Old Las Palmas Real Estate: The Beverly Hills of Palm Springs

If you ask any local real estate expert where the true center of gravity is for luxury in the desert, the answer is almost always Old Las Palmas. It is the neighborhood that put Palm Springs on the map for the global elite, and in 2026, it remains the gold standard for desert living.

Located just west of the bustling Uptown Design District, this enclave manages to pull off a difficult magic trick: it is incredibly central, yet completely hidden. When you drive through, you aren’t looking at house facades so much as you are admiring "The Green Wall" - the manicured, high hedges and walls that guard the privacy of the estates behind them. This is the "Beverly Hills of Palm Springs," blending deep history with modern celebrity glamour.

Whether you are looking for a primary residence or a significant second home, understanding the nuance of this market is key. It’s not just about buying a house here; it’s about buying into a legacy.

A Storied Past: History & Celebrity Residents

To understand the value of Old Las Palmas homes for sale today, you have to look at how this neighborhood started. It wasn’t a tract development; it was a transformation. In the mid-1920s, Alvah Hicks and his son Harold took what was essentially citrus groves and began developing one of the first communities in the desert to feature underground utilities. That decision alone set a standard for luxury that attracted the wealthy from day one.

Over the decades, this area became the ultimate escape for Hollywood royalty. Studio heads and screen legends flocked here because it was close enough to Los Angeles to get back for a shoot, but far enough away to relax.

The roster of residents reads like a Who's Who of entertainment history. Liberace, Elizabeth Taylor, Kirk Douglas, and Gene Autry all claimed addresses here. That celebrity draw hasn't faded, either. Modern icons like Leonardo DiCaprio own significant properties in the neighborhood (specifically the former Dinah Shore estate), proving that the allure of Old Las Palmas transcends generations.

Architectural Styles & Significant Homes

One thing buyers notice immediately is that Old Las Palmas doesn't look like the rest of Palm Springs. In neighborhoods like Vista Las Palmas or Racquet Club, you often see row after row of similar Alexander Construction Company homes. Here, the streetscape is much more eclectic and custom.

Because the neighborhood developed over several decades, you get a rich mix of styles. The 1920s and 30s brought stunning Spanish Colonial Revival estates - think red clay tiles, thick stucco walls, and romantic archways. These sit right around the corner from mid-century modern masterpieces designed by heavyweights like Donald Wexler, E. Stewart Williams, and A. Quincy Jones.

Of course, we can't talk about architecture here without mentioning the heavy hitters. The Kaufmann Desert House, designed by Richard Neutra, sits right here in Old Las Palmas. It is arguably one of the most famous residential buildings in the world. This mix of historic Spanish charm and serious architectural pedigree drives the values we see today.

Living in Old Las Palmas: Lifestyle & Amenities

The lifestyle here offers something very few estate neighborhoods can claim: true walkability. Usually, when you buy a half-acre or one-acre estate, you are relegated to the outskirts of town. In Old Las Palmas, you are walking distance to North Palm Canyon Drive.

This proximity to the Uptown Design District changes the daily rhythm of life. You can leave your secluded compound and walk to dinner at Workshop Kitchen + Bar, grab brunch at Cheeky’s, or browse the boutiques, and then retreat back behind your gates in minutes.

Despite being so close to the action, the neighborhood is incredibly quiet. The "Green Wall" of hedges does its job well, dampening sound and creating a sense of isolation. It feels like a private club where everyone values discretion. The community is a blend of full-time residents and high-net-worth second homeowners, so while it is friendly, it is not a place where people drop in unannounced.

Real Estate Market: 2026 Prices & Trends

Entering the market here requires a different budget strategy than almost anywhere else in the valley. As of early 2026, Old Las Palmas consistently ranks as one of the most expensive zip codes in the region.

The values here are robust because inventory is perpetually tight. It is rare to see more than a handful of active listings at any given time. When a renovated Spanish estate or a pedigree mid-century home hits the market, it doesn't usually sit for long if it is priced correctly.

