Lease Land vs Fee Simple Land
Buying a home on lease land is different from purchasing a property where you own the structure and land as a package. Instead, you own the structure and have a license to use the property until the end of the lease term. This arrangement usually means a lease land home will cost less, making it more affordable to purchase. However, there are risks and influences on value that a land lease can pose for a home owner, which is what we'll be looking at here.
Palm Springs Lease Land Map - PDF
The primary question I am asked is if a home built on lease land could ever be taken back by the landowner. And yes, at the expiration of the lease term, the structure becomes the property of the landowner. Admittedly, this sounds very risky; however, in practice, it is rare for a property to revert to the landowner. Land leases are an excellent source of income for the landowner, so it's in their best interest to maintain confidence in the system. This means there usually isn't a problem. Instead, homeowners working as a neighborhood group typically negotiate a lease extension, a new lease, or occasionally a land buyout long before the lease expires.
Land leases in the desert are primarily tribal, on land owned by members of the Aqua Caliente Band of Cahuilla Indians. There are instances of private lease owners, but those are the exception. There are roughly 7,700 residential leases on tribal lands, whose sale must be processed through the Federal Bureau of Indian Affairs (the BIA), because the lands are held in Trust by the United States Government. These leases provide significant monetary benefit to the Agua Caliente Indians, and for the foreseeable future, maintaining the integrity of this system appears to be in the best interest of the tribe. To date there are no instances of a residential leases expiring in the Palm Springs area.
The History of Palm Springs Indian Lease Land
In 1876 the Pacific Railroad negotiated a deal with the United States Government granting the railroad the land necessary to lay track between Los Angeles, CA. and Yuma, AZ. As part of this agreement, the Federal government also included the official recognition of the Agua Caliente Band of Cahuilla Indians, deeding them 52,000 acres in the Coachella Valley as their reservation. These lands were to be held in Trust by the United States Government and located throughout the Coachella Valley, including areas of Cathedral City, Rancho Mirage, and 6,700 acres of land in what is now Palm Springs.
The United States Government had typically granted reservation lands as monolithic blocks. However, along the railroad line through Palm Springs and the Coachella Valley, the distribution was uniquely broken into a checkerboard of one-mile squares, spanning ten miles to either side of the tracks. Alternating between Agua Caliente land (referred to as ‘Indian Land’, or ‘Indian Lease Land’), and land owned by the Pacific Railroad (known as 'Fee Simple', or 'Fee Land'), this pattern affectively integrated the Tribal lands. In 1959 the Agua Caliente secured the rights for its members to lease their lands, with leases that could be as long as 99 years in duration.
Today, the historic checkerboard patterning is nearly unrecognizable in Palm Springs proper. Many Agua Caliente lands have been sold, converting to Fee Simple land upon their sale. Still, significant amounts of Indian Land remain, upon which many of Palm Springs most desirable neighborhoods are located. The homeowners of these properties lease the land upon which their homes are located. As a rule, these properties sell at a discount over comparable homes on Fee land, overall, they customarily command competitive prices.
For additional history surrounding Indian Lease Lands use this link. The following link is to the map source upon which the MarkGps Palm Springs Indian Lease Land map, on this page, is based.
Are 30-Year Mortgages available on Indian Lease Land?
The primary difference between purchasing on Lease Land versus Fee Land is that leased land properties cannot always qualify for a 30-year mortgage option. Once a lease has fewer than 35 years left until its expiration, banks stop offering a 30-year mortgage option. Banks who lend on Lease Land require a lease to be five years longer than the loan they will provide. When only 34 years are remaining on the leased land, the loan option available is stepped down to a 25-year Mortgage. This reduction in options occurs every five years until banks eventually are unwilling to lend on the property.
Lease Land Expiration Calculator
Enter the expiration year:
The initial change from a 30-year mortgage to a 25-year mortgage has little effect on a property’s value. The difference between these options is not perceived as problematic by most buyers if many years remain until a lease expires. For some though this deviation from the standard will turn them away. Even a small reduction in the buyer pool creates a modest reduction in price as an attempt to offset a home not having the broadest appeal possible. This is the same reason Lease Land is less expensive than Fee Land from the start. Some buyers simply are not interested in Lease Land properties and these properties must be priced lower than comparable Fee Land properties to compensate.
