Palermo Homes for Sale in Palm Springs, CA
Palermo is a gated condominium and townhome community in North Palm Springs, offering contemporary residences, resort-style amenities and convenient access to downtown. Built primarily in 2007, this development features modern one- and two-bedroom homes with private patios, small yards, rooftop terraces or balconies, depending on the floor plan.
The community is designed around shared recreational facilities, including two swimming pools, spas, a clubhouse and fitness center. Residents also enjoy access to a billiards room, gathering areas and landscaped common grounds.
Located near North Indian Canyon Drive and San Rafael Road, Palermo offers a convenient residential setting for full-time homeowners and seasonal residents who want a modern condominium with community amenities.
Palermo at a Glance
Location: North Palm Springs, California
General Location: Near North Indian Canyon Drive and San Rafael Road
Community Type: Gated condominium and townhome community
Year Built: Approximately 2007
Reported Community Size: 117 residences in current real estate community references
Original Approved Development: 211 condominium units, according to City planning records
Property Types: Attached condominiums and townhome-style residences
Bedrooms: One- and two-bedroom floor plans
Home Sizes: Approximately 800–1,387 square feet in published community and property examples
Architectural Style: Contemporary
Land Ownership: Fee-simple ownership reported
Gated Community: Yes
Amenities: Two swimming pools, two spas, clubhouse, fitness center and billiards room
Parking: Covered parking or garage, depending on the residence
HOA: Required; assessments vary by property and association records
Rental Rules: A 30-day minimum rental period is reported
Nearby Attractions: Palm Springs Visitor Center, Palm Springs Aerial Tramway, downtown Palm Springs and North Palm Canyon Drive
Welcome to Palermo
Palermo is an established North Palm Springs development created for buyers seeking contemporary condominium living with access to shared recreational amenities.
The community features a collection of attached residences arranged around landscaped common areas and recreational facilities. Its gated entrance provides controlled access, while the residential streets and walkways create a neighborhood setting within the larger development.
Palermo is particularly appealing to buyers who want the convenience of a condominium or townhome without the expense and maintenance responsibilities often associated with a detached single-family property.
Its location also provides convenient access to North Palm Canyon Drive, local shopping and restaurants, as well as the outdoor attractions of the northern Palm Springs area.
Homes and Floor Plans in Palermo
Palermo offers a variety of one- and two-bedroom residences with different layouts and outdoor configurations.
Published property examples range from approximately 800 to 1,387 square feet, depending on the floor plan.
One-Bedroom Residences: Smaller layouts offer an efficient living arrangement with a separate bedroom, living space and kitchen.
Two-Bedroom Residences: Larger floor plans provide additional space for guests, family members or a home office.
Two-Story Townhomes: Certain residences feature multi-level layouts with bedrooms and bathrooms arranged across separate floors.
Single-Level Residences: Some floor plans provide convenient single-level living.
Open Living Areas: Many homes feature connected living, dining and kitchen spaces.
Modern Kitchens: Contemporary cabinetry, countertops and appliances are found in many residences, although finishes vary by property.
Private Outdoor Areas: Depending on the floor plan, homes may have a patio, small yard, balcony or rooftop terrace.
Parking: Individual residences have a designated covered parking space or garage, depending on the property.
Some homes have been remodeled with updated flooring, kitchens, bathrooms and modern finishes. Buyers should compare individual properties because interior condition and features can vary.
Community Amenities
One of Palermo's main attractions is its collection of shared recreational facilities.
Swimming Pools: Two community swimming pools provide places to relax and enjoy the desert climate.
Spas: Two shared spas offer additional opportunities for relaxation.
Clubhouse: A community gathering area with a kitchen, lounge seating and television.
Fitness Center: An on-site exercise facility with training equipment.
Billiards Room: A recreational space for residents and guests.
Game and Gathering Areas: Shared indoor spaces provide opportunities for socializing.
Landscaped Common Areas: Maintained outdoor areas contribute to the community's residential atmosphere.
Gated Entry: Controlled access provides an additional layer of privacy.
Amenity availability, operating hours and access rules are subject to the homeowners association.
Land Ownership and HOA Information
One important advantage of Palermo is that it is reported to be located on fee-simple land. This means homeowners own the land associated with their condominium interest rather than paying a separate land lease.
