
1010 W Friar Court, Palm Springs, CA 92262
1010 W Friar Court, Palm Springs, CA 92262
Property Description
Behind the gates of this private compound, high atop the coveted Summit enclave of Vista Las Palmas, this exquisitely reimagined Charles DuBois-designed residence showcases an exceptional array of architectural, lifestyle, and aesthetic enhancements while commanding sweeping panoramic views of the San Jacinto Mountains. Positioned on an elegant, elevated promontory at the center of a secluded cul-de-sac on a nearly one-third-acre lot, this extraordinary setting offers a rare combination of privacy, prominence, tranquility, and architectural significance in one of Palm Springs' most celebrated Mid-Century Modern neighborhoods. Behind towering, mature hedges and lush desert-inspired landscaping, the grounds unfold as a private garden sanctuary where a collection of beautifully curated outdoor living spaces creates an exceptional setting for both grand entertaining and peaceful retreat. At the heart of the property, an oversized Pebble Tec saltwater pool serves as the defining centerpiece. Complementing this resort-inspired environment are an expansive covered lanai with a fully equipped wet bar, a gazebo with fire pit, a newly installed spa with cascading waterfall just beyond the primary suite, multiple conversation patios, and a dramatic natural boulder that lends an organic sculptural element to the rear garden. Inside, soaring tongue-and-groove vaulted wood-beamed ceilings, skylights, French doors, thoughtfully integrated recessed and designer lighting, and clerestory windows in every bedroom bathe the interiors in natural light while framing captivating mountain, sky, and garden vistas throughout the home. The dramatic oversized layered stacked-stone fireplace stands as the iconic focal point of the great room. Every principal living space celebrates the seamless connection to its extraordinary surroundings, creating the quintessential Palm Springs indoor-outdoor lifestyle. The spacious three-bedroom, two-bath floor plan offers an exceptional balance of architectural authenticity and modern livability. The generously proportioned primary suite enjoys direct access to a private patio and spa, seamlessly connecting with the surrounding landscape. Beautifully renovated throughout, the home has been reimagined to honor its iconic architectural heritage while embracing today's luxury lifestyle, including solar with battery storage. Its elevated setting offers iconic architectural pedigree, exceptional privacy, panoramic views, and estate-sized grounds.
Features & Amenities
Property Details
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About Vista Las Palmas
This property is located in Vista Las Palmas, a community in Palm Springs. Explore more listings in this neighborhood to compare options and pricing.
View Vista Las Palmas ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Vista Las Palmas · Palm Springs · Single Family Residence
Listed 7.3% above the median closed sale of $2,225,000. Price per sqft ($1,184) is a 37% premium to closed comps ($865). Closed comps sold at 93% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 138 days on market. Luxury tier — fewer comparable sales widen the confidence range.
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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 803 High Road | Palm Springs | 1961 | 3 | 2 | 1,822 | 8,712 | $1,369 | $2.50M | 3 | 90 |
| 903 Regal Drive | Palm Springs | 1959 | 3 | 2 | 1,961 | 10,019 | $1,173 | $2.30M | 20 | 85 |
| 844 Topaz Circle | Palm Springs | 1961 | 3 | 3 | 1,832 | 10,019 | $1,172 | $2.15M | 32 | 80 |
| 353 Via Sol | Palm Springs | 1950 | 4 | 4 | 2,623 | 13,504 | $820 | $2.15M | 5 | 73 |
| 775 Cabrillo Road | Palm Springs | 2026 | 3 | 4 | 2,771 | 9,148 | $884 | $2.45M | 135 | 59 |
| Total: 5 · Average | 3.2 | 3.0 | 2,201.8 | 10,280.4 | $1,083.6 | $2.31M | 39 | |||
| Median | 1,961 | $2.30M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 601 Stevens Road | Palm Springs | 1982 | 07/30/2026 | 2 | 3 | 2,963 | 16,553 | $2.45M | $2.15M | $726 | 0.88 | 84 | 75 |
| 600 La Mirada Road | Palm Springs | 1970 | 06/10/2026 | 3 | 3 | 2,722 | 13,068 | $3.00M | $2.70M | $992 | 0.90 | 237 | 59 |
| 181 Pena Lane | Palm Springs | 2025 | 01/16/2026 | 3 | 4 | 2,245 | 2,245 | $2.27M | $2.27M | $1,013 | 1.00 | 219 | 55 |
| 1732 Royal Palm Court | Palm Springs | 2006 | 05/11/2026 | 3 | 4 | 2,814 | 13,939 | $2.19M | $2.19M | $780 | 1.00 | 34 | 54 |
| 300 Patencio Road | Palm Springs | 1965 | 01/22/2026 | 3 | 3 | 2,735 | 14,810 | $2.50M | $2.23M | $814 | 0.89 | 117 | 52 |
| Total: 5 · Average | 2.8 | 3.4 | 2,695.8 | 12,123 | $2.31M | $2.31M | $865 | — | 138.2 | ||||
| Median | 2,735 | $2.23M | $2.23M | ||||||||||
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.