If you’re thinking about buying a home in Palm Springs this fall, you’ve come to the right place. September marks the start of peak season as cooler desert weather arrives, snowbirds return, and a fresh wave of listings hits the market. At The Paul Kaplan Group, we’ve specialized in Palm Springs real estate and mid-century modern homes for over 25 years, helping buyers find the perfect home that matches their lifestyle, design preferences, and investment goals.

In this guide, we’ll highlight the best Palm Springs neighborhoods for fall 2025 buyers—including their character, amenities, and current market behavior—to help you decide where to focus your search.

North & Central Palm Springs Neighborhoods

Vista Las Palmas (VLP) – Iconic Mid-Century Modern Homes

One of the most famous Palm Springs neighborhoods, Vista Las Palmas is known for its Alexander-built mid-century modern homes with soaring clerestory windows and dramatic mountain backdrops. Buyers are drawn to the neighborhood’s celebrity history, design pedigree, and walkability to Uptown shops and restaurants. Renovated homes here command premium prices, while original-condition properties are highly sought after for their architectural integrity.

Old Las Palmas – Luxury Estates with History

Old Las Palmas offers a blend of Old-Hollywood glamour and timeless architecture. Large lots, privacy, and mature landscaping make this one of Palm Springs’ most prestigious addresses. From historic Spanish villas to sprawling contemporary estates, this neighborhood appeals to luxury buyers seeking exclusivity and charm. Inventory is limited, so buyers should be prepared to move quickly when the right property becomes available.

Racquet Club Estates – Attainable Mid-Century Design

Developed by the Alexander Construction Company, Racquet Club Estates features some of Palm Springs’ most recognizable mid-century modern tract homes. With iconic rooflines, breezeblock accents, and indoor-outdoor living, this neighborhood is ideal for buyers looking to enter the Palm Springs market with architectural significance at a more approachable price point.

Sunrise Park/Sunmor – Spacious Lots and Central Location

Located in central Palm Springs, Sunrise Park and Sunmor offers a mix of mid-century and ranch-style homes on oversized lots. Many properties feature pools, ADU potential, and room for expansion. Buyers seeking value and convenience appreciate Sunrise Park’s proximity to downtown and shopping. Updated homes with new systems are in high demand this fall.

South Palm Springs Neighborhoods

Twin Palms – Classic Palm Springs Architecture

Designed by William Krisel, Twin Palms is one of the most recognizable neighborhoods in Palm Springs. With tongue-and-groove ceilings, clerestory windows, and dramatic mountain views, these homes are a favorite among design enthusiasts. Buyers seeking authentic mid-century modern architecture will find Twin Palms an unbeatable choice.

Deepwell Estates – Large Lots for Entertaining

Deepwell Estates offers a variety of home styles on generous lots, making it ideal for buyers who value privacy and entertaining space. Many homes feature guest casitas, outdoor living areas, and resort-style pools. Move-in-ready properties with modern upgrades are commanding strong attention this season.

Indian Canyons – Golf Course Views and Mid-Century Appeal

Surrounding the historic Indian Canyons Golf Course, this neighborhood features expansive fairway views, larger homes, and a mix of architectural styles, including some striking mid-century designs. The serene setting and mountain protection from winds make it a buyer favorite.

The Mesa – Secluded Hillside Living

Known for its eclectic architecture and hillside setting, The Mesa offers buyers privacy, charm, and sweeping views. Inventory is limited, but each home is unique, from Spanish villas to modernist showpieces.

Araby Cove – Rustic and Artistic Enclave

Tucked against the mountains, Araby Cove appeals to buyers seeking a more bohemian, artsy vibe. Its unique homes and dramatic vistas attract those who want something different from the classic Palm Springs tract neighborhoods.

Hillside & View-Oriented Living

Little Tuscany – Elevated Views and Dramatic Architecture

Little Tuscany features hillside homes perched among natural boulders, offering some of the best sunsets in Palm Springs. Buyers are drawn to the neighborhood’s architectural gems, privacy, and panoramic views of the valley.

Popular Condo Communities

• Canyon View Estates – Canyon View Estates Palm Springs mid-century condos

• Seven Lakes Country Club – Seven Lakes Palm Springs condos on golf course

• Canyon Estates – Palm Springs condos with spacious floor plans

• Casa Verde - Central Palm Springs reasonably priced 1 and 2 bedroom condos close to downtown Palm Springs

These condo communities offer a “lock-and-leave” lifestyle perfect for part-time residents. Buyers either seeking architectural charm without full single-family maintenance, or affordable options,  often find these neighborhoods appealing.

Palm Springs Real Estate Market Trends – Fall 2025

• Inventory Rise: After the quiet summer, listings typically increase in September as sellers aim to catch seasonal demand.

• Turnkey Premiums: Fully renovated mid-century modern homes in Palm Springs are commanding top dollar.

• Lease Land vs. Fee Simple: Understanding land leases is crucial—some Palm Springs properties sit on Indian lease land, which impacts financing and long-term value.

• Neighborhood Microclimates: South Palm Springs often enjoys calmer weather thanks to mountain protection, while northern areas may experience more wind.

Why Work With The Paul Kaplan Group

At The Paul Kaplan Group, we’ve been helping clients buy and sell Palm Springs mid-century modern homes, luxury estates, and condos for over two decades. Our profound knowledge of neighborhoods, architecture, and market trends allows us to guide buyers to the right property that fits their lifestyle and investment goals.

Whether you’re searching for a mid-century modern home in Vista Las Palmas, a golf course retreat in Indian Canyons, or a lock-and-leave condo in Canyon View Estates, our team can help you navigate the Palm Springs real estate market with confidence this fall.