Old Las Palmas is a historic neighborhood in Palm Springs known for its classic architecture, walkable location, and vibrant history. Just north of downtown and south of Vista Las Palmas, this enclave has long been considered one of the most desirable addresses in the city. Wealthy retirees, second-home buyers, and Southern California professionals have sought homes here for decades, not only for its beauty but also for its privacy and central location.
This neighborhood appeals to individuals who appreciate 300+ days of sunshine, large lots, and a residential community that has retained its character through generations. While many areas in Palm Springs have embraced dense development, Old Las Palmas continues to feature wide streets, walled estates, and homes that sit quietly behind hedges and gates.
A Neighborhood Steeped in History and Celebrity Legacy
Old Las Palmas began as part of the 1919 Las Palmas Ranch, developed into residential estates in the 1920s and 1930s. This area quickly became a preferred getaway for Hollywood movie stars during the golden age of film. Homes were purchased or built by stars like Liberace, Marilyn Monroe, and Cary Grant, who wanted privacy but needed to remain within two hours of Los Angeles due to studio contracts.
The legacy of that era remains visible. Several homes from the 1930s have been meticulously preserved or restored, with some remaining under the ownership of families who purchased them during the mid-century boom. Others have been expanded or modernized while retaining their original facades and architectural charm.
This enduring connection to Hollywood has made Old Las Palmas one of the most prestigious neighborhoods in Palm Springs. Visitors on architecture tours regularly pass by these famous homes, many of which sit on half-acre or larger parcels surrounded by mature palms and manicured hedges.
Prime Location: Minutes to Downtown, Yet a World Away
Old Las Palmas is located just west of North Palm Canyon Drive and bordered by Vista Las Palmas, The Movie Colony, and the Uptown Design District. Residents walk to Il Corso for dinner or grab coffee at Ernest Coffee before strolling down to nearby galleries and vintage shops. The Palm Springs Art Museum is less than a mile away. Old Las Palmas stands out among luxury homes near downtown Palm Springs for its walkability and lot sizes.
The drive to Riverside takes about 60 minutes. San Diego is approximately two hours via I-10 and Highway 86. Many residents split time between coastal cities and Palm Springs, especially those who maintain a primary residence in San Diego or Orange County. Weekend arrivals are common, and some second-homeowners keep a vehicle parked in a carport year-round.
Palm Springs International Airport is ten minutes away. This makes Old Las Palmas one of the few luxury neighborhoods in Southern California that allows a door-to-door experience from LA or San Francisco in under two hours, including flight time. Because the airport sits east of downtown, flight paths avoid this neighborhood entirely, preserving quiet outdoor living.
Architectural Styles: Mid-Century, Spanish Revival and Modern Elegance
Homes in Old Las Palmas vary in style but are unified in scale and craftsmanship. Spanish Colonial Revival homes are common, often featuring white stucco exteriors, red clay roofs, and interior courtyards with fountains. Several of the Spanish Colonial homes in Palm Springs include original 1930s features like decorative tile courtyards and arched entryways. Many were built between 1927 and 1945 and include original wrought ironwork, tile mosaics, and hand-carved wood details.
Mid-century modern homes arrived in the 1950s and 1960s. These are typically single-level homes with low-slung rooflines, clerestory windows, and large glass walls opening onto swimming pools. Unlike other areas of Palm Springs where mid-century design dominates, Old Las Palmas features only a modest number of these properties.
In recent years, several older homes have been reconstructed in a contemporary style, blending natural stone, glass, and steel into desert-friendly forms. These modern homes often feature solar panels, water-wise landscaping, and retractable walls that blur the lines between interior and exterior. However, most new construction aims to remain consistent with the original scale of the neighborhood. Buyers seeking sleek Palm Springs modern homes also find appeal in newer builds scattered throughout Old Las Palmas
Real Estate Snapshot: Average Home Values and Market Trends
Home prices in Old Las Palmas typically range from $2.5 million to over $5 million. Most lots are between one-quarter acre and one acre, and many include guest houses or casitas. Homes that have been fully updated with modern systems and high-end finishes often sell within 30 to 60 days of listing. Unlike some seasonal markets, Palm Springs real estate market trends show sustained demand from affluent buyers.
According to the Greater Palm Springs MLS, the average sale price for a home in Old Las Palmas was $3.7 million in the last 12 months. This represents a 9% increase over the prior year. Homes that retain original historic elements tend to sell faster than those with generic remodels.
Compared to other luxury neighborhoods in Palm Springs, Old Las Palmas continues to command the highest price per square foot.
| Neighborhood | Average Home Price | Lot Size | Style Variety |
| Old Las Palmas | $3.7M | 0.4 – 1.0 acre | Spanish, Modern |
| Vista Las Palmas | $2.6M | 0.25 – 0.5 acre | Mid-Century |
| The Movie Colony | $2.1M | 0.25 – 0.4 acre | Spanish, Bungalows |
| Indian Canyons | $1.7M | 0.2 – 0.35 acre | Ranch, Mid-Century |
Desert Weather Perfection: Year-Round Sun and Comfort
Old Las Palmas receives over 340 days of sun each year. Winter temperatures average in the high 60s and low 70s, making it a popular destination from November through April. Summer temperatures reach triple digits, but the dry desert air allows for early morning walks and late evening swims.
