Heritage Palms Country Club: Home Prices & Market Trends
Compare Heritage Palms home prices by size and sales history, updated with September 15, 2026 MLS data: 63 sales, a $455,000 median and current inventory.
Heritage Palms Country Club home prices vary with floor plan, living area, condition, and golf or water placement. The latest MLS study shows more completed sales at softer typical prices, with longer marketing times and more price reductions. Use the home-size comparison and market explorer below to find a more relevant starting point for your search, then read the full sales history and negotiating context.
- The latest study covers 63 closings at a $455,000 median price, from September 16, 2025 through September 15, 2026.
- Closings increased 53.7% from the prior 12 months, while median closed price fell 12.2% and median sold price per square foot fell 12.4%.
- The median sold home measured 1,764 square feet, down from 1,827. All three adequately sampled core size groups also recorded lower median prices.
- Median reported marketing time reached 94 days, and 61.9% of recent closings had reduced their original asking price.
- The September 15 snapshot contains 29 apparently available listings, three additional active listings marked contingent, and one pending listing. Use Bloom for current availability.
Data dates: Updated September 15, 2026. The comparison periods and inventory use the September 15 cutoff; the newest recorded close is September 9. Annual history through 2024 and the explicitly dated repeat-sale study remain from the earlier analysis. The new export confirms 2025 and refreshes 2026.
Compare the market by home size
Choose a living-area group to see its latest closed-price median, sales count, and reported marketing time, alongside the prior-period price comparison.
Latest: September 16, 2025–September 15, 2026
Prior: September 16, 2024–September 15, 2025. Bars start at zero and use the same scale across all four size groups.
Under 1,600 sq. ft.
Latest period: 16 sales · Prior period: 10 sales · Latest median sold price per square foot: $265.62
- Median closed price
- $381,000
- Median reported DOM
- 99.5 days
- Latest closed sales
- 16
Median closed price was 14.9% lower than the prior period for this size group. The September 15 snapshot contains 5 active-status listings in this size band, including any contingent records.
These are different groups of sold homes. Floor plan, shared walls, condition, golf or water setting, pools, and improvements still matter within each band. The figures describe past sales and do not calculate a home value.
1,600–1,999 sq. ft.
Latest period: 29 sales · Prior period: 18 sales · Latest median sold price per square foot: $263.62
- Median closed price
- $450,000
- Median reported DOM
- 79 days
- Latest closed sales
- 29
Median closed price was 14.4% lower than the prior period for this size group. The September 15 snapshot contains 14 active-status listings in this size band, including any contingent records.
These are different groups of sold homes. Floor plan, shared walls, condition, golf or water setting, pools, and improvements still matter within each band. The figures describe past sales and do not calculate a home value.
2,000–2,399 sq. ft.
Latest period: 13 sales · Prior period: 12 sales · Latest median sold price per square foot: $261.29
- Median closed price
- $550,000
- Median reported DOM
- 106 days
- Latest closed sales
- 13
Median closed price was 11.3% lower than the prior period for this size group. The September 15 snapshot contains 9 active-status listings in this size band, including any contingent records.
These are different groups of sold homes. Floor plan, shared walls, condition, golf or water setting, pools, and improvements still matter within each band. The figures describe past sales and do not calculate a home value.
2,400 sq. ft. or more
Latest period: 5 sales · Prior period: 1 sale · Latest median sold price per square foot: $270.05
- Median closed price
- $650,000
- Median reported DOM
- 85 days
- Latest closed sales
- 5
The prior period contained only one sale in this size group, so a trend comparison is not shown.
Only five sales underpin the latest result. One unusual home can move this median substantially. The September 15 snapshot contains 4 active-status listings in this size band, including any contingent records.
These are different groups of sold homes. Floor plan, shared walls, condition, golf or water setting, pools, and improvements still matter within each band. The figures describe past sales and do not calculate a home value.
Interactive MLS history
Heritage Palms Market Explorer
Switch among five measures to see how pricing, activity and negotiating conditions changed across the cleaned MLS record.
