Overview
Continuing our “What’s For Sale” series, we highlight several interesting commercial real estate properties currently on the market in Greater Palm Springs, offering opportunities for investors, developers, and owner-users. Featured available listings include residential development land, hospitality and mixed-use sites, and an established retail center located along one of the region’s primary commercial corridors.
The listings featured in this roundup represent properties being marketed by brokerage firms, including The Hoffman Company, Desert Pacific Properties, Voit Real Estate Services, and Lee & Associates – Palm Desert. The offerings featured here span several desert cities, including Palm Springs, Rancho Mirage, Indio, and Palm Desert, as well as unincorporated Vista Santa Rosa.
The following listings provide a snapshot of select commercial properties currently on the market throughout the Coachella Valley.
Pedregal Residential Development Site
Market Intel
Palm Springs has emerged as one of the strongest performing housing markets in the Inland Empire in recent years, driven by second-home demand, continued migration from coastal markets, and a growing base of full-time residents. The city has also invested heavily in downtown revitalization projects and tourism infrastructure, including new hospitality and mixed-use developments that have strengthened the local economy and real estate demand.
Overview
Pedregal is a 13.95-acre partially improved residential development site located at the intersection of North Palm Canyon Drive (Highway 111) and Tramway Road in Palm Springs. The property previously received approvals for 132 condominium units and may support between 160 and 175 units depending on final project design. The site already includes completed roadwork and utilities extending to the property.
Listing Details
- Address: N. Palm Canyon Drive (Hwy 111) & Tramway Rd, Palm Springs, CA
- Listing Agent: Erik Christianson (echristianson@hoffmanland.com)
- Property Type/Subtype: Residential Development Land
- Lot Size: 13.95 acres
- Previous Approval: 132 condominium units
- Potential Density: 160–175 residential units
- Zoning: High Density Residential
- Site Condition: Partially improved with roads and utilities
Highway 111 Hotel & Commercial Development Site
Market Intel
Rancho Mirage sits at the center of the region, where the city attracts tourism and luxury residential demand due to its proximity to resorts, golf courses, and regional attractions. The site also benefits from nearby hospitality and resort destinations including the Ritz-Carlton Rancho Mirage and Sunnylands Center & Gardens.
Overview
This 13.05-acre development site is located along Highway 111 just north of Frank Sinatra Drive in Rancho Mirage. The property offers approximately 1,500 feet of highway frontage and signalized access. The site previously received approvals for a mixed-use project that included a 100-room hotel, retail space, and condominium units.
Listing Details
- Address: Highway 111 & N. Frank Sinatra Dr, Rancho Mirage, CA
- Listing Agent: Susan Harvey/Emily Harvey (susan@dppllc.com/emily@dppllc.com)
- Property Type/Subtype: Hospitality / Commercial Development Land
- Lot Size: 13.05 acres
- Previous Approval: 100-room hotel, 21,200 SF retail, 35 condos
- Zoning: General Commercial (C-G)
- Asking Price: $8,000,000
Vista Santa Rosa Residential Development Opportunity
Market Intel
Vista Santa Rosa sits near several of the most exclusive residential and golf communities in the eastern Coachella Valley. The area is surrounded by major golf destinations including PGA West, The Madison Club, and Andalusia Country Club, and is located near the Desert International Horse Park, a major equestrian event that attracts visitors from across the country.
Overview
This 115.16-acre site offers a large-scale residential development opportunity near Monroe Street and Avenue 57. The property features open desert landscapes with views of the Santa Rosa Mountains and is located within the sphere of influence of the City of La Quinta, positioning it within the path of future residential growth.
Listing Details
- Address: E. Monroe St & Avenue 57, Vista Santa Rosa, CA
- Listing Agent: Paula Turner/Susan Harvey (paula@dppllc.com/susan@dppllc.com)
- Property Type/Subtype: Residential Development Land
- Lot Size: 115.16 acres
- Zoning: Light Agriculture (A-1-20)
- General Plan: Agricultural
- Asking Price: $19,000,000
Victoria Palms Residential Development Site
Market Intel
Indio is one of the fastest-growing cities in Southern California and has become a major destination for events and tourism, including the internationally recognized Coachella and Stagecoach music festivals. Continued population growth and infrastructure investment have supported increasing demand for housing in the city.
Overview
Victoria Palms is a 42-acre partially improved residential development site located at the northwest corner of Monroe Street and Avenue 49 in Indio. The project includes a recorded final map approving 420 residential units. Under the city’s updated general plan, density could potentially increase to up to 20 units per acre, allowing for approximately 840 units depending on final approvals.
Listing Details
- Address: Monroe St & Avenue 49, Indio, CA
- Listing Agent: Erik Christianson/Justin Esayian (echristianson@hoffmanland.com/jsayian@hoffmanland.com)
- Property Type/Subtype: Residential Development Land
- Lot Size: 42 acres
- Approved Units: 420 attached units
- Potential Density: Up to 840 units
- Zoning: Residential-High
Fountain Plaza Retail Center
Market Intel
Palm Desert’s Highway 111 corridor serves as one of the primary commercial and commuter routes in Greater Palm Springs. The nearby El Paseo shopping district is one of the desert’s premier retail destinations, featuring luxury boutiques, restaurants, and art galleries.
Overview
Fountain Plaza is a multi-tenant retail center located at 73625 Highway 111 in Palm Desert. The property totals approximately 21,783 square feet and is currently about 90 percent occupied. The center is anchored by Keedy’s Diner, a longtime Palm Desert restaurant that has operated since 1957 and remains a well-known local landmark.
Listing Details
- Address: 73625 Highway 111, Palm Desert, CA
- Listing Agent: Max Stone/Josh Salik (mstone@voitco.com/jsalik@voitco.com)
- Property Type/Subtype: Retail Shopping Center
- Building Size: ±21,783 SF
- Lot Size: ±0.92 acres
- Occupancy: Approximately 90%
- Asking Price: $6,950,000
- Year Built: 1952
