La Palme Homes for Sale in Palm Springs, CA
La Palme is a gated condominium community in central Palm Springs, offering a resort-style residential setting with landscaped grounds, multiple swimming pools, spas, and tennis courts. Located near the intersection of South El Cielo Road and Ramon Road, La Palme provides convenient access to downtown Palm Springs, shopping, restaurants, golf, and Palm Springs International Airport.
The community consists of approximately 240 condominium residences spread across more than 17 acres. Its layout includes residential buildings, landscaped walkways, shared recreational areas, and several pool and spa locations.
La Palme is particularly appealing to buyers looking for a condominium with shared resort-style amenities and a convenient Palm Springs location. The community offers a variety of one- and two-bedroom floor plans, making it worth considering as a full-time residence, seasonal desert retreat, or potential investment property, subject to applicable rental rules.
One important consideration for buyers is that La Palme is on private leased land. Understanding the land lease, HOA expenses, and community regulations is an essential part of evaluating any purchase.
La Palme at a Glance
Location: 401 South El Cielo Road, Palm Springs, CA 92262
Community Type: Gated condominium community
Number of Residences: Approximately 240
Community Size: More than 17 acres
Original Construction: Mid-to-late 1980s
Reported Construction Years: Approximately 1985–1988, depending on the building and property record
Property Types: One-bedroom and two-bedroom condominiums
Common Floor Plans: One bedroom and one bathroom; two bedrooms and two bathrooms
Reported Interior Sizes: Approximately 768–1,196 square feet in individual property examples
Swimming Pools: Six community pools
Spas: Six community spas
Tennis Courts: Three community courts
Additional Amenities: Gated access, landscaped grounds, assigned parking, and community mail facilities
Land Ownership: Private land lease
Reported Lease Expiration: 2076 in multiple property records; confirm the controlling lease documents
HOA: Yes
Age Restriction: Not a 55+ community
Pet Policy: Association rules apply; published community information reports a limit of two small pets per household, subject to current rules
Welcome to La Palme
La Palme offers a comfortable condominium lifestyle with amenities that make it easy to enjoy the Palm Springs desert climate.
The community is arranged around landscaped grounds and shared recreational areas. Residents have access to multiple pools and spas throughout the development, providing several places to swim, relax, and enjoy the sunshine.
The three tennis courts add another recreational option, and the gated entrance provides controlled access to the residential community.
La Palme's central location is another major advantage. Residents can reach downtown Palm Springs, local shopping, restaurants, and the airport without having to travel far from home.
The community has a mix of full-time residents, seasonal homeowners, and people who enjoy having a desert getaway.
History and Development
La Palme was developed during the 1980s as a condominium community in central Palm Springs.
The development occupies more than 17 acres near South El Cielo Road and Ramon Road. Its layout was designed around multiple residential buildings and shared recreational facilities rather than individual detached homes.
Construction records for individual residences generally show dates between approximately 1985 and 1988. The specific year can vary depending on the building and the property record.
Over the years, many residences have been updated with renovated kitchens, remodeled bathrooms, newer flooring, modern appliances, and upgraded heating and cooling systems.
The community has continued to attract buyers interested in condominium living with shared amenities and a convenient location.
Homes and Floor Plans
La Palme offers several condominium layouts, with one-bedroom and two-bedroom residences.
One-Bedroom Condominiums
The one-bedroom floor plans generally include one bedroom, one bathroom, a living area, kitchen, and private outdoor space. Published property examples range from approximately 768 to 868 square feet, although individual layouts and measurements vary.
These residences may appeal to buyers looking for a smaller desert retreat or a more manageable condominium.
Two-Bedroom Condominiums
The two-bedroom residences generally offer two bedrooms and two bathrooms. Published examples include layouts around 1,012, 1,112, 1,160, and 1,196 square feet.
Some units feature open living and dining areas, private patios or balconies, and views of the community grounds, pools, or surrounding mountains.
Interior Features
Individual residences may include updated kitchens, modern appliances, renovated bathrooms, tile or luxury vinyl flooring, walk-in closets, fireplaces, in-unit laundry, and private patios or balconies.