Updated September 15, 2026 · Newest recorded close September 9, 2026
Heritage Palms market comparison
Equal trailing periods
Annual medians compare different homes rather than tracking one property. Figures are nominal and metric medians use available records.
View the annual data table
Swipe horizontally to compare every annual measure.
| Year | Closings | Median price | Median $ / sq. ft. | Median DOM | Sale / final list |
|---|---|---|---|---|---|
| 1999 (partial) | 5 | $195,000 | $128.57 | 53 | 96.53% |
| 2000 | 26 | $221,176 | $137.48 | 48 | 95.89% |
| 2001 | 29 | $230,000 | $146.98 | 30 | 96.80% |
| 2002 | 40 | $248,250 | $143.12 | 61.5 | 96.79% |
| 2003 | 61 | $296,000 | $160.66 | 61.5 | 96.71% |
| 2004 | 77 | $350,000 | $209.30 | 14.5 | 98.89% |
| 2005 | 69 | $440,000 | $243.50 | 60 | 97.70% |
| 2006 | 49 | $430,000 | $249.88 | 84 | 96.58% |
| 2007 | 44 | $454,500 | $244.84 | 78 | 95.63% |
| 2008 | 45 | $397,000 | $213.49 | 94 | 94.71% |
| 2009 | 26 | $287,500 | $180.64 | 54.5 | 93.37% |
| 2010 | 41 | $340,000 | $180.90 | 100 | 93.87% |
| 2011 | 36 | $257,500 | $151.97 | 102 | 95.57% |
| 2012 | 53 | $275,000 | $164.62 | 124 | 94.71% |
| 2013 | 66 | $299,500 | $166.96 | 74 | 96.08% |
| 2014 | 59 | $340,000 | $185.64 | 96 | 96.19% |
| 2015 | 46 | $321,000 | $188.34 | 116.5 | 95.39% |
| 2016 | 57 | $320,000 | $173.80 | 116 | 96.00% |
| 2017 | 70 | $322,000 | $180.73 | 113 | 95.68% |
| 2018 | 75 | $330,000 | $187.85 | 73 | 97.01% |
| 2019 | 66 | $337,000 | $189.62 | 103 | 97.19% |
| 2020 | 73 | $395,000 | $215.63 | 73 | 97.65% |
| 2021 | 93 | $440,000 | $236.98 | 36 | 100.00% |
| 2022 | 59 | $525,000 | $296.13 | 27 | 100.00% |
| 2023 | 52 | $527,500 | $290.43 | 39 | 99.06% |
| 2024 | 65 | $518,000 | $303.03 | 60.5 | 97.85% |
| 2025 | 45 | $470,000 | $261.61 | 76 | 96.36% |
| 2026 (through Sept. 15) | 45 | $457,000 | $267.13 | 101 | 96.81% |
The explorer opens on the latest-versus-prior 12-month comparison. The annual-history view is one click away; hollow markers identify years with fewer than ten cleaned closings, and the complete data table remains available inside the explorer for accessibility and indexing.
How to read this study
Heritage Palms Country Club in Indio does not have one interchangeable housing market. Its 1,004 single-story homes include compact attached or paired plans, conventional detached homes, larger three-bedroom layouts, private-pool properties and premium locations along the golf course or water. A community-wide median is useful context, but it cannot account for all of those differences.
This report combines the September 15 MLS update with annual sales history dating to 1999. Median price is the lead measure, supported by recalculated price per square foot, transaction count, reported days on market, sale-to-list performance, home-size groups and feature cohorts. The separate same-property resale study remains explicitly dated to the earlier historical analysis.
Six guardrails matter. The figures are nominal and are not adjusted for inflation. Annual and rolling medians compare different homes rather than tracking one property. The 1999 and 2026 calendar-year results are partial. The supplied export does not contain canceled, expired or withdrawn listing attempts. Feature tags are incomplete and overlapping. Active inventory is a dated snapshot of seller expectations, not completed market evidence.
