Reputation Matters.
on the successful representation of the seller at 109 Rametto Road, Sold for $12,788,125.
DANIEL ENCELL
805.565.4896
DanEncell@aol.com DRE 00976141
THE KOGEVINAS GROUP
on the successful representation of the seller at 796 Hot Springs Road, Sold for $8,463,668.
on the successful representation of the buyer at 796 Hot Springs Road, Sold for $8,463,668.
THE KOGEVINAS GROUP
805.331.7577
Team@Kogevinas.com MontecitoProperties.com DRE 01209514
on the successful representation of the seller at 1645 Still Meadow Road, Sold for $5,035,000.
DIANNA ZLAKET
805.390.8382
DiannaZlaket@bhhscal.com DRE 01701860
CRISTAL CLARKE
805.886.9378
Cristal@Montecito-Estate.com
Montecito-Estate.com DRE 00968247
JOSIAH HAMILTON
on the successful representation of the buyer at 480 Ortega Ridge Road, Sold for $7,500,000.
JOSIAH HAMILTON
805.284.8835
Josiah@TheHamiltonCo.com
TheHamiltonCo.com DRE 01415235
DAN JOHNSON
on the successful representation of both the buyer and seller at 117 Hollister Ranch Rd, Sold for $3,000,000.
DAN JOHNSON
805.895.5150
DanJohnson@bhhscal.com DRE 00609860
DANIEL ENCELL
DIANNA ZLAKET
CRISTAL CLARKE
Reputation Matters.
Get Your Dream En Suite
Abathroom renovation is one of the most rewarding upgrades you can make to your home, but it’s also one of the easiest places to overspend or miss opportunities if it’s not thoughtfully planned. As an interior designer, I see bathrooms not just as functional spaces, but as daily rituals made visible. When done well, a bathroom renovation can elevate your routine, increase your home’s value, and bring a sense of calm and intention into your everyday life. We completed a bedroom renovation for this project early in 2025 and were graciously invited back to complete the en suite. Here, I’ll break down exactly what we executed, and how to use those tools to bring your own bathroom renovation to life.
Prioritize Layout and Flow
If your budget allows for reconfiguring the layout, this is where you’ll get the greatest return. Adjustments such as widening a shower, relocating a toilet, and improving door swing can dramatically change how the space feels. In this case, we were able to leave everything exactly where it was. We swapped out the existing tub and shower combo to install this stunning walk-in enclosure, complete with marble and glass details. This created an open and airy feeling in this relatively small layout, allowing us to maximize the feeling space and serenity.
Invest Where It Matters Most
Not every element needs to be top-of-the-line, but some should be. Areas such as decorative lighting or mirrors can often be sourced more affordably without sacrificing design. We invested in two primary elements in this bathroom, plumbing fixtures and tile, which created unexpected impact.
• PLUMBING FIXTURES: Quality faucets and shower systems last longer and feel better to use. Finish also matters, and the champagne bronze pictured here works well with the tile and dark vanity choices. Think of the plumbing fixtures as the jewelry of the bathroom: They make it sing, and it’s one of the first details that catches your eye when you enter the space.
• TILE: Most of the tile budget in this bathroom went to sourcing these beautiful Calacatta Gold mosaic marble floors, and also the marble jambs surrounding the shower enclosure. These details were well worth the price tag, as they singlehandedly elevate this to a luxury-level experience. Who doesn’t want that every day?
• TILE INSTALLATION: This is easily one of the most overlooked areas when redesigning a bathroom. Your result will only look as good as your tile setter is skilled, and ours was phenomenal on this project. Even modest tile can look elevated when expertly installed, and conversely, expensive tile can lose all its value if not set correctly. Make sure you don’t overlook this crucial component in your renovation.
Demand the Most from Your Details
This was indeed a special project, as we were carrying details we designed in the bedroom through the vision for the bathroom as well. When designing the bedroom, the client opted for a beautiful traditional wainscoting throughout the room. We repeated this detail in the bathroom, installing the wainscoting halfway up the wall. This connected the rooms subtly and beautifully.
