Susan King 11023 Muirfield Drive Rancho Mirage, California
August 27, 2026 Mrs. Susan King 11023 Muirfield Drive Rancho Mirage, California 92270 Dear Susan, Kurt was kind enough to meet me at the house on Sunday morning and walk me through it room by room, and I am grateful to him for giving up part of his weekend to do it. It is a genuinely beautiful home, and the care you have put into it over these past seven years shows in every corner. Guy Dreier built something with real architectural conviction there, and that is not a common thing in this valley. I promised you I would put the market in front of you in writing before we settle on a number, so here it is. Nothing in this letter should surprise you — it is the same conversation you and I had earlier, now with the supporting figures behind it. THE MISSION HILLS MARKET RIGHT NOW I pulled every single-family sale, expiration, and cancellation across Mission Hills Country Club and the adjoining fee-land enclaves. Eleven properties. What they tell us is that this market is rewarding two things above all else — presentation and correct pricing at launch — and punishing everything else quite severely. Here is what has actually sold: Address
Sq Ft
Built
List Price
Sale Price
Days
12117 Troon Circle
5,155
1991
$3,150,000
$3,150,000
0
12157 Saint Andrews Drive
4,707
1993
$2,495,000
$2,300,000
107
12154 St Andrews
3,432
1995
$1,997,000
$1,900,000
64
9 Birkdale Circle
2,849
2000
$1,325,000
$1,235,000
27
11019 Muirfield Drive
5,834
1986
$2,100,000
$1,500,000
138
34 Oakmont Drive
3,582
1999
$1,150,000
$834,969
50
And here is what did not sell — the listings that expired unsold this year: Address
Sq Ft
Built
Orig. Price
Final Price
Days
12165 Turnberry Drive
5,699
1995
$2,850,000
$2,850,000
146
17 Oakmont Drive
3,915
1999
$1,718,000
$1,669,000
140
20 Birkdale Circle
3,169
2001
$1,425,000
$1,350,000
146
4 Oakmont Drive
3,361
2000
$1,290,000
$1,290,000
141
WHAT I TAKE FROM THIS Three things stand out, and I want to be candid with you about all three. First, the ceiling is real and it is reachable. Troon Circle — a 1991 home, five years older than yours and a thousand square feet smaller — sold this month at $3,150,000, full price, with no days on market at all. Someone was waiting for it. That tells us buyers in Mission Hills will pay handsomely for a distinctive custom home, and that they move quickly when they find one. Second, and less pleasantly, your own street produced a difficult sale in June. 11019 Muirfield came on at $2,400,000, was reduced to $2,100,000, and closed at $1,500,000 after 138 days. That home was marketed openly as a fixer, and it is not comparable to yours in condition — but it is now a recorded sale forty feet from your front door, and any appraiser or buyer’s agent will find it. We will need to draw a bright line between the two properties from the very first day, and that line is condition and architecture. Third, the number to be most careful about is Turnberry Drive. That was a 5,699 square foot custom home from the same era, listed at $2,850,000 and never reduced. It sat for 146 days and expired unsold last month. It is the closest thing to a cautionary tale we have, and it is the reason I want to be disciplined about where we come to market rather than optimistic. You will notice the pattern in the expireds: every one of them sat between 140 and 146 days. The homes that sold moved in less than half that time. There is a cliff in this market at roughly four and a half months, and once a listing crosses it, the conversation stops being about the house and starts being about why it has not sold. MY RECOMMENDATION When we spoke, I told you I thought we were in the high twos, and having now been through the house, I still believe that. Specifically, I would like to bring 11023 Muirfield Drive to market at:
$2,795,000 Approximately $451 per square foot
That figure sits just under the market’s average asking price per square foot, which is deliberate. At 6,200 square feet, yours will be the largest home in this comparison set — and I will tell you plainly that size cuts both ways here. The two largest homes in the data, Turnberry and 11019, are also the two that struggled most. A large home priced ambitiously narrows the buyer pool very quickly. Priced at $2,795,000, we come to market looking like value on a home that is anything but ordinary, and we give ourselves room to hold firm rather than chase the market down in reductions. I would far rather bring you a strong offer early than spend the season defending an aspirational number. I should also say honestly that homes in this set have been closing at roughly 87 percent of asking. If we land nearer 93 percent — which I think is achievable with the right presentation — we are looking at something in the neighborhood of $2.6 million. I would rather you hear that range from me now than at the first offer.
