Indian Wells is a small city of about 4,900 residents between Palm Desert and La Quinta [1]. It is the highest-priced city in the Coachella Valley by the Census measure, and the most seasonal: about 44% of its housing units are held for seasonal or occasional use [1].
Housing types and prices
The city lists six private country clubs within its limits: Indian Wells Country Club, Eldorado Country Club, The Vintage Club, Desert Horizons Country Club, The Reserve Club and Toscana Country Club [2]. About 59% of homes are detached and 27% are attached units like condos and villas [1].
The Census estimate of median owner-occupied home value for 2020–2024 was about $1,078,000, the highest of any valley city we cover [1]. Current listing prices vary widely from one club to the next, so ask us for recent sales inside the specific club you're considering.
Things buyers ask about in Indian Wells
Can I rent it out? Indian Wells requires a short-term rental license and permit, and new permits carry a 29-night minimum stay year-round [3]. The exception is the city's tennis tournament period, when a 7-night minimum applies from a week before the event until three days after it [3]. An HOA can vote to opt out of the minimum-stay rule for its own community. The city keeps an HOA opt-out map, and owners still need the permit and must pay the city's transient occupancy tax [3]. A 2026 state appeals court decision upheld that opt-out system [4]. The upshot: whether a home can be rented for less than a month depends on the community it's in.
Clubs, dues and membership. Club membership, HOA dues and capital assessments differ from one club to the next and can be a large part of the cost of owning. Get the club's current membership terms and the HOA's dues and reserve study before you remove contingencies.
The tennis tournament. The Indian Wells Tennis Garden hosts the BNP Paribas Open each March [5]. That period has its own rental rule (above) and brings heavy traffic near the venue.
Flood rules. The city updated its flood-hazard rules in 2025 (Municipal Code Ch. 16.36) [6]. Look up any address on FEMA's Flood Map Service Center (msc.fema.gov) [7].
Water. Coachella Valley Water District [8].
Public schools. Indian Wells is served by Desert Sands Unified School District (dsusd.us) [9]. School assignment depends on the exact address, so check with the district.
Tom and Janet in Indian Wells
The Tom and Janet transaction records we reviewed (seven closed 2026 sales) do not include an Indian Wells sale. They serve the city from their Palm Desert base next door [10][11]. For sellers, Tom handles pricing and contract negotiation, and his bio notes more than 35 years as a licensed California attorney. He also works with 1031 exchange intermediaries for investment sales [12].
Talk to Tom and Janet: (951) 201-6982 · Tom Callaway, DRE #01915294 · Janet Callaway, DRE #01897623 · LPT Realty, Inc.
Indian Wells FAQ
What is the minimum rental stay in Indian Wells? 29 nights for new permits, except a 7-night minimum around the tennis tournament, unless the home's HOA has voted to opt out [3].
Which country clubs are in Indian Wells? The city lists Indian Wells Country Club, Eldorado, The Vintage Club, Desert Horizons, The Reserve Club and Toscana [2].
How expensive is Indian Wells compared with nearby cities? Its Census median home value (2020–2024) was about $1,078,000, versus about $662,000 in La Quinta and $542,000 in Palm Desert [1].
Sources
- U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates (tables B01003, B25001, B25003, B25004, B25024, B25077), via Census Reporter: https://censusreporter.org/profiles/16000US0636434-indian-wells-ca/ (retrieved 2026-09-30); comparison figures from the same release for La Quinta (16000US0640354) and Palm Desert (16000US0655184).
- City of Indian Wells, Country Clubs in Indian Wells: https://www.cityofindianwells.org/our-city/residents/country-clubs-in-indian-wells
- City of Indian Wells, Short Term Residential Rentals: https://www.cityofindianwells.org/i-want-to/apply-for/short-term-rentals ; Indian Wells Municipal Code Ch. 5.20: https://ecode360.com/42800679
- Parsons v. City of Indian Wells, Cal. Ct. App., No. E082591 (2026): https://app.midpage.ai/document/parsons-v-city-of-indian--8224bfaf-1116-4e27-b61d-933a48474d36
- Indian Wells Tennis Garden, BNP Paribas Open: https://indianwellstennisgarden.com/bnp-paribas-open/
- Indian Wells Municipal Code Ch. 16.36 (Ordinance 766, effective Nov. 6, 2025): https://ecode360.com/48929573
- FEMA Flood Map Service Center: https://msc.fema.gov/portal/search
- Coachella Valley Water District, About CVWD: https://www.cvwd.org/288/About-CVWD
- Desert Sands Unified School District, About: https://www.dsusd.us/about_dsusd
- Tom and Janet Callaway's own transaction records (Deals table, 7 closed sales, read 2026-09-30).
- TJ Callaway Realty, About: https://tjcallawayrealty.com/about
- TJ Callaway Realty, About Tom: https://tjcallawayrealty.com/about/tom