FEBRUARY 20 26
As We Settle into 2026 . . .
The South Santa Barbara County real estate market is already shaping up to be an interesting one. What’s clear is that buyers and sellers remain active and engaged and there’s plenty of optimism about what the rest of the year holds. Here's a quick snapshot of February's activity:
• 107 homes sold last month, marking an 8% dip compared to February 2025 while total dollar volume also dropped 24% to $483,383,420.
• The all cash transactions continued at 39% with 21% off market.
• The median sales price for single-family homes landed at $2,092,500—a 24% year-over-year decrease.
• Homes are spending an average of 54 days on the market and closing at 94% of their original asking price, often following price adjustments when initially listed too high.
What does this mean for you? Buyers are benefitting from more favorable pricing, while sellers need to focus on strategic pricing and presentation to stand out in a more balanced market. We are seeing a definite preference for homes that are move-in ready, tastefully appointed or staged. We see them still commanding premium prices—often selling within just 3 to 9 days and attracting multiple offers when priced strategically. In contrast, homes requiring renovations are taking longer to sell due to the time involved and rising costs of construction.
SELLERS | High quality inventory in our community remains limited, with demand far outpacing supply. If you've been thinking about selling, now is the perfect time to start preparing your home to attract serious, motivated buyers. This year has already kicked off with strong momentum, and enthusiastic buyers are ready to make buying decisions.
OVERPRICING | This can also lead to missed opportunities, with homes sitting on the market or being overlooked entirely. Buyers are drawn to properties that feel "finished" and don’t require major work. That’s where we come in. We’ll expertly guide you in preparing your home and pricing it right the first time—ensuring it stands out to qualified buyers and helps you achieve the best possible price. Let’s make your next move a successful one!
BUYERS | Local dynamics matter a lot and there are still good values out there if you know where to look. It's a fluid market and value differs neighborhood to neighborhood and home to home. Now more than ever, it is important to have extensive market knowledge when making real estate decisions. Our focus is on finding investment grade properties for our clients that increase and hold their value, regardless of market conditions. We can help you sort through the increased inventory to find “investment grade” properties, in desirable areas that will continue to be a good decision regardless of which way the market trends.
Whether you're considering buying, selling, or simply staying informed—the numbers suggest a dynamic year ahead for our local market. Let’s connect for a private and personalized conversation about your real estate goals. The market is always changing, and differs neighborhood to neighborhood. We are here to help you navigate it confidently.
Looking for professional + creative resultsoriented representation reach out for a confidential conversation and strategic marketing plan. Let's Talk!
Randy and Molly
BARBARA COUNTY
FEBRUARY
2026
|
In Review - homes | estates | puds | condos-8% change over 2025
107
SINGLE FAMILY HOMES
TOTAL FEBRUARY SALES -9% change over 2025
71
AVERAGE SALES PRICE -26% change over 2025
$3,033,417
MEDIAN SALES PRICE -24% change over 2025
$2,092,500
TOTAL AVERAGE DAYS ON MARKET
CONDOMINIUM HOMES
TOTAL FEBRUARY SALES -7% change over 2025
36
AVERAGE SALES PRICE -20% change over 2025
$1,240,411
MEDIAN SALES PRICE -12% change over 2025
$1,062,500
TOTAL AVERAGE DAYS ON MARKET
51 SOLD TO ORIGINAL LIST PRICE 97%
SOLD TO ORIGINAL LIST PRICE 94%
$2,466,242 $1,675,000
SOUTH SANTA BARBARA COUNTY
BARBARA COUNTY
SOUTH SANTA BARBARA COUNTY MARKET
Some Agents Know The Market
Good Agents Understand The Market
Exceptional
Agents
Can Explain The Market - read on . . .
- bioRANDY/MOLLY
CØMPASS APP IS
RANKED NUMBER ONE
Real Estate Apps Ranked | Here Is Which One to Get
Your opportunity to creat a personalized Compass Collection which is a curated visual workspace where we can collaborate, communicate, and monitor the market in real-time.
