PropertyDNA Risk Snapshot

Qualitative ratings drawn from public geographic and parcel context, for orientation only. They are not a substitute for the formal Natural Hazard Disclosure (NHD), seller disclosures, and inspections completed in escrow.

Wildfire — Low	Urban, fully-landscaped gated community; not within a designated wildland-urban interface.
Flood — Confirm	The home fronts an engineered recreational lake within a master-planned community. Buyers should confirm the parcel's FEMA flood-zone designation and any lake-adjacency considerations via the NHD report in escrow.
Seismic — Moderate/Elevated	The Coachella Valley lies near the San Andreas fault system; standard California seismic considerations apply. The home was built to modern (2004) code.
Heat / Wind — Typical Desert	Hot desert summers; the home is built and cooled for the climate with central air conditioning.

Loss History

No material loss history is indicated. The home has been held by its original owners since new (2004) and used only ~3–4 weeks per year — minimal wear and exposure. A CLUE/insurance loss report and the seller's disclosures will confirm the record in escrow.

Permitting & Improvements

• 2004 original construction (City of La Quinta / Riverside County).
• Recent improvements: brand-new tile flooring, new carpet, and a salt-water Pebble Tec pool with pumps and filtration upgraded from original (professionally maintained weekly).
• No open permit issues are indicated; buyers should verify the permit history for any improvements during due diligence.
• No Mello-Roos; water and sewer through CVWD.

Future Development

• Palmilla is a built-out, award-winning 72-acre community — no further density expansion within the gates.
• Located in La Quinta South of Hwy 111, an established and largely built-out area. Buyers can review the City of La Quinta General Plan for any nearby parcels.
• The home's lakefront position is permanently protected by the community's managed lake — that water frontage and view will not be built out.

Pricing Position

La Quinta's broader market sells in roughly 73–84 days at about 2% under list. Palmilla floor plans run ~2,900–4,600 sf; this sits near the top of that range on one of the community's scarce true-lakefront lots. At $2.5M / $553.96 per sf the home is positioned at the top of Palmilla — reflecting the lakefront premium, the two-primary + casita layout, the upgrades, and the barely-used condition. With 109 days on market at the original price, there is genuine negotiating room for a serious buyer.

Strengths

• True lakefront lot — panoramic lake, water, and western mountain views, scarce in Palmilla.
• Single-story, ground-level, no interior steps.
• Two primary suites + private two-room casita (fireplace, wet bar, kitchenette).
• Oversized salt-water Pebble Tec pool + separate heated spa, wrap-around patio, built-in BBQ.
• Barely lived in; recently upgraded; 4 fireplaces, high ceilings, 3-car garage.
• Guard-gated, 24-hour security; private golf-cart access into the Citrus Club without leaving the gates.

Honest Watch-Outs

• $554/sf is top of Palmilla — underwrite the lakefront premium, not the community average.
• 109 days at the original price — the market hasn't met $2.5M yet, which is the buyer's opportunity.
• A/C is the original system (recently serviced, running well) — budget for eventual replacement given the home's age.
• HOA $980/mo (grounds + security), plus optional club dues if they join.
• No short-term rentals / rental restrictions apply — a lifestyle home, not a rental investment.

Club Amenities & Membership

Ownership opens the door to the Citrus Club and the broader La Quinta Resort / PGA West membership family — and Palmilla connects to the Citrus Club by its own private gated golf-cart path, so members can cart right over to play, dine, and socialize without leaving the community. Membership also includes discounted access to the Rancho La Quinta Club.

• Golf: up to nine championship courses (PGA West's six + La Quinta Resort's Mountain, Dunes & Citrus).
• Tennis & Pickleball: 21 tennis courts (5 Har-Tru clay) and 8 pickleball courts — a Tennis Magazine Top-20 resort.
• Fitness: a 15,000 sf fitness center with personal training and classes.
• Pools & more: 42 pools and spas at La Quinta Resort + a members' private lap pool, bocce, resort dining, and Spa La Quinta & Salon.

Membership tiers (most-recent published rates — confirm with each club): Active/Social — Citrus Social ~$5,000/$420 mo, PGA West Champions ~$10,000/$392 mo · Sport — Citrus ~$10,000/$505 mo, PGA West ~$20,000/$455 mo · Golf — PGA West Golf ~$45,000/$1,366 mo (6 courses), Desert Golf ~$45,000/$1,671 mo (9 courses), Citrus Golf ~$100,000/$1,752 mo.

A Nationally Recognized Community

When it was developed (2003–2005), Palmilla earned the “Best in American Living” award from the National Association of Home Builders and Professional Builder, was recognized as one of America's best single-family detached communities, and won a 2005 ASLA Honor Award for its landscape design. Built around a 7-acre lake across 72 landscaped acres, it remains one of La Quinta's most distinctive addresses.

Prepared by Dan Stuart, REALTOR® · DRE# 02043742 · Coldwell Banker
Co-listed with Geoff McIntosh, Coldwell Banker Realty (760-797-5197)
619-677-0900 · stuartteamps@gmail.com