Palermo also has a homeowners association responsible for maintaining the shared facilities and common areas.
Published property records show different monthly HOA assessments. Examples range from approximately $350 to $590 per month, depending on the property record and reported assessment. These figures should not be treated as a confirmed current fee for every residence.
Association services identified in property records include:
Common Area Maintenance: Maintenance of the shared grounds and facilities.
Landscaping: Care of common landscaping and certain exterior areas.
Water and Trash: Included in some published association fee descriptions.
Sewer: Identified as included in some property records.
Recreational Facilities: Maintenance of the pools, spas, clubhouse and fitness center.
Management: The community uses professional management.
Buyers should request the current HOA statement, budget, reserve study, insurance information, meeting minutes and any applicable special assessment disclosures.
Community Size and Development History
Palermo was approved by the City of Palm Springs in 2005 as Tentative Tract Map 33561, with the final map approved in March 2006.
The City reported in a January 2017 staff report that the original developer had constructed approximately 129 of the 211 approved condominium units, with 82 units remaining unbuilt at that time after the project stalled during the economic recession.
Current real estate community references commonly identify Palermo as a 117-unit development. Because these sources use different project and community counts, buyers should rely on the recorded condominium documents and parcel records for the exact number of completed units rather than assuming the original approved count represents the present community.
Location and Convenience
Palermo is located in North Palm Springs near the intersection of North Indian Canyon Drive and San Rafael Road.
The location provides convenient access to North Palm Canyon Drive, neighborhood shopping, restaurants and everyday services. Residents can also reach downtown Palm Springs and many of the city's cultural attractions without a lengthy drive.
The northern part of Palm Springs offers a distinctive desert setting, with mountain views and convenient access to the Palm Springs Aerial Tramway and surrounding outdoor recreation.
Nearby Attractions and Local Places
Palm Springs Visitor Center: Located in the iconic former Tramway Gas Station building designed by Albert Frey, the Visitor Center offers information about local attractions, events, dining and shopping.
Palm Springs Aerial Tramway: Enjoy a rotating tramcar ride from Chino Canyon to the alpine environment of Mount San Jacinto State Park.
Downtown Palm Springs: Explore Palm Canyon Drive, restaurants, boutiques, art galleries, entertainment and local events.
Palm Springs Art Museum: Discover art, architecture, photography, sculpture and special exhibitions.
Agua Caliente Cultural Museum: Learn about the history, culture and heritage of the Agua Caliente Band of Cahuilla Indians.
Palm Springs Air Museum: Explore historic aircraft, aviation exhibits and educational programs.
Moorten Botanical Garden: Visit a historic botanical garden featuring cacti, succulents and desert plants.
Ruth Hardy Park: A popular city park featuring tennis, basketball, playgrounds, picnic areas and open green space.
Demuth Park: One of the city's largest parks, offering walking paths, sports fields, tennis, pickleball and recreational facilities.
VillageFest: Palm Springs' popular weekly downtown street fair featuring local vendors, food, art and entertainment.
Palm Springs Convention Center: A major destination for conventions, exhibitions, meetings and special events.
Palm Springs International Airport: Convenient access to regional and national air travel.
Dining and Shopping Near Palermo
Residents have access to a variety of local businesses along North Indian Canyon Drive and North Palm Canyon Drive.
North Palm Canyon Drive: A commercial corridor with restaurants, cafés, shopping and everyday services.
Downtown Palm Springs: A popular destination for restaurants, boutiques, galleries, bars and entertainment.
Uptown Design District: Explore modern furniture, vintage finds, design shops and home furnishings.
VillageFest: A weekly downtown event featuring local artists, food vendors, crafts and specialty products.
El Paseo Shopping District: Located in nearby Palm Desert, El Paseo offers upscale shopping, galleries and dining.
Outdoor Recreation and Golf
Palermo's location provides access to several outdoor activities and golf destinations throughout Palm Springs.
Escena Golf Club: A public golf course with mountain views, practice facilities and a modern clubhouse.
Tahquitz Creek Golf Resort: Offers two public 18-hole golf courses and practice facilities.
Indian Canyons: A popular destination for hiking, palm oases and scenic desert trails.
Tahquitz Canyon: Explore desert hiking trails, cultural history and a seasonal waterfall.
