If you are thinking about buying in Old Las Palmas, you are likely looking for more than just a house. You may want history, privacy, larger lots, and that classic Palm Springs feel that still puts you close to downtown. This guide will help you understand what makes Old Las Palmas unique, what buyers should watch for, and how to evaluate whether it is the right fit for your goals. Let’s dive in.
Why Old Las Palmas Stands Out
Old Las Palmas is widely described as Palm Springs’ first and oldest neighborhood, with roots going back to the mid-1920s. The area was developed by Alvah Hicks and Harold Hicks and today includes roughly 300 homes, with one current neighborhood guide listing 313 housing units.
The neighborhood sits in central Palm Springs and is generally described as running between Stevens and Alejo and between Palm Canyon Drive and Via Monte Vista. For many buyers, that central location is a major draw because you are just minutes from downtown Palm Springs while still enjoying a more tucked-away residential setting.
The land was once a citrus grove before it was subdivided. That history still shows up in the mature landscaping and private feel that many buyers notice right away.
What the Homes Are Like
Old Las Palmas is not a one-style neighborhood. That is part of its appeal, but it also means you need to look closely at each property rather than assume every home offers the same layout, condition, or value.
You will find a mix of architectural styles, including Spanish Colonial Revival, Mission influences, Palm Springs modern, and other custom estate homes built over time. Some homes reflect early Palm Springs design, while others were updated or rebuilt to blend original character with newer finishes and systems.
For buyers, this usually creates two clear paths. You may find an older home with strong character that needs significant updating, or you may find a restored or renovated property where much of that work has already been done.
That range can be exciting, but it also means condition varies widely from parcel to parcel. In Old Las Palmas, two homes on the same street can offer very different levels of renovation quality, privacy, and long-term maintenance needs.
Lot Size and Privacy Matter Here
One of the biggest reasons buyers target Old Las Palmas is the land. Compared with many other Palm Springs neighborhoods, Old Las Palmas is known for more estate-like properties on larger lots.
Privacy often comes from deep setbacks, perimeter walls, gates, hedges, and mature landscaping rather than more uniform tract-style planning. That can create the compound feel many second-home and luxury buyers want.
At the same time, privacy can hide issues. A beautiful street view does not always tell you the full story about rooflines, drainage, additions, or older systems, so inspections and property-level review are especially important here.
Where Old Las Palmas Sits in the Market
Old Las Palmas sits in the upper end of the Palm Springs market. A current neighborhood guide places the average-size home value at $4,168,607, with an average size of about 4,100 square feet, roughly $1,017 per square foot, a median year built of 1962, and 16 homes sold in 2025 with a median of 28 days on market.
That data points to a premium segment, but it also helps explain what buyers are paying for. In Old Las Palmas, value is often tied to a combination of location, lot size, privacy, architectural character, and scarcity.
The sales pace also suggests a market with limited turnover. With relatively few sales and a median market time under a month, buyers may need to be ready to move when the right property becomes available.
How It Compares With Nearby Neighborhoods
If you are deciding between Palm Springs neighborhoods, it helps to understand where Old Las Palmas fits.
Old Las Palmas vs. Vista Las Palmas
Vista Las Palmas is often more directly associated with midcentury homes, especially Alexander-era design. A current guide places Vista Las Palmas at an average-size-home value of $2,459,072, about 2,400 square feet, and around $1,025 per square foot.
That makes Vista Las Palmas a useful option if you want strong Palm Springs architectural identity but do not necessarily need the larger, more estate-oriented footprint often found in Old Las Palmas. Old Las Palmas tends to offer larger homes and higher total property values, even if the price per square foot is not dramatically higher.
Old Las Palmas vs. Movie Colony
Movie Colony is another heritage-rich Palm Springs neighborhood that often comes up in the same conversation. Some local coverage groups Old Las Palmas and Movie Colony together as more estate-like neighborhoods with larger land parcels, while other coverage notes that Movie Colony is not always known for estate-size homes.
The practical lesson is simple: verify lot depth, setbacks, and privacy on a property-by-property basis. Neighborhood reputation is helpful, but the parcel itself will tell you more.
Old Las Palmas vs. Deepwell
If you want a broader pricing comparison, Deepwell offers a lower benchmark within Palm Springs. A current guide places Deepwell at about $1.69 million on average, with a median year built of 1971.
That contrast helps show just how firmly Old Las Palmas sits in the city’s upper-luxury tier. Buyers here are often paying a premium for central location, larger lots, and the neighborhood’s long-standing reputation.
