812 VINTAGE WY, LOS ALAMOS 4BD/3BA • $1,195,000 The Ealand Group, 805.698.9902 LIC# 01766178 4695 SWEENEY RD, LOMPOC
Brooke Fraser, 805.550.8601 LIC# 01968328
01995725
Hardwood Heaven
Few design decisions influence the character of a home quite like its flooring. It is the foundation on which every furnishing, architectural detail, and carefully curated accessory rests. Long before artwork is hung or furniture is arranged, the floor establishes a home’s tone, bringing warmth, texture, and a sense of permanence that cannot be replicated through décor alone.
As an interior designer, I often remind clients that flooring isn’t simply a finish selection; it’s an investment in how a home feels every single day. The right flooring should complement your lifestyle, withstand years of use, and become more beautiful over time. Understanding the differences between solid hardwood, engineered hardwood, and luxury vinyl plank allows you to make a choice that balances beauty, performance, and longevity.
Solid Hardwood: The Enduring Standard
There is a reason solid hardwood has remained the hallmark of exceptional homes for centuries. Crafted from a single piece of natural wood, it offers an authenticity that simply cannot be manufactured. Every plank features its own unique grain, subtle color variation, and organic character details that give a home depth and soul.
Perhaps its greatest advantage is longevity. A properly installed hardwood floor can last for generations, developing a rich patina that only enhances its beauty with age. Because solid hardwood can be sanded and refinished multiple times, it evolves gracefully alongside changing design styles rather than becoming outdated.
White oak remains my favorite for its timeless versatility, while walnut offers richness and sophistication, and hickory introduces dramatic natural movement. Whatever the species, genuine hardwood possesses warmth and character that manufactured materials simply cannot duplicate.
Solid hardwood does, however, have its limitations. Because wood naturally expands and contracts with changes in humidity, it isn’t always the best choice for homes built on concrete slabs, below-grade spaces, or areas with significant moisture fluctuations.
Engineered Hardwood: Beauty Meets Innovation
One of the biggest misconceptions in flooring is that engineered hardwood is somehow a compromise. In reality, many of today’s luxury homes feature engineered hardwood, not because it’s less desirable, but because it’s often the better technical solution.
Engineered hardwood combines a genuine hardwood surface with multiple layers of premium plywood beneath it. This cross-layer construction provides significantly greater dimensional stability, reducing the expansion and contraction that naturally occurs with solid wood.
The result is a floor that offers all the beauty of real hardwood while performing exceptionally well in coastal climates, homes with radiant heat, wide-plank installations,
and properties built on concrete foundations. In many situations, its plywood core provides greater rigidity and stability than solid hardwood alone.
Many premium engineered products also feature thick wear layers that can be refinished, allowing homeowners to refresh the surface years down the road. While they may not withstand as many refinishing cycles as solid hardwood, they still offer decades of lasting beauty.
Luxury Vinyl Plank: Practical Performance
Luxury vinyl plank (LVP) has become increasingly popular thanks to remarkable improvements in manufacturing. Today’s products closely mimic the appearance of hardwood while offering outstanding durability and water resistance.
For busy households with children, large dogs, or heavy daily traffic, LVP can be an excellent choice. It performs especially well in mudrooms, laundry rooms, rental properties, vacation homes, and other spaces where durability is a top priority. Its scratch resistance, waterproof construction, and relatively affordable price make it an attractive practical solution.
Private Retreat with Stunning Mountain Views
360 Pebble Hill Drive – Offered for $2,499,000
Set on a private half-acre at the end of a quiet cul-de-sac, this spacious tri-level home captures stunning oak-framed mountain views and o ers 3 bedrooms, 2.5 baths, plus a family room that can easily serve as a fourth bedroom. Vaulted ceilings, expansive windows, a newer roof, owned solar, an oversized attached two-car garage with workbench, and a detached carport add comfort and functionality. Outdoor living shines with a built-in kitchen, covered dining area, gas fireplace with seating, mature fruit trees, and multiple patios overlooking the peaceful, view-filled setting. Enjoy ocean peeks from the front yard, all within the highly desirable Foothill School attendance area. A truly special property o ering privacy, views, and exceptional indoor-outdoor living.
• 2,396 sq. ft. on 0.57-acre
• 3 bedrooms, 2.5 bathrooms
• Attached oversized 2-car garage, carport and spacious driveway
• Versatile floor plan with potential for multi-generational or flexible living
• Lovely oak-framed mountain views
• Spectacular yard and outdoor space w/ built-in BBQ, fireplace, dining pergola & multiple view patios
• Located on a quiet cul-de-sac in coveted Foothill Elementary district
Located in the heart of downtown Santa Barbara, this well-maintained R-4 zoned duplex offers an excellent opportunity for investors or future owner-users. Each spacious 1-bedroom, 1-bath unit features over 700 square feet, private laundry, and dedicated carport parking with additional storage. The downstairs unit offers higher-end finishes and a private outdoor patio, while the upstairs unit features a recently updated kitchen and a large deck with mountain views. Both units are tenant occupied with leases through the end of the year, providing immediate rental income and future flexibility to occupy one unit while renting the other. Ideally situated near State Street, shopping, dining, parks, and downtown amenities, this is an easy-to-maintain investment in a highly desirable Santa Barbara location.
Welcome to Casa Bellissimo, a beautifully appointed residence within Bella Vita, an intimate enclave of just eight Spanish Revival townhomes in SB’s desirable Laguna neighborhood. White stucco walls, terracotta rooflines, wrought-iron accents, solid wood doors, and hand-painted tile details showcase the craftsmanship and architectural character that define Bella Vita. Inside, soaring ceilings, warm wood floors, and expansive windows fill the home with natural light, while a beautifully crafted Spanish fireplace anchors the living room. French doors open to two private patios, offering charming spaces for morning coffee or dining al fresco. The bright kitchen features generous storage and convenient access to the adjacent laundry room. Upstairs, the spacious primary suite includes vaulted ceilings, a walk-in closet, Juliet balcony, and a colorful, tiled en-suite bathroom, while two additional bedrooms with high ceilings are served by a beautiful full bathroom, providing comfortable accommodations for family or guests. Beneath the residence, a private two-car garage provides exceptional storage and everyday convenience. Bella Vita’s intimate setting offers the ease of a low-maintenance, lock-and-leave lifestyle, ideally located just moments from downtown Santa Barbara, the Theatre District, acclaimed restaurants, boutique shopping, and cultural attractions.
