on the successful representation of the buyer & seller at 524 Via Sinuosa, Sold for $5,900,000.
DAN JOHNSON
805.895.5150
DanJohnson@bhhscal.com DRE 00609860
TEAM SHOTWELL
on the successful representation of the seller at 360 Arboleda Road, Sold for $3,808,000.
on the successful representation of the buyer at 2631 Freesia Drive, Sold for $3,900,000.
TEAM SHOTWELL
805.448.5307
Vanessa@TeamShotwell.com
TeamShotwell.com DRE 02071607
on the successful representation of the seller at 2275 Alamo Pintado Rd, Sold for $3,500,000.
LAURA DRAMMER & CAMMY PINOLI
805.448.7500 / 805.452.9725
Laura@LauraDrammer.com
CammyPinoli@bhhscal.com DRE 01209580/ 02074002
MARSHA KOTLYAR ESTATE GROUP
805.565.4014
Home@MKGroupMontecito.com
MontecitoFineEstates.com DRE 01426886
THE EASTER TEAM
on the successful representation of the buyer at 360 Arboleda Road, Sold for $3,808,000.
THE EASTER TEAM
805.570.0403
Associates@EasterTeamRealtors.com EasterTeamRealtors.com DRE 00917775
on the successful representation of the buyer at 2275 Alamo Pintado Rd, Sold for $3,500,000.
BARTRON REAL ESTATE GROUP
805.563.4054
Team@BartronGroup.com
SantaBarbaraHomes.com DRE 01317331
LAURA DRAMMER & CAMMY PINOLI
Productivity, Bite by Bite
SIMPLY
by Sara Caputo
We often think of productivity as a function of discipline, tools, or time management. Calendars get optimized. Workflows get refined. To-do lists get made, and you’re (hopefully) ending your day with order so you can begin the next one with clarity. But there’s a quieter variable shaping our output every day that many people overlook: what, when, and how we eat.
And while I’m certainly not a registered dietitian, I do have an undergraduate degree in nutrition science which means my college years were filled with biochemistry, metabolism, and enough conversations about fiber to last a lifetime. So, while productivity became my career, food and its impact on the body has always fascinated me.
And no, I’m not talking about “eating your frog” (if you’ve followed me for a while, you know that’s your hardest task tackled first thing in the morning). I’m talking about actual food: the thing that fuels us, nourishes us, gives us energy, and can make us feel either sharp and capable or completely sluggish. Food is not background noise to the workday. It directly affects the brain state we carry into everything we do.
Start with energy. Not the frantic, caffeine-fueled kind, but the steady, reliable kind that lets you think clearly at 10 a.m. and still make good decisions at 3 p.m. without feeling depleted. Blood sugar plays a central role here. Meals heavy in refined carbs or sugar often create a predictable cycle: alertness followed by a crash. In contrast, balanced meals with protein, fiber, and healthy fats help stabilize energy. It’s the difference between sprinting and sustaining, and most
meaningful work requires the latter.
Closely tied to energy is cognitive performance. The brain is metabolically expensive. It requires a consistent supply of nutrients to maintain attention, memory, and focus. Skipping meals or relying on low-quality food doesn’t just affect the body it shows up in how easily you get distracted, how often you reread the same sentence, and how patient you are in difficult conversations. Nutrientdense foods such as lean proteins, fruits, vegetables, whole grains, and omega-3 fats support mental clarity in ways productivity hacks simply cannot replicate.
Then there’s timing. When you eat matters almost as much as what you eat. The body operates on rhythms, and aligning meals with those rhythms can reduce friction throughout the day. Eating earlier and maintaining regular meal timing often supports more consistent energy and helps prevent the extreme hunger that leads to impulsive food choices. A predictable rhythm of eating becomes a quiet anchor for a more predictable rhythm of work.
Last month’s column touched on “rest and digest” and how eating too close to bedtime can disrupt sleep cycles, leaving us with brain fog the next day. If you missed it, go back and read “The Ultimate Hidden Productivity Hack and It’s in Your House Right Now!” because sleep and nutrition are deeply connected.
Hydration deserves mention too because it’s often dismissed for being too simple. But even mild dehydration can impair concentration, increase fatigue, and make tasks feel harder than they are. That mid-afternoon fog isn’t always
your workload; sometimes it’s simply water.
Finally, there’s the connection between food, mood, and stress. Blood sugar crashes can mimic anxiety. Excess caffeine can heighten stress responses. Balanced meals, on the other hand, can support a calmer emotional baseline. And that matters because productivity isn’t just about getting tasks done it’s about having the motivation to start and the resilience to continue.
Taken together, food influences your energy, cognitive capacity, daily rhythm, hydration, and emotional state. In other words, it shapes the conditions under which productivity either thrives or struggles.