The annual median answers a narrow question: what was the middle price among the cleaned Heritage Palms sales recorded during that period? It does not establish the present value of a particular Congressional, Merion, Newport, Southampton, Southport or other plan after accounting for shared walls, living area, condition, golf exposure, water exposure, pool, garage configuration, solar obligations, furnishings and lot orientation.
The latest 12 months versus the prior 12 months
The primary comparison uses two equal, contiguous, non-overlapping 365-day periods: September 16, 2025–September 15, 2026 and September 16, 2024–September 15, 2025. The reporting cutoff is September 15; the newest recorded closing is September 9. Active and pending listings are separate from completed sales.
Scroll across the table on smaller screens.
| Market indicator | September 16, 2024–September 15, 2025 | September 16, 2025–September 15, 2026 | Change |
|---|---|---|---|
| MLS-reported closings | 41 | 63 | +53.7% |
| Closed dollar volume | $21,845,800 | $30,404,088 | +39.2% |
| Median closed price | $518,000 | $455,000 | −12.2% |
| Median price / sq. ft. | $301.52 | $264.11 | −12.4% |
| Median reported living area | 1,827 sq. ft. | 1,764 sq. ft. | −3.4% |
| Median MLS DOM | 70 days | 94 days | +24 days |
| Median sale / final list | 96.81% | 96.67% | −0.14 points |
| Median sale / original list | 94.12% | 92.21% | −1.91 points |
| Sold at or above final list | 7 / 17.1% | 5 / 7.9% | −9.1 points |
| Reduced from original price | 19 of 41 / 46.3% | 39 of 63 / 61.9% | +15.6 points |
| Median cut among reduced listings | $30,000 / 5.22% | $29,500 / 6.50% | Dollar and percentage medians calculated separately |
| Closed-price range | $350,000–$760,000 | $334,000–$855,000 | Descriptive |
Closings increased from 41 to 63, a 53.7% gain, while median price declined 12.2% and median price per square foot declined 12.4%. Median marketing time increased from 70 to 94 days. The median sold home became 3.4% smaller, moving from 1,827 to 1,764 square feet, but the three adequately sampled size groups also recorded lower median prices. The result reflects both a different sales mix and softer results within those groups.
Where the added sales occurred
The lower end of the closing distribution expanded sharply.
Scroll across the table on smaller screens.
| Closed-price band | Prior sales / share | Latest sales / share |
|---|---|---|
| Under $400,000 | 2 / 4.9% | 19 / 30.2% |
| $400,000–$499,999 | 15 / 36.6% | 18 / 28.6% |
| $500,000–$599,999 | 12 / 29.3% | 18 / 28.6% |
| $600,000–$749,999 | 10 / 24.4% | 6 / 9.5% |
| $750,000 or more | 2 / 4.9% | 2 / 3.2% |
Closings below $400,000 increased from two to 19. Sales at $600,000 or more declined from 12 to eight. Two homes still closed at $750,000 or more, including a period high of $855,000. Lower-price turnover contributed strongly to the net increase of 22 closings, while the upper tier accounted for a smaller share of sales.
Was the price change caused by smaller homes?
Smaller homes contributed to the change: median living area declined from 1,827 to 1,764 square feet. However, median closed price fell 11.3%–14.9% within the three adequately sampled size groups, so the community-wide change cannot be explained by home size alone.
Scroll across the table on smaller screens.
| Reported living area | Prior sales | Prior median price | Latest sales | Latest median price | Change |
|---|---|---|---|---|---|
| Under 1,600 sq. ft. | 10 | $447,600 | 16 | $381,000 | −14.9% |
| 1,600–1,999 sq. ft. | 18 | $526,000 | 29 | $450,000 | −14.4% |
| 2,000–2,399 sq. ft. | 12 | $620,000 | 13 | $550,000 | −11.3% |
| 2,400 sq. ft. or more | 1 | Prior sample: 1 sale | 5 | $650,000 | Not comparable |
The latest 63 closings formed four distinct total-price tiers, but price per square foot was relatively compressed across them.