THE CASE WE WILL MAKE The house is beautifully built, and it is also of its moment. Finishes from 1997 read one of two ways to a buyer, and which way they read is almost entirely a question of how the home is presented. A dated house invites a discount. A period-authentic Guy Dreier organic contemporary invites admiration — and it gets written about and photographed rather than apologized for. That is the campaign I intend to run for you. Dreier’s name carries real weight among the buyers who shop Bighorn, The Vintage Club, and The Madison Club, and I am working to obtain his original project documentation to support the listing. Your home will be part of our Fall Collection, and I would like to bring it to market in mid to late October, which gives it the benefit of a coordinated campaign across ten-plus properties rather than standing alone. PREPARING THE HOUSE As we discussed, there is some light preparation I would like to do as we get closer to the list date, and none of it is disruptive or expensive. The staging uses your own furnishings — nothing rented and nothing brought in. It is mostly a matter of tucking things away: clearing a few surfaces, putting the smaller items out of sight, and shifting a piece of furniture here and there so the rooms photograph well and the architecture reads clearly. Everything stays in the house, and it takes an afternoon. I would also like to have the windows professionally cleaned close to launch, which matters more in this house than in most, given how much of it is glass and how much of the value is in the way the light and the course views come through. The one item I would ask you to consider seriously is a pre-inspection before we go live. Having the report in hand at launch, with anything minor already addressed, removes a buyer’s most common reason to ask for a reduction after they are already in contract. In a market clearing at eighty-seven percent of asking, the sellers holding closest to their number are almost always the ones who left no unanswered questions. That timing matters. Coming out in mid to late October puts us in front of buyers as the season fills, and it gives us the weeks beforehand to do the preparation properly rather than in a rush. A launch that stalls goes quiet through the strongest months of the year, and that is precisely what I want to avoid for you. Susan, none of this is a decision you need to make this week. Read it, sit with it, share it with Kurt if that is helpful, and call me with whatever questions it raises — or none at all, and we will simply talk it through. I am at your disposal, and it would be a privilege to represent this house. With warm regards, Patrick Jordan Broker Associate · Luxe Director PS Properties at Bennion Deville Homes DRE #01726623 Comparable data drawn from the California Desert Association of Realtors MLS, reflecting single-family activity within Mission Hills Country Club, Oakmont Estates, Fairway, and Stone Ridge Fee. Information is deemed reliable but is not guaranteed. This letter is an opinion of value for the purpose of establishing a marketing price and is not a formal appraisal.
Exceptional Real Estate Services in Palm Springs and the Coachella Valley PS Properties combines years of business acumen and real estate experience, along with special knowledge and appreciation of Palm Springs real estate and the Coachella Valley as a whole. We also stay up-to-date with the ever-changing conditions in the real estate market in order to serve you best.
Why The PS Properties Team? • Proven results and experience • Extensive local, regional, and national network • Patrick and Stewart are involved in every transaction • Dedicated marketing & PR team with 30 years luxury real estate development experience • National exposure
Experienced professionals – selling in Coachella Valley since 2006
Over $1 Billion in transactions
Over $109 Million in transactions in 2025
Part of a network of 419 fully licensed real estate agents
Broad marketing exposure Dedicated marketing team
Sales transactions by year $200M $175M $150M $125M $100M
$126M
$127.5M $103M
$100M
2023
2024
$75M
$109M
$50M $25M $0 2021
2022
2025
The PS Properties Advantage
Expertise Earned Through Experience PS Properties has been serving the real estate needs of the Palm Springs and Coachella Valley region since 2006, facilitating the timely purchases and sales of properties at the most optimal price for the parties involved. Most notably, our extensive experience in the area allows us to comprehensively evaluate real estate cycles beyond the headlines and truly understand the local market on a micro level.
Personal Touch At PS Properties, we believe every showing matters. It’s why we don’t use lockboxes, unless an owner insists. Instead, we commit to attending every showing. We’ll be there to put our best foot forward for every property.