Every detail in this bathroom was considered: Material choices, shower valve placement, outlet placement, venting, drapery, and vintage touches all work together to make this space feel thoughtful and intentional. Details matter because they are the first thing your system notices when
you enter a space. We notice when things are symmetrical, when colors are balanced, and when execution has been carried out properly. Hiring the right professionals for your project ensures that no detail is missed, and everything turns out beautifully.
Final Thoughts
A bathroom renovation is an opportunity to invest in your daily life. When approached with clarity, strategy, and care, it becomes more than an upgrade. It becomes a space that supports you, restores you, and adds lasting value to your home.
THE DESIGN DOCTOR
We are proud to congratulate these exceptional agents for their outstanding representation and successful closings. Their dedication and professionalism continue to set the standard for excellence in our industry.
Michelle Glaus
michelleg@villagesite.com | DRE 01921235
218 VALHALLA DRIVE OFFERED AT $2,575,000
331 CEDAR LANE OFFERED AT $1,189,000
321 5TH STREET #A OFFERED AT $577,500
1676 MAPLE AVENUE #24 OFFERED AT $419,000
Bob & Braden Curtis
bob@villagesite.com | DRE 00938841 braden@villagesite.com | DRE 02283881
402 PASEO DEL DESCANSO OFFERED AT $1,495,000
927 OLIVE STREET OFFERED AT $1,297,500
968 MIRAMONTE DRIVE #6 OFFERED AT $735,000
351 MORETON BAY LANE #4 OFFERED AT $649,000
Ruth Ann Bowe
ruthann@sellingsb.com | DRE 01751940
1302 HILLCREST ROAD OFFERED AT $3,250,000
517-519 BRINKERHOFF AVENUE OFFERED AT $1,750,000
David Kim
david@villagesite.com | DRE 01813897
777 N. ONTARE ROAD OFFERED AT $3,795,000
1436 LAGUNA STREET #C OFFERED AT $1,325,000
Thomas Minehan tom@villagesite.com | DRE 02092986
7823 MARIN LANE OFFERED AT $1,269,000
401 S. BRENT ROAD OFFERED AT $967,500
11408 BEECHNUT STREET OFFERED AT $875,000
Emily Kellenberger & Associates ekateam@villagesite.com | DRE 01397913
339 VIA EL ENCANTADOR OFFERED AT $1,599,000
155 SAN FEDERICO AVENUE OFFERED AT $1,599,000
THE BEATING HEART OF SANTA BARBARA
1568 La Vista Del Oceano | Santa Barbara, CA
3 Bed | 4 Bath | 2,824 Sq. Ft. | Offered at $5,000,000
The home you have been waiting for. Striking custom built 2014 Spanish Mediterranean with a contemporary interior design. Stunning unobstructed ocean and island views from every window. Great room with 14’ cathedral ceilings, Brazilian teak hardwood floors, French doors that open to covered Saltillo tiled patios that frame the pacific views. Gourmet kitchen with custom cabinetry, quartz counters, Subzero refrigerator, and stainless Thermador appliances. Private primary suite with luxurious bath, spacious walk in closet and French doors that open to a secluded newer Hot Springs spa with ample room to relax and recharge on a view lot. Landscaped .33 Acre lot with drought tolerant plants, numerous fruit trees and generous parking area for family and guests.
