Toscana Country Club in Indian Wells planned 631 residences. As of September 2026, the club’s website reported 629 of them sold. That makes it a handy case study for a question luxury buyers in desert golf communities rarely ask out loud: once the developer has nearly finished selling, what actually sets the price of a house?

The community has not gone quiet; the club reports 55 property sales in 2025 totaling more than $193 million. That averages out to roughly $3.5 million per transaction, and the count equals about 9% of the planned residences. The September sales tally does not establish today’s inventory or seller mix, so it is worth separating the two before talking price.

What “629 of 631” does and does not tell you

The figure compares planned homes with sold homes. It is not an inventory count. What is actually for sale inside the gates in a given week is a separate question, and the answer can change quickly. It also says nothing about future supply. How many Toscana homes reach the market next season depends on the people who live there, and no one can forecast that from a sales tally. Ask for a dated list of developer offerings and owner resales, then compare both with recent closed sales in the community.

Read the valley numbers carefully

The headline numbers for the Coachella Valley need a closer look than they usually get. In March 2026 the Palm Springs Tribune reported February 2026 figures from the Greater Palm Springs Realtors housing report. The estimated price of an average-size detached home in Indian Wells was $2,288,207, up 8.6% from a year earlier and 12.1% above the city’s 2022 high. The same measure for Palm Springs was $1,127,144, down 8.4%.

The report builds each city’s figure by multiplying a price per square foot by the size of a typical home in that city. That makes it a decent tool for comparing cities with very different house sizes. It is a weaker tool for a small city like Indian Wells, where a few large closings in a given window can push the per-foot number around.

It is tempting to read the gap between the two cities as a story about gated golf communities versus everything else. The report does not say that, and one month of a modeled figure cannot carry it. Treat the numbers as a direction for the city, then go find the closed sales for the street you care about.

How resale-heavy pricing tends to behave

When a sales office is still releasing new homes, its list prices act as a public benchmark, and resale sellers get measured against it. Once that office is mostly out of the picture, the benchmark becomes the neighbors.

Dozens of sales a year gives an appraiser something to work with, but those sales mix plan sizes, lot positions and very different renovation histories. The $3.5 million average is a fact about the community’s volume, and close to useless for valuing any single house. Instead, ask for a closed price per square foot on the same plan, or a close match, over the last 12 months. Owners list when their lives change rather than when a release is scheduled, so the right home may not exist on the day you start looking. Patience is part of the cost.

One asking price, dated

As of September 2026, the club’s site showed 76063 Via Chianti listed at $4,395,000 for 5,433 square feet with four bedrooms and four and a half baths, about $809 per square foot. That is an asking price from a single snapshot. It may have changed or sold since, and it is a reference point to hold against recent closings, not evidence of value.

What sits behind a number like that is easy to list. Toscana’s architecture is Mediterranean-influenced, with courtyards, casitas and private pools, and the community has two Jack Nicklaus Signature golf courses and 24-hour guarded gates. Whether those features justify a given per-foot premium is a question the comparable sales should answer, not the brochure.

Practical steps before an offer

Begin with the club’s own list of Toscana Country Club homes for sale, which shows what owners and the club currently have on the market, then ask a local agent to pull the MLS closings behind each listing you like. The club’s Sales & Design Center listed daily hours of 9 to 5 as of September 2026; with a guarded gate, it makes sense to call ahead before a showing.

Toscana describes itself as a private equity club, and it states that a membership approval process is in place. Ask early how the home purchase and club membership relate, since the two are separate questions and the answer can change your budget.

Plan around the calendar. The desert season runs roughly November through April, and summer highs routinely pass 110°F, which affects both how a home shows and how many buyers are in town. For readers weighing Indian Wells against other second-home markets, the luxury real estate directory on this site is a reasonable place to compare, and the headlines feed covers new projects as they open.

The next few monthly Realtors reports will show whether the Indian Wells figure keeps climbing. In a community this close to sold out, the number that matters more is a quieter one: what the last few homes on your preferred plan actually closed for, and how long they sat before they did.