Many homes are designed to take advantage of mountain breezes, with west-facing patios that offer sunset views. Mature landscaping helps reduce ambient heat. Dozens of properties feature misters, shaded pergolas, and plunge pools designed for hot days.
Unlike coastal cities where fog and rain can dominate winter mornings, Palm Springs offers consistent sunshine. Residents often gather for brunch outdoors in January while others play tennis, hike the nearby Chino Canyon trails, or relax under citrus trees in full bloom.
Walkability and Green Spaces: Ruth Hardy Park and Beyond
Ruth Hardy Park sits just east of Old Las Palmas and features tennis courts, picnic areas, a rose garden, and several open fields for walking or casual sports. The park is dog-friendly and attracts morning walkers, casual joggers, and families throughout the day.
Palm Canyon Drive, which borders the neighborhood, offers a walkable route to restaurants, design shops, and cafes. The sidewalks are wide and shaded by palm trees. Many residents walk to the farmers’ market or stop by the public library or the historic Welwood Murray Memorial Building.
In addition to Ruth Hardy Park, several streets within Old Las Palmas have large, landscaped parkways that add visual greenery and create a softer, more spacious feel. These tree-lined streets attract architecture photographers, especially during the golden hour.
Boutique Shops, Galleries, and Upscale Dining Nearby
Palm Canyon Drive’s Uptown Design District begins just a few blocks from Old Las Palmas. Residents walk to Trina Turk’s flagship store, dine at Eight4Nine, or browse the Mid Mod Design shop for vintage furniture. Art galleries such as Stewart Galleries and Desertpainter are within walking distance.
Cheeky’s, Workshop Kitchen, and Birba are within a five-minute drive. Locals often call in to order ahead or walk over for happy hour and bring friends visiting from Los Angeles. Many restaurants have outdoor patios with misters, heaters, or fireplaces depending on the season.
The Desert Art Center offers rotating exhibits, and several community events happen within walking distance. These include Modernism Week in February and the annual Christmas parade that runs through downtown Palm Springs.
A Sense of Community with Privacy and Prestige
Old Las Palmas residents value privacy. Most homes are set back from the street, hidden behind mature hedges or stone walls. Many streets have little traffic, and it is not uncommon for homeowners to know their immediate neighbors but maintain a quiet lifestyle.
There is no formal HOA, but an informal network of residents helps maintain street appearance and promotes neighborhood awareness. Community pride shows in well-kept landscaping and discreet but elegant home updates. Old Las Palmas is not gated, but its mature landscaping and oversized lots offer a sense of seclusion often found in Palm Springs gated communities.
Local real estate agents often meet with clients on-site to preview homes before they are listed. Pocket listings remain common in Old Las Palmas, and several sales happen off-market each year. Buyers tend to be discreet, and sellers value confidentiality.
Who’s Buying in Old Las Palmas Today?
Today’s buyers include retired professionals from Los Angeles, San Francisco, and San Diego. Several households are dual-income couples in their 40s who maintain remote work arrangements. Some buyers own primary residences in Beverly Hills, La Jolla, or Newport Beach and purchase homes in Old Las Palmas to use on weekends or for seasonal stays.
A rising number of self-employed buyers, including architects, designers, and online business owners, are attracted to the area for its quiet lifestyle and strong resale value. High-net-worth individuals looking for legacy properties or land to build custom homes continue to pay premiums for undeveloped or teardown lots.
Non-QM Lending Options for Today’s Buyers
Many prospective buyers in Old Las Palmas do not fit traditional lending guidelines. Self-employed borrowers, especially those using tax-efficient write-offs, often have difficulty qualifying for conventional loans. Non-QM (Non-Qualified Mortgage) options such as the 12-month or 24-month bank statement loans, P&L loans, K-1 income loans, liquid asset depletion loans, and interest-only jumbo mortgages allow these buyers to qualify based on actual cash flow or asset reserves.
Asset-based loans can use investment portfolios, retirement accounts, or even recent inheritances to support large loan amounts without requiring traditional W-2 documentation. Buyers who own multiple businesses or real estate portfolios also benefit from DSCR (Debt Service Coverage Ratio) loans that base approval on rental income rather than tax returns. Some out-of-state investors rely on DSCR loan options for investors to purchase Old Las Palmas homes as high-end short-term rentals.
These programs have helped many affluent but non-traditional buyers secure homes in Old Las Palmas without having to liquidate their investments or disrupt long-term financial plans. Buyers with strong liquidity but limited income documentation often turn to Non-QM loans in California to finance their purchase