Why Andreas Hills' Median Home Price Depends Entirely on Which Site You Check

Look up the median home price in Andreas Hills on three different real estate sites and you will get three different numbers, and the gap between them will run past a million dollars. This is not a case of one site being wrong and the others right. It is what happens when a genuinely tiny, wildly mixed market gets forced into a single headline statistic every month.

If you are comparing Andreas Hills against other Palm Springs neighborhoods, that median number is probably the least useful thing on the page. Here is why, and here is what to look at instead.

A Dozen Sales a Year Can't Anchor One Median

Andreas Hills does not trade in volume. One data provider's February 2026 snapshot put the median home price at $2,843,715 while listing the average sale price for the same period at $2,238,529, two figures that are measuring different things and landing more than half a million dollars apart on the same page. A separate site's three-month window ending April 2026 showed a median sale price of $3.25 million against a citywide Palm Springs median of $610,000 that March, underscoring how far Andreas Hills sits from the broader market. By July 2026, another portal's tracker put the median list price at $1.49 million, down double digits both month over month and year over year.

None of these sites are pulling from a different planet. They are pulling from the same handful of closings, and the handful is the problem. One tracking service that follows the neighborhood's overall inventory counts roughly 21 sales a year across the area. Redfin's own count for January 2025 showed just 5 homes sold that entire month. When your monthly sample size is in the single digits, one unusually large estate closing or one modest condo resale does not nudge the median, it redefines it. A neighborhood that trades this thin will always produce headline numbers that jump around far more than the underlying market actually moved.

Seven Gated Enclaves, One MLS Tag

The volatility gets worse once you realize "Andreas Hills" is not one product. It is a name applied to at least seven distinct gated communities, a stretch of older non-HOA houses, and three separate condo phases, all reporting into the same neighborhood-level statistic.

Layer onto that a run of houses built between the 1970s and 1990s that carry no HOA at all, with values reported anywhere from about $700,000 to $3 million, plus three condo phases, one of which, Phase 3, was designed by noted mid-century architect William Cody and consists of just 26 units spread across more than seven acres.

A single MLS neighborhood tag now covers a 1980s condo, a William Cody-designed unit, an unrestored 1975 house, and a brand-new Poon Design estate at Linea. Compute a median across that mix in a month with five closings and you get a number that describes almost nothing. It is an average of apples, a golf cart, and a small vineyard.

The One Number That Actually Holds Still

Here is the useful part. While the median swung by more than a million dollars across the sources above, price per square foot barely moved between them. The July 2026 list-price tracker put it at $416 per square foot. A separate closed-sale figure for the same general period landed at $415. That is a one-dollar spread, against a headline median that swung by seven figures.

This makes sense once you think about what each number is actually measuring. A neighborhood-wide median gets whipsawed by which specific homes happened to sell that month. Price per square foot is closer to a rate, and rates are more resistant to a thin, lumpy sample, though they are still not immune to the enclave-mixing problem above. A Linea square foot and a 1978 non-HOA square foot are not really the same unit of comparison, even if the math treats them as one.

If you are trying to size up what your money buys in Andreas Hills relative to another Palm Springs neighborhood, price per square foot within a matched product type is a sturdier starting point than the median you saw on the first page you opened.

What This Actually Means If You're Comparing Neighborhoods

The instinct when shopping any neighborhood is to anchor on the median and work outward. In Andreas Hills, that instinct will mislead you more often than it helps. A few things are worth doing instead.

• Ask which enclave a listing sits in before comparing its price to anything else. Monte Sereno, Linea, Alta, Parc Andreas, Andreas Palms, Pinnacle Point, and Bella Monte are not interchangeable, and neither are the condo phases or the older non-HOA stretch.
• Check land tenure. Every gated enclave listed above sits on fee simple land, meaning the buyer owns the ground under the house outright, which matters for financing and long-term value in ways that vary elsewhere in the Coachella Valley.
• Compare price per square foot within a matched vintage and product type rather than across the whole neighborhood tag. A newer fee simple estate and an older non-HOA house are not the same comparison even when the per-square-foot math makes them look similar.
• Pull actual recent closed comps rather than trusting a single portal's automated median, especially in a month where only a handful of homes changed hands.
• Treat days-on-market figures the same way. One source puts the average at 89 days against a 53-day national figure, while another tracker's running tally for the neighborhood shows a shorter 69 days to an accepted offer. Neither is dishonest. Both are drawing from a small, uneven sample.

None of this means Andreas Hills is a confusing place to buy or sell. It means the neighborhood rewards a buyer or seller who looks past the first number on the page and asks what that number is actually built from.

If you are weighing Andreas Hills against another South Palm Springs neighborhood, or you already have a home in one of its enclaves and want to know what it is actually worth against real, matched comparables rather than a portal's monthly average, Kyle Gilligan can walk through the specific enclave, vintage, and comps that apply to your situation. Get a free home valuation built on the numbers that actually hold still.