Palm Springs Central Real Estate

Palm Springs Central Real Estate

Central Palm Springs

The historic heart of the city, anchored by Palm Canyon Drive and home to Old Las Palmas, the Movie Colony, and Vista Las Palmas. Homes from the $400,000s to $3.75M+.

Central Palm Springs is not a separately incorporated city, it is a market-area term generally used to describe the historic core of Palm Springs surrounding downtown and Palm Canyon Drive, encompassing some of the most architecturally significant and sought-after neighborhoods in the entire Coachella Valley. This area includes Old Las Palmas, the Movie Colony, and Vista Las Palmas, three of the city's most celebrated mid-century modern and Spanish Colonial Revival enclaves, along with Tahquitz River Estates and the immediate downtown core itself.

Pricing in Central Palm Springs varies dramatically by specific neighborhood. Old Las Palmas, known for its estate-sized lots, lack of HOA restrictions, and mix of Spanish Colonial Revival and custom mid-century estates, posts median prices between $2.3 million and $3.75 million as of 2026. The Movie Colony and Vista Las Palmas, both dense with iconic mid-century homes by architects including Donald Wexler, William Krisel, and E. Stewart Williams, post medians around $2.5 million to $2.65 million. By contrast, the broader downtown condo market brings the blended Central Palm Springs median down closer to $600,000.

What unifies this area, despite the wide pricing range, is walkability and access to downtown. Residents of Old Las Palmas and the western Movie Colony can walk directly to Palm Canyon Drive's dining, galleries, and retail, a genuinely rare feature for estate-sized luxury real estate. Desert Regional Medical Center, a Level 1 Trauma Center recently expanded with a new cardiology center, anchors the area's civic infrastructure, while Ruth Hardy Park and Sunrise Park provide green space within the urban core.

Overall Median Sale Price (2026): Approximately $585,000 to $661,000 citywide; condo-weighted
Old Las Palmas Median: Approximately $2,300,000 to $3,750,000
Movie Colony / Vista Las Palmas Median: Approximately $2,500,000 to $2,650,000
Condo Median: Approximately $439,000 to $600,000
Geographic Note: A market-area designation encompassing several historic neighborhoods, not a separately incorporated city
Architecture: Mid-century modern (Wexler, Krisel, E. Stewart Williams) and Spanish Colonial Revival
Major Medical Facility: Desert Regional Medical Center — Level 1 Trauma Center
Nearest Airport: Palm Springs International — approx. 10 min

Architectural Significance
Few areas anywhere in the country hold the concentration of preserved, architecturally significant mid-century modern homes found in the Movie Colony and Vista Las Palmas. Buyers specifically seeking original or sensitively restored homes by celebrated architects consistently target this part of Palm Springs.

Old Las Palmas and Estate Living
Old Las Palmas stands apart for its estate-sized lots and lack of HOA restrictions, giving buyers substantial outdoor space and full control over property upgrades, all within walking distance of downtown amenities.

Walkability
Central Palm Springs offers some of the only genuinely walkable luxury real estate in the entire Coachella Valley, with several historic neighborhoods within direct walking distance of Palm Canyon Drive's restaurants, galleries, and shops.

Typical Buyer Profile
Design-focused buyers seeking specific architectural pedigree, particularly in the Movie Colony or Vista Las Palmas
Estate buyers drawn to Old Las Palmas' large lots and lack of HOA restrictions
Buyers prioritizing walkability to downtown over master-planned community amenities
Buyers spanning a very wide price range, from downtown condos to multi-million dollar estates

What Sellers Need Here
Pricing that reflects the specific neighborhood rather than a blended Central Palm Springs average, given the dramatic range between condo and estate pricing
Marketing that names the architect where genuinely known, since pedigree significantly affects value in this market
Clear communication of HOA status, since Old Las Palmas specifically has none while other nearby neighborhoods may differ

Ryan has represented buyers and sellers across the Coachella Valley for over 23 years, including Central Palm Springs' most architecturally significant neighborhoods. His CLHMS certification, Coldwell Banker Global Luxury platform, and deep local relationships give clients a genuine advantage whether buying a downtown condo or a historic estate.

Ranked in the top 1% of agents in the Greater Palm Springs area, Ryan brings a level of market knowledge and professional reach that this market demands.

Is Central Palm Springs its own city?
No. Central Palm Springs is a market-area term describing the historic core of Palm Springs, including neighborhoods like Old Las Palmas, the Movie Colony, and Vista Las Palmas, not a separately incorporated municipality.