Scroll across the table on smaller screens.
| Reported living area | Sales | Median closed price | Median price / sq. ft. | Median MLS DOM | Median sale / final list |
|---|---|---|---|---|---|
| Under 1,600 sq. ft. | 16 | $381,000 | $265.62 | 99.5 | 97.22% |
| 1,600–1,999 sq. ft. | 29 | $450,000 | $263.62 | 79 | 96.64% |
| 2,000–2,399 sq. ft. | 13 | $550,000 | $261.29 | 106 | 94.99% |
| 2,400 sq. ft. or more | 5 | $650,000 | $270.05 | 85 | 98.61% |
Total price therefore rises largely with living area, while much of the remaining spread comes from golf or water exposure, attached versus detached format, remodeling, private outdoor improvements, floor-plan appeal and lot orientation.
The 2,400-square-foot-plus group contains only five recent closings and one prior-period closing. Its figures describe those particular sales; they should not be treated as a stable trend line for every large Heritage Palms home.
How negotiating conditions changed
The latest market required more adjustment before a deal was reached.
Median MLS days on market increased from 70 to 94.
39 of 63 recent closings, or 61.9%, reduced the final list price below the original asking price.
The median reduction among reduced listings was 6.50%; the separately calculated median dollar cut was $29,500.
The median sale-to-original-list ratio fell to 92.21%.
Five of 63 closings, or 7.9%, met or exceeded the final list price.
Final list price often represents a seller’s already-adjusted position. The median sale reached 96.67% of final list but 92.21% of original ask. The reduction rate increased from 46.3% to 61.9%, showing that repricing remained a substantial part of the successful-sale process.
The 7.79% median gap below original ask describes these completed sales; it is not a standard offer discount. Well-positioned, renovated or correctly priced homes can attract stronger terms. Original asking price, reduction history, market time and comparable sales all help assess a particular listing.
For a broader explanation of why some local listings sit while others sell, see Why Isn't My Coachella Valley Home Selling? Seven Reasons Buyers Pass.
Active and pending inventory snapshot
Snapshot date: September 15, 2026. The 32 active-status listings comprise 29 without a contingent flag and three with a contingent flag. One additional listing is pending.
| September 15 inventory measure | MLS snapshot |
|---|---|
| Apparently available (active without contingent flag) | 29 |
| Active with contingent flag | 3 |
| All active-status listings | 32 |
| Separate pending listings | 1 |
| Apparently available median asking price | $479,900 |
| Apparently available median MLS DOM | 30 days |
| All active-status asking-price range | $325,000–$725,000 |
| All active-status median asking price | $484,950 |
| All active-status median asking price / sq. ft. | $256.44 |
| All active-status median living area | 1,857.5 sq. ft. |
| All active-status median MLS DOM | 32.5 days |
| All active-status DOM range | 4–180 days |
| All active-status listings reduced from original ask | 5 of 32 / 15.6% |
| Median cut among reduced active-status listings | $29,000 / 5.59% |
| Apparently available supply at trailing closing pace | 5.52 months |
| All active-status supply, including contingent | 6.10 months |
The $484,950 median asking price across all 32 active-status listings was 6.6% above the latest closed median. Those active homes were larger, at 1,857.5 square feet versus 1,764 among recent closings, while median asking price per square foot was 2.9% lower. The 29 apparently available listings alone had a $479,900 median ask and 30-day median MLS DOM.
Those facts are not evidence that the active homes were either bargains or overpriced. They show why total asking price cannot be interpreted without the size and composition of the inventory.
