower Snowbird Competition**

Here's something most markets don't have: seasonal patterns work in our favor *right now*.

Canadian snowbird season (November-March) typically brings wealthy buyers with cash and high budgets. But this year, visits are down 32%. Fewer competing buyers from Canada means less demand pressure on the high-end market (above $1M).

Plus, November is naturally slower. People are focused on Thanksgiving and holiday planning, not house hunting. This creates a window where sellers are less confident and buyers have breathing room to think clearly.

Where the Opportunities Are (By Price Range)

**$400K-$600K Range: First-Time Buyers & Move-Up Families**

This is *the* sweet spot right now.

What I'm seeing: Homes in Palm Desert, La Quinta, and Rancho Mirage sitting on the market for 60-75 days. Builders offering concessions. Sellers motivated to avoid carrying costs.

The play: Get pre-approved for the new rates. Start looking immediately. Make rational offers—not panic bids. In this market, you'll get accepted, and you might negotiate 2-4% off asking.

*Real example (anonymized):* A couple I worked with found a $525K home in Palm Desert. Initial asking price. After inspection, they negotiated $18,000 off for minor HVAC work. In 2022, that home would've sold for $575K with zero contingencies. This is the power of a balanced market.

**$600K-$1M Range: Move-Up & Downsizers**

The luxury market is normalizing in our favor.

What's happening: Inventory up significantly. Days on market extended to 70+. Foreign cash buyers (who dominated 2022-2024) less prevalent. Homes with minor issues now require actual negotiation instead of cash-only offers.

The play: Get comfortable with longer timelines. Quality homes will emerge. Expect to negotiate on price, contingencies, and closing terms.

*Insight from Tom:* Escrow timelines are longer, but that's actually good for buyers. You get full time for inspections, appraisals, and due diligence without pressure to "just close already."

**$1M+ Range: Luxury & Investment Properties**

The high end is *correction territory.*

What I see: Homes that were listed at $3M+ in 2023 now pricing at $2.5-2.7M. Extended marketing periods. Buyers demanding upgrades and updates. Seller financing and creative deals emerging.

The play: Wait for motivated sellers. Bring a real offer (not a low-ball). Hire an experienced agent (like us!) who understands luxury pricing. This is where negotiation skills matter most.

The Seasonal Advantage: Winter in the Desert

One detail about Coachella Valley that outsiders often miss: Winter is prime living season.

November through February brings perfect weather. Our snowbirds arrive. Golf courses fill up. The weather is magazine-cover beautiful. Yet, paradoxically, this is when the *least* serious buying activity happens on the calendar.

Why? Because most people are on vacation mindset, not house-hunting mindset.

This is your advantage. While others are ignoring the market, you're getting serious looks at homes, low-pressure negotiations, and premium seller motivation.

What Buyers Should Do Right Now

**1. Get Pre-Approved at Today's Rates**

Seriously. Rates could move. Lenders are eager for business. Get a pre-approval letter locked in. It shows sellers you're serious and qualified.

**2. Don't Rush, But Don't Delay**

This market won't last forever. When rates drop below 6%, inventory will tighten again. You have a window—probably through early 2026—to buy as a buyer. Use it intelligently.

**3. Work with an Agent Who Understands the Shift**

An agent who spent 2022-2024 thinking like a seller will cost you money. You need someone who understands:

• Negotiation in balanced markets (not just bidding wars)
• Price reductions and trending
• Seller motivation and timing
• Market cycles and timing

**4. Get Comprehensive Inspections**

Sellers can't dictate terms anymore. Inspections matter. Get good ones. Negotiate based on findings. Don't waive contingencies just because (like everyone did in 2022).

**5. Think Long-Term, Not Just "Today's Payment"**

At 6.35%, a $500K mortgage is $3,044/month. That's historically attractive. Think about 5-10 year horizons, not whether you save $50/month by negotiating.

A Personal Note on Market Timing

I've been through three real estate cycles in my 15 years in this business. I've seen boom, bust, and everything in between.

Here's what I've learned: The best time to buy is always the worst time *to your emotions.*

When everyone was buying in 2022, I was cautioning clients about overextending. When people said rates would never drop below 7%, I knew they would (and they did).

Right now, many people are *afraid* to buy because they're shell-shocked from 2022-2024. But that's exactly the wrong emotion. Yes, rates could move. Yes, the market could shift. But as of November 2025, the fundamentals are:

• Rates are attractive
• Inventory is available
• Negotiating power is real
• Seasonal timing works in your favor

If you've been waiting for "the right time," it's happening now.

The Bottom Line

November 2025 isn't a perfect market. It's a *buyer's* market—and that's what matters if you're planning to buy.

Rates are down. Inventory is up. Sellers are motivated. Competition is lower. Negotiations work. Contingencies matter.

As Janet Callaway, I've helped hundreds of families navigate this market from the opposite direction. I know what buyers need, and I know what sellers are feeling right now. The data backs up what I'm seeing on the ground: this is genuinely the best opportunity for Coachella Valley buyers since 2020.

If you're thinking about buying a home in Coachella Valley—whether in Palm Desert, Indian Wells, La Quinta, or Rancho Mirage—I'd love to talk.

Tom and I specialize in personalized market analysis. We'll show you what homes are realistically priced, where you have negotiating power, and what your actual buying power is at today's rates. No pressure. No sales pitch. Just real, data-driven guidance from someone who's been doing this for 15 years.

Give us a call or send a message. Let's find your next home—at the right price, in the right market.

Questions About the Current Market?

Whether you're a first-time buyer, move-up family, or experienced investor, the Coachella Valley market in November 2025 is different. Tom and I are here to help you understand it.

Tom Callaway specializes in escrow strategy and buyer protection. I focus on market timing and negotiation strategy. Together, we'll make sure you're making informed decisions—not emotional ones.

[Contact Tom & Janet Callaway for a free market analysis]

*Janet Callaway is a luxury real estate agent with 15 years of experience serving the Coachella Valley. She specializes in buyer's market timing, negotiation strategy, and personalized client service. Tom Callaway brings 20+ years of escrow and closing expertise to every transaction. Together, they represent LPT Realty (DRE #01915294) in Palm Desert, Indian Wells, La Quinta, and surrounding communities.*