Selling or Leasing Commercial Property in Indian Wells

Indian Wells has less commercial land than most valley cities, and the city has made deliberate choices about what that land should look like. Its zoning favors resort hotels, carefully designed office buildings, and a landscaped Highway 111. It discourages ordinary strip-mall development. If you own commercial property in Indian Wells and want to sell or lease, those choices shape what a buyer or tenant can do with the property. A broker who understands them can price and market it more accurately.

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Indian Wells in context

• A city since 1967. Indian Wells voted to incorporate in 1967, in part to avoid being annexed by neighboring cities such as Palm Desert. Since then it has grown around resort hotels, golf courses, and high-end residential areas.
• The Tennis Garden. The Indian Wells Tennis Garden hosts the BNP Paribas Open, one of the ATP Masters 1000 and WTA 1000 events. Its main stadium is the second-largest tennis-specific stadium in the world. The tournament is held each March.
• Resort roots. Desi Arnaz opened his Indian Wells Hotel in 1957, a forerunner of today's resort hotels. The first Bob Hope Desert Classic was played in 1960.
• Between Palm Desert and La Quinta. Highway 111 runs through the city, which lies between Palm Desert and La Quinta.

The Highway 111 overlay

Commercial owners here should know Chapter 21.45 of the city's zoning code, the Highway 111 Overlay Zone. Among other provisions, it:

• applies to Planning Area 12, generally the land within 55 feet of the Highway 111 curb;
• states the goal of formal commercial hotel development north of the highway and residential development to the south, and of avoiding "suburban strip commercial" development;
• sets a 35-foot setback for existing commercial and office-professional buildings, and requires a conditional use permit to expand them; and
• sends projects to the City Council and the Architecture and Landscape Committee for review.

The zoning districts covered include Community Commercial, Resort Commercial, Office Professional, and a Sports Complex (SPX) zone. If your building is on Highway 111, confirm which of these applies. Also find out whether any planned change would trigger the conditional use permit requirement. The city's Planning Department and a land-use professional are the right sources for a definitive answer.

Typical commercial property in Indian Wells

• Office-professional buildings along or near Highway 111
• Resort-commercial and hospitality-related property
• Neighborhood-serving community commercial space
• Property in the area around the Tennis Garden and the Sports Complex zone

Related: office, investment properties, retail.

Selling considerations

Buyers will ask about expansion. An existing commercial or office building in the overlay needs a conditional use permit to expand. A buyer counting on adding space should understand that before making an offer. Gather any past permits, approvals, and conditions of approval for your property.

A small pool of comparable sales. With so little commercial land in the city, few recent sales may match your property type. Ask prospective brokers how they would support a price, and whether they would also draw comparisons from Palm Desert or La Quinta.

Design review takes time. Projects reviewed by the Architecture and Landscape Committee and the City Council can take longer. If a buyer needs approvals, plan for that in the escrow schedule.

Leasing considerations

Tenants who fit the zoning. The overlay favors formal, landscaped development, so a tenant with heavy signage or a traditional strip-retail format may not fit. A broker can help you find tenants whose operations match what the city will allow.

Event-season demand. The BNP Paribas Open happens in March, and resort activity drives much of the local economy. Hospitality-related tenants may plan around those seasons. A leasing broker can help you decide whether short-term or seasonal arrangements make sense for your space.

Nearby areas

Owners in Indian Wells often compare their options with Palm Desert and La Quinta, the cities on either side. Bermuda Dunes and Indio are also nearby.

Get matched with an Indian Wells commercial broker

Tell us about your property, its zoning if you know it, and whether you want to sell or lease. We review each inquiry. With your permission, we introduce you to a commercial broker who can discuss your property and representation options. An inquiry does not create a representation agreement. Any brokerage services are provided by the receiving broker.

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Indian Wells owner FAQ

What is the Highway 111 Overlay Zone?

It is Chapter 21.45 of the Indian Wells zoning code. It sets development standards for Planning Area 12 along Highway 111, including setbacks and design review. See the city's code for the full text.

Can I expand my office building on Highway 111?

Under the overlay, expanding an existing commercial or office-professional building requires a conditional use permit. Ask the Planning Department or a land-use professional what that would involve for your property.

Is there demand for commercial property in Indian Wells?

We don't publish market statistics. A broker who works in the area can discuss current buyer and tenant interest for your specific property.

Do you work only with brokers based in Indian Wells?

We look for a broker suited to your property type and location, who may be based anywhere in the valley.

More on selling commercial property or leasing commercial property in the Coachella Valley.

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