2BD/1BA • $929,000 Yolanda Van Wingerden, 805.570.4965
is
CRISTAL CLARKE
ANDREA O'LOUGHLIN
on the successful representation of the seller at 1486 Cantera Avenue, Sold for $9,150,000. on the successful representation of the buyer at 1486 Cantera Avenue, Sold for $9,150,000.
CRISTAL CLARKE
805.886.9378
Cristal@Montecito-Estate.com Montecito-Estate.com DRE 00968247 ANDREA O'LOUGHLIN
on the successful representation of the seller at 2141 Ten Acre Road, Sold for $5,575,000.
THE KOGEVINAS GROUP
805.331.7577
Team@Kogevinas.com MontecitoProperties.com DRE 01209514
CALCAGNO & HAMILTON GROUP
on the successful representation of the seller at 100 Polo Way, Sold for $4,925,000.
CALCAGNO & HAMILTON 805.565.4000
Info@HomesInSantaBarbara.com HomesInSantaBarbara.com DRE 01499736/ 01129919
on the successful representation of the buyer at 1805 Lighthouse Way, Sold for $3,475,000.
MITCH STARK 805.689.2429
mstark@bhhscal.com AgentName.com DRE 01196532
415.716.5436
Andrea@SearchingSantaBarbara.com
SearchingSantaBarbara.com DRE 02165956
on the successful representation of the buyer at 2141 Ten Acre Road, Sold for $5,575,000.
DANIELLE DARIN
805.618.5805
DanielleDarin@bhhscal.com DanielleDarin.com DRE 02222700
on the successful representation of the seller at 1805 Lighthouse Way, Sold for $3,475,000.
GLICK REAL ESTATE ASSOCIATES 805.689.7167 / 805.705.3080
Randy@RandyGlick.com
Carmen@GlickRealEstateAssociates.com DRE 01234567 / 01953155
on the successful representation of the seller at 3250 Polo Way, Sold for $3,306,323.
CALCAGNO & HAMILTON 805.565.4000
Info@HomesInSantaBarbara.com
HomesInSantaBarbara.com DRE 01499736/ 01129919
THE KOGEVINAS GROUP DANIELLE DARIN
G&C Questionnaire: Thom Hume, Structural Engineer
Early on, Thom Hume followed the steps of his father, a building contractor in Ventura and San Luis Obispo counties, before shifting his interest to architectural engineering to earn a degree at Cal Poly. After professional stints in Newport Beach and Santa Barbara, he circled back to San Luis Obispo to open Hume Engineering in the early 1990s.
For more details on his formative years, early days in Santa Barbara, and the challenges of his work, we caught up with Hume for a quick Q&A.
What was it like growing up with a contractor dad? By the time I was 5, I was helping clean up around jobsites. Through high school, I was framing and doing other construction work. My father actually wanted me to go to college and avoid the contractor business, so I decided to pursue architectural engineering. I discovered I really enjoyed it and started working with a structural engineer when I first began attending Cal Poly San Luis Obispo.
After college? A few years after Cal Poly, I moved to Orange County. Eventually, I decided I wanted a change but wasn’t quite ready to move back to San Luis Obispo. So, I tried Santa Barbara. I quickly realized how special it was not only its beauty but also the quality of the work being done there.
One of my earliest memories working in Santa Barbara was with Bruce Giffin of Giffin & Crane on a project at Hammond’s Point around 1991. Bruce was incredibly friendly and always focused on achieving the highest level of quality. He never shied away from doing the right thing, even when it required extra effort. Over the years, our shared focus on quality and hard work has brought us back together on many projects.
Why the move back to S.L.O.? When it came time for me to buy a home, Santa Barbara had become unrealistic if I wanted to live close to the beach. At the time, it was still possible to buy near the beach in Cayucos. I moved there and continued working on projects in San Luis Obispo. But it was the professionalism and the high
level of craftsmanship that kept bringing work from Santa Barbara.
What were some of the challenges of headquartering in Cayucos and taking on jobs in Santa Barbara? I remember sending drawings to a print shop where they would unzip multiple files, print them, and deliver them to the architects. Sometimes, we printed plans ourselves and walked them to the Greyhound station so they could be picked up the same day in Santa Barbara.
Site visits were also complicated. Before cell phones, I knew where every payphone was in Santa Barbara so I could call contractors, architects, or our office to check on updates and changes.
What about the challenges of working on some of the classic Santa Barbara mansions? Some were built using hollow clay tile, correct? What is that, and what are the structural concerns? Hollow clay tile was a popular wall material in the early 1900s. They’re essentially large clay blocks that are fired in a kiln, like brick, but formed with hollow cores. The hollow cores made them lighter and easier to install, and they provided good fire resistance.
The challenge is that hollow clay tile is brittle and doesn’t perform well under lateral forces, like earthquakes. Many of these homes are covered in stucco, so owners often don’t realize they have clay tile walls until renovations begin and the walls are opened up.