What is the median home price in Old Las Palmas?
As of 2026, Old Las Palmas posts a median home price between approximately $2.3 million and $3.75 million, reflecting its estate-sized lots and architectural significance.

What makes the Movie Colony and Vista Las Palmas special?
Both neighborhoods feature dense concentrations of iconic mid-century modern homes designed by celebrated architects including Donald Wexler, William Krisel, and E. Stewart Williams, drawing design-focused buyers from around the world.

Does Old Las Palmas have an HOA?
No. Old Las Palmas is notable for its lack of HOA restrictions, giving buyers full control over property upgrades, a significant selling point for buyers seeking estate-level autonomy.

Can you walk to downtown from Central Palm Springs neighborhoods?
Yes. Residents of Old Las Palmas and the western Movie Colony can walk directly to Palm Canyon Drive's dining, galleries, and retail, a genuinely rare feature for estate-sized luxury real estate.

Who is the best real estate agent for Central Palm Springs?
Ryan Gaertner of Coldwell Banker Global Luxury has over 23 years of Coachella Valley experience, including deep knowledge of Central Palm Springs' historic neighborhoods and their distinct architectural pedigrees.

Ready to buy or sell in Central Palm Springs? Ryan Gaertner provides confidential, expert representation across Central Palm Springs and the greater Coachella Valley.

Ryan Gaertner | Coldwell Banker Global Luxury | DRE #01372839 | 72605 Hwy 111, Ste B1, Palm Desert, CA 92260

Newest Listings in Palm Springs Central

501 North Belardo Road, Palm Springs
$6,895,000
5 Beds ⋅ 7 Baths ⋅ PS-26107814 MLS
Built in 1930 by Alvah Hicks, an essential figure in the early development of Palm Springs, this extraordinary Old Las Palmas estate carries nearly a century of desert history. Once operated as The Cloisters, an intimate bed-and-breakfast, the residence was later owned and occupied by Liberace from 1967 to 1987. Today, following a meticulous period restoration, it stands as one of the city's most singular historic properties. Positioned adjacent to the O'Donnell Golf Course and just one block from North Palm Canyon Drive, the estate is a true urban mansion: more than 8,000 square feet set behind walls and gates in the heart of downtown Palm Springs. Romantic courtyards, sweeping arches and deeply shaded interiors reflect an early California sensibility, while a series of formal living rooms, intimate lounges and gathering spaces give the home remarkable scale and versatility. The floor plan includes five bedrooms, seven bathrooms, a formal dining room, expansive kitchen, distinctive lookout tower and an exceptional bar/tavern detailed with dramatic period lighting. Above all, this is a house created for entertaining. Its rooms unfold gradually, moving between grand and intimate spaces before opening to multiple courtyards and outdoor living areas. Three interior fireplaces and two exterior fireplaces anchor the property, and as evening arrives, the architecture takes on an entirely different character. Warm light moves through the arches, the courtyards begin to glow and the estate comes fully alive, private, theatrical and unmistakably Palm Springs. Rare in provenance, scale and location, this is not simply a restored historic residence, but an enduring piece of the city's cultural and architectural story.

501 North Belardo Road, Palm Springs
1244 Verdugo Road, Palm Springs
$1,699,000
3 Beds ⋅ 3 Baths ⋅ 219155112 MLS
Discover an exceptional opportunity to own in one of Palm Springs' most coveted locations--the highly sought-after Movie Colony area, behind the gates of the prestigious community of The Colony at El Mirador. This exclusive setting offers a rare blend of privacy, prestige, and the timeless allure of Palm Springs living. Enjoy a central location just moments from the city's celebrated dining, upscale shopping, world-class golf, and vibrant entertainment. A distinctive opportunity to experience the very best of the Palm Springs lifestyle in a truly desirable neighborhood. Don't miss this opportunity and call today for a private viewing.