Active inventory by reported living area
Scroll across the table on smaller screens.
| Reported living area | All active-status listings | Median asking price | Median asking price / sq. ft. | Median MLS DOM |
|---|---|---|---|---|
| Under 1,600 sq. ft. | 5 | $350,000 | $249.29 | 44 |
| 1,600–1,999 sq. ft. | 14 | $465,500 | $256.44 | 23.5 |
| 2,000–2,399 sq. ft. | 9 | $549,000 | $271.78 | 28 |
| 2,400 sq. ft. or more | 4 | $615,000 | $247.19 | 111.5 |
The 2,400-square-foot-and-larger inventory had the longest median exposure, at 111.5 days, but contained only four listings. The other size groups ranged from 23.5 to 44 days. These current-record DOM figures can omit exposure under earlier listing numbers, so they should not be treated as complete property-level marketing histories.
The one pending record was offered at $499,000 after a reported reduction from $529,000. Its contract price is not known, so it is excluded from closed-sale measures and both active-supply ratios.
The trailing pace is 63 closings divided by 12, or 5.25 per month. Dividing the 29 apparently available listings by that pace gives 5.52 months of supply. Counting all 32 active-status records, including contingent listings, gives 6.10 months. These are snapshot ratios without seasonal adjustment or a forecast of future inventory.
Search the latest Heritage Palms listings on Bloom
How location and features divide the market
The feature comparisons use 104 closings from September 16, 2024 through September 15, 2026. A positive tag means the feature was affirmatively recorded. The comparison group contains all remaining records, including missing or incomplete coding, so it does not prove that the feature was absent. Inventory by size above includes all 32 active-status listings, including the three contingent records.
Scroll across the table on smaller screens.
| Structured MLS cohort | Tagged sales | Tagged median price | Tagged median $ / sq. ft. | Without-tag median price | Without-tag median $ / sq. ft. |
|---|---|---|---|---|---|
| Private pool | 18 | $567,500 | $296.95 | $456,000 | $273.14 |
| Golf-course lot | 48 | $525,000 | $296.70 | $442,500 | $255.60 |
| Golf-course view | 64 | $545,000 | $296.92 | $416,044 | $243.34 |
| Water or lake view | 12 | $639,500 | $313.36 | $462,500 | $268.24 |
| Golf-cart garage | 19 | $550,000 | $310.04 | $455,000 | $270.05 |
| Property attached | 19 | $425,000 | $281.48 | $515,000 | $272.41 |
| Furnished or turnkey | 26 | $452,600 | $267.84 | $505,250 | $277.47 |
Golf-course-lot-tagged homes sold at a $525,000 median and $296.70 per square foot, compared with $442,500 and $255.60 among records without that tag. This descriptive difference makes golf placement useful when choosing comparable sales.
That relationship should not be converted into a universal “golf premium.” The groups overlap. A golf-course home may also have a water view, private pool, larger floor plan, stronger renovation package, better orientation or golf-cart garage. The golf-course-lot and golf-course-view fields also describe related rather than additive features.
The same caution applies to the other cohorts:
Water or lake views appeared in only 12 sales and frequently overlapped with larger, golf-oriented homes.
Private-pool homes were materially larger at the median, so their higher total price does not isolate the value of the pool.
Attached homes sold for less in total largely because they were much smaller, while their median price per square foot was slightly higher.
Furnished or turnkey listings did not show an obvious price-per-square-foot premium, but the data do not measure furnishing quality or the value allocated to personal property.
Golf-cart-garage homes were larger and more expensive, which makes the garage impossible to value independently from the rest of the property.
The practical conclusion is narrower: a Heritage Palms valuation should begin with the same plan or a close living-area match, then separate golf and water placement, attached or detached format, condition, pool, garage configuration, solar terms and orientation.
For floor plans, age-qualified occupancy, HOA costs, golf access, amenities and property-specific ownership questions, use the Heritage Palms Country Club home buying study guide.
Year-by-year Heritage Palms sales
The complete annual table is available in the Market Explorer above. Median price is emphasized because it is less sensitive than the average to a small number of unusually high or low sales. Annual history through 2024 is retained from the earlier analysis; the new export confirms 2025 and adds five closings to the former 2026 total.
The annual median reached its highest point at $527,500 in 2023, while annual median price per square foot reached its high of $303.03 in 2024. That mismatch is another reminder that different years contain different mixes of home sizes, plans and features.