Then what? When we encounter these conditions, we typically add structural reinforcement such as steel frames, plywood shear walls, or reinforced concrete elements while keeping the original exterior appearance intact.
You’ve also worked on older homes that used beach sand in their concrete mixes. Before modern building codes and material standards, it wasn’t uncommon to use locally sourced sand, including beach sand, in concrete mixes. The sand from the beach is very small, round rock. When mixed with concrete, it is almost like putting your build-
by Keith Hamm
ing on ball bearings any lateral movement, such as an earthquake, can cause extensive damage, and should be addressed.
How do you deal with that? When we evaluate these homes, we often perform testing to determine the strength of the existing materials. If needed, we reinforce or supplement the existing foundation with new concrete, grade beams, or other structural upgrades that meet current standards.
Working on historic homes, how do you implement structural solutions while preserving the original architectural style? Balancing structural safety with historic preservation is always a challenge. It really starts with understanding how the building was originally constructed and what architectural features are important to preserve.
From there, we look for ways to integrate structural upgrades that are hidden within the building, things like concealed steel frames, upgraded shear walls behind existing finishes, or reinforcing foundations below grade. The goal is to bring the building up to modern structural performance while maintaining the character and craftsmanship that make these homes special.
Anything you’d like to add? I’ve always really enjoyed the work and the opportunity to mentor the interns who have come through our office. We’ve stayed in touch with many of them over the years. One great example is Tony Nixon, who interned with us while attending Cal Poly. He is now my business partner. Tony has played a huge role in our success and has worked closely with Giffin & Crane on some incredibly complex projects.
As I reflect on my career, I realize how fortunate I’ve been to work with such a great group of contractors, in an incredible location, on projects that many people only dream about. I don’t have any real desire to retire, though I may slow down a bit. The people I work with and the challenges of the projects are what keep bringing me back.
Giffin & Crane has been building custom homes in Santa Barbara since 1986.
Thom Hume
Your Mesa Realtors
This ground-floor, single-level condo in the La Cabaña development presents an opportunity to purchase your own beachside retreat located less than 500 feet from Carpinteria’s beloved coastline. This 1bed/1bath unit offers an ideal blend of convenience, coastal lifestyle, and long-term potential. The interior remains mostly original, providing a blank canvas for a new owner to update and customize to their own taste and style. Whether you envision a full-time residence, a weekend getaway, or an investment property, the value here lies in the unbeatable location and the chance to create something special. The ground-floor setting enhances the appeal with easy, no-stairs access, perfect for everyday living or a lock-and-leave second home. The best type of pool is the one you don’t have to maintain. Enjoy a refreshing dip in the charming community pool after a relaxing day at the beach. HOA dues include utilities, offering simplicity and predictability for owners. This complex has historically allowed short-term rentals with a permit (buyer to verify), providing potential flexibility for personal use or income. Enjoy being just moments from the ocean and close to Carpinteria’s charming downtown, home to local favorites like The Spot, Dart Coffee Co., and Esau’s Cafe.
Rare ocean front estate on the Mesa! This spectacular 4bed/4.5bath ultra-luxury property boasts ~5,100+ sq. ft. of living space resting on over 1/2 acre of prime California coastline. Enjoy unparalleled ocean views from every corner of this contemporary home. Must see in person!
+ #01902531 privacy on this fabulous Montecito estate. Resting at the property is a charming Craftsman style home circa 1912. Today, it modern amenities, and still charm. Located in MUS.
1/2 acre ocean front lot! This is a once in a life time opportunity to purchase a vacant piece of ocean front property located in one of Santa Barbara’s most desirable neighborhoods. Build your dream home to the exact specifications that you desire. Panoramic ocean views! The Richardson Team
Mike and Kyle Richardson
www.sbrealtor.com
3 BED
1.5 BATH 1,406 SQ.FT. $1,595,000
This charming Henry W. Howell-designed home, built in 1931, is located on a picturesque street in San Roque. Howell was associated with the noted firm Edwards & Plunkett, well known in Santa Barbara, and this traditional residence retains much of its original character and architectural appeal.
The entry opens to a spacious living room with beamed ceilings, arched front window, built-in bookcases, art niches, and a fireplace with original tile surround, flowing through an archway into the formal dining room with built-in hutch and china cabinet. The kitchen has an older remodel with Formica counters and built-in appliances. Adjacent to the kitchen is a generous utility area with abundant cabinetry, pantry storage, laundry area, and a half bath. The primary bedroom features a sloped ceiling and spacious closet. Two additional bedrooms offer excellent closet space, including walk-in closets, and one opens through French doors to a small rear brick patio with an in-ground spa and outdoor dining area. A large hedge and mature landscaping provide privacy.
• Central Heat And Air Conditioning,
• Pull-Down Attic Access, • Abundant Storage In The Home And Garage.