Palm Springs Aerial Tramway: Provides access to mountain hiking, scenic overlooks and cooler alpine recreation.
Community Fitness Facilities: Palermo's on-site fitness center provides a convenient option for exercise without leaving the development.
Schools
Palermo is located within the Palm Springs Unified School District.
Families considering a move should verify school attendance boundaries, grade levels, enrollment requirements and transportation options directly with the Palm Springs Unified School District. School assignments should be confirmed using the property's exact address.
Who Might Enjoy Living in Palermo?
Condominium Buyers: Those looking for a modern attached home with shared amenities and exterior maintenance services.
Seasonal Homeowners: Buyers seeking a Palm Springs retreat with pools, spas and a fitness center.
Full-Time Residents: People who want a convenient North Palm Springs location close to shopping and everyday services.
First-Time Buyers: Buyers interested in condominium ownership rather than a larger detached home.
Active Lifestyle Buyers: Residents who enjoy swimming, fitness, billiards and nearby outdoor recreation.
Buyers Seeking Fee Land: Those who prefer fee-simple ownership rather than a land-lease property.
Important Things to Consider for Buyers
HOA Fees: Monthly assessments vary in published property records. Request the current fee statement and verify exactly which services and amenities are included.
Association Documents: Review the CC&Rs, budgets, reserve studies, meeting minutes, insurance coverage and any pending special assessments.
Rental Restrictions: A 30-day minimum rental rule is reported for Palermo. Confirm the current rental policy directly with the association before purchasing.
Fee-Simple Ownership: Palermo is reported to be on fee land. Confirm the ownership structure through the preliminary title report for the specific residence.
Property Condition: Review plumbing, electrical systems, HVAC, windows, appliances and interior renovations.
Parking: Confirm whether the property has a covered carport or an attached or detached garage, and review guest parking rules.
Pet Policies: Verify current association rules regarding pets, including any restrictions on size, number or common-area use.
Floor Plan: Some residences are single-level, while others have multiple floors. Consider stairs, bedroom locations and overall layout before purchasing.
Community Amenities: Confirm the current operating condition of the pools, spas, fitness center and clubhouse.
Financing: Check with a lender to confirm that the specific condominium and association meet the lender's project requirements.
Frequently Asked Questions About Palermo
Where is Palermo located?
Palermo is in North Palm Springs near North Indian Canyon Drive and San Rafael Road.
When was Palermo built?
The community was developed primarily around 2007, following City approvals in 2005 and 2006.
How many homes are in Palermo?
Current real estate community references commonly report 117 residences. Earlier City planning records describe a larger original development approval of 211 condominium units, with approximately 129 constructed by January 2017. The figures reflect different stages and records of the development.
What types of homes are in Palermo?
Palermo offers one- and two-bedroom condominiums and townhome-style residences, including single-level and multi-level floor plans.
How large are the homes?
Published property examples range from approximately 800 to 1,387 square feet.
Does Palermo have swimming pools?
Yes. The community is commonly described as having two swimming pools and two spas.
What other amenities are available?
Amenities include a clubhouse, fitness center, billiards room, kitchen and shared gathering areas.
Is Palermo a gated community?
Yes. Palermo has controlled gated access.
Is Palermo on leased land?
No. Fee-simple ownership is reported for Palermo, meaning homeowners own the land associated with their property interest.
Does Palermo have an HOA?
Yes. The homeowners association maintains the common areas and shared amenities.
How much are Palermo HOA fees?
Published property records show varying monthly assessments, with examples from approximately $350 to $590. Buyers should confirm the current assessment for the individual unit.
Can you rent a home in Palermo?
A 30-day minimum rental period is reported. Buyers should verify the current association rules and applicable City of Palm Springs requirements.
Is Palermo close to downtown Palm Springs?
Yes. The community is a short drive from downtown Palm Springs, with convenient access to shopping, dining and entertainment.
Explore Palermo Homes for Sale
Palermo offers a convenient opportunity to enjoy condominium living in North Palm Springs. With modern one- and two-bedroom residences, gated access, two swimming pools, spas, a fitness center and clubhouse, the community provides an appealing combination of comfort and recreation.
Whether you are looking for a full-time residence, a seasonal getaway or a modern condominium with shared amenities, Palermo is worth exploring.
Discover Palermo and find your place in Palm Springs.