Palm Springs is divided into three parts:

South, Central and North.

SOUTH PALM SPRINGS

Neighborhoods located south of Ramon Road.

Southridge

Price range: $1.7 Million to $25 Million

Lautner House

Few neighborhoods in the world can boast as much celebrity history or modern architectural prominence as Southridge, a posh collection of homes located behind guarded gates on the mountains that form the South edge of the city of Palm Springs. There`s only one long street that winds up the steep mountainside. The path ultimately leads to the former home of Bob Hope designed by John Lautner. Along the way, you pass the former homes of Steve McQueen and William Holden as you ascend to the crest of the mountain where the Hope home enjoys a breathtaking, 360° view of the Coachella Valley. Another Lautner masterpiece, the Elrod House (seen above) is where the 1979 James Bond film "Moonraker" was partially shot.

Andreas Hills

Price range: $400,000 - $3,500,000.

Andreas Hills is located in the South Canyon of Palm Springs near the intersection of South Palm Canyon Drive and Bogert Trail. It’s to the South of the Indian Canyons area. The neighborhood is spectacularly situated amidst the Southern Edge of Mt. San Jacinto. This provides for unparalleled views of the mountains, especially during the winter months when they are quite often topped with snow and wispy clouds. The feeling is upscale suburban and the homes here are large with many as large as 8000 square feet. The architectural style is dominated by Tuscan and Contemporary Modern, although there are also some Ranch and other style homes in the mix. The area is dotted with clusters of homes which line and branch off of Bogert Trail, named after Frank Bogert who served as the Mayor of Palm Springs during some of its most formative years. The Mayor used to ride his horse along the many trails in Andreas Hills and many equestrians have followed his tradition. Several prime neighborhoods are found in the South Canyon. Parc Andreas, Bella Monte, Monte Sereno, The Estancias, and Alta are impressive, gated communities with large luxury homes. This is also one of the few communities in Palm Springs that is entirely residential with no commercial properties nearby, although it’s a very short drive into downtown.

 

Cahuilla Hills

Price Range $450,000 to $3,000,000

Just South of The Mesa is a tiny hillside pocket nestled above South Palm Canyon drive called Cahuilla Hills. Some surprising homes are situated high above the South Canyon here. These houses are sited to take advantage of the unobstructed views of the valley below with vast stretches of golf courses and Palm Trees forming a sea of green that ends in the far distance with the Chocolate Mountains past Indio. The Gabor Sisters (Eva, Zsa Zsa, and Jolie) owned homes here at one time and reportedly had a few mishaps with their Bentley’s on the steep, narrow roads that lead to the homes on the side of the mountain.

 

Indian Canyons

Price range: $750,000 – $3.5 Million

Indian Canyons

THE INDIAN CANYONS GOLF RESORT (formerly Canyon Country Club) is located South of downtown. The southern peaks of Mount San Jacinto loom large to the West. Fairway homes are some of the most highly prized real estate in town. Homeowners enjoy vistas of greenbelts, lakes and fountains in addition to the breathtaking mountain views. These homes set a new standard for luxury home builders when they were built between 1964 and 1979 and they have endured well over the years. Walt Disney built the golf course’s signature fountain which is visible from the mid-century modern clubhouse designed by Donald Wexler.

 

THE MESA

Price range: $700,000 – $14.5 Million

.The Mesa

THE MESA is a blend of old Palm Springs and newer visions of desert living. You`ll find just about every Palm Springs architectural style in this eclectic mountainside neighborhood. 1920′s Spanish Colonial villas sit comfortably next to 1950′s Ranch houses. New construction Santa Fe style homes bask in the sunlight aside contemporary desert dwellings. This charming neighborhood was a favorite of Natalie Wood and Robert Wagner who owned a home on Crestview Drive. Nature lovers enjoy the rocky terrain, jagged peaks, natural streams and indigenous animal population.

Araby Canyon

Price Range $650,000-$1,500,000

A long road that starts at East Palm Canyon Drive, where the popular Manhattan In The Desert is located, and runs South over a wash and gradually climbs up a steep hillside ending at a massive water tank is the setting for a charming community called Araby Cove and Araby Canyon. The homes here range in size from 1600 to over 4000 square feet. This is a great area for hiking and enjoying the eclectic mix of homes along the way. You’ll find Modern designs amidst Spanish, Tuscan and even rock walled dwellings. From the water tank you will see all of Palm Springs and most of Cathedral City below. It’s all within walking distance to Smoke Tree Shopping Center, where my office is located.