This isn’t about perfection or rigid rules. It’s about awareness. Noticing how different foods affect your focus. Experimenting with meal timing. Paying attention to hydration. Treating meals not as interruptions to work, but as inputs into it.
One practical way to support this is through simple meal planning. Nothing overly strict just a loose idea of what you’ll eat and when. It reduces decision fatigue, helps prevent poor choices when hunger hits, and can even help manage your grocery budget because you buy with intention.
The goal of this month’s column is to shift the question from “What can I get done today?” to “What am I bringing into my day that will help me do it well?” Because productivity isn’t just managed through planners and priorities. It’s built, bite by bite.
1418 Ribe Road
LAURA DRAMMER & ASSOCIATES
FirstFogRanch.com | $5,395,000
First Fog Ranch is a private hilltop retreat perched above Solvang, where sweeping valley views, unforgettable sunsets, and rolling morning fog create a truly magical setting. Set on 6.27± acres, this Tuscan-inspired estate offers 5,456± sq. ft. of refined living space with 4 bedrooms, 4.5 baths, a boutique Syrah vineyard, temperature-controlled wine cellar, art studio, media studio, and beautifully landscaped grounds. Designed for effortless indoor-outdoor living, the home features folding glass doors opening to expansive terraces, a splash pool, firepit, and breathtaking Santa Ynez Valley vistas. A rare wine country sanctuary offering luxury, privacy, and timeless craftsmanship.
OPEN HOUSES
Goleta
5518 Armitos Ave Apt #86, 1BD, 1BA, Sat 12-3 & Sun 1-3, $595,000, Berkshire Hathaway HomeServices
5518 Armitos Ave Apt #93, 1BD, 1BA, Sun 1-3, $599,000, Berkshire Hathaway HomeServices California Properties, Bob Walsmith Jr. 805720-5362, DRE#01932231
7620 Hollister Ave #111, 1BD, 1BA, Sat 12-2, $609,000, Berkshire Hathaway HomeServices California Properties, Michael Schlink 309-6572469, DRE#02241142
269 Moreton Bay Lane Unit 2, 3BD, 2BA, Sat & Sun 1-4, $843,000, Douglas Elliman, Melissa Borders 805-453-0841, DRE#01237501
541 Sweet Rain Pl, 3BD, 2.5BA, Sat 1:30 & Sun 12-3, $1,219,000, Berkshire Hathaway HomeServices California Properties, Sunnie Maxwell / Aaron Foster 805-252-9524 / 805-722-0072, DRE#01463861 / #02305957
53 Amador Avenue, 3BD, 2BA, Sat & Sun 1-4, $1,325,000, Village Properties, Daisy Gomez 805-2455792, DRE#02439850
1062 N San Marcos Road, 4BD, 2BA, Sun 1-4, $1,495,000, Sun Coast Real Estate, Todd French 805-6802769, DRE#01128536
5549 Huntington Dr, 8BD, 2BA, Sat & Sun 1-3, $1,585,000, Village Properties, John A. Sener 805-3317402, DRE#00978392
7561 Padova Dr, 5BD, 3BA, Sun 1-4, $1,699,000, Village Properties, Vince Caballero 213-219-2490, DRE#02234441
5416 Tree Farm Lane, 3BD, 3BA, Sat 1-4, $2,595,000, Sotheby’s International Realty, Michelle Eskandari 805-637-8061, DRE#01861525
Saturday 6/6 & Sunday 6/7
4628 Mint Lane, 4BD, 3BA & 1PBA, Sun 1-3, $2,995,000, Sotheby’s International Realty, Brisaly Balderas 805-335-4726, DRE#02128318
329 Vereda Del Ciervo, 4BD, 4.5BA, Sat 2-4, $3,395,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
San Roque
3233 Lucinda Lane, 3BD, 2BA, Sat 1-3, $2,475,000, Village Properties, Bruce Frey 805-515-4135, DRE#02294679
The Mesa
535 Arroyo Ave, 2BD, 1BA, Sun 1-4, $1,895,000, Berkshire Hathaway HomeServices California Properties, Lyndsey Jones 805-680-2856, DRE#02125898
2129 Red Rose Way, 4BD, 3BA, Sat & Sun 1-4, $2,095,000, Berkshire Hathaway HomeServices California Properties, Stefan Stojanovski 805570-0640, DRE#02112629
Mission Canyon
2669 Montrose Pl, 4BD, 2BA, Sat & Sun 1-3, $2,449,000, Berkshire Hathaway HomeServices California Properties, Thomas Schultheis / Valerie Menke 805-729-2802 / 805-215-6733, DRE#01847740 / #02192021
The Riviera
555 East Arrellaga Street #7, 2BD, 2BA, Sun 2-4, $1,296,000, Sotheby’s International Realty, Jean Sedar 805637-7848, DRE#00954229
825 Paseo Alicante, 2BD, 3BA, Sat & Sun 1-4, $1,850,000, Douglas Elliman, Gabriel Zepeda 805-9577839, DRE#02351960