• Refinished Hardwood Floors
• New Interior Paint - March 2026
• New Roof Install Scheduled - May 2026
C alcagno & H amilton Real Estate Group
MONTECITO & SANTA BARBARA’S #1 REAL ESTATE TEAM *
3141 CALLE FRESNO | LISTED AT $3,395,000 | OPEN SAT 4/25, 1-4PM & SUN 4/26, 1-3PM
NEW LISTING | MODERN FARMHOUSE STUNNER IN SAN ROQUE
3 Bedrooms | 2 Bathrooms | 1,634 Sq. Ft. | 0.19-Acre | Pool & Spa | Peabody School District
Set along a charming stretch of Calle Fresno in the highly sought-after San Roque neighborhood, this modern farmhouse blends timeless character with thoughtfully curated design and an effortless connection to the Santa Barbara lifestyle. The 3-bedroom, 2-bath layout offers an easy, functional flow with generously sized bedrooms and light-filled interiors designed for everyday comfort.
Outdoors, the property truly shines as an extension of the home. Inviting, mature landscaping including olive trees, roses, and native Santa Barbara foliage greets you in front and the backyard offers a series of thoughtfully designed spaces for maximum entertainment. A designer fireclay-tiled saltwater pool and spa serve as a stunning focal point, complemented by modern outdoor kitchen, dedicated dining area, fire pit lounge, and wraparound decking—ideal for entertaining or quiet evenings at home. Located just moments from Peabody Elementary and neighborhood dining and shopping on upper State Street this home offers a lifestyle defined by convenience and charm.
OPEN HOUSES Saturday 4/25 &
Goleta
313 Northgate Dr #D, 4BD, 2BA, Sun 1-3, $815,000, Village Properties, Lynette Naour 805-705-6539, DRE#01035763
345 Kellogg Way #18, 3BD, 2BA, Sun 11-1, $1,079,000, Village Properties, Hannah Peck 805-5684499, DRE#02197005
470 Orange Blossom Ln, 3BD, 2.5BA, Sun 1-4, $1,795,000, Berkshire Hathaway HomeServices California Properties, Gabe Grandcolas 805450-4723, DRE#02136492
149 Vereda Leyenda, 4BD, 2.5BA, Sat 1-3, $2,695,000, Berkshire Hathaway HomeServices California Properties, John Finseth 805-4033151, DRE#01336897
San Roque
3077 Lucinda Lane, 2BD, 1BA, Sat 12-4 & Sun 11-4, $1,495,000, Village Properties, Justin Corrado / Braden Curtis / Pam Shalhoob / Sara Cutter 805-451-9969 / 805-448-5870 / 805-895-9190 / 808-990-6200, DRE#01356799 / #02283881 / #02053975 / #01490414
The Mesa
1312 Shoreline Drive, 4BD, 2BA & 1PBA, Sat 2-5 & Sun 1-4, $7,900,000, Sotheby’s International Realty, Sherry Lawson 805-252-4400, DRE#01019856
Hope Ranch
4002 Via Laguna, 2BD, 2BA & 1PBA, Sat 2-4, $3,195,000, Sotheby’s International Realty, Christian Webb 559-631-0825, DRE#02125765
Mission Canyon
930 Andante, 3BD, 3BA, Sat & Sun 1-3, $4,385,000, Village Properties, John A. Sener 805-331-7402, DRE#00978392
The Riviera
1720 Mission Ridge Road, 3BD, 3BA & 1PBA, Sun 1-4, $3,195,000, Sotheby’s International Realty, Kathy Henry 805-637-4400, DRE#01403548
Santa Barbara
504 West Pueblo Street #203, 1BD, 1BA, Sat 1-3, $799,000, eXp Realty/Zia Group, Alan Siebenaler 805-331-1776, DRE#01405400
2630 State St #7, 2BD, 2BA, Sun 1-4, $1,129,000, Berkshire Hathaway HomeServices California Properties, Lyndsey Jones 805-680-2856, DRE#02125898
3831 Crescent Dr, 3BD, 2BA, Sat & Sun 1-4, $1,299,000, Berkshire Hathaway HomeServices California Properties, Katya Sheets 805-7082323, DRE#02061444
555 East Arrellaga Street #7, 2BD, 2BA, Sun 12-2, $1,350,000, Sotheby’s International Realty, Jean Sedar 805637-7848, DRE#00954229
5140 San Lorenzo Dr, 3BD, 2BA, Sun 2:30-4:30, $1,395,000, Berkshire Hathaway HomeServices California Properties, John Finseth 805-4033151, DRE#01336897
218 Santa Barbara St #D, 2BD, 2.5BA, Sat 11-4 & Sun 11-5, $1,499,000, Berkshire Hathaway HomeServices California Properties, Aaron Foster / Natasha Kucherenko / Britney Schalla 805-722-0072 / 515-778-8720 / 805-403-9606, DRE#02305957 / #02312066 / #02381638
5223 Kirk Dr, 3BD, 3.5BA, Sun 1-3:30, $1,529,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