OPEN HOUSES
Goleta
345 Kellogg Way #18, 3BD, 3BA, Fri 10-1 & Sat & Sun 2-4, $1,079,000, Village Properties, Emily Kellenberger & Associates / Jill Agonias 805895-9902 / 805-280-5865, DRE#02150975 / #02211987
562 Poppyfield Pl, 3BD, 2.5BA, Sat & Sun 12-3, $1,255,000, Berkshire Hathaway HomeServices California Properties, Doug Van Pelt 805-6373684, DRE#01822551
4750 Calle Camarada, 3BD, 3BA, Sun 1-3, $1,385,000, Village Properties, Marcy Bazzani 805-4558818, DRE#02030289
149 Vereda Leyenda, 4BD, 2.5BA, Sat 1-3 & Sun 11-1, $2,895,000, Berkshire Hathaway HomeServices California Properties, Steve Heller / John Finseth 805-252-2749 / 805-403-3151, DRE#00929496 / #01336897
San Roque
3663 San Remo Drive, 3BD, 4BA & 1PBA, Sat 1-3, $806,000, Sotheby’s International Realty, Brisaly Balderas 805-335-4726, DRE#02128318
3728 State Street #135, 3BD, 3BA, Sat & Sun 1-4, $1,598,000, Village Properties, Bob Curtis & Braden Curtis 805-689-0507, DRE#01255085
918 Crestwood Dr, 3BD, 2BA, Sat 1-3, $1,835,000, Compass, Geoff Rue 805-679-3365, DRE#01939927
39 East Calle Crespis, 2BD, 2BA, Sun 1-4, $2,100,000, Sotheby’s International Realty, Diane Waterhouse 805-886-2988, DRE#01257696
The Mesa
1070 Miramonte Dr #10, 1BD, 1BA, Sat 12-3 & Sun 2-4, $737,000, Village Properties, Michael Dickman / Brittany Lough 805-689-3355 / 805-455-5736, DRE#02093312 / #01905525
Saturday 1/24 & Sunday 1/25
969 Miramonte Unit 5, 2BD, 2BA, Sat 12-3 & Sun 12-2, $955,000, Douglas Elliman of California, Gam Ng 951-325-0949, DRE#01935111
1547 Shoreline Drive, 5BD, 5BA & 1PBA, Sun 1-4, $14,500,000, Sotheby’s International Realty, Chris Palme 805-448-3066, DRE#00989478
Hope Ranch
4356 Via Glorieta, 3BD, 3BA, Sat 12-3, $3,795,000, Epstein Partners/ Keller Williams, Steve Epstein 805689-9339, DRE#00994429
700 Via Hierba, 4BD, 3BA & 1PBA, Sun 2-4, $6,185,000, Sotheby’s International Realty, Crysta Metzger / Kathleen Marvin 805-453-8700 / 805-450-4792, DRE#01340521 / #01276356
4004 Via Laguna, 4BD, 4BA & 1PBA, Sun 1-3, $6,925,000, Sotheby’s International Realty, Brad Merritt 805-450-6522, DRE#01855401
Mission Canyon
2253 Las Canoas Road, 4BD, 3BA, Sun 1-4, $2,450,000, Village Properties, John Sener 805-4520471, DRE#01868186
The Riviera
555 East Arrellaga Street #6, 3BD, 2BA, Sun 12-2, $1,450,000, Sotheby’s International Realty, Nicole Dever 805-570-5226, DRE#02110739
1535 Loma Street, 1BD, 2BA, Sun 1-4, $1,695,000, Sotheby’s International Realty, Chris Palme 805-448-3066, DRE#00989478
712 Arbolado Road, 3BD, 2BA, Sat 1-4 & Sun 1-3, $3,325,000, Village Properties, Darcie McKnight / Thomas Dabney 805-402-1945 / 805-637-7772, DRE#02252004 / #01717947
Santa Barbara
2727 Miradero Dr. #302, 1BD, 1BA, Sat 12-3, $689,000, Berkshire Hathaway HomeServices California Properties, Britney Schalla 805-4039606, DRE#02381638
864 Highland Dr #6, 1BD, 1BA, Sat & Sun 1-4, $789,000, Berkshire Hathaway HomeServices California Properties, Cole Robbins 805-4037735, DRE#01910827
4808 Ogram Rd, 3BD, 2.5BA, Sat & Sun 1-3, $1,350,000, Berkshire Hathaway HomeServices California Properties, Patricia Garrett 805-5688661, DRE#01982565