• Access exclusive inventory from your desktop or on the go with mobile.
• Find and save the most desirable properties on the market.
• Research property values and compare home features.
• Finding the perfect home has never been easier!
ORGANIZE
Save homes that match your criteria on an interactive board. Collections can help you track homes from list to sale, so you can get a better understanding of what to expect.
MONITOR
Always stay updated with immediate email and mobile notifications when new listings come on the market.
DISCUSS
Share comments about homes so that all communication is
RECOMMENDED AVAILABLE PROPERTIES
- LISTED WITHIN THE IN PAST 35± DAYS -
Our carefully curated Compass Collection includes properties we consider to be exceptional, excellent investments and/or good values - call/text/email for details or a private showing.
FEBRUARY PROPERTY COLLECTION
Connect and stay ahead of the market. Get in touch for a list of the most up to date inventory—including Compass Private Exclusives (off market) and Coming Soon homes that are not available on public search sites.
Properties featured are courtesy of the Santa Barbara MLS. They may be listed by brokers and/or agents other than Compass or Haden Homes Luxury Property Group.
LUXURY MARKET REPORT
2026 MOMENTUM+2025 REFLECTIONS
The data on the first two months of trading brings only 4 sales over $10M up to $17.5M. These properties traded in Montecito and Hope Ranch and were all cash transactions, one of which was off market.
For perspective on what to expect, let's reflect back to 2025 where we have observed remarkable trends and record-breaking sales. Properties that once sold for $10M are now commanding $20M, and the entry point for Montecito has risen to an impressive $4.5M–$5M. The Ultra Luxury market showed no signs of slowing down, with 53 properties selling for over $10M in 2025—14 of which surpassed the $20M mark. The highest sale of the year was the breathtaking 700 Picacho Lane in Montecito closing at $57,250,000.
This marks a significant leap from 2024, where 33 properties sold above $10M, 12 of which exceeded $20M. The standout sale of 2024 was the extraordinary 2781 Padaro Lane in Carpinteria, trading at a staggering $96M. December cooled down this exceptional year with only two transaction above $10M in Carpinteria and Hope Ranch.
These trend reflects the resilience and growing allure of our exclusive coastal market, solidifying our position as a premier destination for luxury real estate.
SALES + PRICE 2025 | In Montecito 214 homes traded during 2025, a 31% increase over the 163 sales in 2024. This number of sales brings us back to pre-pandemic days (see Sold/Total Transaction Chart). The Median Sold Price for the year reached $6,192,500, up 13% over 2024, with total "Average Days on Market" of 90 and "Sold to Orginal List Price" at 91%.
MONTECITO CASH SALES 2025 | Enthusiastic buyers are undeterred by interest rates evidenced by 60% of homes (128 of the 214) in Montecito trading for all cash during 2025. While much has been said about the impact of high interest rates on residential sales, stock market and investment sentiment holds more weight for many high-net-worth clients.
MONTECITO OFF-MARKET ACTIVITY 2025 | Off-market deals thrived in Montecito as evidenced by 44 of 214 homes (21%) trading off market in 2025. We have been successful in putting many deals together privately by networking extensively with other top agents and being “in the know” when a homeowner prefers a quieter sale. Reach out with your "wish list."
- 2024—2026Transactions ULTRA LUXURY
Demand for Ultra-Luxury Estate Homes Remains Robust, as Affluent Buyers from Around the Globe are Drawn to Montecito and Santa Barbara for our Exceptional Climate, Outdoor Activities, Privacy, Safety and Vibrant Community.