The Sunday Summary
There was a season of our lives when it felt like we were running an air traffic control tower.
Swim meets. Lacrosse practices. School events. Work deadlines. Birthday parties. Grocery runs. A calendar that seemed to change by the hour. We weren’t just raising two boys we were managing the logistics of four very busy lives.
Looking back, it’s hard to imagine how we kept all the balls in the air. Truthfully, some weeks we didn’t. We forgot things. We double-booked ourselves. We had those last-minute conversations that began with, “Wait …who’s picking him up?”
If you’re living in that season right now, take heart. It won’t always feel this hectic but while you’re in it, a little structure can go a long way.
It was during those wonderfully chaotic years that our Sunday Summary was born.
Today, our boys are older. One is preparing for adulthood, the other is learning to drive, and while life is still busy, it’s busy in different ways. Our Sunday Summary looks different now. We spend less time figuring out who needs a ride across town and more time talking about home projects, upcoming travel, finances, our work, our marriage, and what we want this next season of life to look like.
The topics have changed, but the habit hasn’t.
In fact, if there’s one family practice we would recommend to every young couple or growing family, it’s this one.
As a productivity strategist, Sara spends her days helping individuals, leaders, and teams create better systems, communicate more effectively, and build habits that reduce stress and create more capacity. As an employee success coach, Steve works with organizations to strengthen workplace relationships, improve team performance, and help employees thrive.
Together, we’ve learned that work and home don’t exist in separate silos. When life at home feels chaotic, disconnected, or disorganized, that stress inevitably follows us into the workplace. Likewise, when work becomes overwhelming, it often spills into our evenings and weekends. It’s one of the reasons we frequently find ourselves talking about our Sunday Summary during workshops, leadership trainings, and coaching sessions. The same habits that create healthy, high-performing teams at work clear communication, shared expectations, regular check-ins, and intentional planning also create healthier, more connected families at home.
For us, that weekly check-in has become one of the greatest gifts we’ve ever given our family.
Stephen Covey writes in First Things First that we should organize our lives around
our deepest priorities rather than our greatest urgencies. The Sunday Summary allows us to step off the hamster wheel, zoom out, and ask: “What matters most this week?” Instead of simply reacting to whatever comes our way, we create a plan together.
In Sara’s work, she teaches a similar concept called the Friday 45 a weekly planning session that helps individuals and teams finish one week while intentionally preparing for the next. The Sunday Summary simply brings that same philosophy home.
Over the years, our meetings have naturally evolved around three simple conversations.
FINANCIAL ALIGNMENT
Money conversations are much easier when they’re proactive instead of reactive.
SIMPLY
by Sara & Steve Caputo
Rather than waiting until there’s frustration or surprise, we review our financial situation and talk about what’s coming up. Steve usually arrives with a few spreadsheets and numbers, but we’ve learned, as Morgan Housel reminds us in The Psychology of Money, that people don’t make financial decisions on spreadsheets they make them around the dinner table.
These conversations aren’t about blame. They’re about partnership. If we overspent in one area, we simply adjust together. If a larger expense is coming, we prepare for it instead of being caught off guard. Small, regular conversations have replaced financial stress with financial awareness and helped ensure our short-term spending aligns with our long-term priorities.
CALENDAR SYNCHRONIZATION
If you’ve ever forgotten to pick someone up, missed an appointment, or accidentally scheduled two things at once, you already understand why this matters.
Our calendar has become our family’s central nervous system. During our Sunday Summary, we walk through the upcoming week together appointments, work commitments, travel, family events, meals, and anything that might require a little extra flexibility. We’d much rather discover a scheduling conflict on Sunday than at 4:15 on Wednesday afternoon.
This is also when we revisit one of the best pieces of marriage advice we received more than 22 years ago from Sara’s dear cousin Beth:
ALWAYS HAVE TICKETS TO SOMETHING
It doesn’t have to be extravagant. Maybe it’s dinner with friends, a concert, a weekend getaway, or simply a date night already on the calendar. Having something to look forward to reminds us that life shouldn’t only be about responsibilities. Planning for joy is every bit as important as planning for logistics.
HOUSEHOLD PRIORITIES
The final part of our conversation is whatever life is asking of us right now.
Meals. Home projects. Vacation planning. Yard work. Which family member might need a little extra support this week? What conversations have we been avoiding? What goals do we want to move forward with?
Craig Aronoff and John Ward, authors of Family Meetings: How to Build a Stronger Family and a Stronger Business, describe family meetings as the place where values are reinforced and responsibilities become shared rather than assumed.
We’ve found that’s exactly what happens.
One of our favorite sayings is, “An unclear expectation is a resentment waiting to happen.” We’d add one more thought: Resentment is simply the compound interest on a conversation not had.
The Sunday Summary permits us to have those conversations before frustration builds. It’s also where we dream a little. We ask, “What’s one thing we’d love to do this year?” Sometimes it’s a home project.
Sometimes it’s a trip. Sometimes it’s simply protecting more evenings at home together. Talking about those goals together makes them far more likely to happen because we’ve intentionally made space to talk about them.
If you’d like to try this in your own family, keep it simple.
Protect 30 minutes. Celebrate a few wins from the previous week. Walk through your finances, your calendar, and your priorities. Keep it conversational rather than complicated. End with a few clear action items or simply agree on what you’ll revisit next Sunday.
Will every week go according to plan? Of course not.
Our family is just as imperfect as everyone else’s. We still forget things. We still get busy. We still have weeks that feel chaotic. But this one habit has changed the way we communicate. More importantly, it has reminded us that one of the greatest gifts we can give each other isn’t perfection it’s our attention.
As family therapist Virginia Satir beautifully wrote, “The greatest gift I can give is to see, hear, understand, and touch another person.”
We think that’s really what the Sunday Summary is all about. It’s not about colorcoded calendars or perfectly planned weeks. It’s about creating one intentional space where the people you love most can pause, reconnect, communicate, and move into the week as a team.
And after more than two decades of marriage, raising two boys, building businesses, juggling careers, and navigating all of life’s inevitable surprises, we’re convinced that those 30 minutes each week have been some of the best time we’ve ever invested.
