18 Cahuilla Hills Drive, Palm Springs, CA 92264
18 Cahuilla Hills Drive, Palm Springs, CA 92264
Property Description
Perched high in the coveted Cahuilla Hills of South Palm Springs, 18 Cahuilla Hills Drive offers a rare blend of privacy, elevation, and breathtaking desert vistas. Walled, gated, and set against the dramatic San Jacinto Mountains, this hillside residence captures sweeping views of the valley, city lights, and iconic Palm Springs sunsets.Designed for seamless indoor-outdoor living, the home features expansive living spaces filled with natural light, thoughtfully oriented to maximize views and connection to the surrounding landscape. Generous glass elements, open sightlines, and a functional floor plan create an effortless flow ideal for both everyday living and entertaining. The outdoor spaces are equally compelling, perfect for relaxing poolside, hosting sunset gatherings, or simply enjoying the tranquility and exclusivity that define Palm Springs living. Whether used as a full-time residence, second home, or desert retreat, this property delivers the elevated Palm Springs lifestyle buyers seek. Just minutes from downtown Palm Springs, world-class dining, shopping, golf, and hiking trails, offering the best of both worlds: serene hillside living with convenient downtown access.
Features & Amenities
Property Details
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About Cahuilla Hills
This property is located in Cahuilla Hills, a community in Palm Springs. Explore more listings in this neighborhood to compare options and pricing.
View Cahuilla Hills ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Cahuilla Hills · Palm Springs · Single Family Residence
Listed 7.2% below the median closed sale of $2,150,000. Closed comps sold at 94% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 3111 San Juan Road | Palm Springs | 1985 | 3 | 4 | 2,656 | 19,601 | $564 | $1.50M | 12 | 63 |
| 2300 Vista Drive | Palm Springs | 1998 | 3 | 5 | 2,719 | 20,473 | $717 | $1.95M | 72 | 62 |
| 1691 Ponderosa Way | Palm Springs | 2001 | 3 | 3 | 2,783 | 11,326 | $462 | $1.28M | 193 | 58 |
| 775 Cabrillo Road | Palm Springs | 2026 | 3 | 4 | 2,771 | 9,148 | $920 | $2.55M | 113 | 56 |
| 3618 Taylor Drive | Palm Springs | 2022 | 3 | 4 | 2,809 | 5,662 | $425 | $1.20M | 26 | 54 |
| Total: 5 · Average | 3.0 | 4.0 | 2,747.6 | 13,242 | $617.6 | $1.70M | 83.2 | |||
| Median | 2,771 | $1.50M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1998 Mesa Drive | Palm Springs | 2002 | 06/25/2026 | 4 | 4 | 3,278 | 14,810 | $2.08M | $1.99M | $606 | 0.96 | 43 | 65 |
| 601 Stevens Road | Palm Springs | 1982 | 07/30/2026 | 2 | 3 | 2,963 | 16,553 | $2.45M | $2.15M | $726 | 0.88 | 83 | 63 |
| 1925 Joshua Tree Place | Palm Springs | 1978 | 08/03/2026 | 3 | 3 | 3,028 | 12,632 | $2.25M | $2.16M | $715 | 0.96 | 66 | 60 |
| 3085 Arroyo Seco | Palm Springs | 2013 | 06/23/2026 | 4 | 5 | 3,846 | 13,939 | $2.90M | $2.75M | $715 | 0.95 | 45 | 58 |
| 337 Mustang Lane | Palm Springs | 2025 | 08/03/2026 | 4 | 4 | 2,830 | 7,841 | $963,000 | $892,625 | $315 | 0.93 | 75 | 54 |
| Total: 5 · Average | 3.4 | 3.8 | 3,189 | 13,155 | $1.99M | $1.99M | $615.4 | — | 62.4 | ||||
| Median | 3,028 | $2.15M | $2.15M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.