Palm Springs vs Joshua Tree: Desert Glitz or Desert Grit?

When people tell me they want to buy a home in "the desert," my first question is always: "Which one?" It sounds simple, but the difference between living in Palm Springs and Joshua Tree is massive. You have two distinct worlds separated by just a 45-minute drive. On one side, you have the "Low Desert" of Palm Springs—polished, mid-century modern, and brimming with resort amenities and a healthy Palm Springs job market. On the other, you have the "High Desert" of Joshua Tree—rugged, artistic, and centered around solitude and nature.

Choosing between them isn't just about picking a house; it's about picking a lifestyle. Are you looking for a walkable downtown with incredible restaurants, or are you chasing dark skies and dirt roads?

If you spend a weekend in both spots, you’ll feel the shift immediately. Palm Springs is the heart of "The Valley" (Coachella Valley). It’s famous for its vibrant LGBTQ+ community, walkable downtown strip, and a calendar packed with film festivals and tennis tournaments. Life here often revolves around the pool, the golf course, and architectural appreciation. It’s manicured and convenient.

Head up the grade to "The Basin" (Morongo Basin), and Joshua Tree offers a totally different pace. It’s unincorporated San Bernardino County land, not a polished city. The vibe here is creative and bohemian. You’re more likely to find a recording studio in a converted cabin than a country club. The community attracts artists, musicians, remote workers, and hikers who prioritize nature over nightlife.

The demographics reflect this split. Palm Springs has long been a haven for retirees and second-home owners who want easy access to healthcare, schools in Palm Springs, and luxury shopping. Joshua Tree tends to pull a younger, eco-conscious crowd looking to disconnect. In JT, your "amenities" are the national park trails and the endless night sky, which is protected by strict dark sky ordinances.

The market dynamics in these two deserts have moved in interesting directions lately. Palm Springs has seen a bit of a cool-down. After years of frenzy, the median price is hovering around $650,000, showing a slight dip of about 4.8% year-over-year. It’s still somewhat competitive, but homes are sitting for about 69 days on average, giving buyers a little breathing room to negotiate.

Joshua Tree, on the other hand, is seeing a different trend. Despite the broader market slowing down, values here have jumped, with median prices sitting around $565,000. That’s a significant year-over-year growth. However, sales aren't moving at lightning speed anymore; the days on market have stretched to around 134 days.

In terms of what you can buy, Palm Springs is diverse. You can find everything from a turnkey condo in a gated community to a multi-million dollar architectural gem. In Joshua Tree, inventory is mostly single-family homes on acreage or converted homestead cabins. The scarcity of developable land with water meters keeps values high in the High Desert, even when the pace of sales slows down.

If you are tracking Palm Springs real estate market trends, you'll notice that while PS is stabilizing, JT is still catching up in value, driven by that unique scarcity.

This is the number one thing that confuses buyers moving to Palm Springs. In many parts of the U.S., when you buy a house, you own the land underneath it. That’s called "Fee Simple." Joshua Tree is almost entirely Fee Simple. You buy it, you own the dirt.

Palm Springs is different. About 40% of the property in Palm Springs is built on "Indian Lease Land." This land is owned by the Agua Caliente Band of Cahuilla Indians, and as a homeowner, you pay a monthly lease fee to the tribe or land management bureau.

This isn't necessarily a bad thing, but you have to go in with your eyes open. Homes on lease land often list for 15% to 20% less than comparable homes on fee land, which lowers your entry price. However, you have that extra monthly payment, and the length of the lease can impact your ability to get a 30-year mortgage.

In Joshua Tree, you don't have to navigate land leases. Financing is generally more straightforward because the land is yours. However, because you own the land outright, the initial purchase price might feel higher relative to the structure size compared to a lease-land deal in the city.

If you are looking to Airbnb your property, pay close attention here. The rules are strict in both locations, but the hurdles are different.

Palm Springs has a hard cap on standard rental permits. They allow 26 contracts per year, but there is a neighborhood density cap. If a neighborhood already has 20% of its homes permitted as rentals, no new permits are issued. In many desirable areas, that waitlist is effectively closed. However, there is a "Junior Permit" option. 

This costs less and allows up to 6 contracts a year, which is great for snowbirds who just want to rent their place out while they are away for the summer.

Joshua Tree falls under San Bernardino County jurisdiction. They have a cap of 2 permits per owner. If your lot is under 2 acres, you are limited to one rental unit. The biggest friction point lately is the "Special Use Permit." Getting a permit in the High Desert now triggers a neighbor notification process and a 20-day waiting period.

While Palm Springs battles you on density, Joshua Tree makes you navigate neighbor relations. The permit costs are roughly $1,072 annually in Palm Springs versus about $667 for the initial application in Joshua Tree. But be warned: both areas have aggressive enforcement teams. Operating without a permit can lead to fines ranging from $1,000 to $5,000.

Beyond the mortgage, the monthly carrying costs in Palm Springs look quite different from those in Joshua Tree.

Utilities are a beast in both deserts, primarily due to electricity. In Palm Springs, you are battling 110°F+ summers, meaning your A/C is running non-stop from June to September. Joshua Tree is high desert, so while it hits 100°F in the summer, it also gets cold in the winter. You’ll be paying to cool the house in July and heat it in January.

Property taxes also vary slightly by county. Palm Springs is in Riverside County, where you can expect a base rate of around 1.25%, plus potential Mello-Roos fees in newer developments. Joshua Tree is in San Bernardino County, where the effective rate often lands closer to 1.31%.

One major difference is the HOA factor. In Palm Springs, HOAs are very common, covering your pool maintenance, roof, and grounds if you buy a condo. In Joshua Tree, HOAs are rare. Instead, your "maintenance budget" goes toward things like septic tank pumping (most homes aren't on sewer) and grading the dirt road that leads to your driveway.

We mentioned the heat, but the elevation difference is the real story. Palm Springs sits at about 400 feet above sea level. It is a true low desert climate: intense dry heat, very mild winters, and less wind. It’s perfect for pool owners who want to swim late into the evening.

Joshua Tree sits much higher, starting around 2,700 feet. That elevation drops the temperature by about 10-15°F compared to Palm Springs. It sounds nice in summer, but it also means winter nights can freeze. It even snows in Joshua Tree occasionally.

The wind is another factor. The High Desert is famous for its high winds, which can be intense in the spring. Seasonality reflects this: Palm Springs tends to quiet down in August because it's simply too hot for many people. Joshua Tree stays popular year-round, but its peak seasons are spring and fall when hikers flood the park.

Deciding between these two comes down to what kind of escape you need.

For investors, it’s a choice between the consistent, high-end rental income of Palm Springs (if you can secure a permit) versus the appreciation play and unique "experience" stays of the High Desert.

Generally, Joshua Tree offers lower purchase prices for single-family homes compared to Palm Springs. However, the gap is narrowing rapidly as High Desert values appreciate. If you are looking for an entry-level price point, Palm Springs condos can sometimes offer a cheaper way to get into the market than a detached home in Joshua Tree.

It is extremely rare for it to snow in Palm Springs due to its low elevation. Joshua Tree, however, sits at a much higher elevation (over 2,700 feet) and does see snow occasionally during the winter months, along with freezing overnight temperatures.

Yes, but both areas have strict regulations. Palm Springs limits the number of contracts per year and has density caps that effectively ban new rentals in many neighborhoods. Joshua Tree requires a Special Use Permit from San Bernardino County, which includes limits on permits per owner and a mandatory neighbor notification process.