Parking
Assigned parking is commonly reported, with covered parking available for some residences. Parking arrangements vary by unit, so buyers should confirm the assigned space and guest parking provisions.
Renovated Residences
Many owners have updated their units over time. Buyers may find remodeled kitchens, updated countertops, newer appliances, modern bathrooms, upgraded HVAC equipment, and refreshed interior finishes.
Not every unit has the same upgrades, and the condition of individual residences varies.
Community Amenities
One of La Palme's strongest features is its collection of shared recreational amenities.
Six Swimming Pools: Residents have access to six community pools distributed throughout the development.
Six Spas: Shared spas provide additional opportunities to relax and enjoy the desert lifestyle.
Three Tennis Courts: The community has three tennis courts. The association's rules also address permitted pickleball play.
Gated Entrance: Controlled access provides an additional level of privacy for residents.
Landscaped Grounds: The association maintains common landscaping and shared outdoor areas.
Community Walkways: Landscaped paths connect residential buildings and recreational facilities.
Assigned Parking: Individual residences have designated parking arrangements, with covered spaces available for some units.
Community Mail Facilities: Shared mailbox facilities serve the development.
Amenities and their operating rules are governed by the association. Buyers should confirm current facility conditions, hours, maintenance plans, and access policies.
HOA Fees and What They May Include
La Palme has a homeowners association responsible for shared community operations and maintenance.
Published property information has reported HOA fees at different amounts, including figures in the $400–$485 monthly range in recent examples. These are historical or property-specific examples, not a guaranteed current assessment.
Depending on the applicable association budget and current services, HOA coverage has been reported to include:
Common-Area Maintenance: Landscaping and maintenance of shared grounds.
Exterior Maintenance: Certain building exterior and roof maintenance responsibilities.
Water and Trash: Water and trash services have been reported as included.
Cable and Internet: Cable television and internet services have been reported as included in some published property descriptions. Confirm the current service package and coverage.
Community Amenities: Maintenance of shared pools, spas, tennis courts, and common areas.
Before purchasing, buyers should request the current HOA budget, reserve study, insurance information, meeting minutes, assessment schedule, and governing documents.
Important Information About the Land Lease
La Palme is located on private leased land. This is one of the most important details buyers should understand before purchasing.
Unlike a condominium on fee-simple land, the owner purchases the condominium interest while the underlying land is subject to a lease.
Reported Lease Expiration: Multiple individual property records report a lease expiration in 2076. Some older community marketing material has referenced 2071, so buyers should not rely on an advertised date alone.
Annual Land Lease: The amount varies by unit and lease provisions. Published property examples have reported different annual amounts.
Monthly or Annual Payments: Buyers should determine whether the land lease payment is included in the HOA assessment or billed separately. Do not assume it is included.
Lease Terms: Review the master lease, individual lease provisions, payment escalation clauses, renewal terms, and any purchase or extension provisions.
Financing: Leasehold ownership may affect mortgage availability, lender requirements, and resale considerations. Buyers should discuss the lease with their lender before making an offer.
Resale Value: The remaining lease term is an important factor when evaluating long-term ownership and future marketability.
A real estate purchase at La Palme should always include a careful review of the land lease and title documents.
Community Rules and Restrictions
La Palme has association rules governing the use of common areas and individual residences.
Smoking Policy: The association's published August 2023 rules prohibit smoking throughout the complex, including inside units, patios, balconies, and common areas. The rules identify grandfathered exceptions for certain owners and residents who were established before January 1, 2016.
Pets: Community marketing information reports that two small pets are permitted per household. Buyers should verify current pet restrictions, size limits, and approval requirements.
Tennis and Pickleball: The association rules permit tennis and specify conditions for pickleball play, including use of a quiet soft ball.
Rental Restrictions: Community-specific rental rules apply. Published community information has described a 30-day minimum rental period. Buyers should obtain the current CC&Rs and rental regulations before purchasing for investment or seasonal rental use.
Common Areas: Residents are not permitted to make unauthorized changes to shared landscaping or common areas.
