A new enclosed community of detached condos is rising in one of Palm Springs' oldest and most exclusive neighborhoods, with price tags reaching nearly $2.5 million. The Twelve at Old Las Palmas, located near the intersection of Palm Canyon Drive and Camino Monte Vista, is under construction and now offers tours of a completed model unit.
A Rare New Build in a Historic Enclave
As reported by The Desert Sun, the development sits within the Old Las Palmas neighborhood, where units carry a reported value of roughly $2 million. A listing from Real Estate Rancho Mirage displays 1422 Kern Lane. The enclosed enclave is aimed at buyers who want low-maintenance, fully detached living without giving up upscale finishes.
Phase 1 residences feature three-bedroom, 3.5-bathroom layouts spanning 2,245 square feet, according to a listing on Zillow. Available information confirms an elevator and cocktail pool for Unit 3. The cited materials do not establish the Phase 2 floor plans or pricing.
Ongoing Costs and Neighborhood Context
Owning into the community isn't just about the purchase price. The cited materials do not establish the community's monthly homeowners association dues or what they cover. The development is near Palm Canyon Drive. Aloe Palm Canyon is part of the surrounding discussion.
New construction of this scale is uncommon in Old Las Palmas, a neighborhood established in the mid-1920s on former citrus grove land by builder Alvah Hicks and developer Prescott Stevens. The area contains roughly 290 single-family homes at the base of Mount San Jacinto and has historically counted Clark Gable, Elizabeth Taylor, and Leonardo DiCaprio among its residents, as Hoodline previously reported.
A Market in Flux Along Palm Canyon Drive
The Twelve's launch comes as longtime residents just down the block are digging into their own wallets for a different kind of neighborhood investment. In August, the Palm Springs City Council preliminarily approved an engineer's report for an Old Las Palmas utility assessment district, a step that advances a plan under which homeowners expect to pay over $100,000 each to bury overhead power lines, according to Hoodline's coverage of the undergrounding push. The effort is meant to protect the mountain views and property values that make the surrounding streets so desirable in the first place.
The new condos are entering the market with $2 million to $2.495 million asking prices. Those prices put pressure on The Twelve to prove their value to buyers who now have more negotiating leverage than they did a few years ago.
More Change Coming to the Corridor
The Twelve isn't the only project reshaping this stretch of North Palm Canyon Drive. The Palm Springs Planning Commission granted a time extension through April 2027 for a separate 2.45-acre mixed-use proposal at 575 North Palm Canyon Drive, which includes 24 condominium units and 5,411 square feet of commercial space, according to city planning records posted on Engage Palm Springs. Page 5 describes redevelopment of the Days Inn site at 1973 North Palm Canyon Drive into a modern hotel and resort and provides room counts.
Taken together, the projects signal a corridor in transition, mixing senior housing, boutique hospitality, and new multifamily infill alongside a neighborhood of century-old single-family homes. For now, The Twelve at Old Las Palmas stands as the most direct test of whether buyers will pay premium prices for detached condo living inside one of Palm Springs' most storied addresses.