Here is a quick look at the market numbers you should expect:

• Price Point: This is luxury territory. Expect median sale prices to hover between $3.2M and $3.35M.

• Lot Sizes: This is a major selling point. Lots here range from a half-acre to well over an acre, which is significantly larger than the standard quarter-acre lots found in neighboring areas.

• Pace: The average days on market is roughly 30 to 35 days. Desirable properties move fast.

HOA, Regulations & Short-Term Rentals

If you are coming from a condo background or a master-planned community, the lack of red tape in Old Las Palmas is refreshing. There is no mandatory HOA here. There is the Old Las Palmas Neighborhood Organization (OLPNO), which is a voluntary group. They typically suggest annual dues in the $150 to $500 range to cover security patrols and neighborhood events, but it is not an enforceable obligation.

This means you generally have more freedom regarding renovations and landscaping, provided you stay within the city's historic preservation codes.

However, there is one major regulatory factor to watch: Short-Term Rentals (STRs). Palm Springs enforces a strict cap on the number of vacation rental permits allowed in any specific neighborhood (usually 20%). Because Old Las Palmas is a "Legacy" neighborhood with high demand, that cap is often reached or very close to it.

If your plan relies on rental income to offset the mortgage, do not assume you can get a permit. You must verify the specific permit status and the neighborhood percentage with the city before you write an offer.

Schools & Education

For those moving to the desert with children, the educational landscape is a primary consideration. Old Las Palmas is served by the Palm Springs Unified School District (PSUSD).

Residents here are zoned for Katherine Finchy Elementary, which has historically been a highly-rated Blue Ribbon school. Older students generally attend Raymond Cree Middle School and Palm Springs High. Additionally, many residents at this price point opt for private or faith-based educational institutions located a short drive away in Palm Springs or Rancho Mirage.

Old Las Palmas vs. The Competition

When you are shopping in the $3M+ range, you have options. Here is how Old Las Palmas stacks up against its main rivals.

• Vs. Vista Las Palmas: Vista Las Palmas is right next door, but the vibe is different. Vista is known for its "Alexanders" - cooler, funkier, and more uniform mid-century lines. Old Las Palmas feels more established, with more variety in architecture and generally larger lots.

• Vs. The Movie Colony: These two are the closest cousins. Both have deep celebrity history and beautiful Spanish estates. However, Old Las Palmas is often viewed as slightly more exclusive and offers a shorter walk to the "hip" north end of Palm Canyon Drive compared to the Movie Colony's proximity to the downtown strip.

• Vs. Indian Canyons: Indian Canyons offers that 1960s "Mad Men" golf course living. It is beautiful, but it is located at the south end of town. The south end can be significantly windier than the central district. Old Las Palmas is tucked into the mountain cove, offering much better wind protection.

FAQ

Is there a mandatory HOA in Old Las Palmas?

No, there is no mandatory Homeowners Association. The Old Las Palmas Neighborhood Organization is a voluntary civic group that focuses on social events and neighborhood security, but they do not have the power to enforce CC&Rs or collect mandatory monthly fees.

Can I operate a short-term rental in Old Las Palmas?

It depends on the current density of permits. Palm Springs has a city-wide ordinance capping vacation rental permits at 20% of homes per neighborhood. Since this is a highly desirable area, you must check with the city's Vacation Rental Department to see if the cap has been reached before buying.

Is Old Las Palmas walkable?

Yes, it is one of the most walkable estate neighborhoods in the desert. Residents can easily walk to the Uptown Design District on North Palm Canyon Drive, which features high-end dining, coffee shops, and boutique retail.

Who are the famous residents of Old Las Palmas?

The neighborhood has been home to legends like Liberace, Judy Garland, and Elizabeth Taylor. More recently, stars like Leonardo DiCaprio have owned homes here, continuing the area's reputation as a celebrity haven.

What is the average home price in Old Las Palmas?

As of early 2026, the median sale price for a home in Old Las Palmas typically falls between $3.2M and $3.35M. Prices can go significantly higher for architecturally significant estates or properties on double lots.