401 Loma Media Rd, 3BD, 2BA, Sat & Sun 2-4, $2,675,000, Berkshire Hathaway HomeServices California Properties, Michael Silva 805-7175664, DRE#01962674
922 Roble Ln, 3BD, 2.5BA, Sun 2-4, $2,875,000, Berkshire Hathaway HomeServices California Properties, Chase Enright 805-708-4057, DRE#01800599
1720 Mission Ridge Road, 3BD, 3BA, Sat 2-4, $3,195,000, Sotheby’s International Realty, Kathy Henry 805-637-4400, DRE#01403548
1416 Dover Road, 3BD, 2BA, Sat & Sun 11:30-2, $4,295,000, Village Properties, Pam Shalhoob 805-8959190, DRE#02053975
1510 Franceschi Rd, 3BD, 3BA, Sun 1-4, $4,500,000, Berkshire Hathaway HomeServices California Properties, Lauren Dulcich 805-365-0560, DRE#02073213
Santa Barbara
57 N San Marcos Rd Unit A, 2BD, 1BA, Sat 1-4 & Sun 12-2, $995,000, Village Properties, Cimme Eordanidis / Justin Corrado 805-722-8480 / 805-451-9969, DRE#01745878 / #01356799
633 W Ortega St #D, 2BD, 2BA, Sat & Sun 2-4, $1,095,000, Berkshire Hathaway HomeServices California Properties, Gabriela Huspn 805-2801805, DRE#02228333
535 Wentworth Ave, 3BD, 2BA, Sun 11:30-2, $1,349,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
5080 Rhoads Avenue Unit D, 3BD, 3BA, Sat & Sun 11:30-1:30, $1,375,000, Village Properties, David Magid 805-451-0402, DRE#01964710
521 E. Anapamu St #8, 2BD, 2BA, Sat & Sun 1-3, $1,399,000, Berkshire Hathaway HomeServices California Properties, John Comin 805-6893078, DRE#00662357
1616 Villa Ave, 3BD, 2BA, Sat & Sun 12-4, $1,475,000, Berkshire Hathaway HomeServices California Properties, Carmen Galzerano / Maddison Scanlan 805-705-3080 / 805-3502294, DRE#01953155 / #02176065
3724 State St #207, 2BD, 2BA, Sun 1-4, $1,649,000, Village Properties, Bruce Frey 805-515-4135, DRE#02294679
124 Citrus Ave, 4BD, 2BA, Sun 1-3, $1,740,000, Village Properties, Emily McPherson 805-766-6014, DRE#02133962
126 Santa Ana Ave, 7BD, 4BA, Sat 12:30- 3:30, $1,900,000, JBR Broker, Judy Beth Replogle 805-570- 6164, DRE#00812543
1929 Mountain Avenue, 3BD, 2BA, Sun 1-4, $1,950,000, eXp Realty/Zia Group, Jonathan Gilkeson 805-3354749, DRE#01898328
3711 Torino Drive, 3BD, 2BA, Sat & Sun 2-4, $1,995,000, eXp Realty/Zia Group, Kimberly Rockwell 805-6988848, DRE#01482947
1309 Robbins St, 3BD, 2.5BA, Sat & Sun 11-2, $2,095,000, Berkshire Hathaway HomeServices California Properties, Joe Parker 805-8865735, DRE#01314939
844 Iaiqua Ln, 4BD, 3.5BA, Sat 2-4, $2,095,000, Berkshire Hathaway HomeServices California Properties, Rhoda Johnson 805-705-8707, DRE#01070384
1217 N Salsipuedes St # B, 3BD, 3BA, Sun 11-1, $2,145,000, Berkshire Hathaway HomeServices California Properties, Michael Silva 805-7175664, DRE#01962674
512 E. Arrellaga St, 3BD, 2.5BA, Sat & Sun 1-4, $2,350,000, Berkshire Hathaway HomeServices California Properties, Katya Sheets / Rachel Brown 805-708-2323 / 805-5707160, DRE#02061444 / #01950975
989 N San Marcos Road, 5BD, 3BA, Sat & Sun 1-4, $2,398,000, Douglas Elliman, Adam Mckaig 805-4526884, DRE#01237501
4814 Payton St, 6BD, 3BA, Sun 1-3, $2,490,000, Berkshire Hathaway HomeServices California Properties, Reyne Stapelmann 805-705-4353, DRE#01347808
2441 Borton Drive, 4BD, 3BA, Sat 1-4, $2,495,000, eXp Realty/Zia Group, Maurice Kirby and Bianca Vargas 424-333-7447 / 310-7226968, DRE#02252918
Continued on page 16
246 VEREDA PRADERA GOLETA
Set on approximately 1.7 acres in the coveted Rancho Embarcadero community, 246 Vereda Pradera offers a rare combination of privacy, natural beauty, and single-level living. This 4-bedroom, 3-bath home spans approximately 3,045 square feet and is tucked at the end of a quiet cul-de-sac surrounded by mature oaks, lush landscaping, and sweeping greenbelt views. Soaring wood-beamed ceilings, rich hardwood floors, expansive picture windows, and multiple living spaces create a warm and inviting atmosphere, while wraparound decks provide seamless indoor-outdoor living. Complete with a dedicated office, spacious primary suite, and beautifully landscaped grounds with winding pathways and open spaces, this is a rare opportunity to enjoy the tranquility and scale of Rancho Embarcadero.