242 E Alamar Ave, 3BD, 1.5BA, Sat & Sun 2-4, $1,595,000, Berkshire Hathaway HomeServices California Properties, Michelle Madril 805-4530927, DRE#01961707
125 Bath St #B2, 2BD, 3BA, Sat 1-3, $1,799,000, Village Properties, Angel Speier 805-316-4336, DRE#02037359
2322 Chapala St, 3BD, 2BA, Sat 1-3 & Sun 1-4, $1,850,000, Berkshire Hathaway HomeServices California Properties, Annette Vait / Mia Teetsel 805-886-1926 / 805-202-9118, DRE#02044281 / #01256862
270 Lee Dr, 4BD, 3BA, Sat 12-2 & Sun 1-3, $1,899,000, Berkshire Hathaway HomeServices California Properties, Kit Peterson / Joanna Kemp 805-689-5535 / 805-3350158, DRE#02008932 / #01930699
3792 Brenner Dr, 4BD, 2.5BA, Sat & Sun 1-4, $2,095,000, Berkshire Hathaway HomeServices California Properties, Stefan Stojanovski 805570-0640, DRE#02112629
3715 Brent St, 3BD, 2BA, Sun 12-2, $2,195,000, Berkshire Hathaway HomeServices California Properties, John Finseth 805-403-3151, DRE#01336897
4825 Rim Rd, 2BD, 2.5BA, Sun 12-3, $2,200,000, Berkshire Hathaway HomeServices California Properties, Patricia Garrett 805-568-8661, DRE#01982565
1129 San Pascual St, 4BD, 3BA, Sun 1-4, $2,295,000, Berkshire Hathaway HomeServices California Properties, Rose VanSchaik 805-570-9181, DRE#01397098
978 Cocopah Dr, 3BD, 2BA, Sun 2-4, $2,295,000, Berkshire Hathaway HomeServices California Properties, Kathy Strand Spieler 805-895-6326, DRE#00851281
4535 Carriage Hill Drive, 3BD, 3BA, Sat 1-3, $2,295,000, Village Properties, Debbie Lee 805-6377588, DRE#01297968
1217 N Salsipuedes St #B, 3BD, 2.5BA, Sat & Sun 1-4, $2,349,000, Berkshire Hathaway HomeServices California Properties, Fox Monfort / Michael Silva 805-450-6528 / 805-717-5664, DRE#02278443 / #01962674
1313 Castillo St #A B C, Triplex, Sun 12-3, $2,350,000, Berkshire Hathaway HomeServices California Properties, Andrea Ruhge 805-8955862, DRE#01965484
15 W Padre St, 5BD, 3BA, Sun 1-3, $2,450,000, Berkshire Hathaway HomeServices California Properties, Marie Sue Parsons 805-895-4866, DRE#00629053
3233 Lucinda Lane, 3BD, 2BA, Sun 1-3, $2,475,000, Village Properties, Bruce Frey 805-515-4135, DRE#02294679
2919 Kenmore Pl, 3BD, 2.5BA, Sat 1-4, $2,499,000, Berkshire Hathaway HomeServices California Properties, Lyndsey Jones 805-680-2856, DRE#02125898
1811 Prospect Avenue, 2BD, 2BA, Sun 12-2, $2,695,000, Compass, Chris W. Hunt 805-453-3407, DRE#01326111
1322 E Cota St, 3BD, 2BA, Sat 1-3 & Sun 1-4, $2,780,000, Berkshire Hathaway HomeServices California Properties, Sarita Vasquez / Fox Monfort 805-252-2271, DRE#02232751 / #02278443
1421 Clearview Rd, 3BD, 2BA, Sat & Sun 12-2, $2,850,000, Berkshire Hathaway HomeServices California Properties, Georgette Owens / Kit Peterson 805-570-6138 / 805-6895535, DRE#02172408 / #02008932
2609 Montrose Pl, 4BD, 2BA, Sat 12-2, $3,150,000, Berkshire Hathaway HomeServices California Properties, Allie Baxter 925-2004359, DRE#02072389
9 E Quinto St, 3BD, 2.5BA, Sat & Sun 2-4, $3,195,000, Berkshire Hathaway HomeServices California Properties, Rachel Brown / Ken Switzer 805-570-7160 / 805-6804622, DRE#01950975 / #01245644
2521 Whitney Avenue, 4BD, 3BA, Sun 1-3, $3,250,000, Sotheby’s International Realty, Tara Toner 805451-4999, DRE#01957054
3855 Calle Cita, 4BD, 3BA, Sat & Sun 1-3, $3,495,000, Berkshire Hathaway HomeServices California Properties, Caleb Overton / Natasha Kucherenko 805-453-7980 / 515-778-8720, DRE#02117608 / #02312066
3324 Campanil Drive, Lot/Land, Sun 3-5, $3,500,000, Compass, Chris W. Hunt 805-453-3407, DRE#01326114
111 E Pedregosa St, 5BD, 4BA, Sat 1-3 & Sun 1-4, $3,695,000, Berkshire Hathaway HomeServices California Properties, John Comin / Paul Hurst 805-689-3078 / 805-680-8216, DRE#0662357 / #00826530
905 Laguna Street, 4BD, 3BA & 1PBA, Sun 1-3, $3,895,000, Sotheby’s International Realty, Maurie McGuire 805-403-8816, DRE#01061042
1460 Twinridge Road, 4BD, 4BA, Sat 1-4 & Sun 12-3, $3,895,000, eXp Realty/Zia Group, William Franco 805-450-0820, DRE#02020491
OPEN HOUSES
