The Coachella Valley real estate market has cooled quickly as we close out 2025.
- November sales were down 26.4% compared to the typical November average
- Inventory is up 32% year-over-year, with more than 3,200 active listings valley-wide
- Average days on market: 59–68 days, up significantly from last year
Median prices are softening as well:
- Detached homes: $625,000 (down 1.6%)
- Overall valley median: ~$547,000
- Palm Springs values: down 5.4%
- Even strong markets like La Quinta are taking 55+ days to sell
Buyers now have more options—and more leverage. They’re pickier, and inspections are increasingly being used as negotiation tools.
That’s exactly why smart sellers are getting a pre-listing inspection before the “For Sale” sign goes up.
What Is a Pre-Listing Inspection?
A pre-listing inspection is a full, professional home inspection ordered by the seller before listing the property.
I inspect 400+ components, including:
- Structure and foundation
- Roof and attic
- Plumbing and electrical systems
- HVAC
- Pool and spa equipment
I also focus on Coachella Valley–specific concerns, such as:
- Expansive clay soil and slab movement
- Wind-stressed block walls
- Hidden moisture intrusion behind stucco
You’ll receive a next-day report that includes:
- Clearly annotated photos
- Drone roof footage
- Thermal imaging (upon request)
It’s everything a buyer’s inspector would find—but you see it first.
Why It Matters in 2025
In a balanced-to-buyer’s market, surprises kill deals.
When a buyer’s inspector uncovers a major issue—like a $15,000 under-slab plumbing leak or suspected mold damage—sellers often face:
- Large repair credits
- Price reductions
- Or worse, a cancelled contract and re-listing
I see this regularly:
- Cathedral City: A mid-century home sat for 65 days after a buyer demanded $20,000 for foundation concerns tied to clay soil movement
- Palm Desert: A minor HVAC leak discovered during my pre-listing inspection cost $2,500 to fix, was disclosed upfront, and the home sold above asking in 28 days
Sellers who get ahead of issues close faster and net more.
Nationally, pre-inspected homes sell 15–20% faster with fewer concessions. In the Coachella Valley—where inventory is up and days on market are climbing—that advantage is even more meaningful.
Common Coachella Valley Issues I Catch Early
- Post-tension slab cracks in newer Palm Desert and Indio homes
- Roof tile lifters and gutter damage from Santa Ana winds in Rancho Mirage
- Pool equipment leaks that can cost $10,000–$30,000 if ignored
- Unpermitted additions or outdated electrical systems
- Mold risks after monsoon flash flooding in lower-elevation areas like Desert Hot Springs
Fix the small issues now—or disclose them confidently—and you avoid last-minute panic.
The Numbers Don’t Lie
- Pre-listing inspection: $500–$800
- Minor repairs: $1,000–$5,000
The payoff:
- Fewer surprises
- Shorter time on market
- Avoided 2–5% price reductions
- A smoother, less stressful closing
In a slower market where buyers have choices, transparency wins.
Ready to List Smarter?
If you’re thinking about selling in Palm Springs, Rancho Mirage, La Quinta, Indio, or anywhere in the Coachella Valley, let’s talk.
I’ll provide a thorough pre-listing inspection so you can go to market with confidence.
Call or text: (760) 770-7060
Mention this article for special pre-listing pricing
Jerry Campbell
Certified Master Inspector® & Licensed General Contractor
Cal-Spec Home Inspections