As the years go by and the loan options continue to shorten (e.g., 20yr, 15yr, etc.), even more potential buyers will lose interest. At some point, regardless of how desirable the property may be physically, the value begins to erode significantly. Although Lease Land rarely reverts to the property owner, the closer the expiration comes without resolution, the more risk a buyer has that today’s purchase will be worth less in the future, even in a market that is rising. This mounting risk will continue to chip away at the size of the buyer pool.
Cash buyers, who may not be worried about which loan option is available for themselves, are still concerned about their investment. A situation where prices will eventually decrease, even if only a little at first, will also keep some cash buyers away.
The Three Solutions to a Short Land Lease
Extending a Short Land Lease
The reduction in the buyer pool and price is resolved in one of three ways, and all require homeowners in a neighborhood, or association, to organize as a 'block' and participate in negotiations with the landowner(s).
The first solution is a lease extension. Land Leases have terms, such as a yearly payment, the frequency with which yearly payments are increased (for instance many increase based on a cost-of-living adjustment every five years tied to a market index), and the lease expiration. Provided a lease was written to allow an extension, homeowners can negotiate with the owner(s) for an extension, typically 25 years. This should restore a property's ability to qualify for a 30-year mortgage, reversing much of the downward property value pressure. I say “much” because a lease extension incorporates new terms that may make a property less desirable to some buyers, even if the ability to get a 30-year mortgage is restored.
To extend, each homeowner will typically pay a "buy-in", which is a one-time payment to participate in the extension. This could be $5,000, $15,000, or more depending on the value of the home and the new terms in the extension. The yearly lease amount usually adjusts up and often doubles. If/when an extension is granted, every owner has the option to extend, or pass and continue with their old lease. It is not advisable to hold off on the extension in the hopes that someday there will be a “better deal." The initial term for participating is always the best, with the extension becoming exponentially more expensive as time goes on. Even if you are not going to sell and you view extending as not worth it because your heirs, or probate will deal with the lease terms later, you should reconsider. The reality is you may need to sell and if your lease hasn't been resolved you will likely pay an extremely high cost to do so (e.g., hundreds of thousands of dollars), eliminating the profit you hoped for, or perhaps need.
If the lease can no longer be extended, then there are two remaining options: negotiating a new lease, and in some rare situations, a land buyout.
Replace a Short Land Lease with a New Land Lease
Negotiating a new lease is much like the extension process described above. New terms are agreed upon, including an expiration date, buy-in cost, and the yearly amount to maintain the new lease. Once agreed upon by all parties the agreement goes to the BIA for review and approval. In both an extension and the negotiation of a new lease, there is no assurance that the negotiations will end successfully or occur quickly. Lease negotiations have been known to go on for years and have many false starts. Still, leases do tend to get resolved. The question is how many buyers are willing to participate if the process is dragging on and value is decreasing.
Buy Out the Lease Land so it is Fee Land
Purchasing the land under your home is not typically an option for homeowners. The Tribal leadership has reduced the overall number of land sales, likely to ensure that tribe's members retain their lucrative monetary situation. However, if the Tribal members(s) owning land decide to sell, then there will be a negotiation for the terms of sale, and the homeowners will have the option to buy the land for an agreed upon price. If a homeowner is given the opportunity to buy but does not wish to, typically a private investor will purchase the land, continuing the existing lease terms with the current owner through to its expiration. Any future negotiations regarding the land will then go through the private investor.
What is a Sandwich Lease?
Some Lease Land properties have an additional complication, which happens when a developer sub-lets the land they developed, to home buyers. Known as a Sandwich lease, a developer creating a community can decide not to pass the land lease on to the new homeowners. Instead, they continue to maintain the underlying lease and give the home purchasers a sub-lease. This sub-lease is more expensive than the underlying lease which allows the developer to pay the landowner and still have profits to spare. Examples of this are in Indian Canyons, which was developed by Fey's Canyon, Falcon Lakes who worked on Cathedral Canyon Country Club, and a host of other small groups.