The 2026 year-to-date median of $457,000 is close to the 2007 median of $454,500. That does not establish the change in value of the same home over 19 years. The two samples contain different properties, 2026 is incomplete, and neither figure accounts for inflation or improvements.
Five phases in the recorded market cycle
1. Initial development-era growth: 1999–2005
The annual median increased from $195,000 in the partial 1999 record to $440,000 in 2005. The early years document MLS-reported transactions, but they are not a complete builder-sales ledger and should not be read as a formal appreciation index.
2. Peak and correction: 2006–2012
The median reached $454,500 in 2007, then fell to $287,500 in 2009 and $257,500 in 2011 before turning upward in 2012. The cycle is a useful reminder that a gated, amenity-rich golf community can still experience a major nominal price correction.
3. Gradual and uneven recovery: 2013–2019
The annual median moved from $299,500 in 2013 to $337,000 in 2019, but the path was not linear. Median MLS days on market remained elevated in several years, and the annual median stayed below the 2007 peak throughout this phase.
4. Pandemic-era acceleration: 2020–2022
The median advanced from $395,000 in 2020 to $525,000 in 2022. Median price per square foot increased from $215.63 to $296.13, and the median sale-to-final-list ratio reached 100% in both 2021 and 2022. This was the clearest modern seller-favorable phase in the dataset.
5. Plateau and softening: 2023–September 2026
The annual median measured $527,500 in 2023, $518,000 in 2024, $470,000 in 2025 and $457,000 in 2026 through the September 15 cutoff. Median reported marketing time increased from 39 days in 2023 to 101 days in the partial 2026 record. The latest recorded close is September 9.
The equal trailing-period comparison remains the better current measure because it uses complete 12-month windows: substantially more closings accompanied by lower median pricing, lower price per square foot, longer marketing time and more price adjustment.
What same-property resales show
Retained historical study, closed data through July 27, 2026. Annual medians compare different mixes of homes. This earlier repeat-sale audit matched consecutive sales at normalized addresses, required at least a one-year holding period and limited reported living-area changes to 5%. The new export is too short to reconstruct those long holding periods, so the historical pairs remain unchanged and retain their original dates.
Scroll across the table on smaller screens.
| Repeat-sale cohort | Pairs | Median holding period | Median total change | Median annualized change | Higher / lower / flat |
|---|---|---|---|---|---|
| All high-confidence pairs | 575 across 381 properties | 5.54 years | +13.46% | +2.26% | 399 / 172 / 4 |
| Later sale July 28, 2024–July 27, 2025 | 27 | 9.11 years | +26.25% | +2.75% | 24 / 3 / 0 |
| Later sale July 28, 2025–July 27, 2026 | 39 | 8.87 years | +23.19% | +2.18% | 32 / 7 / 0 |
Most high-confidence pairs in the retained study sold higher on the later transaction, but median annualized change was modest. Among the 39 pairs whose later sale occurred July 28, 2025–July 27, 2026, 32 sold higher and seven sold lower than their prior recorded price.
The retained July 28, 2025–July 27, 2026 cohort’s median annualized change of 2.18% is a gross nominal price measure. It is before inflation, remodeling, carrying costs, financing, furnishings, concessions, maintenance and transaction expenses. A higher sale price can still accompany a weak net return; changes in condition and circumstances are not fully measured.
This is stronger evidence than comparing two annual community medians, but it is not a formal repeat-sales index or a promise of future appreciation.
What this report deliberately does not claim
A 12.2% decline in every Heritage Palms home's value
The median of one 63-sale group was 12.2% below the median of a different 41-sale group. Median living area was smaller, and prices were lower within the three adequately sampled core size bands. These comparisons do not control for every plan, view, renovation or private improvement.
One universal golf, water or pool premium
Feature cohorts overlap and listing fields are incomplete. A golf-course home may also have a lake view, pool, larger floor plan and stronger remodeling. The comparisons identify useful market segments; they do not isolate appraisal adjustments.