Commitment to Service
Community Connections PS Properties has been connected to the Palm Springs and Coachella Valley community since 2006, developing deep ties with local officials and organizations over the years, which ultimately benefits our clients. We serve on several boards to help improve the Palm Springs and Coachella Valley way of life and to stay informed about future plans for the area.
Showing agents and showing coordinators are not part of the equation at PS Properties. We take a hands-on approach, working oneon-one — whether we’re representing buyers or sellers — to achieve the best results for our clients. That means Patrick and Stewart are involved with every transaction, providing consistent, clear communication every step of the way.
Impeccable Reputation Named Realtors of the Year in 2021 and Outstanding Brokers for the Coachella Valley in 2022, PS Properties has built its reputation on the Golden Rule — treat others as you wish to be treated. Our knowledge, experience, and commitment to clients have earned us recognition among peers and nationally. We’re proud to serve as executive directors of the luxury program at Bennion Deville Homes and as members of the invitation-only Desert Estates Network.
Our Communication Promise At PS Properties, we believe communication is the key to making our clients feel comfortable and confident about their decision. It is our promise that we will maintain an ongoing dialogue from our first meeting to final negotiations, and beyond.
Communication Expectations We commit to keeping you informed and at ease throughout the entire process: • Weekly calls with buyer feedback and market updates • Honest, professional advice on your property’s marketability • Same-day responses to questions, concerns, and incoming offers • In-depth offer explanations to help you make the most informed decision • Regular check-ins with the buyer’s agent once under contract Because this is an important decision, you deserve nothing less than complete peace of mind.
What To Expect When Selling Your Home It is important that we present your home in the best possible manner to help you reach your goals. We do this in three key ways:
Feedback to Improve First Impressions
Staging Staging with your existing
Photography & Videography
After touring your home, we’ll
furniture can lead to a higher
Great visuals are critical
provide tailored feedback to
sale price and faster offers.
to a successful sale. We
enhance its appearance and
Thoughtful staging helps
partner with top real
marketability. Our focus is
buyers emotionally connect
estate photographers and
on creating open space and
with the space. Our pre-listing
videographers to produce
clean lines — helping buyers
process includes a team of
exceptional photos and
envision themselves living
professionals to ensure your
videos that make your listing
there. This often includes
home strikes the right chord.
stand out — driving more
decluttering personal items and clearing countertops, desks, and other surfaces.
showings and a faster sale.
Market Factors • Price: While the market ultimately determines your home’s price, we use our expertise to guide you toward the ideal list price to achieve the highest possible value. • Timing: The first two weeks of your listing are critical — this is when buyers are most active and offers are typically strongest. Our collaborative pricing and marketing strategies are designed to maximize this window. • Location: The single most important factor in determining your property’s value. • Terms: We negotiate all key contract terms on your behalf — including price, close date, contingencies, and appraisal coverage — to ensure a smooth transaction aligned with your goals. • Condition: The overall condition of your home directly impacts buyer perception and final sale price. We’ll identify the improvements that matter most — helping you make strategic updates that maximize value without overinvesting.
Market Factors Within Your Control Price Condition Staging Availability Market Factors You Cannot Control Competition Buyer/Seller Market Interest Rates The Perfect Buyer
Experience Counts Our team has the experience and expertise to help you achieve your goals.
20 YEARS selling homes in Coachella Valley
60 YEARS combined experience
OVER $1 BILLION in total real estate transactions
$103 MILLION in 2023 real estate transactions
$100 MILLION in 2024 real estate transactions
$109.8 MILLION in 2025 real estate transactions
A Reliable Network of Associates
5 offices in Coachella Valley
3 offices in onsite clubs
419 fully licensed agents
$1.44 BILLION in sales transactions in 2025
National Reach
LEADER in listings/sales in Coachella Valley since 2009
MEMBER of the Luxury Portfolio International
Through HomeServices of America, a Berkshire Hathaway affiliate, we offer national resources and reach.
49,354 agents
928 offices
$136 BILLION sales volume
Our Properties Get Noticed Our properties stand out through vibrant photography, compelling MLS listings, and targeted social media — backed by an in-house marketing specialist with 30 years of experience. Broker tours, open houses, and custom brochures ensure every luxury listing gets the attention it deserves.