Listed for - $2,549,000 visit www.hitchcockre.com for more information
|
OPEN HOUSES
1421 Clearview Rd, 3BD, 2BA, Sat 1-3, $2,650,000, Berkshire Hathaway HomeServices California Properties, Alanna Watson 805-570-4020, DRE#02241240
3137 Lucinda Ln, 4BD, 3BA, Sat 2-5 & Sun 1-4, $2,695,000, Real Technologies, Aaron Bearden 310980-2017, DRE#19616096
3877 Via Las Brisas, 3BD, 3BA, Sun 1-4, $2,795,000, Village Properties, Marilyn Moore 805.689.0507, DRE#01255085
1460 Twinridge Road, 4BD, 4BA, Sat 1-4, $3,895,000, eXp Realty/Zia Group, William Franco 805-4500820, DRE#02020491
4055 Naranjo Drive, 3BD, 2BA & 1PBA, Sun 1-3, $3,895,000, Sotheby’s International Realty, Kristi Curtis 805886-6135, DRE#02012866
908 Via Los Padres, 5BD, 4.5BA, Sun 2:30-4:30, $3,995,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
450 El Cielito Rd, 4BD, 4.5BA, Sun 1-4, $4,750,000, Berkshire Hathaway HomeServices California Properties, Katinka Goertz 805-708-9616, DRE#01871645
Montecito
1032 Fairway Rd, 2BD, 2BA, Sat & Sun 12-2, $1,995,000, Village Properties, Cathy O’Neill 805-8867760, DRE#01788156
159 Loureyro Rd, 2BD, 1BA, Sat & Sun 1-4, $2,850,000, Berkshire Hathaway HomeServices California Properties, Jason Anderson 805284-5234, DRE#02181545
746 Westmont Rd, 4BD, 3BA, Sat & Sun 1-4, $2,895,000, Berkshire Hathaway HomeServices California Properties, Sarita Vasquez 805-7291115, DRE#02232751
175 Hermosillo Rd, 3BD, 2.5BA, Sat 1-3 & Sun 2-4, $3,999,000, Berkshire Hathaway HomeServices California Properties, Sharon Jordano / Beau Staley 805-280-2055 / 805-5502408, DRE#02195847 / #02252461
Saturday 6/6 & Sunday 6/7
315 Calle Elegante, 3BD, 2.5BA, Sun 1-4, $4,550,000, Berkshire
Hathaway HomeServices California Properties, Sophia Taylor 805-9475979, DRE#02156425
850 Rockbridge Rd, 4BD, 4BA, Sun 1-3, $9,450,000, Berkshire Hathaway HomeServices California Properties, Allie Baxter 925-2004359, DRE#02072389
3375 Foothill Rd #1123, 2BD, 2BA, Sun 1-3, $1,195,000, Village Properties, Simone Eurich 805-4557992, DRE#02105209
3375 Foothill Road #424, 2BD, 2BA, Sat 1-3, $1,325,000, Village Properties, Michael Dickman 805689-3355, DRE#02093312
3256 Via Real, 2BD, 2.5BA, Sat & Sun 12-3:30, $1,690,000, Berkshire Hathaway HomeServices
California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
3375 Foothill Road #921, 3BD, 2BA, Sat By Appt, $1,750,000, Village Properties, Michael Dickman 805689-3355, DRE#02093312
4928 8th Street, 9BD, 5BA, Sun 1-4, $3,200,000, Sotheby’s International Realty, Nancy Hussey 805-452-3052, DRE#01383773
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
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
639 Roskilde Rd, 2BD, 1.5BA, Sat 2-4, $677,000, Berkshire Hathaway HomeServices California Properties, Dianna Zlaket 805-390-8382, DRE#01701860
354 Perkins St, 3BD, 2BA, Sat 10-1, $865,000, Berkshire Hathaway HomeServices California Properties, Suzy Ealand 805-698-9902, DRE#01766178
755 Moonglow Rd (Lompoc), 4BD, 3BA, Sat 11-1 & Sun 2-4, $920,000, Berkshire Hathaway HomeServices California Properties, Candice Signa 805-680-7300, DRE#01226917
533 Pine Street, 2BD, 2BA, Sat 12-2, $1,250,000, Sotheby’s International Realty, Brenda Cloud 805-901-1156, DRE#01772551
2179 Holly Ln, 3BD, 2BA, Sun 12-3, $1,375,000, Berkshire Hathaway HomeServices California Properties, Carole Colone 805-708-2580, DRE#01223216
1129 Highland Rd, 3BD, 2BA, Sat 11-1, $1,799,000, Berkshire Hathaway HomeServices California Properties, Rhoda Johnson 805-705-8707, DRE#01070384
804 Creekside Pl, 3BD, 2.5BA, Sun 2-4, $1,875,000, Berkshire Hathaway HomeServices California Properties, Rhoda Johnson 805-705-8707, DRE#01070384