 

LOS COMPADRES

Price range: $400,000 – $750,000

image005

LOS COMPADRES is located on the South side of town near the Smoke Tree Shopping Center. The homes blend terra-cotta tile roofs, hand-trawled stucco exteriors and living rooms with cathedral ceilings for a distinctive 1970`s feel. These three and four bedroom homes have ample room (around 2000 square feet) and sit on spacious lots averaging 10,000 square feet. A newer area within Los Compadres contains larger, custom homes, on lots zoned for horses. In both areas, utility lines are buried underground so residents enjoy uninterrupted views of the spectacular mountains. Few neighborhoods in Palm Springs can make that claim. Los Compadres is also home to one of Palm Springs’ oldest riding stables.

 

DEEPWELL

Price range: $700,000 – $1,300,000

Deepwell

DEEPWELL has a long history of links to the entertainment industry. Many famous people once inhabited these stylish homes, built in the 1950`s, 60`s, 70`s and 80`s. Deepwell is located in a 10 block section to the South of Mesquite Road and is a blend of great mid-century design, superb mountain views, and quiet elegance. One of the most upgraded and remodeled neighborhoods in town, every street offers consistency and curb appeal.

 

Tahquitz River Estates

Price range: $500,000 – $950,000

Trousdale cr cl

TAHQUITZ RIVER ESTATES is Deepwell`s next door neighbor to the North and West. These homes represent great value and have been rising steadily in price as Central Palm Spring’s popularity explodes. Many of these homes were built by Los Angeles developer Paul Trousdale in the late 1940′s.

 

TWIN PALMS

Price range: $550,000-$850,000

Twin Palms Curb Appeal

TWIN PALMS is also on the South side of Palm Springs, located to the South of The Ocotillo Lodge on East Palm Canyon Drive. The lodge and the neighboring homes were the first of many Palm Springs developments built by Los Angeles contractors George and Robert Alexander starting in 1956 and 1957, respectively. More homes were added later by other quality builders. The Alexander homes are a neighborhood favorite, many featuring the now famous "butterfly" roofline designed by Palmer & Krisel. This is a very good area with an abundance of updating well underway. The Ace Hotel and Swim Club is located on East Palm Canyon Drive in Twin Palms.

 

WARM SANDS

Price range: $375,000 – $750,000

Warm Sands

WARM SANDS is one of the town`s most diverse neighborhoods. Many residents have lived in this area, located just South of Ramon Road between Indian Canyon Drive and Sunrise Way, since the 1950`s. More recently, several popular inns have helped to define the area as a gay resort with superb accommodations. Owning a home in Warm Sands represents a good value as it is closely located to the South entrance to downtown.

CENTRAL PALM SPRINGS

Neighborhoods located North of Ramon Road and South of Vista Chino.

TENNIS CLUB

Prace Range: $425,000 - $1.3 Million

You’ve no doubt heard that the three most important words in real estate are location, location and location. The Tennis Club has location and then some. This old neighborhood dates back to the early 1920’s and has matured into the most prime adjacency to downtown Palm Springs. The area’s best shops and restaurants, as well as the Palm Springs Art Museum and the newly redeveloped downtown are located in the Tennis Club neighborhood. Homes and condos here are expensive and in very high demand. The actual Tennis Club was built to rival The Racquet Club and El Mirador Hotel which were located well to the North of downtown. The legendary Paul Revere Williams and A. Quincy Jones were the architects of the Tennis Club buildings which now comprise Spencer’s At The Mountain, one of the city’s best patio restaurants with award winning cuisine. Another venerable landmark restaurant, Le Vallauris is also located in the neighborhood.

 

LITTLE BEVERLY HILLS

Price range: $550,000 to $700,000

This charming neighborhood of Alexander-built Mid Century Modern homes is located just West of El Cielo and South of Ramon Road. The name is in reference to the four streets, Beverly Drive, Roxbury Drive, Bedford Drive and Canon Drive that comprise the neighborhood. These are four very elegant streets in Beverly Hills, CA, near Los Angeles. While much less opulent than its namesake, Little Beverly Hills is popular because it is a homogenous collection of Mid Century Alexanders located in the city’s center.

 

SUNMOR

Price range: $550,000 to $700,000

SUN-MOR is becoming a touchstone of Mid Century Modern restoration with lots of new residents falling in love with the quaint homes and the convenience of downtown living. Located near City Hall, The Palm Springs International Airport and Sunrise Park, the homes here are attractive, gentrified and well cared kept.