5190 Kara Dr, 3BD, 2BA, Sun 1-4,
$1,795,000, Berkshire Hathaway HomeServices California Properties, Rose Van Schaik 805-452-2051, DRE#00782017
1501 Clearview Rd, 2BD, 2BA, Sat & Sun 1-4, $1,895,000, Berkshire Hathaway HomeServices California Properties, Chase Enright 805-7084057, DRE#01800599
5114 Walnut Park Dr, 5BD, 3.5BA, Sat 1-3, $2,195,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
2417 Calle Linares, 3BD, 3BA, Sat 2-4 & Sun 12-4, $2,375,000, Keller Williams Santa Barbara, Nancy Newquist-Nolan 805-570-1015, DRE#01459693
2800 Palomino Ridge Ln, 2BD, 3BA, Sat & Sun 10-12, $2,495,000, Berkshire Hathaway HomeServices California Properties, Todd Shea 805-453-7730, DRE#02028163
2020 Las Canoas Ridge Way, 3BD, 2BA & 1PBA, Sun 2-4, $2,798,000, Sotheby’s International Realty, Scott McCosker 805-451-1721, DRE#00494253
411 E Carrillo Street, 2BD, 3BA, Sat & Sun 1-4, $3,199,000, Village Properties, Spencer Cole 805-6896673, DRE#02115510
2106 Mount Calvary, 4BD, 4BA, Sun 1-3, $3,200,000, Village Properties, Ruth Ann Bowe 805698-1971, DRE#01751949
1439 Tunnel Road, 4BD, 4BA, Sat & Sun 1-4, $3,495,000, Village Properties, David M. Kim 805-2960662, DRE#01813897
3855 Calle Cita, 4BD, 3BA, Sun 2-4, $3,495,000, Berkshire Hathaway HomeServices California Properties, Andi Ruhge 805-895-5862, DRE#01965484
1051 Via Chaparral, 3BD, 2.5BA, Sat 1-4 & Sun 1-5, $4,595,000, Berkshire Hathaway HomeServices California Properties, Jacob Delson / Ryan Rennick / Gabriela Huson 805-5587251 / 805-886-8860 / 805-2801805, DRE#02041682 / #02237509 / #02228333
Montecito
720 Circle Dr, 3BD, 2BA, Sun 1-4, $2,195,000, Berkshire Hathaway HomeServices California Properties, Rachel Brown 805-570-7160, DRE#01950975
99 La Vuelta Road, 5BD, 4BA, Sun 12-2, $5,750,000, Village Properties, Sharon Fisher 805-886-8001, DRE#01442186
Carpinteria
3950 Via Real #239, 2BD, 2BA, Sun 1-4, $845,000, Sotheby’s International Realty, Marie Larkin 805-680-2525, DRE#00523795
5455 8th Street #5, 3BD, 2BA, Sat & Sun 11-2, $899,000, Sotheby’s International Realty, David Pringle 805-350-2140, DRE#02068477
349 Ash Ave #45, 2BD, 1BA, Sat 1-3 & Sun 12-2, $1,049,000, Berkshire Hathaway HomeServices California Properties, Yolanda Van Wingerden 805-570-4965, DRE#01308141
4700 Sandyland Road #54, 2BD, 2BA, Sun 1-4, $1,200,000, Village Properties, Gregg Leach 213-3995682, DRE#02132436
1994 Paquita Drive, 3BD, 4BA & 1PBA, Sun 1-4, $3,750,000, Sotheby’s International Realty, Brisaly Balderas 805-335-4726, DRE#02128318
“The team members at Baxter insurance were all super responsive, professional, and made getting my home insurance policy easy.”
- Matt M.
“Our Family has used Baxter Commercial Insurance for three decades and been very pleased with the relationship. Recently I had a need for home insurance and after spending three weeks talking and looking, my sister suggested trying Baxter. Never occurred to me. I had coverage at a reasonable rate in two days. I now sleep at night.”
-
Sally
T.
