If you've spent any time driving through South Palm Springs lately, you’ve definitely noticed the sharp, white geometric lines of Cody Place Palm Springs popping against the desert sky. It doesn't look like the sprawling, low-slung ranch houses we usually associate with this town. No. This gated community, built by Toll Brothers, is something entirely different. It’s vertical. It's dense. It feels more like a chic West Hollywood neighborhood was air-lifted and dropped right into the Tahquitz River Estates area.
Honestly, the community has been a bit of a lightning rod for local debate since it opened in 2021. Some people love the "city" vibe. Others miss the traditional mid-century aesthetic. But whether you're a fan of the architecture or not, there's no denying that this development changed the game for modern living in the Coachella Valley.
What is Cody Place Palm Springs, exactly?
Basically, it's a gated enclave of 102 luxury townhome-style condominiums. You'll find it right at the corner of South Palm Canyon Drive and East Mesquite Avenue. This is prime real estate. You’re literally a 15-minute walk from the Agua Caliente Cultural Museum and close enough to the downtown strip that you can stumble home from a late dinner without needing an Uber.
The homes themselves are hefty. We’re talking three-story builds with floor plans ranging from about 1,800 to over 3,200 square feet. If you’re used to the tiny 1,100-square-foot condos elsewhere in town, these feel like mansions.
The Floor Plans and Vibe
Toll Brothers went all-in on the "indoor-outdoor" thing. Most of these units feature massive sliding glass walls and rooftop decks. Imagine sitting up there with a glass of wine, staring at the San Jacinto Mountains. It's spectacular.
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- Alara and Stella models: These are the bread and butter of the community.
- The Brody: A fan favorite for its open layout, though hard to find on the resale market now.
- The Nola: Often seen at the Escena community too, but here they take on a more urban edge.
The interiors? High-end. We're talking Caesarstone counters, Wolf or Sub-Zero appliances (depending on the original buyer's upgrades), and sleek European-style cabinetry. It feels expensive because it is. Recent sales in January 2026 have seen units going for anywhere between $949,000 and $1,395,000.
Why some locals are still skeptical
Not everything is sunshine and palm trees. If you talk to long-time residents or browse the local subreddits, you'll hear the same few gripes.
First, the stairs. There are a lot of them. Most floor plans are three levels. While some units have elevators, most don't. This isn't your grandma’s Palm Springs retirement villa. It’s built for a younger crowd or active weekenders who don't mind a daily leg workout.
Then there's the density.
The units are close together.
Like, really close.
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If you’re looking for a giant private backyard where you can skinny dip in total isolation, Cody Place might disappoint. Some homes have small "spools" (spa-pools), but they are tiny. You’re mostly relying on the community amenities for a real swim.
The "Wash" Situation
A few years ago, there were significant concerns about the community's proximity to the Tahquitz Creek wash. People were worried about security and the homeless encampments that sometimes pop up under the bridge. Honestly, it’s gotten a lot better. With more people living there full-time now, there’s a much higher "eyes on the street" presence. The gates are sturdy, and the local police response in this part of South Palm Springs is generally very fast.
Amenities that actually feel like a resort
The heart of the community is the clubhouse. It’s not just a room with a dusty treadmill.
- Two Pools: One for laps, one for lounging.
- The Clubhouse: It’s basically a designer living room for the whole neighborhood.
- Dog Park: It’s surprisingly large for a private development.
- Fire Pits: Perfect for those weirdly cold desert nights in January.
The HOA fees hover around $465 to $500 a month. That’s not cheap, but it covers the 24/7 gate security, all that landscaping, and the upkeep of the pools. In Palm Springs, where pool maintenance can cost you $150/month just for a private one, the HOA fee starts to make a little more sense when you factor in the "lock-and-leave" convenience.
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The 2026 Investment Reality
If you're thinking about buying here as a rental investment, you need to be careful. As of January 2026, the city of Palm Springs has tightened the screws on short-term rentals (STRs). The new limit is 26 days a year for new permits in many areas, and there’s a 20% cap on STRs per neighborhood.
Cody Place is great for long-term rentals (30 days or more), which many "snowbirds" look for. They want the safety of a gate and the proximity to the Tool Shed or Johnny Costa’s. But don't expect to buy a unit here and run a mini-hotel on Airbnb anymore. The city is watching, and the fines are brutal.
Real Estate Stats at a Glance
- Average Price per Square Foot: Around $450 - $550.
- Land Type: Fee Simple (You own the land! No land lease madness here).
- Builder: Toll Brothers (Solid reputation, but owners did report some "new build" hiccups with sub-contractors early on).
Making the Move: Actionable Steps
If you’re seriously looking at Cody Place, don't just trust the glossy brochures. Here is what you actually need to do:
- Visit at Night: The lighting in the community is great, but you’ll want to see how the noise from South Palm Canyon Drive carries.
- Check the Solar: Most of these units have "owned" solar. Make sure the paperwork is clear during escrow because it’s a massive lifesaver when the AC is cranking in 115-degree August heat.
- Walk the Perimeter: If you're looking at a unit backing the wash, go stand on the balcony. See if you're okay with the visibility and the wind levels.
- Talk to a Local Agent: Avoid the "generalist" agents. Find someone who has specifically closed deals in Tahquitz River Estates. They’ll know which specific units had the best "builder upgrades" and which ones might have drainage quirks.
Cody Place Palm Springs isn't for everyone. It’s urban, it’s vertical, and it’s unashamedly modern. But for the right person—someone who wants luxury without the headache of mowing a lawn or skimming a pool—it’s arguably the most convenient high-end address in the city. Just make sure your knees are ready for those three flights of stairs.
The real estate market in 2026 is stabilizing, with inventory up about 10%. This means you actually have some room to negotiate, unlike the bidding wars of three years ago. Take your time, walk the units, and imagine yourself on that rooftop deck.
Actionable Insights:
- Verify the HOA's current stance on pet breeds if you have a large dog; they are pet-friendly but rules apply.
- Request the "Solar Production Report" from the seller to estimate your summer utility savings.
- Confirm if the unit you're eyeing has a "Live/Work" designated space if you plan on running a business from home.