Our Team
Patrick Jordan
Stewart Smith
PRINCIPAL
PRINCIPAL
For 20 years, Patrick focused his career
Stewart began his real estate career in
managing the promotion and publicity
Palm Springs more than 24 years ago,
of some of the most important entertainers
settling into the valley after spending
in the record industry. It is his experience
20 years as a senior sales executive with
in this fast paced and ever changing
Verizon Wireless. His vast knowledge of the
environment that has lent to his ability to
market and its intricacies, combined with
recognize individuality and distinctiveness
his solid business and sales acumen, has
and stay one step ahead of the trends.
resulted in a successful real estate practice,
Today, Patrick brings these skills to his real
with clients appreciating his attention
estate practice, using them to understand
to detail and excellent communication
his clients’ needs and expectations and
skills. Stewart has been recognized as an
marketing each property with its unique
Executive Luxury Director with Bennion
attributes in mind. Patrick is an Executive
Deville Homes, a distinction given to only
Luxury Director with Bennion Deville Homes,
30 agents (out of 419) in the Coachella
a distinction given to only 30 agents (out
Valley, based on outstanding sales and
of 419) in the Coachella Valley, based on
leadership qualities.
outstanding sales and leadership qualities.
Gary Schwartz
Erik Nordin
LUXE DIRECTOR | GRI
REALTOR
With 20 years in real estate, Gary brings
Erik is dedicated to providing exceptional
extensive expertise to PS Properties. He
customer service at every step of the
started his career in the Miami area in
real estate journey. His passion for the
2005, specializing in luxury estates and
industry was sparked during a college
condominiums. In 2013, he earned his
internship with a nationally recognized
broker’s license and focused on new luxury
homebuilder, where he honed his skills in
developments from pre-construction to
client satisfaction and home construction.
sellout. Notably, he contributed to the
Erik’s mission is to make the home buying
groundbreaking and completion of Miami’s
and selling process stress-free and enjoyable,
ONE THOUSAND MUSEUM, the late
offering personalized guidance and expert
Zaha Hadid’s first residential tower in the
advocacy to ensure his clients’ best interests
Western Hemisphere. Gary’s track record
are always at the forefront. Thanks to his
includes representing luxury buyers, sellers,
unwavering commitment to service and his
developers, and renowned architects across
reputation for reliability, Erik has become a
international markets, enhancing the
trusted advisor in the real estate community.
PS Properties team.
Robin Post
Kevin Totems
Eva Voorhees
EXECUTIVE ASSISTANT
PROPERTY LIAISON | REALTOR
MARKETING DIRECTOR
A native Californian, Robin
Kevin began his career as a
With over 30 years marketing
moved to the desert in
teacher in Denver, Colorado,
experience, Eva provides
1988 where she raised two
where he developed key
strategic marketing direction
sons while working as a
strengths in communication,
for PS Properties. Her years of
bookkeeper. Robin took
adaptability, and problem-
experience in luxurious, private
advantage of her attention
solving — skills that now
real estate development
to detail and began working
help him deliver a smooth,
plays a vital role in helping
in real estate in 2008 as a
comfortable experience for his
PS Properties to market and
bookkeeper and assistant
clients. In 2024, he moved to
sell properties both large
handling the closing
Palm Springs and quickly fell
and small.
paperwork, MLS listings and
in love with the valley’s thriving
coordination of office tasks.
communities, beautiful art
Robin joined the PS Properties
and architecture, relaxed
team in 2013 as an Executive
pace of life, and mountain
Assistant and continues
views. Kevin especially
work with team members
appreciates the Coachella
in helping execute listing
Valley’s diversity, with its many
and purchase agreements,
unique communities where
closing documents and
everyone can find a place to
everything in between. In
truly belong.
her spare time, Robin loves to travel and enjoy time with her family – especially her five grandchildren.
201 N. Palm Canyon Drive #120 Palm Springs, CA 92262 760.459.0057 patrickstewartproperties.com
Patrick V. Jordan 310.339.8092 patrick@patrickstewartproperties.com DRE LIC: 01726623
C. Stewart Smith 760.898.1544 stewart@patrickstewartproperties.com DRE LIC: 01317 162