Old Las Palmas, Palm Springs
Updated June 22, 2026 · 841 residents
Old Las Palmas is a visually striking residential enclave in Palm Springs known for its high concentration of mid-century architecture and lush, tree-lined streets. The area offers high walkability to nearby dining and parks, though residents should expect moderate noise levels from local road traffic.
Key Highlights
About Old Las Palmas
Originally a mid-1920s citrus grove, the Old Las Palmas neighborhood in Palm Springs was acquired by Prescott Stevens and developed by builder Alvah Hicks. Its distinctive curvilinear streets were inspired by the landscape design principles of Frederick Law Olmsted. The neighborhood evolved into a premier residential enclave featuring Spanish Colonial Revival, Ranch, and Mid-Century Modern estates designed by legendary architects like Donald Wexler and E. Stewart Williams. It is anchored on the south by the historic 1930 Our Lady of Solitude Church, designed by Albert Martin. Renowned for holding the city's highest concentration of celebrity properties, Old Las Palmas has served as a private desert sanctuary for Hollywood icons including Clark Gable, Liberace, and Dinah Shore, whose mid-century estate is currently owned by Leonardo DiCaprio.
The neighborhood serves as a quiet, predominantly residential hub where the aesthetic is defined by well-maintained landscapes and diverse architectural styles. Residents benefit from strong walkability, with easy access to the vibrant dining scene near Frances Stevens Park. According to iHuus data, the area maintains a high standard of visual appeal and is notably dog-friendly compared to the city average, making it a desirable location for those who prioritize outdoor aesthetics and pedestrian-friendly streets.
While the area offers significant benefits, prospective residents should consider the trade-offs. The acoustic environment is marked by moderate road traffic noise, and the region faces challenges regarding fire safety. Families with school-aged children should note that the local school district exhibits inconsistent academic performance across its campuses. Overall, the neighborhood is best suited for individuals or couples who value historic character and a walkable lifestyle in a central Palm Springs location.
Neighborhood Scores Across 15 Qualities
Large lot sizes and significant separation between properties provide a greater sense of seclusion than the typical Palm Springs neighborhood. According to iHuus data, this area offers more privacy than the city average.
Sidewalks are available on one side of the street with safe crossings provided. According to iHuus data, this level of pedestrian accessibility is slightly lower than the average for Palm Springs.
Custom architecture and expansive privacy buffers create a highly scenic environment that is notably more aesthetically pleasing than the Palm Springs average. According to iHuus data, the low-density landscape features significant luxury amenities and mature greenery.
Limited access to public parks and a lack of wide, grassy verges make it less ideal for dog owners compared to the rest of Palm Springs. According to iHuus data, the area provides fewer natural opportunities for off-leash exercise or casual strolls with pets.
Open land and scattered homes amidst greenery provide a more tranquil, less dense environment than the Palm Springs average. Residents will find more frequent pockets of woodland and field space compared to the more urbanized parts of the city.
Residential streets and green spaces provide a tranquil atmosphere that is more subdued than the Palm Springs average. While certain pockets near local parks offer accessible dining, much of the area remains a quiet, low-density landscape with limited commercial activity.
A steady hum from nearby busy streets is present, though acoustic comfort remains higher than the Palm Springs average according to iHuus data.
Air quality is consistently good with rare instances of elevated readings. According to iHuus data, the air quality in this area is slightly better than the Palm Springs average.
No warehouses, industrial facilities, or hazard sites are present within the neighborhood. This area is more strictly residential than the Palm Springs average, consisting primarily of quiet streets and open green spaces.
Health insurance access among residents is exceptionally high, significantly surpassing the Palm Springs average according to iHuus data.
Voting patterns and census indicators reflect a deeply liberal community, aligning closely with the broader political landscape of Palm Springs.
Older adults represent the majority of the population, creating a demographic profile that is slightly more aged than the Palm Springs average. According to iHuus data, there is a modest presence of younger residents within the community.
Flood risk in this area is slightly above the Palm Springs average, though the lack of a detailed FEMA study means the precise level of danger remains undetermined. Residents should remain aware of potential drainage issues during heavy desert storms.
Wildfire danger is exceptionally high in this area, presenting a more severe hazard than the typical Palm Springs neighborhood. Residents must prioritize rigorous fire prevention and maximum protection measures according to iHuus data.
Block-Level Insights for Old Las Palmas
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| Dimension | Old Las Palmas | Andreas Hills |
|---|---|---|
| 🚶 Walkabilityavg 8.06 | ||
| 🔊 Acoustic Comfortavg 3.6 | ||
| 🤫 Privacy Indexavg 6 | ||
| 🎨 Visual Appealavg 7.66 | ||
| 🐕 Dog Friendlinessavg 6.14 | ||
| 🗺️ Urban-Rural Indexavg 7.27 | ||
| ✨ Neighborhood Vibeavg 4.76 | ||
| 🏥 Health Insurance Coverageavg 7.38 | ||
| 🌿 Air Qualityavg 8.11 | ||
| 🏭 Industrial Proximityavg 9.12 | ||
| 🌊 Flood Safetyavg 5.92 | ||
| 🗳️ Ideological Leanavg 9.69 | ||
| 👥 Population Age Profileavg 6.29 | ||
| 🔥 Fire Safetyavg 0.39 | ||
| 🏫 School Quality |
Old Las Palmas Rankings
School Districts Serving Old Las Palmas
Palm Springs Unified is a district in a state of 'Mixed/Transition,' characterized by a stark performance gap between its affluent-zone schools and its lower-performing campuses in Desert Hot Springs and Thousand Palms. While the district earns points for its robust Career Technical Education programs, modern facility upgrades, and proactive security measures, these operational successes are offset by severe academic inconsistencies, with nearly one-third of its schools rated 2/10 or lower. Despite signs of leadership stability and community trust in bond measures, the district remains a 'Tier 3' entity due to ongoing struggles with teacher recruitment and a portfolio that fails to deliver uniform quality across all feeder patterns.
Schools
School Insights for Old Las Palmas
Below average outcomes; significant attendance and academic challenges.
School Insights
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