SALES | In Review Update
SOUTH SANTA BARBARA COUNTY MARKET
MONTECITO
FEBRUARY 2026 | In Review - homes | estates | puds | condos(combined sales) 12
AVERAGE SALES PRICE
-9% change over 2025
$5,192,093
MEDIAN SALES PRICE
-29% change over 2025
$3,750,000
HIGHEST SALES PRICE
633 Parra Grande Lane Montecito CA 93108
$14,500,000
LOWEST SALES PRICE
1220 Coast Village Road, #307 Montecito CA 93108
$2,050,000 Condominium Home
TOTAL AVERAGE DAYS ON MARKET
115 SOLD TO ORIGINAL LIST PRICE 94%
MONTECITO 2026 SALES
12 PROPERTIES TRADED
- homes | estates | puds | condosFEBRUARY 2026 TRANSACTIONS Distributed by Price Range
sales
FEBRUARY 2026 TOTAL SALES 12 Total Transactions Dollars In Millions
58% FEBRUARY 2026 ALL CASH SALES 7 of the 12 Total Sales
25% FEBRUARY 2026 OFF MARKET SALES 3 of the 12 Total Sales
$119,465,793 FEBRUARY 2026 SOLD DOLLAR VOLUME -65% over February 2025
MONTECITO
- homes | estates | puds | condos -
10 Year Trend | 2015—2026 YTD
HOPE RANCH
SALES | In Review Update
HOPE RANCH
FEBRUARY 2026 | In Review - homes | estates | puds (no condos in hope ranch)(combined sales)
AVERAGE SALES PRICE
+99% change over 2025
$12,162,500
MEDIAN SALES PRICE
+93% change over 2025
$12,162,500
2
HIGHEST SALES PRICE 4328 Via Esperanza Hope Ranch CA 93110
$15,495,000
LOWEST SALES PRICE 4200 Marina Drive Hope Ranch CA 93110
$8,830,000
TOTAL AVERAGE DAYS ON MARKET
79 SOLD TO ORIGINAL LIST PRICE 82%
REAL TIME MARKET DATA - click -
HOPE RANCH 2026 SALES
HOPE RANCH
- homes | estates | puds (no condos in hope ranch)FEBRUARY 2026 TRANSACTIONS
Distributed by Price Range
2 sales
TOTAL 2026 SALES 2 Total Transactions Dollars In Millions
100% TOTAL 2025 ALL CASH SALES 2 of the 2 Total Sales
0% TOTAL 2025 OFF MARKET SALES 0 of the 2 Total Sales
Information Deemed Reliable But Not Guaranteed. Data Provided by Fidelity National Title/Santa Barbara, CORT or SBAOR.
SANTA BARBARA
SALES | In Review Update
SOUTH SANTA BARBARA COUNTY MARKET
SANTA BARBARA
FEBRUARY 2026 | In Review - homes | estates | puds | condos(combined sales)
AVERAGE SALES PRICE
-16% change over 2025
$2,108,308
MEDIAN SALES PRICE
-21% change over 2025
$1,800,000
HIGHEST SALES PRICE
1420 Alameda Padre Serra Santa Barbara CA 93103
$7,250,000
LOWEST SALES PRICE
2727 Miradero Drive #302 Santa Barbara CA 93105
$650,000 Condominium Home
SALES | In Review Update
SOUTH SANTA BARBARA COUNTY MARKET
SUMMERLAND
FEBRUARY 2026 | In Review
- homes | estates | puds | condos(combined sales)
AVERAGE SALES PRICE
0% change over 2025 n/a
MEDIAN SALES PRICE
0% change over 2025 n/a
HIGHEST SALES PRICE n/a
LOWEST SALES PRICE n/a
REAL TIME MARKET DATA - click -
CARPINTERIA
SALES | In Review Update
SOUTH SANTA BARBARA COUNTY MARKET
CARPINTERIA
FEBRUARY 2026 | In Review - homes | estates | puds | condos(combined sales)
AVERAGE SALES PRICE
+69% change over 2025
$2,083,909
MEDIAN SALES PRICE
+31% change over 2025
$1,990,000
4
HIGHEST SALES PRICE
7040 Gobernador Canyon Road Carpinteria CA 93013
$2,840,635
LOWEST SALES PRICE
3375 Foothill Road, Unit 923 Carpinteria CA 93013
$1,515,000 Condominium Home
GOLETA
SALES | In Review Update
SOUTH SANTA BARBARA COUNTY MARKET
GOLETA
FEBRUARY 2026 | In Review - homes | estates | puds | condos(combined sales) 32
AVERAGE SALES PRICE
-22% change over 2025
$1,339,406
MEDIAN SALES PRICE
-22% change over 2025
$1,250,000
HIGHEST SALES PRICE
5513 Camino Cerralvo Goleta CA 93111
$3,700,000
LOWEST SALES PRICE
7863 Whimbrel Lane Goleta CA 93117
$720,000 Condominium Home
CONCIERGE
Elevated Real Estate Service
EXPERT PERSPECTIVE
Now more than ever you need an expert advisor on your side who can provide comprehensive analysis and exclusive insights into today’s fast-paced housing market. We see every luxury property available and know the market. Our commitment to staying educated on what’s happening with economic news, the real estate market, local sales and listings is essential to your success when buying or selling properties.