1033 Santa Barbara Street, Santa Barbara, CA 93101 |
OPEN HOUSES
Santa Ynez Valley
639 Roskilde Rd, 2BD, 2BA, Sun 2-4, $682,000, Berkshire Hathaway
HomeServices California Properties, Dianna Zlaket 805-390-8382, DRE#01701860
1334 Edison St, 3BD, 2BA, Sat 1-3, $1,235,000, Berkshire Hathaway HomeServices California Properties, Tyler Whelehan 805-471-0993, DRE#02197732
924 Skagen Drive, 3BD, 3BA, Sat 12-3, $1,495,000, Village Properties, Debbie Davidson 805 588-0028, DRE#01950726
1214 Coast Oak Dr, 4BD, 3BA, Sun 11-1, $1,675,000, Village Properties, Lisa Allen 805-705-3460, DRE#01242652
Saturday 1/24 & Sunday 1/25
80 Bobcat Springs Rd., 3BD, 3BA, Sun 1:30-3:30, $1,925,000, Village Properties, Lisa Allen 805-705-3460, DRE#01242652
4825 Baseline Avenue, 3BD, 3BA, Sat 12-2, $2,785,000, Village Properties, Carey Kendall 805-2455705, DRE#02200652
1740 Still Meadow Rd, 3BD, 2BA, Sat 1:30-3:30, $2,995,000, Berkshire Hathaway HomeServices California Properties, Dianna Zlaket 805-3908382, DRE#01701860
Ojai
1195 Rancho Ct, 4BD, 5BA, Sun 1-4, $2,850,000, Berkshire Hathaway HomeServices California Properties, Amanda Stanworth 805-218-8117, DRE#01262333
“Baxter Insurance have always exhibited impeccable integrity, they are highly experienced, and are very easy to work with. I highly recommend them.”
- Dennis A.
“I want to say how much! appreciate Baxter Insurance’s prompt and efficient attention to our insurance needs. They have assisted us in securing health, homeowners, commercial property, errors and omissions, and an umbrella policy from reputable carriers at affordable rates.”
- Gregory Y.
PRESENTED BY THE SBAOR STATISTICAL REVIEW COMMITTEE
Real Estate Market Year-in-Review 2025
The beauty, grace, and vitality that define Santa Barbara South Coast living are undeniable. As a result, desirability among eager buyers to make Santa Barbara their home remains constant. At the start of 2026, we remain in a sellers’ market; however, recent trends have evened the playing field somewhat for buyers, with many homes taking longer to sell and fewer multiple offers. For well-located, move-in-ready, and market-priced properties, buyers still must be prepared for competition.In short, our local market is seeing steady buyer demand, stabilization of prices, and indications of long-term market health.
point used to illustrate market momentum. MOI, often referred to as market velocity, shows the current pace of sales by dividing the number of active listings by the number of properties in escrow but not yet closed. This statistic is particularly useful in quantifying, in real time, buyer demand levels and overall confidence in investing in real estate.
Santa Barbara South Coast
2025 MLS Market Activity
As a general rule of thumb, a market with less than three months of inventory is indicative of an active sellers’ market. As shown in the chart, including luxury price ranges, we currently have 2.9 months of inventory. Statistically, this means that at the current pace of sales assuming no
by Jackie Walters
centage of higher-end properties, Goleta attracts both entry-level buyers and investors. Not surprisingly, Goleta currently has only two months of inventory, compared to 2.4 months at the end of 2024.
Santa Barbara
The median price for the general Santa Barbara area is $2,302,500, up from $2,122,500 at year-end 2024. Santa Barbara has a significant concentration of higher-end homes in neighborhoods such as the Riviera, Upper East, and ocean view areas of the Mesa. Many of the 436 sales represented that segment of the market and helped fuel this increase.
Montecito and the Luxury Market
The median price for Montecito at the end of 2025 was $6,192,000, reflecting a 6.3% increase from one year ago. This figure reflects only sales reported through the Multiple Listing Service. The true story of the Montecito market is also seen in the surge of off-market sales, which, due to buyer or seller preference, are not reported through the MLS. Last year saw a record 12 sales over $20 million. The previous record of eight sales over $20 million was set in 2021 and 2024. The number of closed house sales in the 93108 area increased significantly, from 124 in 2024 to 164 in 2025. The year also ended with a record-priced closing in Montecito: 700 Picacho Lane, which sold for $60 million, with several buyers vying for the property.