Exactly 5.52 months of available supply
The supplied export gives one inventory snapshot. The 5.52-month available-only ratio and 6.10-month all-active ratio use the same trailing closing pace and can change as listings enter, close, or change status. Neither is a historical, seasonally adjusted supply series.
Every Heritage Palms transaction
Private, off-market, deed-only, differently labeled and other transfers may be absent. The report describes cleaned MLS-reported transactions and does not claim to be a complete deed history.
A historical HOA-dues record
Historical MLS association fields are not an official fee ledger. Current dues, inclusions, capital charges, transfer costs, reserves, assessments and golf economics belong in the Heritage Palms home buying study guide, where they can be verified against current community documents.
What the data mean for buyers and sellers
For buyers
The $455,000 community median is a market reference point. A useful property comparison starts with the same plan or a narrow living-area range, then accounts for attached versus detached format, renovation quality, golf or water placement, private pool, garage configuration, solar terms, outdoor exposure, furnishings and the age of major systems.
Listing history matters. With 61.9% of recent closings reduced from their original price and the median sale reaching 92.21% of original ask, the original price, each reduction and total exposure help explain how a property reached its sale price.
The September 15 snapshot shows 29 apparently available homes, with three contingent listings and one pending listing counted separately. Buyers have choices, but the best-positioned home within a narrow comparison group may face different competition from the community average.
For sellers
The active median asking price was above the latest closed median in total dollars, but the active homes were larger and their asking price per square foot was slightly lower. Pricing from the highest active competitor can therefore build in an expectation that completed sales have not confirmed.
The strongest launch price comes from recent feature-matched sales. Golf frontage, water exposure, a private pool, a golf-cart garage or a comprehensive renovation may justify a narrower comparison set, but each claim needs evidence. Solar ownership or lease terms require a separate property-specific adjustment. The 2022 or 2023 community median does not automatically establish a 2026 value for one property.
In this market, an ambitious opening price can become visible through a longer marketing period and a series of public reductions. Correct positioning at launch matters more when buyers have several alternatives.
Historical context explains the market. Present comparable sales establish present value.
Frequently asked questions
What is the median home price in Heritage Palms Country Club?
Across 63 MLS-reported closings from September 16, 2025 through September 15, 2026, median closed price was $455,000. Median recalculated price per square foot was $264.11, median reported living area was 1,764 square feet and median MLS DOM was 94 days. The newest recorded close is September 9.
Are Heritage Palms home prices rising or falling?
Median closed price declined 12.2% from the prior 12-month period and median price per square foot declined 12.4%, while closings increased 53.7%. Median living area was smaller, but prices also fell within the three adequately sampled size groups. These comparisons describe different sold homes and do not establish the value change of every property.
How long are Heritage Palms homes taking to sell?
Median MLS days on market increased from 70 to 94 in the latest equal-period comparison. The September 15 inventory snapshot had a 32.5-day median across all active-status listings and a 30-day median among the 29 without a contingent flag. Relisting can reset MLS DOM, and current inventory is a different group from completed sales.
How much inventory is available in Heritage Palms?
The September 15, 2026 snapshot contains 29 apparently available listings, three additional active-status listings marked contingent and one pending listing. Available-only supply equals 5.52 months at the trailing closing pace; including contingent listings gives 6.10 months. Check current availability through Bloom’s Heritage Palms search.
Do Heritage Palms golf-course homes sell for more?
Across the two-year comparison period, golf-course-lot-tagged homes sold at a $525,000 median and $296.70 per square foot, versus $442,500 and $255.60 for records without the tag. The groups differ in other features and may have incomplete coding, so the difference cannot be treated as a universal golf-course premium.
Sources, data methodology & update notes
MLS dataset and calculation rules
- Current source: The supplied September 15, 2026 MLS export has 181 Heritage Palms records across 120 columns: 148 closed, 32 active and one pending. Recorded closes span March 19, 2024–September 9, 2026.