Sandwich leases make lease negotiations more difficult, and they can take longer. This is because homeowners negotiate with the sub-lessor (the developer), not with the lease holder. The developer simultaneously negotiates with the landowner. The Sandwich lease holder is negotiating their lease, so it provides an increase that is enough to pay the demands of the landowner while adding profits on top for themselves. Both the landowners and the developer are trying to secure the most lucrative terms.
The complication is the landowner is aware the sandwich lease holder is tacking additional costs onto their terms, costing the homeowner more than in a direct negotiation. This creates tension in the negotiations because the landowner is aware the combined terms may be too much for the homeowners. The landowner therefore will stop negotiations if they feel the Sandwich lease holder is being too greedy, and the overall lease amount will be too high, potentially making the property less marketable which can jeopardize future profits. The Sandwich lease holder will stop negotiations with the landowner if they do not see sufficient opportunity to make a profit. This typically gets worked out, but it takes time because of the back and forth.
Homeowners do have the ability to reject the terms negotiated if they believe them to be unreasonable, forcing all parties to start over with negotiations. The homeowners have the least amount of power in the negotiation process; however, they do not simply have to accept any terms sent to them.
Lately, homeowners have begun negotiating around Sandwich lease holders, negotiating their extension directly with the landowners and engineering an extension that excludes the sandwich lessor, allowing the sub lease to eventually expire and fall away. This leaves homeowners in direct connection with the landowner(s). This occurred recently at Parc Andreas and is currently in the works for Sunshine Villas.
Are Taxes lower on Lease Land
Property Taxes in the Coachella valley are 1.25% of a home’s sales price. It is natural to assume that since Lease Land homes sell for less than an equivalent Fee Land home, your annal taxes will be less. However, this is typically not the case. Riverside County uses a "usury interest tax" equation to supplement the difference “lost” when a home is located on Lease Land. This equation may eliminate any tax benefit. Also, lease payments cannot be deducted from your taxes.
Why Buy on Lease Land vs Fee Land
The value of buying on Lease Land is the ability to potentially secure a larger home in a better neighborhood, for less money than you would otherwise pay on Fee Land. One consideration is that holding costs may at some point offset this initial difference. None-the-less, the ability to initially buy “better” is extremely appealing, especially when the typical homeowner only owns a home for 2 to 7 years.
The reason Lease Land homes sell for less is foremost to offset the monthly lease payment. This fee typically increases every five years, by a nominal amount, over the course of the lease. Buyers will eventually need to participate in negotiation to extend the lease terms once a 30-year mortgage option is no longer available, and the new terms will result in an increase of the holding cost. Of course, there is also the unlikely, but potential risk of losing the investment if the lease were to expire.
There is not an exact equation for how much less a home on Lease Land is worth in comparison to an equivalent home on Fee Land; but it can be significant. A Lease Land home is at its highest price potential when it qualifies for a 30-year mortgage and can for many years to come. Properties with shorter leases will increasingly be worth less and less, making the price differential even larger.
Does Lease Land Increase in Value?
Lease Land homes can absolutely increase in value. As the housing market increases, it is normal for comparable homes to uniformly increase in value. This holds true for Lease Land homes. Those that qualify for a 30-yr mortgage will gain value equal to homes of comparable value, just like a home on Fee land. The difference is that as a lease shortens so a 30-yr mortgage is no longer an option, a property’s value will increase less compared to either Lease Land homes which qualify for a 30-year mortgage, or a home on Fee Land.
This difference becomes particularly acute when a lease is short and there does not appear to be the potential of an extension occurring soon. Even if market values are going up, the buyer pool for homes with unresolved, short leases will decrease with each passing year. At some point the risks associated with the decreasing value will eliminate any market gains and even reverse them.
Other Lease Land Considerations
As a rule of thumb, the longer the lease the more stable the pricing for the home. Purchasing on Lease Land is neither a good thing, nor a bad thing. However, it is something you should understand so you can make the most informed decision possible. As always, feel free to contact Mark with any questions about Real Estate in the Desert.