Condos
Let’s Review the Chart ~ 2025 MLS Market Activity Included here is a market snapshot for year-end 2025, as reported through the Santa Barbara Multiple Listing Service. As you will see, all data points are up from one year ago including median price, number of sales, and available inventory.
Median Price
The median price is one of the most commonly used data points in the real estate market. It is important to note that fluctuations in the median are not an indication of the rise or fall in the value of a specific home, but rather an indication of changes in overall market activity. The median can be skewed higher or lower if there is a sharp increase or decrease in either high-end or entrylevel home sales.
The median price for the South Coast at the end of 2025, for houses and PUDs, was $2,333,237, an increase of 8.5% from one year ago. (A “PUD” is a unit within a planned unit development and is governed by a homeowners association.)
Months of Inventory
Months of Inventory (MOI) is a helpful data
new listings it would take only three months for Santa Barbara to sell out! From a practical standpoint, however, because the South Coast market comprises several micro-markets by geography and price range, each sub-market will perform differently.
Inventory Levels
Much has been reported nationally about increasing inventory, which is also true for our community. However, in the limited-supply Santa Barbara South Coast market, we rarely have enough choices to show buyers across all market segments. As shown in the chart, at the end of December 2025, there were only 216 available properties for sale in the MLS. This includes houses, PUDs, and condos from Carpinteria to Goleta across all price ranges. One year earlier, at the end of 2024, there were 176 properties available for sale. To put this into perspective, ten years ago, inventory levels were typically in the 400 range.
Goleta
For buyers seeking homes in the $1–$1.5 million range, Goleta remains highly competitive, with many properties selling within the first few weeks and some within days. With a smaller per-
Market-wide, condos showed a 4.7% increase in median price year-over-year, and the number of sales increased by over 11%. This segment continues to provide entry-level pricing for many firsttime buyers; however, we have also seen a strong number of high-end Montecito and Santa Barbara luxury condos sell at record levels.
Strategies for Buyers
Here are a few tips for navigating a sellers’ market. While cash is king, if you plan to finance part of your purchase, make sure your financing is fully in order before you begin your search. Work closely with a lender and have a strong pre-approval letter ready when it’s time to make an offer.
When writing an offer especially on a wellpriced new listing be prepared to pay full price or more. To strengthen your offer, carefully consider what the seller may be looking for, such as escrow length or a rent-back period, and try to match those terms when possible. If you can accommodate these needs, your offer will stand out in a competitive situation. Real estate is a long-term investment and often the single largest component of an individual’s future net worth. Call your Realtor to discuss your path to achieving your real estate goals.
Prime Investment Opportunity
MIXED USE PROPERTY | $5,995,000 6EastValerioStreet.com
This downtown Santa Barbara mixeduse property offers a 3-bedroom residence and 4 profitable shortterm rental units just steps from the city’s vibrant dining, cultural, and entertainment scene. Schedule a private showing.
Lush
Beautifully updated with 1920s Spanish charm, this Mesa home blends modern coastal living, a flexible ADU, lush landscaping, and ocean view outdoor spaces just minutes from beaches, parks, and amenities. Schedule a private showing. Santa Ynez Equestrian Estate 3 BD | 4 BA | $10,000,000 959EHwy246.com
This stunning 43.67-acre estate features a luxurious main house, guest accommodations, a 10-acre vineyard, an olive orchard, and world-class equestrian facilities. Schedule a private showing.
Hope Ranch Haven 3 BD | 3 BA | $3,795,000 4356ViaGlorieta.com
Set on 1.5 private acres in the prestigious Hope Ranch enclave, this home offers ocean and mountain views, a pool, spa, and wine cellar, recent updates throughout, and exclusive access to beaches and trails. Schedule a private showing.
The Home Page
Sarah Sinclair brings you the inside scoop on real estate in her weekly newsletter The Home Page. Come along as she takes a peek behind the doors of grand estates, tiny houses, and everything in between. Enjoy style secrets, garden gossip, industry insights, and more in your inbox each Sunday.