908 Via Los Padres, 5BD, 4.5BA, Sun 12-2, $3,995,000, Berkshire Hathaway HomeServices California Properties, Gabriela Huson 805-2801805, DRE#02228333
4055 Naranjo Drive, 3BD, 2BA & 1PBA, Sat 1-3 & Sun 2-4, $3,995,000, Sotheby’s International Realty, Kristi Curtis / Tyler Mearce 805-886-6135 / 805-450-3336, DRE#02012866 / #01969409
636 Litchfield Ln, 4BD, 3BA, Sat & Sun 1-4, $4,299,900, Berkshire Hathaway HomeServices California Properties, Marcus Boyle / Jason William Anderson 805-452-0440 / 805-284-5234, DRE#02013666 / #02181545
118 E Islay St, 4BD, 2.5BA, Sat 12-3, $4,850,000, Berkshire Hathaway HomeServices California Properties, Ken Switzer 805-680-4622, DRE#01245644
2827 Palomino Ridge Ln, 4BD, 5BA, Sun 1-4, $5,199,000, Berkshire Hathaway HomeServices California Properties, Josh Ramirez 805-4559066, DRE#01734132
Upper East
536 East Sola Street, 2BD, 2BA, Sun 2-4, $2,150,000, Sotheby’s International Realty, Chris Palme 805-448-3066, DRE#00989478 22 East Islay Street, 3BD, 3BA & 1PBA, Sat 1-4, $2,815,000, Sotheby’s International Realty, Meagan Tambini 805-448-4285, DRE#01348412
Montecito
159 Loureyro Rd, 2BD, 1BA, Sun 1-4, $2,950,000, Berkshire Hathaway HomeServices California Properties, Andrea Cambern 805-722-2352, DRE#02158714
202 E Mountain Dr, 4BD, 3BA, Sun 1-4, $2,999,000, Village Properties, Curtis Swan 805-607-9709, DRE#02049218
189 Hermosillo Rd, 4BD, 4.5BA, Sat & Sun 1-3, $5,195,000, Berkshire Hathaway HomeServices California Properties, Heather Bruski / Erika Burrows 805-341-0209 / 805-8861588, DRE#02318435 / #02222512
Saturday 4/25 & Sunday 4/26
820 Summit Rd, 2BD, 2.5BA, Sat 12-3, $5,195,000, Berkshire Hathaway HomeServices California Properties, Josiah Hamilton / Heather Bruski 805-284-8835 / 805-341-0209, DRE#01415235 / #02318435
22 Miramar Avenue, 4BD, 4BA, Sat 2-4, $8,250,000, Sotheby’s International Realty, Frank Abatemarco 805-450-7477, DRE#01320375
Summerland
2525 Emerson Street, 3BD, 3BA, Sat & Sun 1-4, $3,500,000, Village Properties, David Charles Allen 805617-9311, DRE#02070430
Carpinteria
4880 Sandyland Rd #39, 1BD, 1BA, Sun 1-3, $675,000, Richardson Real Estate Services, Mike Richardson 805-451-0599, DRE#00635254
3950 Via Real, #239, 2BD, 2BA, Sun 1-4, $895,000, Sotheby’s International Realty, Marie Larkin 805-680-2525, DRE#00523795
864 Arbol Verde Street, 3BD, 2BA, Sat & Sun 1-3, $1,995,000, Village Properties, Thomas Minehan / Aaron L. Gilles 805-215-4605 / 805-8951877, DRE#02092986 / #01509445
123 Polo Way, 3BD, 3.5BA, Sat & Sun 12-4, $3,400,000, Berkshire Hathaway HomeServices California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
1994 Paquita Drive, 3BD, 2BA & 1PBA, Sun 1-3, $3,485,000, Sotheby’s International Realty, Thalia Kerstiens 805-705-2693, DRE#02180975
121 Polo Dr, 4BD, 4.5BA, Sat & Sun 12-4, $3,900,000, Berkshire Hathaway HomeServices California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
105 Polo Way, 3BD, 3.5BA, Sat & Sun 12-4, $4,300,000, Berkshire Hathaway HomeServices California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
Santa Ynez Valley
1504 W Airport Ave (Lompoc), 3BD, 2BA, Sat & Sun 1-3, $550,000, Berkshire Hathaway HomeServices California Properties, Shanna Muro 805-588-8964, DRE#01457482
639 Roskilde Rd, 2BD, 2BA, Sat 2-4, $677,000, Berkshire Hathaway HomeServices California Properties, Dianna Zlaket 805-390-8382, DRE#01701860
548 Lehigh Ln, 2BD, 3BA, Sat 12-2 & Sun 2-4, $685,000, Berkshire Hathaway HomeServices California Properties, Kelly Mahan Herrick 805208-1451, DRE#01974836
243 Deming Way, 2BD, 3BA, Sun 12:30-3:30, $739,000, Village Properties, William M Reed 805-8963002, DRE#01155355
9 Chamiso Dr, 4BD, 3BA, Sat 11-2, $919,000, Berkshire Hathaway HomeServices California Properties, Ava Ji 805-886-2831, DRE#01964940
665 Shaw St, 4BD, 2BA, Sat 10-12, $945,000, Berkshire Hathaway HomeServices California Properties, Suzy Ealand 805-698-9902, DRE#01766178
