Commercial Property Owners in Palm Springs: Find the Right Broker

Commercial property in Palm Springs is often more complicated than its listing makes it look. Much of the city lies within the Agua Caliente Indian Reservation, so the land under some buildings is leased rather than owned. Many areas also come with design and historic review. And the city is in the middle of its first complete zoning code rewrite in decades. If you own commercial property here and are thinking about selling or leasing, we can introduce you to a broker who has handled these issues before.

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What makes Palm Springs different for owners

Land ownership varies parcel by parcel. The Agua Caliente reservation is laid out in a checkerboard. The City of Palm Springs describes three types of land ownership within it: Tribal Trust land, Allotted land (which may or may not be leased), and Fee land. The Bureau of Indian Affairs Palm Springs Agency says the reservation includes parts of Palm Springs, Cathedral City, Rancho Mirage, and unincorporated Riverside County. The BIA approves leases of trust land, and those leases may not exceed 99 years. A buyer looking at a building on leased trust land is really buying a leasehold. The time left on the ground lease will shape lender interest and buyer demand.

Section 14 has its own specific plan. The Agua Caliente Band of Cahuilla Indians' Section 14 Specific Plan covers about 640 acres, roughly a mile west of the airport. It is bounded roughly by Alejo Road, Sunrise Way, Ramon Road, and Indian Canyon Drive, and Tahquitz Canyon Way runs through it. Under the 1977 Land Use Contract described in that plan, the Tribe adopts city land-use rules and the city acts as its agent in applying them.

Zoning is being rewritten. The city's ZonePS project is the first comprehensive update of the zoning code since 1988. It is meant to carry out the General Plan 2040 update. The city launched the effort in April 2024 and expects adoption in spring 2027. The city describes its materials as preliminary. If your sale or lease depends on a particular use, ask whether the draft code would affect it.

Design and historic review. The Planning Services Department supports the Architectural Review Committee, the Historic Site Preservation Board, and the Planning Commission. Exterior changes, signs, and redevelopment proposals may go through one or more of these.

The airport. Palm Springs International Airport (PSP) is two miles east of downtown, on land originally owned by the Agua Caliente Band. The airport advertises existing facilities and shovel-ready land for both aviation and non-aviation development, and it has two fixed-base operators.

A long retail history. Palm Canyon Drive was home to La Plaza, which opened in 1936 and is described as the first self-contained shopping center in Southern California. Tourism is still a major part of the economy.

Common commercial property types in Palm Springs

• Storefront retail and restaurant buildings, including along Palm Canyon Drive
• Hospitality and hospitality-related property connected to the tourism economy
• Office, service, and aviation-related property, including near the airport on East Tahquitz Canyon Way
• Buildings on leased tribal trust or allotted land, where the owner holds the improvements but not the land underneath
• Land and redevelopment sites, including within the Section 14 Specific Plan area

Related pages: retail, investment properties, commercial land.

Selling in Palm Springs

1. Find out whether you own the land. Before you set a price, confirm whether your parcel is Fee land or sits on a trust or allotted ground lease. If it's leased, gather the ground lease, any amendments, and the BIA approval records. The remaining lease term is one of the first things a buyer's lender will ask about.
2. Expect questions about historic status and design review. Buyers who plan exterior changes will want to know whether the property is historically designated or whether design review applies.
3. Check the draft zoning code. Because ZonePS is still in draft, a buyer may ask how the proposed rules would treat the current use. A broker can point the buyer to the city's materials. For an answer about your specific parcel, talk to a land-use attorney or planner.

Leasing in Palm Springs

• Tourism follows the seasons. Tenants such as restaurants, retailers, and service businesses that depend on visitors may ask about seasonal traffic. A leasing broker can help you structure terms with that in mind.
• Subleasing a ground-leased property. If you hold a ground lease on trust land and want to lease space to an operating tenant, the terms of your ground lease may limit what you can offer, including the term and permitted uses. Have the ground lease reviewed before you market the space.
• Near the airport. Aviation-related and non-aviation tenants may look at the area around PSP. Whether your property suits them depends on its location and use.

Neighboring areas

Many owners in Palm Springs also hold property in Cathedral City, which is also part of the reservation checkerboard, or in Desert Hot Springs to the north. Rancho Mirage also contains reservation land.

Get matched with a Palm Springs commercial broker

Tell us whether you own the land or hold a ground lease, what type of property you have, 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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Palm Springs owner FAQ

How do I know if my property is on tribal land?

The City of Palm Springs publishes tribal land information through its Planning Services Department, and the BIA Palm Springs Agency oversees trust land leases. A title report should show whether you hold fee title or a leasehold. If you're unsure, ask a title company or real estate attorney.

Can I sell a building that sits on leased tribal land?

Leasehold interests are bought and sold, but the ground lease terms and any required approvals affect how the sale works. Your broker and attorney should review the ground lease before the property goes on the market.

How does the ZonePS zoning update affect me?

The city expects adoption in spring 2027 and describes its current materials as preliminary. Until a new code is adopted, ask the Planning Services Department or a land-use professional how the draft would apply to your parcel.

What should I ask a Palm Springs broker?

Ask whether they have handled sales or leases of property on tribal ground leases, and whether they have worked on properties that went through architectural or historic review.

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

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