August 2026 Market Data •Redfin City-Limits Figures
Here’s where the Indian Wells market stands as of August 2026, the most recent full month of closings, with year-over-year comparisons to August 2025. Figures are Redfin city-limits data.
At a Glance — Indian Wells, August 2026
| Metric | August 2026 | Year-over-Year |
| Median Sale Price | $1,563,965 | +13.7% |
| Homes Sold | 56 | +8.5% |
| Median Days on Market | 91 days | −12 days |
| Sale-to-List Ratio | 93.1% | — |
| Sold Above List Price | 1.8% | — |
| Homes with Price Drops | 17.9% | — |
| Competition | Not Very Competitive | — |
“Competition” reflects Redfin’s Compete Score — a 0–100 rating of how hard buyers compete for homes over the trailing three months, based on how many offers homes receive, how often they sell above asking, how quickly they go pending, and the sale-to-list ratio.
*Indian Wells closes a small number of homes each month, and almost all of them are luxury properties; its monthly figures are directional rather than precise, and a handful of sales can move the median sharply.
Country-club cities such as Indian Wells, Rancho Mirage and La Quinta contain many gated communities whose pricing varies widely from one association to the next; the citywide median blends them all and should be treated as a starting point, not a valuation.
Prices and Pace
Indian Wells closed August at a $1,563,965 median, up 13.7% from last August — a full reversal from June, when the city was showing a 7.4% annual decline. The median rose roughly 8.7% from that June reading. Volume was 56 closings, up 8.5% year over year.
That volume figure is also the caveat. Indian Wells closes a small number of homes each month and nearly all of them are luxury properties, so a handful of high-end sales can move the median several hundred thousand dollars in either direction. Treat the monthly numbers as directional rather than precise. Pace improved: median days on market fell 12 days year over year to 91, and the typical home goes pending in about 78 days, down from roughly 83 in June. The city remains not very competitive with a Compete Score of 25.
Where the Leverage Sits
Buyers hold the clear advantage. Indian Wells posted a 93.1% sale-to-list ratio — the average sale closed about 7% below asking, the deepest discount of any market we track. Only 1.8% of homes sold above list, which is another way of saying competing offers essentially do not happen here. The encouraging development for sellers is that price reductions fell sharply, from 35.7% in June to 17.9%, suggesting the listings that came to market over the summer did so at more realistic numbers.
What This Means for Buyers
You have time and you have room. With an average sale closing about 7% under asking and a two-and-a-half month clock to pending, there is no reason to lead with your best number. Ask for the full listing history on anything you like, and check whether a property has been withdrawn and relisted to reset its day count.
Shop the community, not the city. Indian Wells is essentially a collection of gated country-club communities, and pricing varies enormously from one association to the next depending on membership structure, dues and whether the land is owned or leased. Ask about HOA assessments, any mandatory club membership, and land-lease terms before you get attached to a price — those items can change your monthly cost more than a swing in the purchase price would.
What This Means for Sellers
Price with real discipline. In a market where the average sale closes 7% under asking and fewer than two homes in a hundred clear above list, an ambitious opening number does not get tested — it gets ignored. The sharp drop in reduction rates over the summer shows what happens when sellers price accurately from the start: the listings clear rather than chase.
Timing matters here more than in most markets. August is the bottom of the desert season, and the buyer pool deepens substantially as the snowbird market returns through the fall. If you have flexibility, a well-prepared October or November launch at a defensible price will meet materially more buyers than a summer listing would.
Bottom Line
Indian Wells swung from a 7.4% annual decline in June to a 13.7% gain in August, but with only 56 closings that figure is directional at best. What is more reliable: this is the most negotiable market in the valley, with average sales closing about 7% under asking and almost no competing-offer activity — offset by a reduction rate that fell by half, a sign that sellers are finally pricing to the market.