Rancho Mirage Commercial Property Owners: Selling and Leasing Help

Rancho Mirage has always been mainly residential, and its city plans say so plainly. Commercial property is mostly concentrated along Highway 111, around the medical campus, and in the growth areas near Interstate 10. The rules for that land are changing. The city has adopted a new Highway 111 Specific Plan, and its General Plan calls for more commercial development toward the freeway. If you own commercial property in Rancho Mirage, we can introduce you to a broker who knows how these plans affect selling and leasing.

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How Rancho Mirage's commercial land is organized

Highway 111 and "Restaurant Row." Rancho Mirage's General Plan describes how commercial businesses expanded in the 1960s and "Restaurant Row" developed along Highway 111. The stretch between Bob Hope Drive and Frank Sinatra Drive still has that name. The River at Rancho Mirage, an outdoor shopping, dining, and entertainment center, is in this area, and the surrounding district is called Downtown Rancho Mirage.

A single Highway 111 Specific Plan. The city's new Highway 111 Specific Plan replaces the separate East and West Highway 111 specific plans and divides the corridor into 12 planning areas. If your property fronts the highway, its development standards now come from this consolidated plan.

Lot consolidation. The General Plan says the city should encourage lot consolidation and integrated development along the Highway 111 corridor, to reduce fragmentation and make infill development easier. If your parcel is small and next to other small parcels, it may interest buyers who are assembling a site.

Growth moving toward I-10. According to the General Plan, past development focused on Highway 111, while most future development is expected near Interstate 10. The plan lists the completion of the Bob Hope Drive/I-10 interchange among the recent changes in the city. It also names Regional Interstate Commercial land among the city's larger blocks of commercial land still undeveloped when the plan was prepared.

Medical office. The General Plan says the city's office market benefits from Eisenhower Medical Center, which supports medical professionals with offices elsewhere in the community. It also describes Rancho Mirage as having a reputation as a preferred business address.

Resorts and gaming. Tourism matters here. Sales and hotel taxes are the city's two biggest revenue sources. The Agua Caliente Band of Cahuilla Indians' Agua Caliente Casino is at Bob Hope Drive and Ramon Road off I-10.

Common property types

• Restaurant and retail property along Highway 111, including around Downtown Rancho Mirage
• Medical and professional office, especially property used by medical professionals near Eisenhower
• Resort-related and hospitality property
• Commercial land on the I-10 side of the city
• Auto-related commercial property; the General Plan names an expanded luxury auto dealership among the city's recent projects

See office, retail, and commercial land.

Considerations when selling

• Read the new specific plan before you price a Highway 111 property. Buyers will judge what they can build or change under the consolidated plan. A broker can help you collect the relevant pages for your planning area. For a formal opinion on your parcel, talk to the city's Planning Department or a land-use professional.
• Sell to medical users or to investors? A medical office building near the Eisenhower campus may appeal to an owner-occupier practice or to an investor buying a leased building. These are different marketing campaigns, so ask prospective brokers how they would reach each kind of buyer.
• Adjacent parcels. Because the city encourages consolidation along the corridor, it can help to know who owns the parcels next to yours before you go to market.
• Check for tribal land. The BIA Palm Springs Agency says the Agua Caliente reservation includes parts of Rancho Mirage. Confirm through your title report whether your parcel is fee land or a leasehold.

Considerations when leasing

• Medical tenants have specific needs. Medical users often look at plumbing, parking, and how close the space is to the hospital. A leasing broker who works with healthcare tenants can tell you whether your space is a realistic fit.
• Restaurant Row tenants. Restaurant tenants care about the space's kitchen infrastructure and the uses allowed under the specific plan. Have that information ready before you market the space.
• Seasonal visitors. Because hotel and sales taxes matter so much to the city's budget, retail and restaurant tenants may ask how sales change through the seasons.

Nearby areas

Rancho Mirage borders Cathedral City, Palm Desert, and unincorporated Thousand Palms, and it is a short drive from Palm Springs.

Get matched with a Rancho Mirage commercial broker

Tell us where your property is (Highway 111, near the medical campus, or toward I-10), what kind of property it is, and whether you want to sell or lease. 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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Rancho Mirage owner FAQ

Which specific plan applies to my property on Highway 111?

The city's Highway 111 Specific Plan replaces the earlier East and West plans. Contact the Rancho Mirage Planning Department to confirm the planning area for your parcel.

Is office property in Rancho Mirage mostly medical?

The city's General Plan says Eisenhower Medical Center supports medical professionals with offices in the community, and it also describes non-medical professional users. What your building will attract depends on its location and layout. A broker can help you understand that.

Should I wait for development near I-10 before selling land?

We can't advise on timing. A broker can explain current buyer demand, and a planner or attorney can explain the entitlement picture.

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

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