Video Explaining Lease Land
This is a lot of information to take in. If video is more your venue for learning, click here to have Mark explain it to you in person.
How Lease Land Affects Mortgage Options and Property Values
The longer a land lease the less it will affect a property's value. As a Lease shortens, so too will the length of available mortgage options. As a lease approaches the 35-year threshold to expiration, a process begins which steadily erodes property value. Slight at first, the decrease accelerates with each passing year, with the most severe effects happening closest to the lease's expiration. Here are the thresholds:
The 30-year mortgage is standard when purchasing a property across the United States, and it is what buyers expect if they are purchasing with a loan. If a lease has 35+ years remaining before expiration, it not only qualifies for the "typical" mortgage, but the property is at its highest earning potential. The risk that someday in the future the lease will expire, and the investment will be lost, is far enough in the future, the risk is considered minimal. This "small" risk is why Lease Land properties sell at a discount compared to homes on Fee Land, where you own the land. If a 30-year mortgage is available, the greatest number of buyers will be able and interested in a potential purchase. This keeps values at their highest potential. Ideally a lease should be much longer than 35 years, because it allows a home to be sold, enjoyed, and sold again later while still qualifying for a 30-year mortgage.
Once a lease has fewer than 35 years remaining it is considered a "short lease" which affects the property's value. The decrease in values is slight at first, particularly since so many years remain. Nonetheless, for some buyers the lack of a 30-year mortgage option, paired with knowing that someday the buyer may need to participate in negotiations for an extension or buyout of the land, is enough for them to pivot to other properties. Cash buyers will not need to qualify for a loan; however, they too discover that this small reduction in the buyer pool will have minimal downward effect on value, causing some to turn away.
A neighborhood entering the shortening stage of the Lease Lifecycle typically should consider engaging with the Bureau of Indian Affairs (BIA) about negotiating a lease extension or buyout. Most do not consider negotiations critical at this phase, but prudent. If a lease is extended to accommodate a standard 30-year mortgage, often the negative price effects are reversed. An extension or buyout does have a cost to the owner. To secure an extension the owner will pay the buy-in for the extension in addition to an increase in the monthly lease payments. In the unlikely event a lease buyout is negotiated, then buyers would have the opportunity to purchase the land outright.
At this point, the lease is indeed starting to be perceived as a "short lease", and even more buyers will pivot to other properties on Fee-land or with a longer lease as they worry about the risk of the shortening lease. It would seem certain that a buyer at this stage will be included in the negotiations and costs of a lease extension or buyout. Purchasing at this point will require the buyer to consider the future costs of the "buy-in" for the extension, or the potential cost of the property continuing to be worth incrementally less should negotiations stall. Cash buyers see this same problem. Until the lease is extended, each passing year will have fewer buyers willing to consider purchasing, potentially reducing the future sales.
At this point buyers are wondering what the negotiations status is to resolve the "short lease". Because negotiations can take time and are often derailed, there can be a healthy concern for the status of the lease and whether a purchase is worth the risk. This does present an opportunity for some buyers, which is the risk and potential costs involved with extending the lease will have depressed the property's potential value should the lease issue be resolved. A buyer who is okay with assuming the unknown cost to eventually rectify the lease, and the risk that the lease may not be renewed, extended, or bought out soon, could potentially make a profit once resolved. However, until then the property value will continue to decrease.
The value of the property is being heavily affected by the lack of a lease resolution. Until the short lease is extended to allow once again a 30-year mortgage, each passing year adds heavier downward pressure on the sales price. Most potential buyers will be unwilling to purchase a property when it seems all but certain they will have to participate in negotiations and pay for the lease extension or buyout process. With this short horizon to the lease expiring, there is also the risk the lease extension negotiations are stalled or may not happen at all. Although unlikely, this would result in the loss of the property at the end of the lease.
This property is not likely to qualify for a loan. Lenders do not typically lend on properties with 15 years or less left on the lease. For lenders, the risk is that the eroding value of the property will make it impossible to recoup their investment if the homeowner defaults on their loan. There is also a risk that should you purchase this property the lease will not be extended. If the lease expires, ownership of any property upon it will revert to the owner of the land.