590 Pine St, 2BD, 1BA, Sun 1-3, $995,000, Berkshire Hathaway HomeServices California Properties, Bill Coker 805-689-7415, DRE#00825468
354 Perkins St, 3BD, 2BA, Sat 12-2, $999,000, Berkshire Hathaway HomeServices California Properties, Suzy Ealand 805-698-9902, DRE#01766178
246 3rd St, 3BD, 2BA, Sat 12-2, $1,190,000, Berkshire Hathaway HomeServices California Properties, Brooke Fraser 805-550-8601, DRE#01968328
381 5th St, 5BD, 2.5BA, Sun 2-4, $1,235,000, Berkshire Hathaway HomeServices California Properties, Bob Jennings 805-570-0792, DRE#01387186
3384 Manzana St, 4BD, 2BA, Sat 12-2, $1,399,000, Berkshire Hathaway HomeServices California Properties, Angie Marrufo 805-8636866, DRE#02231894
2197 Creekside Drive, 3BD, 2BA, Sat 12-2, $1,599,000, Village Properties, Michelle glaus 805-4520446, DRE#01921235
1129 Highland Rd, 3BD, 2BA, Sun 2-4, $1,799,000, Berkshire Hathaway HomeServices California Properties, Rhoda Johnson 805-705-8707, DRE#01070384
2380 North Refugio Road, 2BD, 2BA & 1PBA, Sat 1-4, $2,495,000, Sotheby’s International Realty, Brian Campbell 805-364-2098, DRE#02058216
970 College Canyon Rd, 4BD, 4.5BA, Sat 12-2, $3,350,000, Berkshire Hathaway HomeServices California Properties, Daulton Wolf 805-757-6797, DRE#02202805
Ojai
128 Don Felipe Way, 3BD, 2BA, Sat & Sun 12-2, $359,999, Village Properties, Jena Harris 804-3313683, DRE#01930435
15990 Maricopa Hwy, 6BD, 5BA, Sun 1-4, $1,940,000, Berkshire Hathaway HomeServices California Properties, Patricia Waltcher 805340-3774, DRE#01176473
11849 Sulphur Mountain Rd, 4BD, 3BA, Sun 1-4, $4,475,000, Berkshire Hathaway HomeServices California Properties, Patty Waltcher 805-3403774, DRE#01176473
Ventura
84 Poinsettia Gardens Dr, 2BD, 2BA, Sat 12-3, $518,000, Berkshire Hathaway HomeServices California Properties, Magda Nordahl 805-7015001, DRE#02021494
2180 Vista Del Mar Dr, 3BD, 4BA, Sat 1-3, $2,100,000, Berkshire Hathaway HomeServices California Properties, Roylin Downs 805-8505443, DRE#01065591
2180 Vista Del Mar Dr, 3BD, 4BA, Sun 11-1, $2,100,000, Berkshire Hathaway HomeServices California Properties, Roylin Downs 805-8505443, DRE#01065591
1417 Foothill Road
4BD/3BA · $3,695,000
Tonya Peralta (805) 794-7458 DRE 01862743
Brittney Ferro (805) 794-5568 DRE 01708004
Sale | Buellton
313 Calor Drive
3BD/2BA · $949,000
Mary Layman (805) 448-3890 DRE 01206344 Sold | Santa Barbara
2417 Calle Linares
3BD/3BA · $2,000,000
Nancy Newquist-Nolan (805) 570-1015 DRE 01459696
Rachel Quittner (805) 637-8932 DRE 02168517
King Daniel Lane
4BD/3BA · $2,650,000
Emily Termond (805) 610-9960 DRE 01845077
3630 Montebello Street
3BD/2BA · $1,549,000
Mary Layman (805) 448-3890 DRE 01206344
Sold | Ojai
1015 El Roblar Drive
4BD/2BA · $2,450,000
Tonya Peralta (805) 794-7458 DRE 01862743
(805) 794-5568 DRE 01708004
Sold | Santa Barbara
4019 Primavera Road
4BD/4BA · $1,800,000
Belinda Wynn (805) 368-1820 DRE 01414001
Gian Cataudella (805) 743-9774 DRE 02250041 Sold | Santa Barbara
3731 Foothill Road
4BD/2BA · $1,620,000
Emily Termond (805) 610-9960 DRE 01845077
JUST LISTED: 592 LOS FELIZ DRIVE, SANTA BARBARA
This lovingly maintained and recently updated 3-bedroom, 2-bath home offers 2,173 sq ft of flexible living space, ideally situated at the end of a quiet cul-de-sac in one of Santa Barbara’s most sought-after neighborhoods. The spacious kitchen opens seamlessly to a formal living room with a fireplace, complemented by a separate family room - creating an easy flow for both everyday living and entertaining. A thoughtfully converted garage provides added versatility, perfect for a home office, gym, or guest quarters. Set on a flat, 16,000+ sq ft lot, the property features newly landscaped front and back yards, a private backyard with mature fruit trees, and ample space for expansion or customization. Located within the desirable Vieja Valley School District and just minutes from More Mesa’s beaches and scenic trails, this home offers a rare combination of space, privacy, and the quintessential Santa Barbara coastal lifestyle.