3561 Olive St, 4BD, 2.5BA, Sat 11-1, $1,949,000, Berkshire Hathaway HomeServices California Properties, Dianna Zlaket 805-390-8382, DRE#01701860
2485 Park St, 3BD, 1.5BA, Sat 2-4, $2,350,000, Berkshire Hathaway HomeServices California Properties, Beau Staley 805-550-2408, DRE#02252461
2380 Hollister Street, Sat 9-11, $2,395,000, Sotheby’s International Realty, Scott Loos 310-702-9930, DRE#02236075
970 College Canyon Rd, 4BD, 4.5BA, Sat 11-1, $3,350,000, Berkshire Hathaway HomeServices California Properties, Lindsey Haeberle 805951-9139, DRE#02199986
Ojai
309 S Signal St, 4BD, 4BA, Sun 1-4, $1,975,000, Berkshire Hathaway HomeServices California Properties, Toni Guy 805-570-0265, DRE#01491191
Charming End-Unit Townhome Near The Beach
633 W Ortega Street, D – Offered for $1,095,000
Fantastic downtown location just moments from shops, local restaurants, public parks, and less than a mile from the harbor and beach! Built in 2005, this bright and cheerful two-bedroom, two-bath townhome has been thoughtfully updated and o ers a private outdoor patio, in-unit laundry, attached garage with interior access, and an additional dedicated covered parking space.
Designed with a desirable two-story townhome-style layout, this residence features a ground-floor entry with no one above or below. The main level showcases a beautifully updated kitchen and an inviting living room with dual-pane sliding doors that seamlessly open to the private patio, creating an ideal indoor-outdoor flow.
Upstairs, you’ll find a spacious primary suite with an en-suite bathroom, convenient in-unit laundry, a second bedroom or o ce, and an additional full bath. Tucked away at the end of a long driveway on a quiet cul-de-sac, this home o ers both privacy and tranquility in an unbeatable downtown setting.
• 1,070 sq. ft. end-unit
• 2 bedrooms, 2 bathrooms
• Attached 1-car garage plus additional covered parking space
• Spacious, private wraparound patio
• Beautifully updated
• Less than a mile from West Beach and Santa Barbara Harbor
The Ultimate in Coastal Lifestyle Flexibility
2129 RED ROSE WAY, SANTA BARBARA
4 Bed 3 Bath Approx. 1,800 SF
Studio
Perched in the highly sought-after Mesa neighborhood of Santa Barbara, this exceptional property offers elegant and versatile living. The main residence features a bright, three-bedroom, two-bathroom layout, while the detached one-bedroom guest studio can be a private sanctuary for extended family, visitors, or a premier work-from-home setup.
Offered at $2,095,000
Joe Parker
REALTOR®, Luxury Specialist
805.886.5735
Joe@TheSantaBarbaraGroup.com
DRE 01314939
Garrett McCaw
Broker Associate, Luxury Specialist
805.252.2335
Garrett@TheSantaBarbaraGroup.com
DRE 01457796
JUST LISTED: 1551 MEADOWVALE ROAD, SANTA YNEZ
In the heart of Santa Ynez sits this extraordinary ±7.23-acre ranch estate. Framed by breathtaking mountain and valley views, the beautifully landscaped grounds feature a magnificent ±1.2-acre lake, picturesque palm trees, gravel-paved walkways, and rock-lined water features with wooden bridges leading to a scenic lake-view deck and a private dock offering direct access to pedal boats, canoes, and kayaks. For equestrian enthusiasts, a 4-stall barn includes a tack room and a riding arena. The grounds boast a thriving ±450-tree orchard, four distinct varieties of table grapevines, and a flourishing garden. Two charming gazebos offer idyllic spots to take in the scenery. Featuring a 3-bedroom, 3-bathroom main house, a 4-car garage, and a ±815-square-foot guest house, the estate is engineered for self-sufficiency with a high-yielding private well, two independent septic systems, an agricultural meter for irrigation, and a robust solar energy system.
