Cotino Rancho Mirage Market & Development Update
September 2026 MLS inventory, asking-price changes and builder availability, plus the latest official Cotino development plans. Reviewed September 4.
Cotino enters September with more homes to compare and a lower entry point in the MLS. The supplied export shows 13 active listings, up from eight in August, with two newly listed Villa homes below $1.5 million. The median asking price is almost unchanged at $1,989,990.
The more revealing detail comes from checking those records against Cotino’s own home finder: the builder marks one MLS-active home under contract at a lower displayed price and shows additional homes outside this export. This report keeps the MLS comparison intact and explains those differences below.
- MLS inventory grew from eight to 13 active homes: five additions increased the selection by 62.5%, with asking prices from $1,439,990 to $4,599,999.
- Nine MLS-active homes are below $2 million: the new Patina and Tapestry listings bring smaller Villa designs into this report’s inventory.
- The eight carryover listings retain their August MLS prices: the six previously reported reductions still total $1,033,437; they are not a new September round of cuts.
- The builder and MLS do not fully agree: Homesite 163 is active in the file but under contract on Cotino’s website, which also lists additional opportunities.
- Cotino Bay remains projected for spring 2027: the official site continues to show nine named dining and retail businesses; public beach admission details are still forthcoming.
Current evidence here. Historical baseline in the first-sales archive.
This page tracks changing inventory, closings, asking prices and development milestones. The separate first-sales analysis preserves Cotino’s earliest MLS-recorded market evidence.
Read the Cotino First-Sales ArchiveSeptember Cotino MLS Market Snapshot
A larger selection, with a similar median price
These figures use the export’s status and price fields. The builder’s live availability is discussed separately below.
What Changed Since the August Snapshot?
| Measure | August 5 MLS | September MLS |
|---|---|---|
| Active listings | 8 | 13 |
| Median active asking price | $1,994,990 | $1,989,990 |
| Lowest active asking price | $1,549,990 | $1,439,990 |
| Active homes below $2 million | 5 | 9 |
| Total active asking volume | $17,705,979 | $26,630,929 |
| Pending status in export | 1 | 1 |
The five new MLS entries add $8,924,950 in asking inventory. The median fell by only $5,000, or approximately 0.3%. That small movement reflects a different mix of homes, while every one of the eight carryover listings has the same asking price in the two MLS snapshots.
The lower entry point also comes from a different product: the new Patina is listed at 1,666 square feet, compared with 2,262 square feet for the least-expensive homes in the August snapshot. A lower minimum asking price does not establish that an equivalent home lost value.
Current Inventory in the September MLS Export
The table is ordered by asking price. All 13 active records are marketed through Storyliving by Disney Realty. These are individual inventory homes with their own homesites, options and improvements, rather than base floor-plan prices. Sizes below follow the MLS living-area field.
| MLS homesite | Plan / collection | Approx. size | MLS asking price | Since August 5 |
|---|---|---|---|---|
| Lot #5134Builder: Homesite 134 | PatinaVilla | 1,666 sq. ft. | $1,439,990 | New to this snapshot |
| Lot #5149Builder: Homesite 149 | TapestryVilla | 1,879 sq. ft. | $1,499,990 | New to this snapshot |
| Lot #299 | AtelierCottage · Longtable Park 55+ | 2,262 sq. ft. | $1,549,990 | Unchanged |
| Lot #302 | AtelierCottage · Longtable Park 55+ | 2,262 sq. ft. | $1,549,990 | Unchanged |
| Lot #308 | PastelCottage · Longtable Park 55+ | 2,066 sq. ft. | $1,559,990 | Unchanged |
| Lot #309 | AtelierCottage · Longtable Park 55+ | 2,262 sq. ft. | $1,594,990 | New to this snapshot |
| Lot #173 | AerionGrand | 3,393 sq. ft. | $1,989,990 | Unchanged |
| Lot #161 | MelodiaGrand | 2,924 sq. ft. | $1,999,990 | Unchanged |
| Lot #171 | SonoraGrand | 2,782 sq. ft. | $1,999,990 | New to this snapshot |
| Lot #163* | MelodiaGrand | 2,925 sq. ft. | $2,156,040 | Unchanged |
| Lot #310 | PalmeraCottage · Longtable Park 55+ | 2,784 sq. ft. | $2,299,990 | Unchanged |
| Lot #178 | PanoramicaGrand | 3,720 sq. ft. | $2,389,990 | New to this snapshot |
| Lot #214 | Westwind IIEstate · Woodbridge Pacific Group | 4,485 sq. ft. | $4,599,999 | Unchanged |
*Homesite 163 is under contract on the builder website. The MLS uses longer lot labels for the two new Villa entries. Their addresses, plans, sizes and asking prices match builder Homesites 134 and 149.
