I’m Michael DiVita — DRE #01372066 | NMLS #241655, DiVita Home Finance (DRE #01818285 | NMLS #323700), Tiburon, CA. Call (800) 239-1103.

Palm Springs Mortgage Guide 2026

Palm Springs and the Coachella Valley offer a distinctive real estate market unlike anywhere else in California — a desert resort community with year-round sunshine, extraordinary mid-century modern architecture, a world-class events calendar, and property types ranging from entry-level condos to $20M+ private estates. Financing in this market requires lenders who understand its unique characteristics: land leases, short-term rental investment, vacation home programs, resort community HOA structures, and the diverse buyer profiles that converge on the desert. This guide covers the 2026 Palm Springs mortgage landscape from every angle.

Why People Buy in Palm Springs

The Coachella Valley attracts four distinct buyer profiles, each with different mortgage needs. Primary residence buyers — retirees, remote workers, and Californians leaving higher-cost metros who want desert sunshine, lower home prices, and resort-style amenities as their everyday lifestyle. Vacation home buyers — Los Angeles, Bay Area, and out-of-state buyers purchasing a second home for personal getaways. STR/Airbnb investors — buyers specifically seeking short-term rental income from one of California’s most active vacation rental markets, typically needing DSCR or investment property financing. Luxury estate buyers — high-net-worth buyers purchasing resort community estates and private compound properties in Rancho Mirage, Indian Wells, and La Quinta’s guard-gated communities.

2026 Conforming Loan Limits — Riverside County

Palm Springs and all Coachella Valley cities fall within Riverside County. The 2026 conforming loan limit for Riverside County is $832,750 — the national baseline (Riverside County is not designated a high-cost area). Properties above $832,750 require jumbo financing, which applies to a significant portion of Palm Desert, Rancho Mirage, Indian Wells, La Quinta, and upper-end Palm Springs properties.

The Land Lease Market in Palm Springs

Approximately 30% of properties within the City of Palm Springs sit on land leased from the Agua Caliente Band of Cahuilla Indians. This is one of the most distinctive and misunderstood aspects of the Palm Springs market. Land lease properties can absolutely be financed — through VA, FHA, conventional, and portfolio programs — but the remaining lease term is critical. Read our complete land lease mortgage guide for everything you need to know.

Mortgage Programs Available in the Coachella Valley

Conventional / Conforming Loans: For fee-simple properties (you own the land) priced at or below $832,750, conventional financing offers the most competitive rates. Down payments from 3% for first-time buyers to 20%+ for the best rates with no PMI. Available for primary residences, second homes, and investment properties.

FHA Loans: FHA provides 3.5% down financing with flexible credit requirements (580+ score) for primary residence buyers. FHA will finance qualifying land lease properties and is an excellent program for buyers entering the market at Palm Springs’ more accessible price points. Contact us for current FHA limits in Riverside County.

VA Loans: VA is one of the most powerful programs in this market. Zero down, no PMI, competitive rates, and no loan limit for veterans with full entitlement. VA also has specific approval criteria for Agua Caliente land lease properties, making it one of the best programs for veterans purchasing in Palm Springs. The Coachella Valley has a large veteran community and VA is widely used throughout the region.

Vacation Home / Second Home Loans: Second home financing requires 10% down and documentation of intent for personal use (rather than full-time rental operation). Rates are only slightly above primary residence rates. This is the right program for buyers who will personally use the property and may occasionally rent it, but are not running it as a pure investment.

DSCR / Short-Term Rental Investment Loans: For buyers purchasing specifically for rental income, DSCR loans qualify entirely on the property’s rental income — no personal income documentation required. Palm Springs has one of the strongest STR markets in California. STR permit verification is a required step before relying on short-term rental income in underwriting. Read our complete STR investment mortgage guide.

Jumbo Loans: Properties above $832,750 in Palm Desert, Rancho Mirage, Indian Wells, La Quinta’s guard-gated communities, and upper Palm Springs require jumbo financing. Standard jumbo programs cover properties above the conforming limit with 10–20% down; super jumbo programs are available for estate properties in the $3M+ range.

Palm Springs Desert City Guides

Palm Springs City Mortgage — Mid-century modern, land leases, STR hotspot. Palm Desert Mortgage — El Paseo lifestyle, resort communities, primary and second homes. Rancho Mirage Mortgage — Celebrity estates, gated luxury. La Quinta Mortgage — PGA West, guard-gated, growing Old Town. Indian Wells Mortgage — Exclusive clubs, tennis, international buyers. Cathedral City Mortgage — Most affordable entry point, VA and FHA friendly.