1244 Verdugo Road, Palm Springs
1050 Villorrio South, Palm Springs
$559,900
2 Beds ⋅ 3 Baths ⋅ IV-26238291 MLS
Awesome & Spacious & Gated 2 Bedroom with 2 Bathrooms and private roof top Terrace END unit. Imagine walking out your front door and the spa is right there for your evening relaxation. Great HOA amenity's. Seller will sell furnished if you want as a vacation home or rental. 2 car garage has direct access into downstairs where you have a 1 bedroom ensuite with your own full bath and sliding door to patio. Downstairs has the Washer and dryer. There is a chair lift up the stairs to the second floor. Open floor plan with living room and fireplace opens to kitchen. Primary Bedroom upstairs has walk in shower. From the living room private stairs to rooftop terrace with fireplace for those great relaxing evenings. Thank you for showing

1050 Villorrio South, Palm Springs
232 Camino Sur, Palm Springs
$2,499,000
3 Beds ⋅ 3 Baths ⋅ 219156029 MLS
Rich in character and timeless appeal, this enchanting 1935 Spanish-style residence is a distinctive offering in the coveted Old Las Palmas neighborhood of Palm Springs. Privately set behind garden walls and gates on approximately 0.35 acres, the property offers a beautiful sense of seclusion, mountain views, and an abundance of inviting spaces for indoor-outdoor living. Just moments from downtown Palm Springs, this is a rare opportunity to own a piece of the neighborhood's celebrated architectural heritage. The inviting interior blends classic Spanish character with comfortable living, featuring traditional Saltillo tile floors, warm beamed ceilings, ceiling fans, and four fireplaces located in the living room, dining room, great room, and primary suite. The thoughtfully designed floor plan offers excellent separation between the spacious primary retreat and guest accommodations. The primary suite features two bathrooms, a large walk-in closet, dedicated office, and private fireplace, with the secondary bathroom conveniently situated adjacent to the office. Guest bedrooms are located on the opposite side of the home, providing privacy and comfort for family and visitors. The kitchen is both welcoming and functional, featuring granite countertops, rich wood cabinetry, a gas range, and a whole-house water filtration system. Multiple dining options include a formal dining room, kitchen bar, and several inviting outdoor settings. Designed for entertaining, the outdoor spaces are equally captivating. A pergola-covered outdoor kitchen with built-in barbecue creates the perfect setting for gatherings, complemented by numerous lounge and dining areas, a pool and spa, and a charming French bocce ball court. Mature landscaping and fruit trees add to the estate's peaceful, secluded atmosphere. Additional features include a detached garage, indoor laundry with stackable washer and dryer, shingle roof, and HVAC systems approximately four and six years old. Lovingly maintained and rich in authentic Spanish character, this exceptional Old Las Palmas residence offers a wonderful blend of history, privacy, and the quintessential Palm Springs lifestyle.

232 Camino Sur, Palm Springs
911 Juarez Avenue, Palm Springs
$9,200,000
5 Beds ⋅ 7 Baths ⋅ 219156028 MLS
Certain residences are distinguished by their architecture. Others by their history. At 911 Juarez Avenue, the two come together in an extraordinary expression of Palm Springs luxury, where an iconic 1972 Buff & Hensman design has been meticulously reimagined for contemporary living. Privately situated on approximately 1.31 acres in gated Rose Hill at Las Palmas Heights, the estate commands dramatic mountain views. Originally commissioned for Jerry Zarowitz of Caesars Palace and associated with the legendary social circle of Frank Sinatra, the residence reflects an era when Palm Springs was the popular retreat of Hollywood's most celebrated personalities. A five-year restoration and expansion honors that legacy while introducing refined finishes and modern technology. A spectacular sunken living room pairs soaring ceilings and a monumental stone fireplace with its original Swarovski crystal chandelier. Fleetwood glass doors open to the pool terrace, while restored period furnishings, custom stonework and richly detailed finishes celebrate the home's architectural character. A wet bar and formal dining room with a temperature-controlled, three-sided 195-bottle wine cellar elevate entertaining. The chef's kitchen features Poggenpohl cabinetry, Cambria surfaces, Sub-Zero refrigeration and Wolf appliances. The primary suite offers a three-sided fireplace, sitting room, artisan-stone bath and two custom dressing rooms. Three additional ensuite bedrooms provide privacy, while the office/screening room retains Zarowitz's original custom desk. A newly built one-bedroom guesthouse with a living room, kitchenette and full bath is distinguished by a hand-painted mural paying homage to Caesars Palace. Outdoors, the estate reveals an expansive, sculptural pool and spa, framed by sweeping terraces, towering palms and the dramatic San Jacinto Mountains. An outdoor kitchen and five-hole putting green complete the resort-like grounds, while a three-car air-conditioned garage with a catering kitchen, smart-home technology and a 90-panel solar system add exceptional versatility. A rare convergence of architectural significance, Hollywood history and contemporary Palm Springs glamour.