Together, Sara and Steve Caputo combine practical productivity strategies, leadership development, communication tools, and mindset coaching to help people work better, lead better, and live with greater clarity and intention. Through keynotes, workshops, team retreats, CliftonStrengths® coaching, and advisory work, they help organizations build stronger leaders, more connected teams, and healthier workplace cultures. When they’re not working, Sara and Steve are busy raising their two teenage boys and navigating the daily realities of family life with the same clarity, humor, and intention they bring to their work. To learn more, visit saracaputoconsulting.com.
7/31 | 10 AM – 1 PM
8/2 | 1 – 4 PM
RESIDENCE IN THE HISTORIC KELLOGG RANCH
110 S Kellogg | Goleta, CA
Rare opportunity to own a beautifully restored freestanding Craftsman residence in the historic Kellogg Ranch Association. Offering approximately 2,014± sq. ft., this unique condominium lives like a single-family home with exceptional privacy and character.
Architectural details include wood-beamed ceilings, hardwood floors, a spacious living room with fireplace, and a formal dining room. 200k invested in upgrades, including a remodeled kitchen, updated electrical wiring and panel, upgraded plumbing, enhanced lighting, new hot water, HVAC system. Surrounded by mature oak and avocado trees, the property features an enclosed patio with two seating areas for outdoor entertaining.
One of only seven residences in this historic enclave, conveniently located near UCSB, downtown Goleta.
OPEN HOUSES
Goleta
945 Ward Drive #130, 3BD, 2BA, Sun 1-3, $799,000, Village Properties, Elizabeth Slifirski 201-230-9428, DRE#02082960
541 Sweet Rain Pl, 3BD, 2.5BA, Sat 11-2 & Sun 1-3, $1,219,000, Berkshire Hathaway HomeServices California Properties, Kathleen LaManna / Madhu Khemani 630-745-1376 / 805-252-0625, DRE#02151627 / #01387945
573 Sweet Rain Pl, 3BD, 2.5BA, Sat 2-4 & Sun 1-3, $1,250,000, Berkshire Hathaway HomeServices
775 Avenida Pequena, 3BD, 2BA, Sun 1-4, $1,395,000, Village Properties, Chelsea Carroll-Escalera 805-280-9551, DRE#02440393
86 Deerhurst Drive, 4BD, 2BA, Fri 4-6 & Sat & Sun 11-4, $1,450,000, Your SB Team LUXURY Keller Williams SB, Rachel Quittner 805637-8932, DRE#02168517
77 Manchester Place, 5BD, 3BA, Sat 12-3 & Sun 1-4, $1,625,000, Village Properties, Curtis Swan II / Kyber Logue 805-607-9709 / 805-4557044, DRE#02049218 / #01254712
430 Pepperdine Ct, 4BD, 2.5BA, Sun 1-3, $1,650,000, Berkshire Hathaway HomeServices California Properties, Jessica Lovett Christopher 805-637-5849, DRE#01489086
6123 Craigmont Dr, 4BD, 2.5BA, Sat 1-3, $1,750,000, Berkshire Hathaway HomeServices California Properties, Chase Enright 805-7084057, DRE#01800599
6270 Muirfield Dr, 3BD, 2BA, Sat 1-4, $1,825,000, Berkshire Hathaway HomeServices California Properties, Sophia Taylor 805-451-1553, DRE#02156425
Saturday 8/1 & Sunday 8/2
6535 Camino Venturoso, 4BD, 3BA, Sat & Sun 1-3, $1,895,000, Berkshire Hathaway HomeServices California Properties, Amy Abbott & Kristin Hall 805-708-3221 / 805-3458279, DRE#01735358 / #02020854
529 High Grove Ave, 4BD, 3BA, Sat 12-2 & Sun 1-3, $2,100,000, Berkshire Hathaway HomeServices California Properties, Christina Gates 805-722-6074, DRE#02262449
5670 Via Salerno, 3BD, 3BA, Sat 12-2 & Sun 1-4, $2,295,000, Village Properties, Vince Caballero / Marilyn Moore 213-219-2490 / 805-6890507, DRE#02234441 / #01255085
San Roque
3435 Richland Drive #17, 1BD, 1BA, Sat 1-4 & Sun 2-4, $615,000, Village Properties, Elena Abel / Sara Beth Cutter 415-259-8098 / 808-9906200, DRE#02199747 / #01490414
2645 State St #2, 3BD, 2BA, Sun 11-3, $1,185,000, Berkshire Hathaway HomeServices California Properties, Kathleen LaManna 630-745-1376, DRE#02151627
3736 State Street 109, 2BD, 3BA, Sun 12-2, $1,590,000, Village Properties, David Magid 805-4510402, DRE#01964710
3232 Calle Pinon, 3BD, 3BA, Sat & Sun 1-3, $1,995,000, Village Properties, Elizabeth Benson 303589-8957, DRE#02252004
The Mesa
101 Oceano Ave #20, 2Bd, 2BA, Sun 1-3, $1,875,000, Spectrum Realty, Andy Sillers 805-681-6268, DRE#01382575
1547 Shoreline Drive, 5BD, 5BA & 1PBA, Sun 2-4, $13,900,000, Sotheby’s International Realty, Chris Palme 805-448-3066, DRE#00989478
Mission Canyon
2669 Montrose Pl, 4BD, 2BA, Sat 1-3, $2,374,900, Berkshire Hathaway HomeServices California Properties, Maddison Scanlan 805-350-2294, DRE#02176065
343 E Mission St, 3BD, 3BA, Sun 1-3, $2,395,000, Village Properties, Angelina Speier 805.316.4336, DRE#02037359
2688 Dorking Place, 3BD, 2BA, Sun 1-3:30, $2,900,000, Compass, Jackie Potter 818-644-0087, DRE#02150175
The Riviera
825 Paseo Alicante, 2BD, 3BA, Sat & Sun 12-2, $1,695,000, Douglas Elliman, Melissa Borders 805-4526884, DRE#01909480
878 Paseo Ferrelo, 2BD, 2BA, Sat & Sun 1-4, $3,100,000, Berkshire Hathaway HomeServices California Properties, Fox Monfort / Lisa Foley 805-252-2271, DRE#02278443 / #01995513
1510 Franceschi Rd, 3BD, 3BA, Sun 1-4, $3,990,000, Berkshire Hathaway HomeServices California Properties, Fox Monfort 805-450-6528, DRE#02278443
Santa Barbara