$4,495,000 | 1551MEADOWVALEROAD.COM | OPEN SATURDAY & SUNDAY FROM 1-4 PM
MARK HEITMANN & KATE HEITMANN
Partners | Realtors |DRE #1007490 | DRE #2160043
805.448.8500
Mark@TheEpsteinPartners.com
TheEpsteinPartners.com
1511 Chapala Street, Santa Barbara 1235 Coast Village Road, Montecito
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ARE YOU STRUGGLING TO AFFORD A HOME IN SANTA BARBARA?
Only 30% of U.S. households can afford a median-priced home nationwide. For those same households, affordability drops to 17% in California—and to just 10% in Santa Barbara (Nat’l. Assoc. of Home Builders).
To find a way forward, we must identify opportunity where there appears to be constraint. A Tenancy-in-Common (or T.I.C.s, as they are referr ed in this context) is that solution.
T.I.C.s are a strategic ownership model where you own an undivided percentage of a multi-unit property with exclusive occupancy rights to your specific dwelling unit and have your own “fractional mortgage” that is not financially intertwined or encumbered by any other owner in the T.I.C. community.
LOWER PRICE POINT
T.I.C.s are typically priced 10-15% less than market rate for comparable properties.
UNDERSTANDING
T.I.C.s VISUALLY
Here is one such example of an existing T.I.C. in Santa Barbara. This property features several distinct residential units on a single parcel of land that share one APN. One of the units in this T.I.C. Community will be coming for sale soon
PROVEN MODEL
T.I.C.s have a 30-year track record in San Francisco and 7 years in Los Angeles.
FULL HOMEOWNERSHIP
Full legal ownership with the same privacy and feel of a condo or single-family home.
T.I.C.s Are An Exciting New Frontier for Santa Barbara
Annette Vait has secured an exclusive test program with a local bank to offer the first fractional mortgages in our South Coast region—a proprietary advantage for her clients.
If you would like to explore T.I.C.s in more detail, scan the QR code above for a comprehensive brochure, to be notified when new T.I.C.s become available, and/or to discuss a property you are interested in converting to a T.I.C.
2 BED 2 BATH
$675,000 1,479 SQ.FT.
The Home:
• Single Level
• Vaulted Ceilings
• Sweeping Views
• Primary Suite with 2 Closets
• Primary Bath with Soaking Tub, Separate Shower, Dual Sinks, & Dual Vanities
• Yard with Avocado, Lemon, & Orange Trees
• Recent Updates & Improvements
• Monthly Space Rent: $835 (water, sewer, trash, recycling)
San Vicente Community:
• Year-Round Heated Pool & Spa
• Tennis & Pickleball Courts
• Clubhouse with Library & Gym
Nearby:
• Sansum/Sutter Clinics
• La Cumbre Plaza
• Five Points Shopping
• Turnpike Center
• VA Clinic
• Banks, Cafes, and Bus Lines
Pros and Cons: The 30-Year Mortgage
Q: Marsha, I recently read an article in the Wall Street Journal called “The Case Against 30-Year Mortgages.” I have always accepted that a 30-year mortgage is the best way to finance home purchases, but this article made a strong argument against it. What are your thoughts?
A: “The Case Against 30-Year Mortgages” is a great article by Patrick M. Brenner. It was in the Opinion section of the WSJ dated October 8, 2025. I’ve always considered the 30-year mortgage as the gold standard. Yet I’m beginning to think that we as a country need to give this mortgage a second or third look. As Mr. Brenner asks, does it serve the citizens or the financial institutions who operate this type of mortgage?
The 30-year mortgage is a uniquely American way of financing a home purchase. According to Mr. Brenner, “It’s an insidious financial instrument so predatory and deceptive that it has warped the housing market for nearly a century.”
He states that the 30-year mortgage was a product of our government’s central planning nearly a century ago. It was created during the Depression-era reforms. Institutions such as the Federal Housing Administration (FHA), the
Federal National Mortgage Association (Fannie Mae), and the Federal Home Loan Mortgage Corporation (Freddie Mac) all came into existence at that time. Before the creation of the 30-year mortgage, houses were purchased for all cash or cash with a balloon payment loan.
The Depression created so much suffering and so many foreclosures that the government felt it had to help make home ownership available to more people. It did that, but at a cost. Buyers’ purchasing power increased by lowering the monthly payment. The positive is that more people were able to purchase a home. The negative is that housing demand increased and the price of housing started to go up.