911 Juarez Avenue, Palm Springs
217 S Louella Road, Palm Springs
$459,900
2 Beds ⋅ 2 Baths ⋅ 219155998 MLS
This townhouse boasts 2 bedrooms, 2 baths and spans 1218 sq ft of impeccable living space. Your ownership extends beyond the unit; you own the land! Step into a stunning kitchen adorned with quartz counters and state-of-the-art appliances. The main level features gorgeous tile floors, setting the tone for elegance throughout. The master bedroom is a sanctuary, complete with an en-suite bathroom and panoramic mountain views. Recently repainted, this condo exudes freshness and modernity. The guest room offers its own slice of paradise with breathtaking mountain views and recently rebuilt balcony. Enjoy comfort year-round with newer HVAC, water heater, and a water conditioning system. Entertain on the large patio off the dining area or retreat to the spacious 2-car garage with convenient laundry hookups. Sundial Condos redefine community living with four inviting pools, tennis courts, and a clubhouse - the perfect backdrop for creating lasting memories. Your oasis awaits in this meticulously crafted condo, where every detail is thoughtfully designed for a life of comfort and sophistication.

217 S Louella Road, Palm Springs
353 N Hermosa Drive 9b2, Palm Springs
$395,000
2 Beds ⋅ 2 Baths ⋅ 219155940 MLS
Discover desert living at its finest in this 2-bed, 2-bath upstairs retreat tucked away in a peaceful interior spot of the popular Casa Verde complex, in Central Palm Springs. The north-facing living room and east-facing main bedroom create a bright, airy ambiance. Every detail has been thoughtfully upgraded, boasting modern vinyl plank floors, updated windows, plantation shutters, an in-unit washer/dryer, on demand waterheater and a gorgeous white kitchen with a double-door refrigerator. Standout touches include a custom barn door off the living room with vaulted ceiling, opening to the guest bedroom. Designer accents throughout. Included in the sale are the mounted TVs. Enjoy gated community living with carport and ample guest parking, two pools, two tennis courts and relaxing spas. Offering exceptional privacy and a 30-day minimum lease rule, this property is primed as an ideal full-time home, weekend getaway, or high-potential vacation rental.

353 N Hermosa Drive 9b2, Palm Springs
1050 E Ramon Road 61, Palm Springs
$279,000
2 Beds ⋅ 2 Baths ⋅ 219155926 MLS
Boasting more than $60,000 in renovations, this conveniently located, 2-bedroom, 2-bathroom condo--one mile from downtown Palm Springs--is an affordable way to live the Palm Springs dream. Offered turnkey furnished with two remodeled bathrooms, all new windows and California shutters, a new HVAC system, new kitchen appliances and washer and dryer, and an upgraded electrical panel, this home is move-in ready. Thoughtfully designed, the split floorplan features dual primary suites with dedicated en-suite bathrooms and walk-in closets, creating the ideal setup for hosting guests. The sleek kitchen and open-concept living and dining areas, which extend to a private patio, make entertaining easy. Additional conveniences include an assigned, covered carport parking space, a large storage closet on the patio, and a separate, assigned storage unit. Residents of the boutique community of Ramon Estados enjoy two swimming pools and spas, three lit tennis courts, four pickleball courts, a gym, a games room, BBQ facilities, a clubhouse, and secure, gated access. HOA fees include water, trash, landscaping, exterior maintenance, amenity usage, and secure entry gates. Whether you're seeking a primary residence, a lock-and-leave retreat, or a smart investment, this is the one!

1050 E Ramon Road 61, Palm Springs
2036 N Mira Vista Way, Palm Springs
$349,000
2 Beds ⋅ 2 Baths ⋅ 219155908 MLS
Welcome to Casa De Oro, a Mediterranean-inspired community of just 96 one- and two-story condominiums in the desirable Little Tuscany neighborhood of Palm Springs! This rarely available single-story residence offers three bedrooms, two baths and a wonderful opportunity to create your own desert retreat. The home features newer windows and sliding glass door, newer appliances, neutral paint, and newer tile flooring throughout the main living and dining areas and bedrooms. Just off the dining area, the sliding glass door opens to a south-facing patio, the perfect place to entertain, relax in the sunshine, and take in the beautiful mountain view. One of the property's standout features is its detached two-car garage, complete with built-in storage cabinets--an exceptional bonus for condominium living. Casa De Oro residents enjoy an inviting selection of community amenities, including two swimming pools and spas, two tennis courts, a pickleball court, and a tennis practice lane. Casa De Oro is just minutes from the shopping, dining, and entertainment of Palm Springs' Uptown District and vibrant downtown. Whether you're looking for a full-time residence, a seasonal getaway, or an investment property, this unit offers a fantastic opportunity to make it your own. Your Palm Springs lifestyle starts here. Now is the time to own your very own piece of paradise!