976 Miramonte Drive #4, 1BD, 1BA, Sun 12-3, $815,000, Berkshire Hathaway HomeServices California Properties, Cole Robbins 805-4037735, DRE#01910827
986 Miramonte Drive #4, 2BD, 1BA & 1PBA, Sun 1-3, $829,000, Sotheby’s International Realty, Joanne Stoltz 805-895-7322, DRE#00387433
4701 Calle Reina, 2BD, 2BA, Sat & Sun 1:30-4, $1,095,000, Berkshire Hathaway HomeServices California Properties, Kathy Hughes 805-4484881, DRE#00521702
423 W Montecito St #D, 2BD, 2.5BA, Sat 12-2 & Sun 1-3, $1,250,000, Berkshire Hathaway HomeServices California Properties, Lauren Dulcich 805-365-0560, DRE#02073213
4 San Marcos Trout Club, 3BD, 2BA, Sun 12-3, $1,495,000, Douglas Elliman, Adam Mckaig 805-4526884, DRE#01237501
922 Garden Street, 2BD, 1BA, Sun 1-3, $1,581,000, Sotheby’s International Realty, Sally Hanseth 805-570-4229, DRE#00902225
125 Bath St Unit B2, 2BD, 3BA, Sun 1-3, $1,595,000, Village Properties, William Reed 805-896-3002, DRE#01155355
1515 Clifton Street, 2BD, 1BA, Sat 1-3 & Sun 1-4, $1,690,000, Village Properties, James Krautmann 805451-4527, DRE#01468842
2030 Gillespie St, 3BD, 2BA, Sat & Sun 1-4, $1,695,000, Berkshire Hathaway HomeServices California Properties, Stefan Stojanovski 805570-0640, DRE#02112629
223 West Pedregosa Street, 2BD, 21BA, Sat 12-2 & Sun 2-4, $1,695,000, Sotheby’s International Realty, Maureen McDermut / Kristi Curtis 805-570-5545 / 805-8866135, DRE#01175027 / #02012866
126 Santa Ana Ave, 7BD, 4BA, Fri & Sun 12:30-3:30, $1,775,000, JBR Broker, Judy Beth Replogle 805-5706164, DRE#00812543
2420 Modoc, 4BD, 3BA, Sat 1-3, $1,995,000, Village Properties, Thomas Johansen 805-886-1857, DRE#01401533
2009 Mountain Avenue, 3BD, 2BA, Sun 1-4, $1,995,000, Village Properties, Heather Sikes 530-5589634, DRE#02251924
1529 De La Vina Street, 2BD, 2BA, Sun 1-3, $1,995,000, Sotheby’s International Realty, Tyler Mearce 805-450-3336, DRE#01969409
5260 Kaiser Ave, 5BD, 3BA, Sun 1-3, $2,099,000, Berkshire Hathaway HomeServices California Properties, Renae Conner 805-284-6344, DRE#02013226
512 East Arrellaga St, 3BD, 2.5BA, Sun 1-4, $2,195,000, Berkshire Hathaway HomeServices California Properties, Ken Switzer 805-6804622, DRE#01245644
Continued on page 16
Kessler-Haak Vineyard is an exceptional 41.75± acre vineyard estate in the heart of the renowned Santa Rita Hills AVA, offering a quintessential Wine Country lifestyle. Featuring 29.2± planted vineyard acres, a charming 4-bedroom farmhouse, inviting indoor and outdoor entertaining spaces, and permits for up to 12 events annually, the property is thoughtfully designed for both hospitality and everyday living. Complete with a barn, detached garage with office, pond, gated entry, and two productive wells, this remarkable estate blends vineyard operations with effortless California wine country charm.
OPEN HOUSES
936 North Nopal Street, 4BD, 5BA, Sun 2-4, $2,198,000, Sotheby’s International Realty, Scott McCosker 805-451-1721, DRE#00494253
5445 Tree Farm Ln, 3BD, 3BA, Sat 2-4, $2,488,000, Berkshire Hathaway HomeServices California Properties, Lisa Foley 805-252-2271, DRE#01995513
2422 Fletcher Avenue A & B, 4BD, 3BA, Sun 11-1, $2,995,000, Village Properties, David Dorado 805-4514604, DRE#02109839
1102 Plaza Del Monte, 3BD, 2BA, Sun 1-4, $3,095,000, Village Properties, David M. Kim 805-2960662, DRE#01813897
751 Skyview Drive, 4BD, 2BA & 1PBA, Sun 1-3, $3,390,000, Sotheby’s International Realty, Lizette Pedroza 805-350-6585, DRE#02160420
5048 Via Lara, 5BD, 3BA, Sat & Sun 12-2, $3,500,000, Douglas Elliman, Adam Mckaig 805-452-6884, DRE#01237501
1460 Twinridge Road, 4BD, 4BA, Sat 1-3, $3,695,000, eXp Realty/Zia Group, William Franco 805-4500820, DRE#02020491
4055 Naranjo Drive, 3BD, 2BA & 1PBA, Sun 1-3, $3,750,000, Sotheby’s International Realty, Thalia Kerstiens 805-705-2693, DRE#02180975 Montecito
746 Westmont Rd, 4BD, 3BA, Sat & Sun 1-4, $2,825,000, Berkshire Hathaway HomeServices California Properties, Natasha Kucherenko / Kathleen LaManna 805-626-8459 / 630-745-1376, DRE#02312066 / #02151627
159 Loureyro Rd, 2BD, 1BA, Sat 1-3, $2,850,000, Berkshire Hathaway HomeServices California Properties, Jason Anderson 805-284-5234, DRE#02181545
Saturday 8/1 & Sunday 8/2
175 Hermosillo Rd, 3BD, 2.5BA, Sun 1-4, $3,795,000, Berkshire Hathaway HomeServices California Properties, Katya Sheets 805-708-2323, DRE#02061444
315 Calle Elegante, 3BD, 2.5BA, Sat 2-4, $4,550,000, Berkshire Hathaway HomeServices California Properties, Barbara Neary 805-698-8980, DRE#01491532
840 Toro Canyon Rd, 4BD, 3.5BA, Sat 1-4, $6,499,000, Berkshire Hathaway HomeServices California Properties, J.J. Gobbell 805-4035785, DRE#02063124
850 Rockbridge Rd, 5BD, 4BA, Sun 1-3, $8,995,000, Berkshire Hathaway HomeServices California Properties, Allie Baxter 925-2004359, DRE#02072389
1567 E Valley Rd, 6BD, 7BA, Sun 1-3, $15,150,000, Berkshire Hathaway HomeServices California Properties, Marsha Kotlyar 805-565-4014, DRE#01426886
Carpinteria
4700 Sandyland Road #54, 2BD, 2BA, Sun 1-4, $1,125,000, Village Properties, Brian King 805-452-0471, DRE#01868186
Santa Ynez Valley
335 Matthew Way #106, 4BD, 2.5BA, Sat 12-2, $785,000, Berkshire Hathaway HomeServices California Properties, Candice Signa 805-6807300, DRE#01226917