What Buyers Should Evaluate Carefully
Old Las Palmas can be a rewarding place to buy, but it is not a neighborhood where you should make assumptions. Because the housing stock is layered and varied, due diligence matters.
Check Renovation Quality
Many homes in Old Las Palmas have been updated, restored, expanded, or rebuilt over time. Some renovations are extensive and thoughtfully done, while others may leave questions about systems, additions, or long-term maintenance.
If a home looks polished, that is a good start, but it should not replace careful inspections. In a neighborhood like this, finishes tell only part of the story.
Review Historic Status by Parcel
Historic status is not automatic across the entire neighborhood. Palm Springs distinguishes between ordinary homes, historic districts, and individually recognized Class 1 or Class 2 historic properties.
That distinction matters if you are thinking ahead to changes, restoration work, or a major renovation. For listed historic properties, demolition and major alterations require review by the Historic Site Preservation Board, while minor alterations go through the Historic Preservation Officer.
The city’s planning framework also supports preservation and restoration, including tools such as the Mills Act for historic resources. For a buyer, the key takeaway is that you should verify a property’s exact status before making plans or assumptions.
Understand Neighborhood Identity vs. Historic Designation
Old Las Palmas is an officially recognized neighborhood organization within Palm Springs’ ONE-PS system. That civic identity is important, but it is separate from whether a specific home has historic designation or is subject to parcel-level preservation review.
In other words, being in Old Las Palmas does not automatically mean every home has the same preservation rules. You will want parcel-specific confirmation on historic status and any related review requirements.
Look Beyond the Street View
The features that make Old Las Palmas appealing can also make evaluation more complex. Mature landscaping, walls, and setbacks support privacy, but they can also limit what you see from the street or even during a quick showing.
Buyers should take time to assess site layout, drainage, roof condition, additions, mechanical systems, and how the home sits on the lot. In this neighborhood, details matter.
Why Demand Stays Strong
Old Las Palmas continues to attract attention because it offers a combination that is hard to replicate. You get central Palm Springs access, larger estate-style parcels, a layered architectural identity, and a strong sense of place tied to old Palm Springs history.
Scarcity also plays a role. Local coverage has noted that older Spanish homes in Old Las Palmas remain scarce and desirable, and that the neighborhood’s proximity to downtown helps support long-term demand.
For many buyers, Old Las Palmas is not competing with newer suburban product. It is competing with a small group of heritage-rich Palm Springs neighborhoods where land, character, and location carry lasting value.
Is Old Las Palmas Right for You?
Old Las Palmas may be a strong fit if you value privacy, architectural variety, larger lots, and a classic Palm Springs setting near downtown. It may be especially appealing if you want a property with personality and are comfortable evaluating homes on a case-by-case basis.
It may require extra care if you want a simple, uniform buying experience. Because the neighborhood includes everything from older homes with renovation needs to updated estates with major improvements, your search will likely involve more nuance than it would in a newer, more standardized area.
If you are weighing Old Las Palmas against Vista Las Palmas, Movie Colony, or other Palm Springs neighborhoods, the most useful next step is a focused comparison based on your priorities. Budget, architectural preference, privacy needs, and renovation tolerance can all shape which area feels right.
When you are ready to explore Old Las Palmas or compare it with other Palm Springs neighborhoods, the team at Bernal Smith Group can help you narrow the options, evaluate each property carefully, and move with confidence.
FAQs
What makes Old Las Palmas different from other Palm Springs neighborhoods?
- Old Las Palmas stands out for its early history, central location, larger estate-style lots, layered architecture, and strong privacy features such as walls, hedges, and mature landscaping.
How expensive are homes in Old Las Palmas?
- A current neighborhood guide places the average-size-home value in Old Las Palmas at $4,168,607, with homes averaging about 4,100 square feet and roughly $1,017 per square foot.
What architectural styles can you find in Old Las Palmas?
- Buyers can find a mix of Spanish Colonial Revival, Mission-influenced homes, Palm Springs modern design, and other custom estate properties built and updated over different periods.
Do Old Las Palmas homes usually come with large lots?
- Many properties in Old Las Palmas are known for more estate-like lot sizes, with privacy often created through deep setbacks, walls, gates, and mature landscaping.
Should buyers check historic status for an Old Las Palmas property?
- Yes. Historic status is determined parcel by parcel in Palm Springs, and a home’s designation can affect what types of alterations, restoration work, or redevelopment may require city review.
Is Old Las Palmas close to downtown Palm Springs?
- Yes. Old Las Palmas is centrally located and is commonly described as being just minutes from downtown Palm Springs.