Association rules can change, so the current governing documents should always take precedence over older marketing descriptions.
Location and Nearby Attractions
La Palme's central Palm Springs location makes it convenient to explore many of the area's most popular attractions, restaurants, shopping districts, and recreational destinations.
Downtown Palm Springs: Just a short drive away, downtown offers restaurants, cafés, boutiques, art galleries, entertainment, and seasonal events along Palm Canyon Drive.
Palm Springs Convention Center: A major venue for conventions, exhibitions, special events, and community gatherings.
Visit the Palm Springs Convention Center
Agua Caliente Cultural Plaza: Discover the history and living culture of the Agua Caliente Band of Cahuilla Indians. The plaza includes the Agua Caliente Cultural Museum, The Spa at Séc-he, and outdoor gathering areas.
Explore the Agua Caliente Cultural Plaza
The Spa at Séc-he: Experience the mineral waters of the historic Agua Caliente hot mineral spring, along with spa treatments and wellness facilities.
Palm Springs Art Museum: Explore art, photography, sculpture, architecture, and rotating exhibitions in downtown Palm Springs.
Visit the Palm Springs Art Museum
Architecture and Design Center: Discover exhibitions focused on Palm Springs' internationally recognized modern architecture and design history.
Visit the Architecture and Design Center
Palm Springs Air Museum: Explore an extensive collection of historic military aircraft, aviation exhibits, and educational programs.
Visit the Palm Springs Air Museum
Moorten Botanical Garden: Enjoy a family-owned botanical garden featuring desert plants, cacti, succulents, and the distinctive Cactarium.
Visit Moorten Botanical Garden
Tahquitz Canyon: Discover scenic desert trails, a beautiful waterfall, and the cultural history of the Agua Caliente people.
Indian Canyons: Explore palm oases, hiking trails, mountain scenery, and the natural beauty of the ancestral lands of the Agua Caliente Band of Cahuilla Indians.
Palm Springs Aerial Tramway: Take the rotating tramcar from the desert floor to the mountain station, where visitors can enjoy spectacular views, hiking, and mountain recreation.
Visit the Palm Springs Aerial Tramway
Ruth Hardy Park: A popular Palm Springs park with open green space, tennis courts, sports facilities, and walking areas.
VillageFest: Enjoy the weekly Thursday evening street fair in downtown Palm Springs, featuring local vendors, artists, food, and entertainment.
Palm Springs International Airport: Conveniently located for residents who travel frequently or maintain a seasonal desert residence.
Visit Palm Springs International Airport
Shopping, Dining, and Everyday Convenience
La Palme is close to several shopping and dining destinations, making everyday errands and going out to dinner convenient.
Ramon Road Commercial Corridor: Nearby businesses provide access to grocery shopping, everyday services, restaurants, and other conveniences.
Downtown Palm Springs: Offers a wide range of restaurants, coffee shops, boutiques, galleries, and specialty stores.
Palm Springs Shopping Districts: Explore the city's local retail areas for clothing, home furnishings, gifts, and specialty shopping.
Dining and Entertainment: Palm Springs offers everything from casual restaurants and cafés to upscale dining, outdoor patios, and live entertainment.
For additional local information, explore Visit Palm Springs.
Outdoor Recreation
Residents of La Palme have access to a variety of recreational opportunities throughout Palm Springs.
Swimming: Enjoy the six community pools and six spas within La Palme.
Tennis and Pickleball: Use the community's three tennis courts, subject to association rules.
Golf: Explore nearby courses including Tahquitz Creek Golf Resort, Indian Canyons Golf Resort, and Escena Golf Club.
Tahquitz Creek Golf Resort | Indian Canyons Golf Resort | Escena Golf Club
Hiking: Enjoy desert trails at Tahquitz Canyon and Indian Canyons.
Walking and Cycling: Explore nearby residential streets, downtown Palm Springs, and local recreation routes.
Arts and Culture: Visit local museums, art galleries, architectural landmarks, and community events.