The five additions
The new entries comprise Patina and Tapestry Villa designs, an Atelier in Longtable Park, and Sonora and Panoramica Grand Collection homes. Their listing dates range from August 7 to September 2. “New” here means newly present relative to the August 5 snapshot; it does not necessarily mean newly completed or never previously offered by the builder.
The earlier reductions remain in place
The same six carryover homes remain below their original list prices by a combined $1,033,437. The largest of those earlier adjustments is still Lot #310, down $379,670 from its original $2,679,660 asking price to $2,299,990. The September MLS export does not show another reduction for any of the eight carryover listings.
What Cotino’s Official Home Finder Adds
A separate review of Cotino’s official inventory home finder reveals contract signals and choices that are not fully captured in the export. These observations are kept separate from the MLS totals.
| Home | September MLS export | Official website review |
|---|---|---|
| Melodia · Homesite 163 | Active · $2,156,040 | Under contract · displayed $2,009,990 |
| Sonora · Homesite 174 | Pending · $1,949,990 | Under contract · displayed $1,949,990 |
| Hue · Homesite 133 | Not present in this file | Under contract · displayed $1,613,455 |
For Homesite 163, the builder’s displayed price is $146,050 below the MLS asking price. The export also contains an August 19 pending date despite its active status. That inconsistency is a reason to check the home directly, not to quietly recalculate the entire MLS snapshot using a different source.
Base design pricing is a different comparison
The builder’s home-design browser separately displays the Patina from $1,339,990. That is a starting design price, while the $1,439,990 MLS listing is a specific inventory home. The builder’s Homesite 134 details say its package includes structural options, design upgrades, landscaping, pool/spa and a washer/dryer. Ask for a complete homesite-specific price before comparing a starting-price advertisement with a finished-home listing.
Additional builder opportunities
The official home finder also advertises move-in-ready Patina Homesite 136 at $1,474,990, Hue Homesite 135 at $1,549,990 and Aerion Homesite 159 at $2,449,990; none appears in the supplied export. It shows Tapestry Homesite 137 and Hue Homesite 154 with November 2026 move-in timing, plus Patina Homesite 152 and Tapestry Homesite 153 with December timing. These are advertised schedules and can change.
The community homepage promotes limited-time savings on quick-move-in homes without specifying a single universal offer. Ask for the written terms for the home being considered, including eligible incentives and what the displayed price includes.
Closings: What This Export Can Confirm
The file contains two closed records: Lot #160, recorded March 13, 2026 at $2,879,183, and Lot #312, recorded June 18, 2026 at $1,938,551. Neither is an August or September closing.
No August- or September-dated closing appears in this supplied file. Because this 16-record export does not contain the full historical sales set or its search criteria, that is not proof that Cotino had no sales during those months. Direct builder transactions may also be absent from the MLS.
The prior report’s last verified cumulative count was 15 MLS-recorded closings. That historical figure is preserved below, but it is not presented as an independently refreshed September total. The two older records are not added to it as new sales.
Cotino Development Update: September Official-Site Check
Cotino Bay: spring 2027 remains the published target
The official Cotino Bay page continues to anticipate a spring 2027 public opening. I found no newer firm opening date or published beach-ticket pricing on the reviewed pages. Visitors are expected to buy day admission for beach access, with further details still to come.