The advantage to this mortgage is that the monthly payments are artificially low over a long time period. The disadvantage is that the homeowner ends up paying nearly double the home’s value in interest. This is not felt by the homeowner because the cost is spread over a long time period. The purchaser is more concerned about their monthly cash flow than they are about the true cost of the house over the 30-year time period. This “affordability” in the form of low monthly payments has not only caused home prices to increase at a steady pace, but it has also helped to drain wealth away from home buyers.
How do people in other countries finance home ownership? It varies, but it generally involves cash purchases or shorter-term loans at varying percentage rates, much like our adjustable-rate mortgages.
There are good alternatives to the 30-year mortgage. There are reputable adjustable-rate mortgages; those without the unethically low “teaser rates” are great alternatives.
Another alternative is the 15-year or the 20-year mortgage. Yes, payments will be slightly higher, but the consumer is building equity quickly and will own the home sooner.
by Marsha Gray
The problem is the 30-year mortgage’s low monthly payment has distorted perception over reality. The perception is low monthly payments and affordability versus the reality of your wealth being drained away over 30 years of interest payments.
Are we so locked into the 30-year mortgage that there is no escape? It could be difficult, as the mortgages feed into an established system. As soon as your 30-year mortgage transaction closes, it is bundled with thousands of other mortgages and sold to a government sponsored entity (GSE), such as Fannie Mae. These mortgage-backed securities are viewed as a safe investment. Investors scoop them up at a quick pace. This frees up money and allows banks and investors to finance even more loans and properties. It is a huge, circular business. Finding an alternative to the 30-year mortgage is a conversation worth having.
Marsha Gray has worked in Santa Barbara real estate for more than 25 years. She has expanded her knowledge into all aspects of the real estate market. At Sun Coast Real Estate, she serves her clients’ real estate and finance needs. 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.
BY JENNIFER BERGER, 2026 PRESIDENT, SANTA BARBARA ASSOCIATION OF REALTORS®
WILDFIRE PREPAREDNESS IS BECOMING ESSENTIAL FOR INSURANCE PROTECTION
I nsurance has become one of the most significant challenges facing homeowners and homebuyers across Santa Barbara County. What was once considered a routine step in the homeownership process is now a critical factor in real estate transactions, particularly in wildfire-prone areas.
Rising premiums, changing underwriting standards, carrier withdrawals, and increased reliance on the California FAIR Plan have made it more important than ever for homeowners to understand both wildfire risk and the evolving insurance landscape.Those topics were the focus of a recent SBAOR Breakfast at the Beach program featuring presentations from Victoria Norris-Diez, Agency Producer with The Weiser Agency, and Charlotte A. Zeamer, Education Program Manager for the Santa Barbara County Fire Safe Council.
Victoria Norris-Diez explained that insurance carriers now evaluate a wide range of wildfirerelated risk factors when determining coverage availability and pricing, including vegetation proximity, slope, rebuild value, occupancy type, prior claims history, and overall fire exposure. As California’s insurance market continues to shift, many homeowners find themselves navigating new insurance structures and terminology, including admitted carriers, non-admitted carriers, and the California FAIR Plan.
The presentation reviewed how California’s insurance market has been shaped by catastrophic wildfire losses over the past decade, including the Thomas Fire and subsequent debris flow disaster, as well as multiple historic wildfire events statewide. While the market remains challenging, Norris-Diez noted some encouraging signs that portions of the market may be stabilizing, with cancellations slowing among some standard carriers and additional
non-admitted carriers beginning to re-enter parts of the market.
Charlotte Zeamer highlighted the important role wildfire preparedness plays in both protecting homes and improving long-term community resilience. She explained that wildfire safety is increasingly becoming part of the homebuying con versation, with buyers regularly asking questions about defensible space, home hardening, emergency preparedness, and insurance considerations before purchasing property.
The Santa Barbara County Fire Safe Council has developed a comprehensive set of public resources to help homeowners, buyers, and REALTORS® better understand wildfire risk and practical mitigation strategies. These materials include wildfire readiness checklists, homebuyer decision trees, “Zone 0” guidance, firescaping information, and Firewise USA® resources.
The presentations reinforced that wildfire preparedness is no longer optional in California, it is an essential part of protecting homes, maintaining insurability, and strengthening communities.
Residents can access the Santa Barbara County Fire Safe Council’s REALTOR® and Homebuyer Resource Center at sbfiresafecouncil.org.
The site includes free educational materials, wildfire safety guides, preparedness tools, and practical information to help residents navigate today’s wildfire and insurance challenges.