Palm Springs Lease Land Maps by Neighborhood
Using the MarkGps Lease Land Map on this page, you can link to the Boundary Maps that follow, all of which can be found on the BIA's website (https://abci.maps.arcgis.com/). The map sections displayed below have letters to indicate each Lease Land community and their lease expiration year. A link follows so you may enter a lease expiration year in the MarkGps Lease Land Calculator and determine the current Mortgage Option and how it affects property value.
1 - Sunrise Rafael Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Sunrise Palms Condominiums - Lease Expires in 2045
- Vista Norte Neighborhood - Lease Expires in 2077
- Vista Norte Neighborhood - Lease Expires in 2067
- Vista Norte Neighborhood - Lease Expires in 2067
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increase and by how much. Some of the newly extended leases have new restirctions, such as the land holder being able to restrict short term rental unless the homeowner gets permission, or pays a fee. Contact Mark for the most up-to-date information for this area.
2 - Vista Norte Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Sunrise Palms Condominiums - Lease Expires in 2045
- Vista Norte Neighborhood - Lease Expires in 2077
- Vista Norte Neighborhood - Lease Expires in 2067
- Vista Norte Neighborhood - Lease Expires in 2067
Most leases are unique, varying across neighborhoods because they were originally negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases even have restrictions on short term rental unless the land holder provides permission or is given a yearly fee. Contact Mark for the most up-to-date information for this area.
3 - Oasis Del Sol Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Oasis Del Sol Neighborhood West of Cerritos - Lease Expires in 2062
- Sun Villas in Oasis Del Sol, East of Cerritos - Lease Expires in 2066
Most leases are unique, varying across neighborhoods because they were originally negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much.
One potential component of leases in this area may be for homeowners to seek permission fromt the landowner to rent their home short-term. During a contract on a home in this area a buyer for my listing found a clause which indicated the Tribal owner could take a percentage of short-term rentals if there were more than two. I have heard from others that in practice this type of clause is being implemented as an annual fee, much like when a homeowner pays for a city permit to short-term rent their property. It is possible the tribe use such a clause to also charge the homeowner annually. I suggest looking into this if you are considering a property in this area, or any newly extended lease.
4 - Desert Princess Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Desert Princes | Cathedral City - Lease Expires in 2069
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
5 - Midtown and Baristo Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Villa Alejo - Lease Expires in 2063
- St. Tropez Villas - Lease Expires in 2068
- The Deauville - Lease Expires in 2077
- Plaza Villas - Lease Expires in 2068
- Sol - Lease Expires in 2068
- Greenhouse - Lease Expires in 2062
- Casa Verde - Lease Expires in 2067
- Tierra Hermosa - Lease Expires in 2067
- Tierra Vita - Lease Expires in 2071
- Palm Regency - Lease Expires in 2068
- Villa Caballeros - Lease Expires in 2080
- Caballeros Estates (Private Lease) - Lease Expires in 2061
- Rose Garden - Lease Expires in 2077
- Biarritz - Lease Expires in 2046
- Village Traditions - Lease Expires in 2079
- Village Racquet Club - Lease Expires in 2076
- Ramon Estados - Lease Expires in 2076
- Hermosa Villas (Private Lease - City of Hope) - Lease Expires in 2077
- Palomino - Lease Expires in 2070
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
6 - Sonora Sunrise Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Sunshine villas - Lease Expires in 2042
- Casa Sonora - Lease Expires in 2036
- Saddlerock Gardens - Lease Expires in 2042
- The Diplomat - Lease Expires in 2042
- Los Compadres East of Beverly - Lease Expires in 2067
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
7 - Southeast Palm Springs - Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Fairways Condominiums - Lease Expires in 2037
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
8 - Parkview South Belardo Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Parkview Mobile Estates - Lease Expires in 2027