2036 N Mira Vista Way, Palm Springs
494 E Calle Begonia, Palm Springs
$429,000
2 Beds ⋅ 2 Baths ⋅ 219155892 MLS
Welcome to 494 E Calle Begonia in Palm Springs! This inviting remodeled two-level residence offers a comfortable, bright and functional layout with tile flooring, carpet and easy care finished throughout. Two primary bedrooms on separate floors for privacy. The bathrooms feature tile counter tops and tiled showers, adding both character and practicality. With it's versatile floorplan, attached 2 car garage, community pool/spa and desirable Palm Springs location. this property offers a wonderful opportunity to enjoy desert living. Whether you are looking for a primary residence, seasonal getaway or an investment opportunity this home is ready for your personal touch.

494 E Calle Begonia, Palm Springs
500 East Amado Road 721, Palm Springs
$324,900
1 Beds ⋅ 2 Baths ⋅ PS-26106632 MLS
Palm Springs living, effortlessly done. 500 E. Amado Road, Unit 721 is a beautifully remodeled, turnkey furnished one-bedroom, two-bathroom retreat in Deauville, the Hugh Kaptur-designed community, set in the quietest corner of the complex. Tastefully furnished and thoughtfully updated, with a new HVAC system and an in-unit washer and dryer, it's ready for you to arrive with nothing but your suitcase and your sunscreen. High vaulted ceilings and clerestory windows fill the living space with wonderful light and a lovely sense of openness, complemented by premium flooring throughout. The remodeled kitchen features beautiful granite countertops, stainless steel appliances, and lots of storage, making cooking and casual entertaining a pleasure. The bedroom offers a calm, private place to unwind, with an en-suite bath that makes great use of the space. Both bathrooms have been fully remodeled with stone showers, stone vanities, and thoughtful finishes that bring a spa-inspired feel to everyday routines. Step outside to your private outdoor view terrace, large enough for dining with plenty of space for relaxing, where treetop and mountain views create a peaceful, serene backdrop. Residents of Deauville enjoy resort-style amenities, including three pools and three spas, a clubhouse, a fitness center, two tennis courts (one lighted for evening play), and gated access, all set among beautifully landscaped grounds. The HOA includes cable, internet, water, secured parking, and more. With 14-day short-term rental capability, this home is ideal for investors, vacation buyers, and owner-occupants alike. Just a stone's throw from everything Palm Springs has to offer, this is one of the best locations near downtown, yet wonderfully quiet.

500 East Amado Road 721, Palm Springs
435 Tan Oak Drive, Palm Springs
$775,000
3 Beds ⋅ 3 Baths ⋅ PS-26105380 MLS
** The seller will have the blue-painted surfaces repainted in the buyer's choice of color during escrow, at no cost to the buyer. ** Spanish Mediterranean architecture meets a fresh, contemporary interior at Village Traditions, a gated community just a few blocks from downtown Palm Springs. Recent improvements to the home include a custom walk-in closet, automatic shades, new chandeliers, water-softener and purifier, updated bedroom and primary bathroom fixtures, and updated landscaping. Offering nearly 2,000 square feet, three bedrooms and three full baths, this home makes an immediate impression. Beyond the private gate, a walled courtyard sets the scene with a fountain, fire-table lounge, and space for outdoor dining. Inside, the living and dining area opens beneath soaring 19-foot ceilings, where a fireplace and abundant natural light give the space an airy, welcoming feel. The kitchen is equally inviting, with quartz countertops, stainless steel appliances, a gas cooktop, and an oversized center island. Two primary suites offer flexibility and privacy, each with its own walk-in closet. The main-level suite features a spa-inspired bath with a soaking tub and walk-in shower, while the upstairs suite opens to a private covered balcony. A bonus loft provides just the right amount of extra space for a home office, media room, or game room. A third bedroom, oversized garage, and generous storage round out the home. Village Traditions offers an appealing collection of amenities, including a pool, spa, fitness center, dog park and BBQ area. HOA dues also cover Frontier 1GB internet, water, front landscaping, and trash and recycling. And with the shops, restaurants, and nightlife of Palm Canyon Drive just a short stroll away, the best of downtown Palm Springs is right around the corner.

435 Tan Oak Drive, Palm Springs
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