Reputation Matters.
1367
00879404
OPEN
Sold for $8,300,000.
THE KOGEVINAS GROUP
805.331.7577
Team@Kogevinas.com MontecitoProperties.com DRE 01209514
on the successful representation of the seller at 135 Polo Way, Sold for $4,675,000.
CALCAGNO & HAMILTON
805.565.4000
Info@HomesinSantaBarbara.com HomesinSantaBarbara.com DRE 01499736
805.565.4000
Info@HomesinSantaBarbara.com
HomesinSantaBarbara.com DRE 01499736
on the successful representation of the seller at 770 Mission Canyon Rd, Sold for $4,675,000.
805.448.7500 / 805.403.7735
LauraDrammer.com DRE 01209580 / 01910827
on the successful representation of the seller at 150 Cedar Lane, Sold for $3,990,000. on the
THE KOGEVINAS GROUP
805.331.7577
Team@Kogevinas.com MontecitoProperties.com DRE 01209514
Sold
$3,800,000.
on the successful representation of the seller at 777 N Ontare Road, Sold for $3,750,000.
KARINA MATIC
805.680.7701
KarinaMatic@bhhscal.com SantaBarbara-Homes.com DRE 01726170
NANCY KOGEVINAS LAURA DRAMMER & CAMMY PINOLI
Reputation Matters.
Creating Your Perfect Holiday Table
The holiday table is more than a place to eat; it’s the heart of seasonal celebration, a stage for storytelling, memory-making, and creating a sense of warmth that lingers long after the dishes are cleared. As an interior designer, I often tell clients that a beautifully set table can elevate even the simplest meal into an experience. The key is to blend style, comfort, and a touch of magic. Here’s how to create a holiday table that feels both thoughtfully curated and effortlessly welcoming.
Start with a Vision and a Mood
Before placing a single fork or candle, think about the atmosphere you want to evoke. Are you going for rustic coziness, modern glamour, nostalgic tradition, or something whimsical? Defining your mood guides every decision that follows: color palette, textures, lighting, and even the menu.
For a warm and intimate setting, lean into deep jewel tones, natural materials, and soft candlelight. For a crisp and contemporary table, choose minimalist dinnerware, metallic accents, and structured florals. Don’t be afraid to experiment, but aim for consistency so the table feels intentional rather than chaotic.
Build from the Base: Linens Matter
I have more tablecloths that I care to admit, and I use them! Remember that your tablecloth or runner sets the stage. Choose high-quality fabrics that complement your theme. Linen is a classic choice for its texture and relaxed elegance, while velvet adds winter richness and formality. If you have a beautiful wood table, consider leaving it exposed with a runner down the center to highlight its natural character. Napkins are another opportunity to layer texture and color. A simple cotton napkin can look elevated when paired with a unique napkin ring: Think brass, rattan, or a sprig of seasonal greenery.
Create a Statement Centerpiece
A few years ago, I took a flower-arranging class, and it changed my life. Just a few simple skills, and centerpieces look like they came from the florist. The centerpiece is your table’s focal point, but it shouldn’t obstruct conversation. The key is low height and visual flow. Combine elements such as foliage, candles, garlands, or sculptural bowls. For a nature-inspired look, arrange evergreen branches, pinecones, and subtle florals along the center of the table. Add unscented candles (scented can conflict with food!)
at varying heights to introduce movement. If you prefer something more refined, cluster smaller arrangements in ceramic or metallic vessels and tuck in seasonal fruits such as pomegranates or pears for a pop of color.
Choose Dinnerware That Elevates the Experience
Your dinnerware doesn’t need to be expensive, just cohesive. Classic white plates are always a safe and elegant foundation, but holiday meals are a wonderful opportunity to introduce dishes with subtle patterns, gold rims, or rustic stoneware glazes.
Layering is your friend: Start with a charger plate, add your dinner plate, and then add a salad plate or bowl. This creates depth and makes the table instantly more polished. Mixing materials, such as pairing matte ceramic plates with vintage glassware, adds character without overwhelming the design.
Flatware and Glassware: Small Details, Big Impact
Polished flatware, whether silver, gold, or black matte, acts as the jewelry of your table. Choose a finish that complements your theme rather than competes with it. Place settings should be functional but feel luxurious, so avoid crowding the table with pieces your guests won’t actually use.