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
9 - Palm Canyon Lease Land Boundaries
Lease Communities and their Lease Expiration:
- 18 at Twin Palms - Lease Expires in 2080
- Canyon South 3 - Lease Expires in 2041
- Smoketree Court - Lease Expires in 2061
- Smoketree Racquet Club - Lease Expires in 2061
- Canyon West Estates - Lease Expires in 2068
- Canyon Country Club Estados - Lease Expires in 2063
- Estados South - Lease Expires in 2072
- Canyon Colony West - Lease Expires in 2063
- Canyon C.C. Colony - Lease Expires in 2063
- Indian Canyons - Lease Expires in 2063
- Canyon South 1 - Lease Expires in 2072
- Canyon Estates (North end only) - Lease Expires in 2064
- Canyon View Condos - Lease Expires in 2080
- Canyon View Estates - Lease Expires in 2080
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
10 - Twin Palms Lease Land Boundaries
Lease Communities and their Lease Expiration:
- 18 at Twin Palms - Lease Expires in 2080
- Canyon South 3 - Lease Expires in 2041
- Smoketree Court - Lease Expires in 2061
- Smoketree Racquet Club - Lease Expires in 2061
- Canyon West Estates - Lease Expires in 2068
- Canyon Country Club Estados - Lease Expires in 2063
- Estados South - Lease Expires in 2072
- Canyon Colony West - Lease Expires in 2063
- Canyon C.C. Colony - Lease Expires in 2063
- Indian Canyons - Lease Expires in 2063
- Canyon South 1 - Lease Expires in 2072
- Canyon Estates (North end only) - Lease Expires in 2064
- Canyon View Condos - Lease Expires in 2080
- Canyon View Estates - Lease Expires in 2080
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
11 - Sonora Sunrise Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Sunshine villas - Lease Expires in 2042
- Casa Sonora - Lease Expires in 2036
- Saddlerock Gardens - Lease Expires in 2042
- The Diplomat - Lease Expires in 2042
- Los Compadres East of Beverly - Lease Expires in 2067
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
12 - Los Compadres Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Sunshine villas - Lease Expires in 2042
- Casa Sonora - Lease Expires in 2036
- Saddlerock Gardens - Lease Expires in 2042
- The Diplomat - Lease Expires in 2042
- Los Compadres East of Beverly - Lease Expires in 2067
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
13 - Melody Ranch and Rimrock Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Ridgeview - Lease Expires in 2049
- Oasis Resort Condos - Lease Expires in 2046
- Canyon Sands - Lease Expires in 2061
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
14 - Indian Canyons Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Canyon Country Club Estados - Lease Expires in 2063
- Estados South - Lease Expires in 2072
- Canyon Colony West - Lease Expires in 2063
- Canyon C.C. Colony - Lease Expires in 2063
- Canyon Estates (North end only) - Lease Expires in 2064
- Canyon View Condos - Lease Expires in 2080
- Canyon View Estates - Lease Expires in 2080
- Indian Canyons - Lease Expires in 2063
- Kings Point - Lease Expires in 2063
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
15 - Andreas Hills Lease Land Boundaries
Lease Communities and their Lease Expiration:
- Andreas Hills - Lease Expires in 2063
This lease has a unique fee adjustment, increasing 50% every 10 years. - Bella Monte (West Side Only) - Lease Expires in 2044
- Parc Andreas - Lease Expires in 2081
Recent lease extension is also removing the Sandwich Leaseholder.
Most land leases have unique terms, varying across neighborhoods as each was negotiated by different families with various developers or homeowners. The differences can be anything from the expiration year and amount owed yearly, to how often the lease amount increases and by how much. Some of the newly extended leases have new restrictions, such as the land holder being able to restrict short term rental unless the homeowner gets permission or pays a fee. Contact Mark for the most up-to-date information for this area.
16 - Cathedral City and Rancho Mirage Lease Land
Lease land is not only in Palm Springs, but in Cathedral City, Rancho Mirage, and the surrounding foothills. Click here to download the full lease land map of the Augua Caliente Indian Reservation in order to zoom into the checkerboard pattern to find the boundary lines in each city. The PDF is large so the download may take a moment.
Other Palm Springs Maps and Tools
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Palm Springs Mid-Century Neighborhood Map and Guide
Palm Springs Map -
Neighborhoods and City Map of Coachella Valley