$2,095,000 | 592LOSFELIZDRIVE.COM | OPEN SATURDAY 4/25 & SUNDAY 4/26 FROM 1-4 PM
1511 Chapala Street, Santa Barbara 1235 Coast Village Road, Montecito
Nestled in the heart of Montecito, this extraordinary estate offers the perfect blend of privacy, luxury, and breathtaking natural beauty. Commanding sweeping, unobstructed ocean views that extend to the Channel Islands, the home is perfectly positioned to showcase one of its most captivating features--an ever-changing coastal panorama. Set on an expansive, nearly one-acre view lot, the 4,981-square-foot residence is surrounded by lush, meticulously landscaped grounds featuring rolling lawns and verdant gardens that create a serene and secluded retreat. The home features three spacious bedrooms, and three full bathrooms, along with two elegant powder rooms, thoughtfully designed for both comfort and entertaining. The primary suite is conveniently located on the main level and offers a generous walk-in closet. An additional office on the main level provides the ideal space for work or study. Generous living areas open to inviting entertaining view decks, creating a seamless indoor-outdoor flow ideal for taking in the spectacular surroundings. A built-in sauna adds a spa-like element, elevating the home’s sense of luxury. The gated motor court and oversized three-car garage provides ample space for guests, vehicles and storage. Offered by the original owner and builder, this exceptional property is ideally located just minutes from Montecito Union School, Coast Village Road, and the Upper Village, offering convenient access to Montecito’s renowned dining, shopping, and beaches while maintaining a sense of tranquil seclusion. A rare opportunity to own a view-driven estate in one of Southern California’s most sought-after communities.
Miller
1315 VIRGINIA ROAD, MONTECITO
4 BED | 2 BATH | OFFERED $5,100,000
Perfectly positioned in Montecito’s sought-after Lower Village, 1315 Virginia Road places you just moments from the best of coastal living. Just a 5-minute walk to the iconic Coral Casino and Butterfly Beach, the property also sits within easy reach of the renowned restaurants and shops on Coast Village Road. Set on a single lot, the property features two beautifully maintained, single-level residences, each offering 2 bedrooms and 1 bathroom. Thoughtfully arranged as separate living spaces, the homes provide flexibility for a variety of uses, whether as a primary residence with guest accommodations or a dual-living setup. Both homes are turnkey, in excellent condition and are currently operating as successful short-term rentals, presenting a rare opportunity for immediate income generation in one of Southern California’s most desirable coastal communities. Whether you’re seeking a flexible investment, a vacation retreat, or a primary residence with additional living space, 1315 Virginia Road captures the essence of Montecito’s beachside lifestyle in an unbeatable Lower Village location.
524 VIA SINUOSA | SANTA BARBARA
5 BED 4.5
Extensively remodeled, this stunning 5-bedroom, 4.5-bath estate sits on approximately 1.33 acres atop a private knoll, capturing Hope Ranch, hillside, and distant ocean views. Positioned in a convenient Hope Ranch location this home was Designed by A34 Studio Architects. The property showcases exceptional craftsmanship with French white oak floors, La Cantina doors, designer lighting Lutron blinds, and a chef’s kitchen with imported Italian cabinetry and Gaggenau/Miele appliances.
The luxurious primary suite upstairs with an adjacent office and has doors that completely opens up to a private view deck, gas fireplace, gorgeous bathroom and custom-built walk-in closet. Seamless indooroutdoor living is highlighted by a custom Ipe deck, outdoor kitchen, resurfaced pool and spa, resurfaced tennis court, and beautifully curated grounds. Additional features include solar with battery storage, new standing metal seam roof, updated systems, and a 3-car garage with storage and electric car charger. Quite peaceful and private describes the feelings when one experiences while enjoying this property.