 

THE MOVIE COLONY

Price range: $700,000 – $4 Million

The Movie Colony

THE MOVIE COLONY is so named because several movie moguls such as Darryl F. Zanuck (20th Century Fox), Harry Cohn (Columbia Pictures), and David O. Selznick (Gone With The Wind) owned some of the larger estate properties during the 1930`s and `40`s. Living close by the studio heads were Cary Grant, Gloria Swanson (Sunset Boulevard), and Jack Benny (CBS Radio and TV star). Located near a prime section of downtown, The Movie Colony is one of the city`s most conveniently located neighborhoods. If you want to walk to town from your house, the Movie Colony, Old Las Palmas, and The Tennis Club are closest to the shops and restaurants on North Palm Canyon Drive. Consequently, these neighborhoods are at the very top of the town`s price ranges.

 

Movie Colony East (Ruth Hardy Park)

Price range: $400,000 – $2.6 Million

Sinatra house on Via Colusa

In comparison to other neighborhoods that are near downtown, RUTH HARDY PARK is one of the best values in Palm Springs. Everyone seems to love the area, which has recently undergone a name change to MOVIE COLONY EAST. These homes have medium to large lots. The range of living spaces spans from cottages to castles and there`s charm and pride of ownership throughout. Frank Sinatra’s sleek MCM home (above), designed by E. Stewart Williams in 1947, represents the top of the real estate spectrum.

EL MIRADOR

$900,000-$1.9 Million

Without The Racquet Club and the El Mirador Hotel, Palm Springs as we know it wouldn’t exist. These two hotels were the nexus of the motion picture community in the desert in the 1930’s – 1950’s. The El Mirador was one of the first resort properties in the desert dating back to 1929 and as its preeminence as the best of its class was established; a neighborhood grew up around the hotel grounds. These fabled homes played host to many late night after parties thrown by the biggest names in Hollywood during its heyday. Most of the houses are walled and gated, Mediterranean villas with large lawns, tennis courts and the obligatory swimming pools that movie stars of the period sought out. Today, these homes are still regarded as prime property, with adjacency to Desert Regional Hospital and the design district of Uptown. The El Mirador Hotel is now the hospital, which has been greatly expanded over the years. Physicians have replaced the movie star residents in the surrounding homes. If you listen very carefully, you’ll hear the clinking of martini glasses and wisps of laughter from the ghosts of Palm Springs’ Hollywood past as your take in the exquisite neighborhood that still bears the name of the famous hotel that started it all.

 

SUNRISE PARK

Pricing $400,000 – $800,000

Sunrise Park

SUNRISE PARK is a large neighborhood located in the Central part of town and is not as close to downtown as Ruth Hardy Park, Movie Colony or Las Palmas. The Palm Springs International Airport is close to this otherwise flawless neighborhood. You`ll see some of the most beautiful mid-century modern and ranch style homes in the city here. The prices are also lower than the downtown adjacent areas so you can buy a larger home for the dollar.

 

Rancho Vista Estates

Price range: $400,000 – $650,000

Rancho Vista Estates

Modernism is the theme of RANCHO VISTA ESTATES (formerly The Barbara Tract). These timeless designs are the creations of Donald Wexler. Built in the late 1950′s, these dramatic yet accommodating houses are the favorite of purists who have discovered the joys of owning a piece of architectural history. Pool parties are a way of life here. It’s an upbeat, urban feel with two major streets crossing at its perimeter, and most residents are minimally concerned with the traffic noise or the airport runway near the development.

OLD LAS PALMAS

Price range: $1.3 Million – $2.8 Million

Taylor Las Palmas

If there`s one neighborhood that immediately comes to mind when you think of the glamor of old Palm Springs, it`s OLD LAS PALMAS. It`s been the ultimate Palm Springs address since the 1920′s. Mansions built for the rich and famous are on enormous lots and several of these were designed by famous architects such as Richard Neutra, William Cody, Donald Wexler, E. Stewart Williams, Paul R. Williams, and A. Quincy Jones.

Elizabeth Taylor, Kirk Douglas, Barbra Streisand, Dinah Shore, and many others all called Old Las Palmas home.

 

VISTA LAS PALMAS

Price range: $700,000 – $1.7Million

Vista Las Palmas

VISTA LAS PALMAS sits just to the West above Old Las Palmas and consists of mostly mid-century modern homes. The Alexander Co. built their luxury models here beginning in 1958 and MCM architecture fans are still making the neighborhood pop with a combination of faithful and re-imagined restorations of these interesting homes. Vista Las Palmas was also an entertainers enclave with residents including Dean Martin, Bobby Darin, Peter Lawford, and Sammy Cahn (who wrote just about every one of Sinatra`s hit songs in the 1950`s). In fact, Dean Martin`s family still maintains their house here.