976 Miramonte Drive #4, 1BD, 1BA, Sat & Sun 12-3, $815,000, Berkshire Hathaway HomeServices California Properties, Cole Robbins 805-4037735, DRE#01910827
755 Moonglow Rd (Lompoc), 4BD, 3BA, Sun 2-4, $899,000, Berkshire Hathaway HomeServices California Properties, Candice Signa 805-6807300, DRE#01226917
2930 Chandler Dr (Lompoc), 4BD, 2.5BA, Sun 2-4, $980,000, Berkshire Hathaway HomeServices California Properties, Team Shotwell 805-4485307, DRE#02071607
71 1st St, 3BD, 2BA, Sat 11-1, $1,150,000, Berkshire Hathaway HomeServices California Properties, Daulton Wolf 805-757-6797, DRE#02202805
246 3rd St, 3BD, 2BA, Sat 2-4, $1,190,000, Berkshire Hathaway HomeServices California Properties, Daulton Wolf 805-757-6797, DRE#02202805
381 5th St, 5BD, 2.5BA, Sun 1:304, $1,195,000, Berkshire Hathaway HomeServices California Properties, Bob Jennings 805-570-0792, DRE#01387186
533 Pine Street, 2BD, 2BA, Sun 11-1, $1,250,000, Sotheby’s International Realty, Brenda Cloud 805-901-1156, DRE#01772551
1878 Ringsted Drive, 4BD, 2BA, Sun 11-1, $1,375,000, Village Properties, Elizabeth Breen 805-3501182, DRE#02254500
515 Myrtle Ave, 5BD, 4BA, Sat & Sun 11-1, $1,625,000, Village Properties, Czeriesa Poonia / Michelle Glaus 347-453-5337 / 805-452-0446, DRE#02078067 / #01921235
3561 Olive St, 4BD, 2.5BA, Sat & Sun 12-2, $1,799,999, Berkshire Hathaway HomeServices California Properties, Dianna Zlaket 805-3908382, DRE#01701860
2667 Quail Valley Road, 3BD, 3BA, Sun 12-3, $1,849,000, eXp Realty/Zia Group, Phillip Cota 805-252-8611, DRE#02141597
1544 Viking Way, 4BD, 2.5BA, Sun 1-3, $1,950,000, Berkshire Hathaway HomeServices California Properties, Yolanda Van Wingerden 805-5704965, DRE#01308141
361 Freya Drive, 3BD, 2BA & 1PBA, Sat 11-1, $1,950,000, Sotheby’s International Realty, Micah Brady 805-331-3053, DRE#01219166
2485 Park St, 3BD, 1.5BA, Sun 2-4, $2,195,000, Berkshire Hathaway HomeServices California Properties, Lindsey Haeberle 805-951-9139, DRE#02199986
224 Valhalla Drive, 4BD, 4BA, Sat 11-1, $2,495,000, Sotheby’s International Realty, Scott Loos 310702-9930, DRE#02236075
970 College Canyon Rd, 4BD, 4.5BA, Sat 3-5, $2,999,999, Berkshire Hathaway HomeServices California Properties, Candice Signa 805-6807300, DRE#01226917
Ventura
14 Tahquitz Ct #213 (Camarillo), 2BD, 2BA, Sat 1-4, $274,000, Berkshire Hathaway HomeServices California Properties, Lori Funderburk 805-558-9883, DRE#01380490
1254 Seacliff Court #2, 2BD, 2BD, Sat 1-3 & Sun 12-3, $479,000, eXp Realty/Zia Group, Jorden Angel 805699-8779, DRE#02121165
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SANTA BARBARA RENT CONTROL: WHAT THE RENT FREEZE AND THE 2027 ORDINANCE MEAN FOR MULTIFAMILY OWNERS
By
Jack Gilbert – Senior Associate (DRE 02197493)
The Golis Team at Radius Commercial Real Estate
On July 28, the Santa Barbara City Council returned to its permanent rent stabilization ordinance its first session on the subject since the public-comment window on the June 10 draft closed July 10. A temporary rent freeze has already been in force since February retroactive to December 16, 2025, and the permanent program is slated to begin in 2027. Together they will govern the income and therefore the value of roughly 13,000 multifamily units inside the city limits. If adopted as currently drafted and without legal intervention, here is what it means for owners, property managers and other stakeholders.
Where things stand. The July 28 agenda item called for the Council to receive staff summaries of the public comments on both the rent stabilization ordinance and the companion Just Cause / Ellis Act amendments. What it did not do is finish the job: under the City Charter, no ordinance may be adopted on the day it is introduced or within five days of introduction and most ordinances take effect 30 days after adoption. The final vote, any amendments, and the program’s actual start date therefore land at later meetings. The terms below describe the June 10 draft as written; for what happened on July 28 and every revision after it, see sbrso.com/ordinance.
If you own apartments anywhere on California’s Central Coast, this is the moment to understand the new math. This guide breaks down what has passed, what the draft would do, who is covered, and how rent control tends to move multifamily property values followed by a practical action plan for owners across Santa Barbara, Ventura, and San Luis Obispo counties. It also introduces SBRSO the Santa Barbara Rent Stabilization Observatory, the free research resource our team built so owners can follow all of it from one place.
The Two-Part Shift: A Rent Freeze Today, Permanent Rent Control in 2027
Santa Barbara is rolling out rent regulation in two stages a stop-gap freeze now, and a permanent program beginning in 2027.
Stage 1 The temporary rent freeze (in effect since February) In January 2026, the Santa Barbara City Council voted 4–3 to adopt a Temporary Rent Increase Moratorium (Ordinance No. 2026-6206). The key terms:
• 0% increases. Rents on covered units are frozen at the amount in effect on December 16, 2025. No annual increase is permitted while the freeze is in place.