- Primary periods: 63 closings from September 16, 2025–September 15, 2026 and 41 from September 16, 2024–September 15, 2025. Both contain 365 days. The 104 combined closings form the feature sample.
- Community and duplicate review: All 181 community records are retained. No duplicate listing numbers or supported same-property, same-price, same/adjacent-date closed transactions were found. A 1988 build-year entry and a blank subtype were reviewed against the property and community details; neither was a basis for excluding a genuine community sale.
- Prices and living area: All current closed prices and living areas are positive and plausible. Price per square foot is calculated separately for each sale, then summarized by the median. Changes use unrounded values. All dollars are nominal.
- DOM and original prices: All 63 current and 41 prior records have valid nonnegative DOM and plausible original prices. A negative DOM entry and a clearly erroneous original price occur in older 2024 records outside both periods and do not affect this comparison. Original-price calculations require positive original and final asks with an original-to-final ratio between 0.5 and 2.0. Median dollar and percentage reductions are calculated separately among reduced records.
- Inventory: 29 active records without a contingent flag and three with a contingent flag make up the 32 all-active records. One pending listing is separate. Size-band inventory includes all active-status records. Supply is inventory divided by 63/12 closings per month. Asking prices are not known contract prices.
- Feature rules: Private pool requires affirmative private-pool coding. Golf lot, golf view, water/lake view and golf-cart garage require their specific structured tags. Attached status uses the Property Attached field. Furnished or turnkey uses those two Furnished-field values; the without-tag group includes partial, unfurnished and blank entries. All without-tag groups are complements of the positive-tag group, not proof of absence. Features overlap.
- Historical reconciliation: Applying the former July 28–July 27 periods to the new export reproduces the earlier counts, medians, volume and DOM. The 2025 annual results are unchanged. Five closings after July 27 increase the 2026 annual count from 40 to 45.
- Retained historical source: Annual figures through 2024 and the repeat-sale study retain the August 7, 2026 analysis of 1,467 cleaned closed records totaling $563,968,982, spanning August 13, 1999–July 27, 2026. That study excluded seven apparent lease/corrupt-price records, one off-community Lancaster property and four cross-MLS duplicates; 11 missing-area records and 21 negative DOM values were omitted from their respective metrics. Those older exclusions have not been re-audited from this shorter export.
- Retained repeat-sale rules: Consecutive sales at the same normalized address, at least one year apart, with reported living area within 5%. The 575 pairs and both dated subsets remain from the July 27 historical cutoff; they have not been rolled forward.
- Coverage limitations: Private, off-market, deed-only and differently labeled transfers may be absent. Canceled, expired, withdrawn and relisted attempts are not a complete property-level exposure history.
MLS information reflects the supplied September 15, 2026 export and is deemed reliable but not guaranteed. Results can change as listings are added or corrected. Calculations are by Desert Oasis Insider and may differ from published MLS statistics because of coverage, date boundaries and the calculation rules above.
Related Heritage Palms and 55+ resources
- Search Heritage Palms Country Club homes for sale
- Heritage Palms Country Club home buying study guide
- 55+ communities in the Coachella Valley resource hub
- Two years of home sales across six Coachella Valley 55+ communities
- Compare six major Coachella Valley 55+ communities
- Coachella Valley real estate research
Community context sources
- Official Heritage Palms website
- Official Heritage Palms real estate overview
- Official Heritage Palms community history and overview
- California Desert Association of REALTORS® MLS export supplied for this analysis
Update log
September 15, 2026: Refreshed the equal 12-month periods, home-size groups, price distribution, negotiation measures, feature comparisons, inventory and 2026 annual data. Separated contingent inventory and retained the long-term repeat-sale study with its original dates.
August 7, 2026: Initial publication using closed data through July 27, 2026 and an active/pending snapshot from the August 7 export.
September 5, 2026 presentation update: Converted to the native article format, added a home-size comparison from the August study, improved table scrolling and corrected the companion buying-guide link. That presentation update did not use a new export.