Q&A with Marsha Gray
Message From the President
JENNIFER BERGER
REAL ESTATE SCOOP
BEHIND THE HOMES OF SANTA BARBARA: WHAT HOMEOWNERS NEED TO KNOW ABOUT ADU'S IN 2026
By Kathleen Rogers
Are you considering building an ADU or purchasing a home that may already have unpermitted space? Accessory Dwelling Units (or ADUs, like a backyard “mother-in-law apartment”) are a huge conversation in California right now. With changing state mandates, more ADUs have recently been allowed. If you are a homeowner who is not yet ready to move out of your home, you may be trying to figure out housing for aging parents or adult kids. Or you may have purchased a home with what you think is an ADU, or be looking for a new home with a yard and access. Or, you need rental income.
You need more than just basic information.
• How can I build one?
• Can I convert my garage?
• What if I’m buying a home and find there’s already unpermitted space on the property?
• Can I Airbnb it?
Many families, our local workforce, employers, and college students all need private, affordable housing options. I’ve been involved in public policy meetings where leaders are looking for ways to help more local kids be able to stay, and to help local companies recruit locals. Per state housing mandates, our local governments must have long-term plans on where new housing will be built to avoid “builder’s remedy” concerns.
Santa Barbara is a special place. At the same time, we have not built enough housing in decades as leaders have attempted to balance our limited resources, saving rural places and our unique quality of life.
Jarrett Gorin of Vanguard Planning spoke recently at a Santa Barbara Association of REALTORS® event focused on what homeowners should know about ADUs. These are my top eight takeaways from Gorin’s presentation:
1. Why ADUs?
ADUs provide opportunities for homeowners and renters and should be part of a broader housing conversation concerning topics such as:
• multigenerational living
• workforce housing
• planning ahead for housing that does not take away our beloved open space
• using existing properties more thoughtfully
Housing affordability continues to be a challenge in Santa Barbara. My perspective is that we collectively have not built enough housing for our future kids and grandkids. At the same time, we care deeply about where homes go, and do not want to cover more farmland, orchards, or flower farms.
The state has mandated that we build more housing. We have unused commercial spaces, and there are ways to create housing within existing neighborhoods and properties.
This is what makes conversations about ADUs so interesting.
2. What kinds of properties can have an ADU?
One can generally build an ADU on any lot with zoning that allows residential development, but there already needs to be an existing or proposed residential unit on the property.
Once you start considering setbacks, height limits, coastal rules, fire access, hillside lots, parking, and utilities, things can get complicated quickly depending on the property.
3. Why is 800 square feet such a big deal?
California law creates protections around detached ADUs up to 800 square feet in many situations, which is why people tend to talk about “800 square feet” like it is a magic number.
This means that local agencies have to allow certain types of detached ADUs with reduced setbacks, even if local zoning would normally be more restrictive.
But that does not mean every property automatically works, and there are different rules depending on:
• city versus county
• coastal zone
• high fire hazard areas
• utilities
• access
• existing structures
The maximum ADU size under California state law is 1,200 square feet.
4. What are some misunderstandings about ADUs?
First, people hear: “California made ADUs easy.” But then you start hearing about:
• fire access • parking
setbacks
coastal restrictions
timelines
permits
utilities
• unpermitted work
• …and suddenly it becomes a much bigger conversation.
In the City of Santa Barbara, properties in High Fire Hazard Areas can face additional limitations.
While ADUs generally do not require parking replacement, homeowners still need to pay close attention in fire hazard and coastal areas.
5. How are ADUs becoming part of the workforce housing conversation?
While some owners might be considering ADUs for investments, most are thinking about:
• family • aging parents
• adult kids
• caretakers
• local workers
• long-term housing options
In Santa Barbara, where housing continues to be difficult for many people, ADUs are becoming part of a larger community conversation.
State laws continue to expand opportunities surrounding ADUs, including multifamily properties.
6. Can I Airbnb my ADU?
No. ADUs must be rented for 30 days or more. They are not meant for hotels or short-term vacation rentals.
7. Give me the real story on timelines and costs. This is big. Projects take coordination.
Per California state law, agencies now have just 15 business days to determine whether an application is complete or incomplete, and to notify you. There are also timelines around approvals and corrections.
And also a lot of moving pieces:
• plan checks
• corrections
• departments • utilities
• site conditions
• fire safety
• neighborhood
8. What Happens if a Property Already Has Unpermitted Space?
Recent California law changes created additional pathways for legalizing some older unpermitted units, espe cially ones built before January 1, 2020.
Health and safety issues matter. Homeowners, sellers and buyers can benefit by understanding what they actu ally have before starting construction conversations.
Remember that “substandard health and safety concerns” can mean a lot of things.
Every property is different, and a lot of these conversations start long before someone decides to build. The ear lier homeowners start asking questions, the more options you usually have.
If you are going to be listing a property for sale or buying a home with ADU potential, connect confidentially with Kathleen for more details and introductions to local professionals, or contact your Realtor.
This fully permitted ADU was created by transforming an existing garage on a Westside craftsman home.
Rendering of two ADU's on a residential property in Isla Vista.
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