• Effective February 26, 2026 and effectively retroactive to December 16, 2025. The City uses the rents actually being paid on that December date as each unit’s base rent and fair-return baseline, regardless of whether those rents were below, at, or above fair-market levels.
• Covered units: residential units with a certificate of occupancy issued before February 1, 1995 (generally, buildings built before 1995). Older duplexes are covered.
• Sunset: the freeze automatically expires December 31, 2026, or when the permanent ordinance becomes operative whichever comes first.
• Eviction limits added at the same time: a no-fault “withdrawal from the market” must now remove all units at the property at once, with a five-year bar on re-renting them.
• Already tested in court. An owner group’s lawsuit challenging the temporary freeze was dismissed, and the group has signaled it may file an amended complaint a reminder that the permanent ordinance’s final terms and timing are not the only open variables.
Stage 2 The permanent ordinance (moving through Council; slated to begin in 2027) The Council released a 36-page draft ordinance for public review on June 10, 2026, and set a 30-day comment period that closed July 10. Staff compiled that input into a summary of key themes and suggested revisions, which came back to the Council on July 28.
The draft targets January 1, 2027 as the start of rent stabilization, but the real date follows adoption an ordinance takes effect 30 days after the Council adopts it, so the calendar depends on when that vote lands. Reporting to date has put the program’s realistic start anywhere from early to late January 2027. The major features of the draft as it stands:
• Annual cap = the lesser of 60% of CPI or 3% with a 0% floor if CPI is negative. This is a hard ceiling, not a target.
• One increase per 12-month period.
• No rent banking. Increases you don’t take in a given year are gone you can’t save them up and apply them later.
• A mandatory rental registry. Owners must register addresses, unit counts, ownership/contact info, and current rents even if the unit is exempt. Landlords who don’t register can’t legally collect rent or list a unit.
• An owner-funded program. Per-unit registration fees are projected to fund a program costing roughly $2 million a year.
• A new rent board of five to seven members tenants, landlords, and neutral members plus a program administrator.
• Petition processes for relief, including a “right to fair return” petition and a capital-improvement petition for owners; tenants can likewise petition for a downward adjustment.
• Exemptions generally aligned with state law: most singlefamily homes, condominiums, owner-occupied duplexes, and government-subsidized affordable housing.
Santa Barbara rent control timeline at a glance:
Who and What Is Covered and What’s Exempt
This is the first question every owner should answer, because coverage determines almost everything that follows.
Covered (subject to the freeze now and the cap in 2027): Multifamily residential units in the City of Santa Barbara whose certificate of occupancy was issued (or final buildingpermit inspection completed) before February 1, 1995 an estimated 13,000 units. Pre-1995 duplexes are included. Generally exempt: new construction (certificate of occupancy on or after February 1, 1995); most single-family homes and condominiums that are separately sellable, consistent with the Costa-Hawkins Rental Housing Act though under the draft that exemption is conditional: a single-family home or condo owned by a REIT, a corporation, or an LLC with a corporate member is covered, not exempt; owneroccupied duplexes; and deed-restricted / government-subsidized affordable housing.
One distinction owners repeatedly miss: this is a City of Santa Barbara ordinance. It does not apply in Goleta, Carpinteria, Montecito, the unincorporated county, or anywhere in Ventura or San Luis Obispo counties. Those markets remain governed primarily by California’s statewide Tenant Protection Act (AB 1482). Where your building sits relative to the city limit line now has a direct, measurable effect on how you can operate it.
How Santa Barbara’s Cap Compares to California State Law
It’s easy to hear “rent cap” and assume Santa Barbara is simply adopting the statewide standard. It is not the local cap is far tighter.
Under AB 1482, most California rentals can rise by 5% plus regional CPI, up to a 10% maximum each year. For the Southern California / Central Coast CPI region, that has recently meant allowable increases in the 8–9% range.
Santa Barbara’s ordinance caps increases at 60% of CPI, with a 3% ceiling. Based on the most recently published California CPI figures, the first allowable increase in 2027 is on track to land at roughly 2 to 2.25 percent (the exact figure depends on how the City applies the ordinance’s rounding step) and it can never exceed 3%. In practical terms, Santa Barbara’s annual cap is roughly one-quarter to one-third of what state law would otherwise allow. And the ceiling binds hardest exactly when owners need relief most: back-testing the formula against history, even in 2023 when California CPI ran 7.7% the cap would have permitted just 3%.
How the council landed on 60% in their own words
It’s worth hearing the reasoning directly. Every council quote below is verbatim from official meeting video, via SBRSO’s Council Record. Making the motion to set the cap at the April 7 meeting, Councilmember Wendy Santamaria explained the majority’s logic:
“And the reason for 60% of CPI is that CPI in itself 40% of that is already housing. And so we don’t want to count housing twice. And that is what we would be doing if we put it at 100% of CPI. … We talk a lot about the Santa Barbara way and it needs to be tailored more to our living expenses.” - Councilmember Wendy Santamaria, City Council meeting, April 7, 2026 (verbatim, public record)
At the same meeting, Councilmember Kristen Sneddon a supporter of the ordinance described how the 60% figure had entered the draft in the first place:
“I knew that the 60% was the lowest number that was legally defensible from the research and … fully expected that that number would be negotiated upward … but something had to go in there as a placeholder.” - Councilmember Kristen Sneddon, City Council meeting, April 7, 2026 (verbatim, public record)
The placeholder was never negotiated upward. The lowest number the council’s own research considered legally defensible is the formula that carried into the July 28 meeting.
“I’ve watched the Central Coast multifamily market through several interest-rate cycles since 1979, and the biggest driver of an apartment building’s value has always been the freedom to bring rents to market. Santa Barbara’s ordinance narrows that freedom to roughly two percent a year. That doesn’t make these buildings bad investments it makes them different investments, and the owners who understand the new math first are the ones who will protect their equity.” - Steve Golis, Principal & Founder, Radius Commercial Real Estate (DRE 00772218)
How Rent Control Affects Multifamily Property Values
Apartment buildings are valued on their net operating income (NOI): roughly, Value = NOI ÷ Cap Rate. Rent control puts pressure on both sides of that equation. Here is how the value impact actually works.