CONCIERGE SERVICE
We strive to deliver a high level of personalized service— personally! We provide our clients with cutting-edge strategies that produce ideal results. Our exceptional service is driven by efficient communication, understanding your needs and having expansive industry resources—combined with expert knowledge of the extensive contracts and required forms to protect your best interests. The process comes together as a result of our years of successful negotiating which leads to a winning deal. We listen carefully, anticipate your needs, execute the deal and handle all the details. The hard work starts when a contract is in place so you will be happy you chose representation experienced in closing the deal smoothly.
COMMUNITY INVESTMENT
Sell a Home | Build a Home initiative. We are deeply connected and committed to the communities in which we live and work. Haden Homes Luxury Property Group has made a pledge to help individuals with housing needs by partnering with Habitat for Humanity. For every home that our clients buy or sell, Haden Homes makes a donation to Santa Barbara’s Habitat for Humanity.
THE TALK IS THE TALK IS CØMPASS ACQUISITION / DESIGN TRENDS, LIST PRICE+MORE
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DISCRETION
Privacy is the Ultimate Commodity And the Decision to Sell Your Home Is a Personal One.
FLEXIBILITY
Decide When to Share Details About Your Home - Including PriceMore Expansively On Your Own Timing.
QUALITY
Exclusive Exposure To Compass Agents, Including Premium Placements On Agent Facing Platform.
VALUE
Get the Best Offer Testing The Market to Gather Key Without Your Listing Stale or Overexposed.
Offer by Market Privately Insights Listing Getting Overexposed.
PRIVATE EXCLUSIVE LISTINGS
Ask Us About Our Exciting Private Exclusive Listings.
A Compass Private Exclusive listing is an off-market home that can be shared by a Compass agent directly with the 30,000+ Compass agents and their colleagues and buyers. Property details are not disseminated widely and won’t appear on public home search websites.
Listing your home as a Compass Private Exclusive allows you to market your property quietly and control what information is shared about you and your home, while still getting exposure to top agents at Compass— the largest nationwide brokerage.
—LEARN
CHICAGO TITLE
FIDELITY NATIONAL TITLE
SANTA BARBARA MLS
DATA SOURCES | LISTING DISCLOSURE
All information provided is deemed reliable but has not been verified. We do not guarantee it and recommend buyers make their own inquiries. Data source Fidelity
National Title of Santa Barbara, CORT and Santa Barbara MLS. INdata Real Estate Market Reporting and Altos Research, Inc. active market reports provided by Chartwell Escrow through February 2026.
Properties featured are courtesy of the Santa Barbara MLS and are available for sale at time of publication. They may be listed by brokers and/or agents other than Compass or Haden Homes Luxury Property Group. Contact us for details or to set up a private showing at 805.880.6530.
