Aerial rendering of the "Desert Rose" property comprising Section 19 in Rancho Mirage.
Every time a major parcel of land or commercial property hits the market, it tells a story about the economy around it – sometimes one of growth and confidence, other times one of transition or strain. These listings aren’t just future real estate transactions; they’re also indicators of where the local economy is heading.
The following high-profile parcels of land are offered for sale:
Rancho Mirage (Section 19) | Mixed-Use + Resort | Desert Rose AS #2 — 57.464 acres (illustrated above)
Summary: $13,295,000; five planning areas, including a resort hotel up to 280 rooms and up to 329 residential units in a mixed-use core; IID power commitment for Phase 1.
Broker: Kyle Buccino (kbuccino@cbclyle.net)
Why it’s strategic: Bordered by Bob Hope Drive and Dinah Shore Drive, a block from Agua Caliente Casino Resort & Spa, and within the city’s Section 19 Specific Plan, Rancho Mirage’s next major district. Demographics in the immediate trade area skew affluent, and the site is designed to be the resort/mixed-use anchor on Bob Hope.
Market intel: Section 19 envisions a high-density mix of retail, office, entertainment, hotel, and residential across 26 planning areas, pre-packaging entitlements that many desert sites lack. The “hotel-first” directive on one of the main parcels makes this one of the few shovel-ready resort opportunities in the mid-valley.
Also listed: 57.46 acres; mixed-use with permitted 280-room resort; summary and attachments live on the listing.
Rancho Mirage (Section 19) | Mixed-Use | Desert Rose AS #3 — 34.01 acres
Broker: Kyle Buccino (kbuccino@cbclyle.net)
Summary: $14,500,000 Permitted: 50 residential units, boutique hotel up to 150 rooms, and ±514,700 SF mixed-use/commercial
Why it’s strategic: The high-visibility Dinah Shore/Bob Hope corner gives AS #3 signage and access at the gateway to Section 19, complementing the larger AS #2 program and the casino to the north.
Market intel: This listing offers an “attainable” piece of Section 19 for groups that don’t need 50+ acres but want hotel and mixed-use optionality. Traffic counts and entitlements reduce the risk of phased development.
Rancho Mirage | Commercial/Mixed-Use | NEC Frank Sinatra Dr & Monterey Ave — 17.16 acres
Summary: $9,000,000 list; 17.16 acres; proposed uses include retail/hospitality; 1 lot.
Broker: Emily Harvey (emily@dppllc.com)
Why it’s strategic: The site sits directly across from Storyliving by Disney’s Cotino (24-acre crystal lagoon, hotel, 1,900 housing units all priced more than $1 million) and next to Marriott’s Shadow Ridge, positioning this corner as the retail/hospitality front door to the Cotino development. Nearly a half mile of Monterey frontage delivers visibility on one of the valley’s most traveled arterials.
Market intel: With Cotino homes selling at upper price points and first deliveries underway, retailers and food-and-beverage groups will be looking for pads in immediate proximity. Entitled commercial zoning and existing backbone utilities shorten timelines compared with raw ground elsewhere.
Palm Springs/Cathedral City/Desert Hot Springs | Freeway Commercial/Industrial | I-10 & Palm Drive/Gene Autry — 246.4 acres (all four corners)
Summary: $10,348,800 ($42,000/acre) • Exposure: 1.4 miles of freeway frontage at the main entrance to Palm Springs; I-10 ADT ~182,000/day • Jurisdictions/Zoning: Palm Springs M1P (Planned Research & Development Park), Cathedral City MU-U (Mixed-Use Urban), Desert Hot Springs C-H (Highway Commercial) • Utilities: Electrical in street; no water/sewer to the parcels currently.
Broker: Paula Turner (paula@dppllc.com)
Why it’s strategic: Controlling all four corners at a regional gateway is rare, giving a buyer the ability to program travel services, logistics, hospitality and signage in a coordinated way across three cities.
Market intel: The multi-zoned canvas offers multiple exit types (rear-load industrial, truck stops, hotels, QSR). Note the Garnet Hill fault bisects part of the property, so pre-development geotech and infrastructure planning are critical, but that’s typical for I-10 frontage in this submarket.
North Palm Springs (Garnet/Indian Canyon Interchange) | Freeway-Oriented Commercial/Industrial | Gateway Centre — ~40.84 acres
Summary: offering ±40.84 acres across multiple lots at Garnet Rd & Indian Canyon Dr • Zoning: M-1-P / H-C (industrial/commercial) • Use profile: industrial park, warehouse, truck stop, fast food, hotel, retail • Positioning: “first eastbound interchange” into the valley with visibility to ~112,500 ADT; adjacent to a new FedEx Ground facility; near Pilot, Chevron, Del Taco, Wendy’s, and Jack in the Box.
Broker: Mike Radlovic (mradlovic@cbcworldwide.com)
Why it’s strategic: This interchange is the first decision point for inbound Greater Palm Springs/I-10 traffic – ideal for a branded travel center, quick-serve cluster, or last-mile logistics node capturing west-to-east flows before they disperse down the valley.
Palm Desert | Retail/Mixed-Use | SEC Monterey Ave & Dick Kelly Dr — 14.76 acres
Summary: $9,332,711 ($14.50/SF) • Zoning: PC-2 with Specific Plan • Frontage: 1,000+ feet on Monterey • Allowed uses: fuel, fast food drive-through, retail, restaurant, office, residential, four-story hotel.
Broker: Brian Ward (bward@cbclyle.net)
Why it’s strategic: Billed as the last major infill site on Monterey’s powerhouse retail corridor – between Lowe’s to the south and Costco/Home Depot/Sam’s Club/Walmart/Kohl’s to the north – and adjacent to the planned 384-unit Vesta Apartments. It also sits just a quarter mile south of Disney’s Cotino community (1,900+ homes).
Market intel: The corridor’s tenant mix and sales density support additional daily needs and experiential retail. With residential allowed and thousands of homes in planning/under construction nearby, a mixed-use program can layer evening/weekend demand on top of daytime traffic.
The bottom line
These listings concentrate on the valley’s gateways and growth corridors – Monterey Avenue’s retail spine, Section 19’s future mixed-use district, and the two I-10 interchanges that frame the west entrance. They’re high-profile for a reason: visibility, entitlement momentum, and scale that lets a developer shape not just a site, but a district.
All information presented in this article is derived from research of commercial real estate brokerage marketing platforms known as LoopNet (https://www.loopnet.com/) and Crexi (https://www.crexi.com/)
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