The October 2026 edition of The PGA West Report is now available, and it offers a detailed look at how La Quinta's premier golf community is performing as we move into the 2026–2027 season. The report tracks eight PGA West subdivisions, four with detached homes and four with attached homes. Below is a summary of the key findings, along with my perspective on what they mean for buyers and sellers. Full credit for this report goes to Franklin Loan Center. My sincere thanks to Franklin Loan Center for producing this thorough, data-driven analysis and making it available to the real estate community. It is an invaluable resource for understanding the PGA West market.
The short version: PGA West is in a mild price correction. Supply has returned to a healthy level and buyers have more room to negotiate. Even so, the best homes in the most sought-after enclaves continue to sell quickly and at strong prices.
Prices: Detached Homes Hold Steady, Attached Homes Soften
- The average PGA West detached home (about 3,150 sq. ft.) ended October at $1,628,851, essentially unchanged from $1,629,586 a year ago.
- The average attached home (about 1,950 sq. ft.) ended October at $694,699, compared with $747,559 last year. That is a decline of roughly 7%.
- Over the long term, both segments remain close to the 6% annual growth trendline that the report uses as its benchmark. Detached values sit well above where they were before 2021.
Here is how each subdivision compares with a year ago:
| Subdivision | Avg. Size | $/Sq. Ft. | Avg. Price | Year Ago | Change |
|---|---|---|---|---|---|
| Legends (Detached) | 3,500 | $547 | $1,913,619 | $1,876,354 | +2.0% |
| Nicklaus Private (Detached) | 2,900 | $524 | $1,518,835 | $1,516,913 | +0.1% |
| Nicklaus Tournament (Detached) | 3,250 | $488 | $1,585,780 | $1,598,885 | -0.8% |
| Greg Norman (Detached) | 2,850 | $511 | $1,456,864 | $1,493,822 | -2.5% |
| Nicklaus Private (Attached) | 2,650 | $301 | $797,260 | $824,131 | -3.3% |
| Nicklaus Tournament (Attached) | 1,700 | $282 | $478,830 | $505,644 | -5.3% |
| Stadium (Attached) | 2,150 | $363 | $781,489 | $835,785 | -6.5% |
| Palmer Private (Attached) | 1,800 | $368 | $662,450 | $723,471 | -8.4% |
Prices are time-adjusted averages for a typical-sized home in each subdivision, as calculated in the report.
The pattern is clear. The detached neighborhoods, particularly Legends and Nicklaus Private, have held their value. The attached segment has carried most of the correction. Legends remains the highest-priced subdivision in PGA West. It is also the only one that has come within 2% of its 2022 peak.
Sales Activity: Steady Volume, Slightly Higher Dollar Sales
- PGA West averaged 14 sales per month in October, compared with 15 a year ago.
- Dollar volume averaged $12.0 million per month, slightly above last year's $11.8 million.
- Palmer Private (3.2 sales per month) and Stadium (3.1) remain the most active subdivisions by unit sales.
- Stadium led in dollar volume at about $2.8 million per month, up from $2.0 million last year. Legends followed at $2.7 million. Palmer Private's dollar volume more than doubled, from $0.7 million to $1.8 million per month.
Inventory: Supply Has Returned to a Normal Range
- At the end of October, there were 59 listings across the eight subdivisions, compared with 34 a year ago.
- The "months of sales" ratio rose to 4.2 months from 2.3 months last year. The normal historic range for PGA West is four to six months, so the market has moved from tight to balanced.
- Supply varies widely by subdivision. Legends (2.1 months), Stadium (2.3), Nicklaus Private detached (2.8) and Greg Norman (3.0) remain on the tighter side.
- Supply is much heavier in Palmer Private (7.7 months, with 25 active listings) and Nicklaus Tournament attached (14 months).
Days on Market: Longer, but Still Below Pre-COVID Norms
- Detached homes averaged 65 days on market, compared with 55 days last year.
- Attached homes averaged 70 days, compared with 48 days a year ago.
- Both figures remain well below the 100-plus-day averages that were common before 2020.
- Nicklaus Private detached homes are selling fastest, at just 15 days on average. Greg Norman homes are taking longer, at 133 days. That is a reminder that pricing and condition are being scrutinized closely, even in the detached neighborhoods.
Negotiation: Buyers Have More Room
- Detached homes sold at an average discount of 4.4% from list price, compared with 3.6% last year.
- Attached homes sold at an average discount of 4.1%, compared with 3.0% last year.
- Discounts were smallest in Nicklaus Private detached (0.5%) and Nicklaus Tournament detached (2.0%).
- Discounts were largest in Greg Norman (7.3%) and Legends (8.8%). Strong closed prices in Legends suggest that some sellers are listing above what the market will support and then adjusting during negotiation.
What This Means for Sellers
PGA West sellers are now competing in a balanced market rather than a seller's market. Well-presented homes that are priced correctly from the start are still selling, and in some enclaves they are selling quickly. Listings that test the market with aspirational pricing are sitting longer and closing at deeper discounts. Accurate, data-driven pricing has rarely mattered more, especially in the attached subdivisions, where inventory has grown the most.
What This Means for Buyers
Buyers have more selection and more negotiating leverage than at any point in the past several years. This is especially true in Palmer Private, Stadium and the Nicklaus Tournament attached homes, where attached prices have softened and supply has increased. In the tightest detached neighborhoods, the best homes still attract strong interest, so preparation and decisive action remain important.
Final Thoughts
PGA West is not a weak market. It is a normalizing one. Detached values are essentially flat year over year, attached values have corrected modestly, and inventory, days on market and price discounts have all returned to healthier, more balanced levels. For buyers and sellers alike, success now depends on understanding the specific dynamics of each subdivision rather than relying on broad market headlines.
If you are considering buying or selling in PGA West, I would be glad to provide a detailed, subdivision-specific analysis for your property or search. You can also explore current listings in PGA Greg Norman, PGA Legends, PGA Nicklaus Private, PGA Palmer Private and PGA Stadium.
Mark Wasserman
Equity Union Luxury Properties
760.397.3270 | mark247re@gmail.com
CA DRE #01895485
Source: The PGA West Report, October 2026, provided by Franklin Loan Center. View the complete report.