Serene Mid Century, Mission Canyon Masterpeice
930 Andante Road, Santa Barbara, 93105 Open House: Sat 4/25 & Sun 4/26 1-3pm
The Dabney House - Secluded in the serene, storybook setting of Mission Canyon at the confluence of Mission and Rattlesnake Creeks, this 1964 Edwards & Pitman post-and-beam residence is a private, sophisticated sanctuary. Up a scenic private lane, the home is immersed in nature. Every vantage point is framed by wooded gardens, filtered light from oaks and sycamores, and the whisper of water and chirping of birds as a backdrop. The floor plan’s ingenuity creates a multi-dimensional home across three distinct levels. Highlights include: An ensuite primary retreat with view decks that occupies the top level. Two bedrooms, a playroom, a second full bathroom complete the lower level. A den just off the classic, updated, mid-century kitchen gives the distinct feel of a separate wing. Meticulously maintained to preserve its original integrity, this property offers unparalleled peace and serenity just moments from downtown's vibrancy.
• .98 +/- acres near Santa Barbara Botanic Gardens
• Four versatile stand-alone buildings - A sun-drenched loft over the garage, wellness studio, two cottage-like studios for artists of all ages
• 2-car garage, storage units, outdoor shower
• Air conditioning, laundry room
Offered at $4,385,000
ALYSSA JONES
805.755.8735 alyssa@villagesite.com realtoralyssa.com | DRE 02096482
IN SANTA BARBARA’S PREMIER 55+ COMMUNITY
This centrally located 2-bedroom, 2-bath home features an enclosed sunroom with greenbelt & mountain views. New flooring, fresh interior & exterior paint, and an updated kitchen with new cabinetry and butcher block countertops. All-new appliances include a Whirlpool gas stove/oven, LG washer & dryer tower, and LG French door refrigerator. Bathrooms offer new vanities, mirrors, and toilets. Situated on a corner lot with patio, carport, and visitor parking across the street. Located in a gated 55+ community with clubhouse, social clubs, garden, dog park, pool/spa, and RV parking.
• CASH purchase $$ • NO property tax - registration only = huge savings!
AT $375,000
Condos, Again?
And just like that, mortgage details around financing a condominium changed again!
Last month, I dove into the “why” around “why condos are a thing” in the real estate space right now. Now, just a few weeks later, Fannie Mae & Freddie Mac have announced guideline changes again around lending standards for condominiums (condos). A bit of easing, a bit of constraint; the overall constant is change.
Let’s start with some good stuff. For my friends with Florida tides: New construction just eased up! No longer do brand-new communities need to have a comprehensive, association approval process completed for newly built, or converted, from Fannie Mae to obtain financing. The ability to determine “warrantability” (a k a, you meet guidelines) have been placed from the federal level to the induvial lending level. This is good! Fewer hoops to jump through means people get their keys faster. Also, good news: If you are financing an investment property, no longer does 50 percent of the association need to be resided in as a primary or second home. And that second part is a national standard letting more projects adhere to their induvial allowances rather than federal in terms of occupancy standards.
On the flip side, the detail of review just
got deeper. Starting in August, no longer can a lender perform a “limited review” and still close under Fannie & Freddie’s guidelines. That means more questions, documentation, interpretations, and adherence to overarching requirement than a streamline review would have presented. Biggest impact here? Reserve studies, budgets, and repair reports.
For example, starting for loan application by August 3 of this year, if the Homeowners Association (HOA) doesn’t have 10 percent of their budget in reserves, additional requirements may be imposed. And as of January 4 next year, a 15 percent threshold of reserves will be required. Calling all condo owners: That means that either you are funding the association to this level or your financing options will be reduced! Maybe that means you write extra checks now, or maybe that means resale is more limited due to options, or maybe that means your plans to drop your interest rate with a refinance have been curtailed.
Additionally, more spotlight is being shined on “critical repairs.” You may recall that in Florida, buildings collapsed from poor construction, and in California, rotted balconies gave way to morbid accidents. State regulators rallied around the need for these HOAs to be more responsible in the
by Austin Lampson
physical maintenance of their properties. If life safety or structural risks are found to be present on site, stabilization, remediation, and documentation will need to be present so property owners are aware of costs and lenders are aware of condition.
Whatever the case, we can look at this either from the lens of “more cost,” or the aspect of “better financial health.” As I stated last month, most Homeowners Association boards are made up of volunteer property owners that may not realize how to actually manage an entity that is created to support the fiscal, physical, and communal maintenance of the space around them. Yes, HOAs are entities, like a corporation is an entity, and as such, it is expected to function a bit more like a business than not. Will financing options continue to exist outside of these nuances? Of course! Though, remember:
The more creative the financing, the more it could cost you as a consumer.
While I still see condos as being one of the primary introductions to homeownership for many folks, I do think that we are in an adjustment period. If you own a condominium, ask questions! If you are thinking about buying one, ask questions! Only by educating ourselves to our overall exposure and responsibilities can we work to continue to create sustainable, responsible homeownership in this country. Go do something nice today; the world needs it.
Austin Lampson is a licensed mortgage professional and branch manager of Origin Point Mortgage. She has spent the last quarter-century helping her clients balance math and emotion to achieve their financial goals. Reach Austin at (805) 869-7100, austin@austinlampson.com, or visit austinlampson.com
The Home Page
Sarah Sinclair brings you the inside scoop on real estate in 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.
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