1. Slower income growth, repriced at a higher cap rate. When allowable rent growth drops from “market” to roughly 2% a year, future NOI growth slows while expenses do not. The expense side is not hypothetical. Tracking the operating costs of a typical pre-1995 Santa Barbara building, SBRSO’s cost data shows insurance premiums up ~90% and electricity more than doubled since 2016 against a rent cap that would have allowed cumulative increases of barely 2% a year over the same period. When income is capped but expenses aren’t, buyers
Jack Gilbert
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price in that risk by demanding a higher cap rate on covered assets which, on the same NOI, means a lower price.
2. The value-add playbook narrows. For more than a decade, the dominant strategy for Santa Barbara’s aging apartment stock was value-add: acquire a tired 1970s or 1980s building, renovate, and reset rents to market on turnover.
A 60%-of-CPI cap with no banking sharply limits the rent reset that made those deals work on covered units. “For the last decade, value-add was the playbook in Santa Barbara buy an older building, renovate, and bring rents to market. A cap near two percent with no banking takes most of that lever away on covered units. Buyers are now underwriting in-place income instead of pro-forma rents, and that repricing is already showing up in what people will pay per door. The properties that hold value best are the ones with clean, well-documented financials if you can prove your base-year NOI, you protect both your fair-return rights and your eventual sale price.” -Jack Gilbert, Multifamily Investments, Radius Commercial Real Estate
3. A bifurcated market: covered vs. exempt. Expect values to split. Exempt product post-1995 construction, condos, single-family rentals, and buildings outside the city limit becomes more desirable precisely because it retains pricing flexibility, and can command premium pricing. Covered product faces the opposite pressure. Two buildings a block apart can now trade at meaningfully different cap rates based solely on which side of the 1995 line or the city line they fall on.
4. Financing follows income. Lenders size loans to sustainable, in-place income and conservative growth assumptions. A capped growth profile plus new compliance costs can mean lower loan proceeds and more conservative underwriting on covered assets another factor that flows through to value.
Even the dais has heard the warning. None of this is only the brokerage community talking. Casting the lone dissent at the council’s May 19 session, Mayor Randy Rowse put the long-run risk bluntly:
“I think it’s a train wreck both for landlords and tenants in the long run. … we’ve got a financial analysis of what it is from one side, but not from the other. … we’ve pretty much put a very chilled atmosphere out there in the business of being a landlord.” -Mayor Randy Rowse, City Council meeting, May 19, 2026 (verbatim, public record)
What the research says about rent control over the long run. This isn’t only theory. The most-cited modern study of rent control Stanford economists Rebecca Diamond and Tim McQuade’s analysis of San Francisco’s 1994 expansion found that landlords subject to rent control reduced rental housing supply by about 15% by converting or redeveloping buildings and selling to owner-occupants. Rent-controlled units fell 25% between 1994 and 2010. The policy delivered real savings to tenants already in place, but the lost supply pushed up market rents citywide over the long run. The lesson for owners: regulation reliably changes owner behavior, and the value effects show up in
supply, maintenance, and transaction patterns not just in the rent roll.
SBRSO.com: The Free Resource We Built to Track All of It
All spring, our team fielded the same questions from owners, week after week: Is my building covered? What can I actually raise? What did the council actually say? What is my property worth under this? The public debate was running on slogans from both sides while the answers sat scattered across a 36-page draft ordinance, months of council meetings, and a dozen public data sources.
So we built the missing resource: SBRSO the Santa Barbara Rent Stabilization Observatory, at sbrso.com. The name is deliberate. It’s an observatory, not an advocacy shop: it watches, measures, and documents, with every claim cited to a public source. It’s free, there’s no paywall or registration, and we keep it current as the ordinance moves. The questions owners raised at our July 8 Rent Control Roundtable shaped much of what’s on it. What you’ll find there:
• The Squeeze the site’s signature chart, tracking a typical pre-1995 building’s operating-cost basket against California CPI and against the ordinance’s cap formula, all from public rate data. The headline finding: since 2016, owner operating costs are up roughly 48%, while the proposed cap formula would have allowed cumulative increases of about 22% costs have grown at more than twice the pace the cap would permit.
• The Ordinance, Explained a plainEnglish, section-by-section guide to the June 10 draft, a timeline of every council action, and documentation of drafting errors in the current text.
• The Council Record verbatim, timestamped quotes from council members, staff, and public comment, each paired with an analytical note that tests the claim against the data. No paraphrasing, no spin the record as it exists.
• The Fair Return Calculator a free tool that walks a covered owner through the ordinance’s own “maintenance of net operating income” math to estimate whether your numbers could support a petition above the cap.
• The Honest Case a long-form essay that makes the strongest case for rent stabilization before examining, on the evidence, why this mechanism tends to fail renters and owners alike and what would actually help.
If you own or are thinking about buying or selling covered property in Santa Barbara, bookmark it. It exists so that every owner, reporter, and council member is at least arguing from the same facts.
What This Means for Owners Across Santa Barbara, Ventura & SLO Counties
Because Santa Barbara’s ordinance is a city-limits program, it is creating a patchwork that rewards owners who understand the map.
• Inside the City of Santa Barbara: Covered owners should plan around a ~2% growth ceiling, registry compliance, and a more income-driven valuation. Exempt owners (newer product, condos, SFRs) hold a relative advantage.
• Goleta, Carpinteria & unincorporated
Santa Barbara County: Not subject to the city ordinance; state law (AB 1482) governs, with materially more rent flexibility.
• Ventura and San Luis Obispo counties: Likewise governed primarily by state law today one reason investor attention is broadening across the region. “We’re already fielding two kinds of calls: Santa Barbara owners asking what their building is worth today versus a year from now, and investors who want multifamily exposure but outside the city’s jurisdiction. Capital is rotating toward exempt product and toward Ventura and San Luis Obispo counties, where the rules are still mainly set by the state. Knowing which side of a city line your building sits on has never mattered more to its value.” -Aneta Jensen, Multifamily Investments, Radius Commercial Real Estate (DRE 01994822)
A Santa Barbara Landlord’s Action Plan Before January 2027
The owners who fare best under rent control are rarely the ones who fight it hardest they’re the ones who prepared early. Six concrete steps:
1. Confirm your coverage. Pull each property’s certificate-of-occupancy date and unit type. Pre-Feb 1995, non-exempt units in the city are covered; everything else may not be. SBRSO’s ordinance guide walks through the coverage rules in plain English.
2. Document your base-year NOI now. The fair-return petition and your eventual sale price both depend on clean, defensible income and expense records. Get your books audit-ready before 2027.