LAS PALMAS HEIGHTS

Price Range: $1.5 Million - $2.5 Million

Las Palmas Heights refers to a select collection of homes that comprise the top of Stevens Road and the gated enclave of nine homes at its crest in the Northern part of Old Las Palmas. These homes were literally the king of the hill when they were constructed in the mid to Late 1960’s and well into the 1990’s. A recently built development bearing the neighborhood’s name is also located in this area. The homes are palatial and sited to take in the gorgeous views of the estates and the bustle of downtown below.

 

NORTH PALM SPRINGS

Neighborhoods located north of Vista Chino.

43 @ Racquet Club

Price range: $400,000 – $460,000

43 @ Racquet club is unique to the north side of Palm Springs. There are 43 homes in size from 1380 square feet to 1510 square feet and two models. Each detached home has its own pool and spa. The homes have an attached two car garage. There is a dog park for pet owners and ample guest parking within the gates of the private community. Home owners dues are among the lowest in the Coachella Valley, $188 per month, and include water and waste collection. 

CHINO CANYON

Price range: $400,000 – $1.5 Million

Chino Canyon

CHINO CANYON is a reminder of the natural beauty that originally proliferated Palm Springs. Set on a boulder strewn hillside with views of the entire valley floor below, this unique neighborhood was a virtual laboratory to architects pioneering the modernist genre. Albert Frey, William Cody, E. Stewart Williams, and Walter White, among others, contributed designs that are now famous among lovers of modernist architecture. This is a low-density, rural neighborhood in a beautiful desert setting, yet it`s just a few minutes by auto to downtown.

 

LITTLE TUSCANY

(This neighborhood occupies portions of both Central and North Palm Springs).

Price range: $970,000 – $4.5 Million

Little Tuscany

LITTLE TUSCANY is emerging as a premium neighborhood as the North end of Palm Springs experiences its most robust development in the past 30 years. New custom homes with elevated panoramic views and clean lines are taking their place aside more traditional homes that date back to the 1940`s. Like other neighborhoods here, Spanish and Modernist are the most common architectural styles.

 

RACQUET CLUB EAST (Street signs will read RACQUET CLUB ESTATES)

Price range: $475,000 – $900,000

Racquet Club Estates

RACQUET CLUB EAST is one of the more affordable areas where those who appreciate modern architecture can own an Alexander starting below $350,000. These 1000-1400 square foot homes were instantly popular with second home buyers in the late 1950′s and their daring butterfly, pitched and flat roof lines are now an integral part of Palm Springs’ architectural identity.

The last of over 2200 homes built by The Alexander Company in the Palm Springs area were completed in the mid-1960`s at the North end of RACQUET CLUB EAST. These are three bedroom, two bath homes. They represented a departure from Modernism for the Alexanders and were decidedly more conventional looking Contemporary Ranch homes. Shortly after completion of the tract in 1965, George, Robert and Helene Alexander were killed in a plane crash. Donald Wexler`s fascinating 1961 Case Study Houses for United States Steel Corporation share this quiet neighborhood.

 

VICTORIA PARK

Price range: $520,000 – $675,000

Victoria Park

VICTORIA PARK is mostly known for its Meiselmans with their pitched roofs, sequestered master bedrooms and galley kitchens. These homes lend themselves well to indoor/outdoor living with large expanses of glass walls lining the living room with views of sparkling swimming pools and mountain vistas. Jack Meiselman built far fewer homes than his competitor, The Alexander Company, and devotees of the Meiselmans are often proud of that fact.

Adding a dash of eclecticism to the North Palm Springs area are these "Desert Dorado" homes, built in the late 1970`s on lease land (Price Range: $300,000 - $370,000). They`re some of the most affordable homes in Palm Springs and quite popular too because of their sensible floor plans, cathedral ceilings and large lots.

 

 

DESERT PARK ESTATES

Price range: $250,000 – $675,000

Desert Park Estates

DESERT PARK ESTATES keeps getting better as buyers continue to appreciate the value of these three and four bedroom homes located just North of the Palm Springs International Airport. The past ten years has marked a dramatic improvement to this area. Many of the homes in Desert Park Estates have wonderful mountain views and have benefitted from a fresh remodel and re-landscaping. The large, pool-sized lots are very popular with both full-time and part-time residents.

COPYRIGHT 2015 BY GARY LEE SMITH. ALL RIGHTS RESERVED. NO PARTS OF THIS DOCUMENT MAY BE REPRINTED WITHOUT THE EXPRESS CONSENT OF THE COPYRIGHT OWNER. PAGE FRAME AND FORMAT COPYRIGHT BY WINDERMERE REAL ESTATE.

Gary Lee Smith CalBRE # 01451247 | © 2017 Bennion Deville Homes