Steve Epstein DRE #994429
Guehr
Krome
Charles Brewer DRE #1477889
#600029
Mark Heitmann DRE #1007490
Ajia Orozco Marketing
SANTA BARBARA COUNTY SALES
BUELLTON/SOLVANG LEWIS ADAM EA
NICOLASA
MESSER JENNIFER EA
GOWLER STEVE EU
AUGUSTIN EU
SERGIO EU
SIKORSKI DUANE EA LESLIE DIANNE
SINIFT JEREMY VAN ELDEREN STEVEN
HUNTER DONANNE EA NICHOLS JAMES EU
BARTHOLOMEW LUCIA EU
1/02/26 5976 HICKORY ST 4
$860,000 1/08/26 5290 OVERPASS RD 4
$711,000 1/06/26 5290 OVERPASS RD 10
FOLCO EU
GRIMES MARIA EA LEVY JASON EU
$1,400,000 1/09/26 5984 BERKELEY RD
RATHZ MARK EA GUILLEN ADOLFO $957,500 1/06/26 5776 ALONDRA DR
WATANABE SHAOHONG EA GOYA TIMOTHY EA $835,000 1/02/26 5748 HOLLISTER AVE
RUMBERGER RUSSELL EA PARIS ZACHARY EU $1,900,000 1/02/26 497 CAMINO LAGUNA VIST
PEREZ DANIEL EA
COULTER DANIEL EA
JASPER EU
MARLENE EA
STOKER DAVID EU GAULTNEY DANIEL EU
1/09/26 37 SAN MILANO DR
1/09/26 28 ARROYO VISTA DR
1/08/26 7742 JENNA DR LOMPOC HOLDSAMBECK ROBERT EA
1/07/26 126 S H ST MCCABE BILLY EA
LYNNE EA
GUADALUPE
LAGUNA ST FROEHLICH DREW EU
What’s with These New Realtor Contracts?
Q: My partner and I went to an open house last Sunday, and the agent asked us to sign an “Open House Visitor NonAgency Disclosure and Sign-In Form” with her. She said it was required now and we had to do it. What is going on?
by Marsha Gray
A: Since the National Association of Realtors’ (NAR) settlement with the Department of Justice (DOJ) in 2024, there have been major and highly significant changes in the way Realtors conduct their business. Most buyers and sellers are only vaguely aware of this settlement, what it means, and how it affects them. The settlement is esoteric, not sexy, and somewhat difficult to grasp. Realtors are still grappling with how to implement the changes, how to stay compliant, and, most importantly, how to explain them to their clients and the public.
NAR has been an active association for more than 115 years. For all these years, there was a stable business model for commissions and how money was earned. An agent negotiated with the seller on the money required to sell the property. The agent signed a listing agreement with the seller, agreeing to a commission as some percentage of the selling price, usually x-y percent. The agent agreed to split the commission with the buyer’s agent.
The DOJ has had their eyes on real estate commissions for some time. They felt Realtors had artificial commission
inflation and that commissions help to drive the high cost of housing. The public felt that buyer’s agent services were “free” because the seller paid the commission. The DOJ wanted buyers to have a voice in how much their agent was being paid.
In Missouri, a class-action lawsuit was filed against the NAR and several real estate offices. The plaintiffs alleged that major brokerages colluded to maintain high commissions. In October 2023, the jury found NAR, Keller Williams, and Home Services of America liable and awarded $1.78 billion in damages to the plaintiffs. This verdict stunned the real estate world. NAR was forced to settle and agreed to pay $418 million over four years.
may be a gap between what the seller will pay and what their contract says. They can make up the price difference, they can walk away from the property, or the buyer’s agent can agree to accept a lower fee.
So, what has changed and what’s the same now? Buyers are now in control of how much they are willing to pay for their agent’s services. The buyer’s agent is required to have a signed buyer/broker listing agreement with their clients that agrees to a percentage that their agent will be paid. The buyer’s agent then negotiates with the seller when they bring an offer. The buyer’s agent will request a “concession” from the seller crediting the buyers their agent’s fee for bringing a purchaser to the property. The seller and the buyer’s agent negotiate how much this fee will be.
