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72776 Joshua Tree Street, Palm Desert, CA 92260

$2.79M5bd · 3ba · 3,425 sqft
Lot 23,958 sqftSingle Family Residence
Active
21d on marketMLS# 219144341

Property Description

At the end of the rainbow lies this shan-gri-la. Built by famed Hollywood producer, John Conboy, for his personal desert home, and what a master piece of lush greenery surrounded by lighted palm trees, meandering paths, fruit trees, with the desert mountains pouring into the backyard as if to say they approve of this desert oasis. The ambience is too irresistible to ignore. It pulls you to every corner of the lovely property. At night, the home comes alive with strategically placed lighting and hardwired music to soothe the soul. Have an evening with friends in this majestic place with its very own Bocce ball court, an outdoor kitchen equipped with a refrigerator, large BBQ, sink, ice chest, 6-person bar, and a large TV--the sounds of the fountain in the pool surrounding you. Now let's step inside this custom home, featuring Sentilla tile, custom solid wood paneling, stereo system Garden Security Gates with codes to enter yard, Electric fans span over the oversized covered porch, Rambling yard with views of mountains, Bocce ball court with patios for viewing, Enjoy sweet fruit from the Orchard of over 8 fruit trees, an abundance of cabinets, Large pool with water fall, with an attached but separate hot tub with jets, Yard provides views but total privacy, Indoor/outdoor living with sliders to outside, Corner Lot with amazing street presence, Custom made oversized front doors with custom made iron door knobs that make an instant impression, Convenient garbage area right outside side door Security Alarm, Air conditioned 2 car garage with abundant storage with app controlled garage door & Code Pad, 3 air conditioning units controlled with nest thermostats, Ceiling Fans in every room, 11 Foot Ceilings throughout Home, Solid Wood Beams in Great Room, Kitchen, and Casita, The large oversized Bee Hive fireplace in the living room provides a fun vibe while decorated with comfort and warmth, Custom solid wood paneling throughout the home, Custom solid wood shelving in primary and guest bedroom, Custom iron forged door hardware throughout home, Extra wide hallways lending themselves to a home art gallery, Enjoy views from every room with the oversized tall windows throughout the home, Custom full-size solid wood shutters throughout the entire home, Large primary suite with full bath and walk-in closet with a door connecting to the back yard, 2 additional bedroom suites with walk-in closets, with a jack and jill bathroom.

Features & Amenities

Not ApplicableFeeBuilt 1974

Property Details

Subdivision
Not Applicable
Land Type
Fee
Year Built
1974
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Heating
Central, Fireplace(s), Forced Air
Cooling
Air Conditioning, Ceiling Fan(s), Central Air
View
Mountain(s)
Flooring
Carpet, Tile
City
Palm Desert
Zip Code
92260
County
Riverside
Listed byTate Real Estate, Barbara Tate·760-774-3544

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$14,107.76
Principal & Interest
Loan Amount
$2,232,000
Total Interest
$2,846,793
Total Payment Over 30 Years
$5,078,793
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

72776 Joshua Tree Street, Palm Desert, CA 92260

Not Applicable · Palm Desert · Single Family Residence

$2.79M
Luxury Tier
Beds
5
Baths
4
Sqft
3,425
Lot
23,958 sqft
Year
1974
$/Sqft
$815
Pool: Yes
Spa: Yes
View: mountain
Garage: 2-car

Listed 161.5% above the median closed sale of $1,067,000. Price per sqft ($815) is a 120% premium to closed comps ($370). Expect a longer timeline — comps averaged 127 days on market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $2.79M· $815/sqft
Total list price
Closed comps
vs closed median $1.07M
+$1.72M (+161.5%)
Active comps
vs active median $1.25M
+$1.54M (+123.2%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $439
+$376 (+85.6%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
73042 Willow StreetPalm Desert1957442,91013,068$653$1.90M1576
73198 Loma Vista LanePalm Desert1993443,05411,326$524$1.60M4675
75795 Nelson LanePalm Desert1999443,10211,761$403$1.25M16875
103 Batista CourtPalm Desert2005443,13810,454$287$899,9003774
7 Hillcrest DrivePalm Desert2003443,16810,454$328$1.04M10274
Total: 5 · Average4.04.03,074.411,412.6$439$1.34M73.6
Median3,102$1.25M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
43170 Warner TrailPalm Desert197906/03/2026443,12123,087$1.45M$1.39M$4450.965587
75187 Tubman StreetPalm Desert202605/29/2026553,6097,547$1.11M$1.07M$2960.9621673
49853 CrescentPalm Desert202205/29/2026563,25110,219$1.47M$1.45M$4460.9910073
75211 Tubman StreetPalm Desert202605/15/2026553,0479,323$1.07M$1.02M$3360.962472
41653 Via AregioPalm Desert200506/01/2026442,9529,583$985,000$970,000$3290.9824272
Total: 5 · Average4.64.83,19611,951.8$1.18M$1.18M$370.4127.4
Median3,121$1.07M$1.07M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.