3. Understand the fair-return petition. California’s Constitution guarantees owners a fair return, and the draft includes a petition to seek an increase above the cap when your numbers justify it. It’s a real safety valve but it is used and granted sparingly, so documentation quality matters enormously. Run your building’s numbers through the free SBRSO Fair Return Calculator to see where you stand.
4. Map the capital-improvement path. The draft allows a separate petition to recover qualifying capital improvements (subject to limits). If major work is on your horizon, timing and structure now affect what you can recover later.
5. Reassess hold vs. sell with current numbers. For some owners the right move is to hold income-stable assets; for others, repositioning ahead of 2027 including a 1031 exchange into exempt product or into Ventura/SLO markets better protects long-term returns.
6. Get a current Broker Opinion of Value. Values are repricing in real time. Knowing what your building is worth today, under the new framework, is the foundation for every other decision. You can request a confidential valuation in about two minutes.
One more reason steps 2 and 3 deserve priority: under the draft’s fair-return math, your 2025 books are the baseline. As Assistant City Attorney Dan Hentschke explained at the June 9 hearing:
“The presumption is that whatever the landlord was charging on the base rent was a fair return at the time because there was no restriction on that rent. So that was market rent at the time and whatever net operating income they were receiving from the operation that was a fair return to them.” -Assistant City Attorney Dan Hentschke, City Council meeting, June
9, 2026 (verbatim, public record)
Translation: the City presumes your December 2025 net operating income was a fair return and any future petition for relief is measured against it. If your 2025 records understate your true position (undocumented income, missing expense records, informal related-party arrangements), they quietly shrink the return you’re entitled to maintain. Clean books aren’t just good hygiene; they’re your constitutional baseline. How the Golis Team Can Help
The Golis Team at Radius Commercial Real Estate is one of the Central Coast’s most active multifamily brokerage groups, with deep roots from Ventura through Santa Barbara to San Luis Obispo County. Multifamily isn’t a sideline for us it’s our specialty, and building SBRSO is part of how we practice it. We’re helping owners navigate exactly this transition:
• Current valuations and Broker Opinions of Value that reflect the new regulatory reality, not last year’s comps start with a confidential valuation request.
• Fair-return and base-year NOI modeling so you understand the real income ceiling on your asset and the case you could make for relief.
• Hold/sell and 1031 strategy across covered, exempt, and out-of-jurisdiction product.
• Off-market and on-market execution backed by decades of Central Coast multifamily transactions.
Reach the team directly: Steve Golis (Principal & Founder), Jack Gilbert (Multifamily Investments), Aneta Jensen (Multifamily Investments)
If you own apartments anywhere from Ventura to SLO and want to know how the rent freeze and the 2027 ordinance affect your building’s value, contact the Golis Team for a confidential, no-obligation consultation. Frequently Asked Questions
When does Santa Barbara rent control start? A temporary rent freeze has been in effect since February 26, 2026, holding covered rents at their December 16, 2025 level. The permanent ordinance was still working through the Council process as this article went to press: the Council took up staff’s public-comment summaries on July 28, 2026, and under the City Charter adoption must occur at a later meeting, with the ordinance taking effect 30 days after that vote. The draft targets a January 1, 2027 start. Confirm where it stands at sbrso.com/ordinance
How much can I raise rent in Santa Barbara in 2026 and 2027? For covered units, the answer in 2026 is 0% rents are frozen. Beginning in 2027, the annual increase is capped at the lesser of 60% of CPI or 3%, with no banking of unused increases. Based on current CPI data, the first 2027 increase is on track to land at roughly 2 to 2.25 percent.
Is my building covered by Santa Barbara rent control? Generally, multifamily units in the City of Santa Barbara with a certificate of occupancy issued before February 1, 1995 are covered (including pre-1995 duplexes). Most single-family homes, condos, owner-occupied duplexes, newer construction, and subsidized affordable housing are exempt though a single-family home or condo owned by a REIT, corporation, or LLC with a corporate member is covered under the draft. Properties outside the city limits are not subject to the ordinance.
For more information visit SBRSO.com
Written
Golis Team
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Solar Canopies over California’s Canals?
City putting solar panels over irrigation ditches got its first test in rural India in 2012. The concept is attractive in California because of our multiple demands for land use. The 33-40 percent increase in cost over land-based solar installations dampened the enthusiasm until a 2021 research report from the University of California, Merced. It presented more than a dozen co-benefits beyond the renewable energy produced by placing panels over California’s 4,000 miles of water canals.
Covering our major canals with solar panels could provide 13 gigawatts of generating capacity, roughly half the new power the state needs to meet its 2030 renewable target. It would also save 63 billion gallons of water each year by reducing water evaporation, enough to meet water needs of two million people.
“synergistic solutions,” is where multiple environmental, economic, and human challenges are tackled in an integrated manner.
What made this report impactful was the additional benefits beyond the generated power that could offset the greater investment costs for installing solar canopies. One of the most powerful approaches to achieving sustainable results, called
Project Nexus, a pilot collaboration between UC Merced, the Turlock Irrigation District, and solar developer Solar Aquagrid, installed solar canopies over two canals south of Modesto. One canal is the width of an alley, the other as wide as an eight-lane freeway. Twenty million dollars of state funding is testing this innovative concept. For roughly the past year, data has been gathered. Conclusions are not yet known, but initial indications are that shade from the canopies is reducing water evaporation by 70 percent and cutting algae and weed growth in the canals by 85 percent. The coolness under the solar panels increases their efficiency, i.e., generation, and their longevity. The big drop in weed and algae growth means big savings on resources and costs by canal operators.
The final report, expected in the next months, will tell canal operators whether the total value of generated electricity, con-
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served water, land savings, and reduced weed maintenance justifies the additional investment over ground-mounted solar. Doubling up usage of land will also help California meet its 30x30 goal in conserving 30 percent of land for biodiversity.
Early results confirm the likelihood of more segments being built. The shortterm strategy is to build photovoltaic covers where canals sit near existing energy needs water-pumping stations, EV charging sites along highways, or where
existing power transmission infrastructure can handle the increased generation.
Land, power, and water are among our most valuable resources. This innovative approach may benefit all three.
is
of
Dennis Allen
chair
Allen Construction, an employeeowned company committed to building and operating sustainably. He is also former chair of the Dean’s Council at the Bren School of Environmental Science & Management at UCSB and a former boardmember of the Santa Barbara Museum of Natural History.