Now, the buyers have to make a decision. They have a contract with their agent to pay them x percent and there
It’s a stable housing market right now; it’s not on fire, but it’s not declining. We will have to see what happens when the market is on fire again and sellers are getting multiple offers. The fee that a buyer’s agent requests will be another factor that sellers have to weigh. Stay tuned for updates.
Marsha Gray has worked in Santa Barbara real estate for more than 25 years. She works at Allyn & Associates, where she helps her clients buy and sell homes and with lending services. To read more of Marsha’s Q&A articles, visit MarshaGraySBhomes.com. Contact Marsha at (805) 252-7093 or MarshaGraySB@gmail.com. DRE# 012102130; NMLS #1982164.
SANTA BARBARA COUNTY SALES
SANTA BARBARA COUNTY SALES
BUELLTON/SOLVANG MIEHLE MONIKA EA
CARPINTERIA CASINO STEVEN EA
CHADWICK ERIN EA
GOLETA LAFOND SAMUEL
JORDAN KIAH EA
PULVERMANN RAYMOND EA
CHADWICK ERIN EA
PONTO KIRK EA
EASBEY MARGARET EU
$1,661,500 12/23/25 528 MYRTLE CT
$1,150,000 12/23/25 1478 EUCALYPTUS ST
$1,550,000 12/23/25 1405 LIMU DR
$1,190,000 12/22/25 87 SANTA ANA AVE
REVELETTE MASON $6,000,000 12/22/25 5057 VIA ALBA
WILSON DALE KIM GI HYUNG EA $1,630,000 12/31/25 5777 HOLLISTER AVE GUADALUPE MCBETH SANDRA EA CAP RESOLUTIONS PARTNERS LLC $6,500,000 12/22/25 1800 SINTON RD LOMPOC BERMUDEZ ERNEST EA PEREZ LUCERO
SCHAEFER PETER EA SENIOR ETHEL $380,000 12/31/25 905 N L ST
HOSFIELD MICHAEL EU
B&PHERMAN LLC
BARBARA HANGE RHYS EA
RICHARD EU
JOY EA
SPARROW KATE EA
SCHRODEK EMILY EA
TRAVIS EU
DER WESTHUIZEN WILLIAM EU
KATHLEEN EA
COTTAGE LLC
JEFFREY
TIMOTHY EU
BRIAN EA
12/23/25 850 HIGHLAND DR 6
12/31/25 1425 ROBBINS ST
CROSS JOHN EA MURPHY JOHN EA $2,525,000 12/30/25 1322 SAN MIGUEL AVE
INVESTFIRST LLC
SANDRA EA
OLMSTEAD CHRISTOPHER EA SAUKKO JENNIFER EU
12/31/25 1243 BEL AIR DR
$1,240,000 12/30/25 15 LA CUMBRE CIR
BAUMHEFNER MAXWELL EU COOK ADAM EU $2,850,000 12/30/25 316 VISTA DE LA CUMBRE
PANIZZON MARTIN EA
BAER STACEY
SANTA MARIA NEVAREZ JOSE EU
MCKENZIE BENJAMIN EU
GROSSMAN KENNETH EA
REYES ALISIA EA
WIDLE JACQUELINE EA RAMIREZ RYAN EU
WILLIAMSON-BERGER GAIL EA AYLESWORTH KRISTIN
LIND CHALAN EA LA BRISA EQUITIES EA
$1,886,000 12/31/25 3706 LINCOLNWOOD DR
$1,100,000 12/30/25 3922 VIA DIEGO A
$655,000 12/31/25 5344 ORCUTT RD
$709,000 12/30/25 374 MOUNTAIN VIEW DR
$533,500 12/24/25 1518 OAKRIDGE PARK RD
$620,000 12/22/25 284 WILSON DR
Do you have an older home in Santa Barbara? If
Local historian Betsy J. Green researches local homes and their history for her column The Great House Detective, publishing monthly in the Independent She’s always looking for homes to investigate.
If you would like Betsy to trace your home’s history for her column, send her a message through the contact page of her website: betsyjgreen.com.
SANTA BARBARA COUNTY SALES