Nine named dining and retail businesses remain on the official page
The current page names Asada Cantina, Mojave Flea Trading Post, SottoSopra, Big Juice, It Refills and La Dolce Piccola Gelateria alongside Elevare, Artigiano and On the Mark Fine Foods & Provisions. The six additions were announced on August 6; they are carried forward here as confirmed plans, not presented as new September announcements.
Disney’s August 6 announcement also describes future phases with more dining and retail and a hotel. That does not give the hotel a spring 2027 opening date.
Artisan Club is open; public beach access is a separate milestone
The community homepage continues to identify the Artisan Club as open and advertises self-guided model-home tours daily from 10 a.m. to 4 p.m., with hours subject to special events. Club membership remains voluntary, separately priced and subject to acceptance and availability. A home purchase alone does not grant access to Cotino Bay or its beaches.
For the wider visitor-access picture, see the Cotino Bay Beach guide. For homes, collections and ownership considerations, use the Cotino home-buying guide.
What the September Evidence Means for Buyers
More homes to compare
The MLS adds five homes and the builder advertises still more. Compare floor plan, homesite, completion timing and included improvements together.
The MLS median barely moved
A $5,000 median decline accompanies a wider product mix. It is not a matched-home appreciation or depreciation measure.
The sources need reconciling
The builder identifies three homes as under contract, including one still active in the export. These signals are useful, but are not verified completed sales.
The public opening remains ahead
The Artisan Club is operating while the public beach, shops and dining remain a future phase with a spring 2027 target.
My reading is that buyers have a wider set of choices and a stronger reason to compare each builder opportunity individually. The evidence does not support a blanket verdict about demand or price direction. It supports checking the specific home, its current status and its complete purchase terms.
What to Watch in the Next Update
- Whether Homesites 163, 174 and 133 receive verified closing records.
- Whether the five new MLS entries move under contract and whether the eight carryover listings change price or status.
- Whether builder-only homes appear in the next MLS export.
- Whether November and December move-in targets become completed inventory.
- Whether Cotino publishes a firm public-opening date, beach admission prices or additional tenants.
Previous Cotino Market Snapshots
| Snapshot | Active | MLS pending / signals | Cumulative MLS closings | Median active ask | Active asking volume |
|---|---|---|---|---|---|
| June 30, 2026 | 8 | 2 | 14 | $2,154,907 | $18,739,416 |
| August 5, 2026 | 8 | 1 | 15 | $1,994,990 | $17,705,979 |
| September 2026 export | 13 | 1 | Not refreshed by this file | $1,989,990 | $26,630,929 |
The first two rows preserve the published historical snapshots. The September row uses the new export; builder website observations are not combined with its totals. Historical counts can reflect delayed MLS updates, so they should not be treated as a complete builder sales ledger.
View the August inventory and June-to-August price changes
Archived August 5, 2026 asking-price snapshot. The six reductions below occurred before that report and are not new September reductions.
| Homesite | Plan and segment | Approx. size | June 30 ask | August 5 ask | Change |
|---|---|---|---|---|---|
| Lot #299 | Atelier · Shea Homes · Longtable Park 55+ | 2,262 sq. ft. | $1,669,990 | $1,549,990 | −$120,000 |
| Lot #302 | Atelier · Shea Homes · Longtable Park 55+ | 2,262 sq. ft. | $1,664,900 | $1,549,990 | −$114,910 |
| Lot #308 | Pastel · Shea Homes · Longtable Park 55+ | 2,066 sq. ft. | $1,647,563 | $1,559,990 | −$87,573 |
| Lot #173 | Aerion · Shea Homes · Grand Collection | 3,393 sq. ft. | $2,167,490 | $1,989,990 | −$177,500 |
| Lot #161 | Melodia · Shea Homes · Grand Collection | 2,924 sq. ft. | $2,153,774 | $1,999,990 | −$153,784 |
| Lot #163 | Melodia · Shea Homes · Grand Collection | 2,925 sq. ft. | $2,156,040 | $2,156,040 | No change |
| Lot #310 | Palmera · Shea Homes · Longtable Park 55+ | 2,784 sq. ft. | $2,679,660 | $2,299,990 | −$379,670 |
| Lot #214 | Westwind II · Woodbridge Pacific Group · Estate Collection | 4,485 sq. ft. | $4,599,999 | $4,599,999 | No change |
The August report recorded 15 cumulative MLS closings totaling $43,321,416, with a median closed price of $2,978,430. These historical figures have not been re-established from the smaller September export.
