1328 East Camino Primrose, Palm Springs, CA 92264
1328 East Camino Primrose, Palm Springs, CA 92264
Property Description
Welcome to this truly special, fully legal duplex in the heart of the sought-after Warm Sands neighborhood, where privacy, Palm Springs charm, and flexibility come together on fee land that you own. Both units have been thoughtfully updated and feature their own private outdoor spaces. The larger front unit is a charming cottage-style retreat with vaulted ceilings, wood beams, updated tile flooring, a beautifully updated kitchen and baths, full-size laundry, and a classic brick fireplace. Step outside to your own private oasis featuring a plunge pool and spa, built-in fire pit, and lush ficus landscaping that creates a wonderfully private setting with mountain views. The rear unit is a spacious, tastefully modernized studio with vaulted ceilings, wood beams, a large updated kitchen, and its own private patio, perfect for guests, extended family, a home office, or rental income. Located just minutes from downtown Palm Springs, with easy access to restaurants, shopping, nightlife, and everything this iconic desert community has to offer. Live in one and rent the other, create a private guest retreat, or enjoy both as your own compound. The possibilities are endless. This is a rare opportunity to own a truly unique Palm Springs property in one of the city's most desirable neighborhoods.
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Property Details
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About Warm Sands
This property is located in Warm Sands, a community in Palm Springs. Explore more listings in this neighborhood to compare options and pricing.
View Warm Sands ListingsComparative Market Analysis
Affordable Tier · 5 active · 5 closed
Warm Sands · Palm Springs · Single Family Residence
Listed 42.7% above the median closed sale of $609,000. Price per sqft ($624) is a 33% premium to closed comps ($470). Closed comps sold at 91% of list — buyers have negotiating leverage.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 3940 Calle San Antonio | Palm Springs | 1946 | 3 | 2 | 1,699 | 6,534 | $446 | $757,500 | 197 | 73 |
| 356 Cortez | Palm Springs | 1955 | 3 | 2 | 1,249 | 7,841 | $640 | $799,000 | 165 | 69 |
| 2155 Bellamy Road | Palm Springs | 1978 | 3 | 2 | 1,449 | 10,019 | $496 | $719,000 | 173 | 65 |
| 212 Jill Circle | Palm Springs | 1958 | 3 | 2 | 1,445 | 10,890 | $727 | $1.05M | 158 | 65 |
| 1077 Riverside Drive | Palm Springs | 1949 | 3 | 2 | 1,788 | 10,890 | $545 | $974,995 | 174 | 64 |
| Total: 5 · Average | 3.0 | 2.0 | 1,526 | 9,234.8 | $570.8 | $860,099 | 173.4 | |||
| Median | 1,449 | $799,000 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 575 Calle Santa Rosa | Palm Springs | 1937 | 05/13/2026 | 3 | 2 | 1,453 | 5,663 | $609,000 | $609,000 | $419 | 1.00 | 31 | 94 |
| 523 Vista Oro | Palm Springs | 1937 | 05/28/2026 | 2 | 2 | 1,326 | 5,663 | $875,000 | $700,000 | $528 | 0.80 | 250 | 88 |
| 690 Calle Palo Fierro | Palm Springs | 1948 | 08/11/2026 | 4 | 2 | 1,276 | 5,663 | $549,950 | $549,950 | $431 | 1.00 | 42 | 88 |
| 1345 Camino Primrose | Palm Springs | 1938 | 09/23/2026 | 2 | 1 | 1,207 | 5,227 | $550,000 | $435,000 | $360 | 0.79 | 106 | 85 |
| 686 Camino Real | Palm Springs | 1938 | 05/15/2026 | 2 | 2 | 1,116 | 7,405 | $699,000 | $685,000 | $614 | 0.98 | 35 | 85 |
| Total: 5 · Average | 2.6 | 1.8 | 1,275.6 | 5,924.2 | $595,790 | $595,790 | $470.4 | — | 92.8 | ||||
| Median | 1,276 | $609,000 | $609,000 | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.