Schools
Families considering La Palme should verify current school boundaries and enrollment information directly with the school district. Attendance areas and assignments can change.
School District: Palm Springs Unified School District
Visit Palm Springs Unified School District
Who Might Enjoy Living in La Palme?
La Palme may appeal to buyers looking for a gated condominium community, multiple swimming pools and spas, tennis and recreational amenities, a convenient central Palm Springs location, easy access to downtown shopping and restaurants, a seasonal desert retreat, or a smaller condominium with shared maintenance responsibilities.
It may also appeal to buyers who prefer a community with established landscaping and recreational amenities rather than maintaining a private swimming pool and large yard.
Important Things to Consider for Buyers
Land Lease: La Palme is on leased land. Review the master lease, expiration date, annual payment, escalation provisions, and financing implications.
HOA Fees: Obtain the current monthly assessment and determine exactly which utilities and services are included.
Lease and HOA Expenses: Calculate the combined ownership costs, including HOA dues, land lease payments, property taxes, insurance, and utilities not covered by the association.
Rental Rules: Verify the current minimum rental period and any other restrictions before purchasing for investment purposes.
Smoking Restrictions: Review the association's smoke-free rules and any applicable grandfathered provisions.
Pet Restrictions: Confirm the current pet policy, including permitted number, size, and any approval requirements.
Parking: Verify the assigned parking space, covered parking availability, and guest parking arrangements.
Building Condition: Review the age and condition of roofs, plumbing, exterior structures, walkways, and common-area improvements.
Association Finances: Examine reserves, insurance, pending assessments, litigation disclosures, and planned maintenance projects.
Unit Condition: Renovations and interior finishes vary significantly between residences. Have the individual unit inspected.
Financing and Resale: The remaining land lease term may affect financing and future resale. Discuss the lease with a qualified lender and title professional.
Frequently Asked Questions About La Palme
Where is La Palme located?
La Palme is located at 401 South El Cielo Road near Ramon Road in central Palm Springs, California.
How many condos are in La Palme?
The community consists of approximately 240 condominium residences.
When was La Palme built?
Individual property records generally show construction dates between approximately 1985 and 1988.
How large are the condos?
Published property examples range from approximately 768 to 1,196 square feet. The community offers one-bedroom and two-bedroom floor plans.
How many swimming pools does La Palme have?
La Palme is reported to have six community swimming pools and six spas.
Does La Palme have tennis courts?
Yes. The community has three tennis courts. Association rules also provide for pickleball under specified conditions.
Is La Palme a gated community?
Yes. La Palme has gated access and controlled entry.
Does La Palme have an HOA?
Yes. The homeowners association manages shared facilities, landscaping, and other common community responsibilities.
What do the HOA fees include?
Published information has reported coverage for certain utilities and services, including water, trash, cable, internet, landscaping, and exterior maintenance. The actual current coverage should be confirmed through the association's budget and disclosures.
Are La Palme condos on fee land or lease land?
La Palme is on private leased land. Buyers should review the master lease and individual ownership documents.
When does the La Palme land lease expire?
Multiple property records report 2076. Older marketing material has referenced 2071, so buyers should confirm the controlling lease documents and exact expiration date.
Can you rent a condo at La Palme?
Rental restrictions apply. Published community information has described a 30-day minimum rental period. Buyers should confirm current association rules and City of Palm Springs regulations before purchasing.
Are pets allowed at La Palme?
Published community information reports that two small pets are allowed per household. Buyers should verify the current association pet policy.
Is La Palme a 55+ community?
No. La Palme is not identified as a 55+ age-restricted community.
Explore Condos for Sale in La Palme
Interested in finding a condominium at La Palme? Explore available residences and discover the convenience of this gated Palm Springs community.
Whether you are looking for a one-bedroom desert getaway, a two-bedroom condominium, or a home with pool and mountain views, La Palme offers a variety of floor plans and shared amenities.
With six pools, six spas, tennis courts, landscaped grounds, and a central location, La Palme offers a distinctive condominium lifestyle in Palm Springs. Be sure to understand the land lease and HOA expenses as part of your home-buying decision.