Indian Creek Villas 

Quorum Article - August 2003

Indian Creek Villas is a 352 unit townhouse style condominium community. It is situated on 15 hillside acres of fee land with a mountain backdrop on Highway 74 in Palm Desert. The main cross street is Bursera Way.

The condo units are arranged in 88 well maintained two-story fourplex buildings, each with two 2-car garages and a coin operated laundry. The buildings are stucco with composition shake roofs and distinguished by a variety of brick, stone and wood accent sidings. There are three models ranging in size from 810 to 928 square feet. All have two bedrooms and one bathroom.

McKewan Development built Indian Creek Villas for the second home and weekend getaway market during the years 1973-1975. This was a very popular plan and McKewan used it in similar complexes in Palm Springs, San Bernardino, Monterey, and San Jose.  Indian Creek Villas units are selling in the range $85,000 to $110,000. In other areas they are selling in the range $150,000 to $225,000.

In the current market Indian Creek Villas also has great appeal for the first time homebuyer. The proportion of full time to part time residents is approximately half.

Located within walking distance of El Paseo and the Westfield Shopping Mall, Indian Creek Villas occupies a highly desirable location. Neighboring homes sell in the $400,000 to $1,000,000 range, which makes for a very interesting juxtaposition of home values.

The grounds at Indian Creek Villas are well manicured and include over 300 palm trees. Residents thoroughly enjoy this beautiful location with its mountain views. They have the use of two pools and spas and have access to a desert preserve and walking trails directly behind the complex. 

A 5-member Board of Directors operates Indian Creek Villas. General Manager Sam Hinds and his assistant, Judy ? , support the Board. Association committees are relatively inactive as there are not many issues for them to work on.

One of the things homeowners like best about the Association is that the onsite office is open 5 days a week to answer resident questions, and to process complaints. Additionally, there is an onsite real estate agent to handle rentals and sales. Routine maintenance is also onsite and there is a nightly security presence.

Says Sam Hinds, “I came here in October of 1997 when rents were $400-$500 they are now $775-$850. Unit values were $25,000-$37,000 and they are now selling for $80,000-$110,000. The Board and I have worked hard to keep the grounds and buildings in top condition and fines and the enforcement of the rules have helped to clean up the whole complex.” 

The greatest maintenance challenge for this mature association is the large number of plumbing leaks due to the age of the buildings. However, plumbing repairs are 90% the responsibility of the individual homeowners. An additional age-related issue is the constant need to replace garage doors. Indian Creek Villas has a very good reserve fund for ongoing replacement and repair. A project just getting underway is the replacement of trim boards in preparation for the painting of trim boards and rails next year.

The Board and Management pay close attention to operating costs and find ways to reduce them where possible. The installation of a new sprinkler system has cut down the water bill and a change of outside lighting fixtures has reduced electricity costs. The biggest issue facing the Association is how to bring down insurance rates. Association dues are a modest $200 per month.

All in all Indian Creek Villas is a model of a well run association in a very fine location. Says one Board member, "I just love this place and wouldn't leave even if I won the lottery!"