Discuss a Cotino home, price change or future sale
Current builder opportunities can extend beyond the MLS snapshot. Contact Mark before relying on this dated inventory as a complete availability list.
Call Mark: 442-234-3325Frequently Asked Questions
What period does this Cotino market report cover?
This is the September 2026 edition, reviewed September 4. It analyzes the MLS export supplied for this update and separately checks Cotino’s official website. The CSV has no explicit export timestamp or search criteria; September refers to the reporting edition, not a claim that every record was refreshed that day.
How many Cotino homes are currently for sale?
The supplied September MLS export contains 13 active listings and one pending listing. Cotino’s official website shows additional homes and marks Homesite 163 under contract despite its active MLS status. The 13-home figure is an MLS snapshot, not a complete real-time availability count.
Did Cotino reduce its home prices again in September?
All eight carryover active listings retain their August 5 asking prices in the supplied MLS export. The builder website displays Homesite 163 under contract at $2,009,990, below its $2,156,040 MLS asking price. The two sources should be distinguished; neither establishes a community-wide base-price reduction.
When is Cotino Bay Beach, Dining, Shops expected to open?
The official Cotino Bay page continues to anticipate spring 2027. A firm opening date and beach-ticket pricing were not published on the reviewed pages. Public beach access is planned through day admission, and schedules remain subject to change.
Does buying a Cotino home include Artisan Club or beach access?
No. Artisan Club membership is voluntary, separately priced and subject to acceptance, terms and availability. Buying a home alone does not provide access to Cotino Bay or its beaches. Public beach day admission is a separate planned offering.
Methodology, Sources and Limitations
Prepared from Mark Miller’s supplied September MLS CSV, containing 16 unique listing numbers: 13 active, one pending and two closed records. Compared with this page’s preserved August 5 and June 30 snapshots. Official website observations were reviewed September 4, 2026.
- The file does not state an export timestamp or its search filters. Listing modification timestamps are record-level updates, not the export date. September is the edition label.
- MLS counts use the Status field: A = active, P = pending and C = closed. Homesite 163 remains in the active calculation despite its pending-date field and the builder’s under-contract label.
- Asking-price metrics use List Price. The $719 median per square foot is the median of each active home’s price divided by its Approx SqFt; it is not the median price divided by the median size.
- MLS sizes are retained consistently in the table. Some marketing descriptions and builder cards differ slightly; confirm the floor plan and included living area for a specific home.
- MLS Lots #5134 and #5149 match builder Homesites 134 and 149 respectively by address, plan, size and price. Age restrictions are not assigned solely from the inconsistent senior-community field.
- Builder prices and status labels are separately dated observations, not closing prices. For example, Westwind II Homesite 214 displays $4,599,000 on the builder site versus $4,599,999 in this MLS file.
- No August- or September-dated closing is present in this file; its incomplete historical coverage prevents a new cumulative-sales total or a reliable monthly absorption calculation. Days on Market is not used as an absorption benchmark.
- No conventional owner resale is identified among these active records. That observation does not establish the absence of all resales or private transactions.
- Listings, incentives, homesite premiums, construction schedules and availability can change. This report does not independently verify physical construction progress.
- Desert Oasis Insider — first-sales historical analysis
- Storyliving by Disney — current community, tours, collections and savings notice
- Storyliving by Disney — official inventory home finder
- Storyliving by Disney — public beach timing and named tenants
- Storyliving by Disney — August 6, 2026 tenant announcement