When it comes to glassware, mix shapes and heights for visual interest but stay within one style family. A simple water glass alongside a stemmed wine glass is usually plenty. Colored glass can be stunning for holiday settings, especially in jewel tones or subtle amber.
Lighting: Where the Magic Happens
Lighting can make or break the ambiance. Ditch overhead lights and rely on layers of warm, low-level illumination. Place candles of varying heights along the table, tapers for elegance, tea lights for gentle sparkle, and pillar candles for fullness. If your dining space allows, add a few soft accent lights nearby, such as a small lamp or a string of fairy lights woven through the centerpiece.
Final Thoughts
A stunning table should also be comfortable. Leave space for serving dishes, avoid overcrowding decor, and make sure guests have elbow room. The best holiday tables balance beauty with usability. With careful layering of color, texture, materials, and light, your holiday table becomes not just a setting but an experience. Done thoughtfully, it welcomes guests into a world of warmth and celebration.
THE DESIGN DOCTOR
4856 GLENN ROAD, SANTA BARBARA CA 93101 3
Arguably the best value for the price! Set on a serene oak-studded lot, this light-filled Painted Cave retreat provides tranquility that is rarely found in town. Immersed in nature, wake up to the sounds of bird songs in your bright and airy 3 bed/2.5 bath home. Outfitted with new flooring throughout, the 1,683 SF(+/-) floor plan boasts vaulted ceilings and offers comfortable living with all new windows and new HVAC system. Enjoy gatherings outside on the newly improved patio, or simply relax and unwind on the spacious new top floor deck. This is truly one of the nicest homes available in this price range. With so much noise constantly around us, finding solace in the rustic mountain lifestyle is appealing to many. But when you want to enjoy the award-winning dining and shopping in both Santa Barbara and Santa Ynez Valley, it's just 15-20 minutes away!
DAVID M. KIM
JUST LISTED: 1109 LAS OLAS AVENUE, SANTA BARBARA
Located in one of the Mesa’s most coveted neighborhoods, this beautifully updated 1920s Spanish home blends timeless charm with modern comfort. The 1,464 sq ft single-level main residence offers 3BD/2BA, vaulted ceilings, abundant natural light, an updated kitchen, and inviting living spaces. A fully permitted 354 sq ft ADU with full kitchen and bath provides ideal guest, family, or rental flexibility. Lush coastal–tropical landscaping surrounds the property, creating a private, resort-like feel. Enjoy ocean views from the south-facing deck, a custom-tiled front patio with firepit, and a vibrant .18-acre lot with fruit trees and a tranquil pond feature. Minutes to beaches, parks, Lazy Acres, the Harbor, and Mesa Village, this home captures the best of Santa Barbara living.
THE BEATING HEART OF SANTA BARBARA
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.
Lower West Mesa 2416 Medcliff Road Offered at $3,295,000 SB Highlands HOA 1058 Miramonte #11 Offered at $739,000
For over 45 years, Mike Richardson has been helping Santa Barbara homeowners prepare, market, and sell their personal residence or investment property. Mike opened his brokerage in 1978 and has since represented more than 1,150 Buyers and Sellers in the area. His son, Kyle Richardson, joined the family business 14 years ago, and together they work as a full-time father and son team. As a boutique independent brokerage, every client receives hands-on, personalized service. No handoffs to other agents or assistants, two seasoned Brokers managing every detail of your property. They will oversee every detail from preparing your home for sale and strategic pricing to negotiation and closing. Backed by top-tier marketing, deep neighborhood expertise, and a reputation for honesty and professionalism, The Richardson Team is proud to be a leading local choice for results-driven real estate representation. Contact Mike and Kyle today using the information below. They take pride in their communication, and will respond in less than 24 hours! Team@mrrealtors.com OR 805-963-1704
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!
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 DRE Lic. #00635254 + #01902531
3131 LUCINDA LN | SANTA BARBARA
MAIN RESIDENCE: 3 BEDS, 2 BATHS | ADU: 1 BED, 1 BATH | 1,891 SF OFFERED AT $2,795,000
JUST LISTED
Modern Elegance in San Roque
Thoughtfully reimagined with a designer’s eye and full permits, this San Roque stunner blends refined style with effortless California living. The vaulted-ceiling great room opens wide through 10-foot accordion doors to a spacious view deck — perfect for sunset dining and lounging above the city. A custom oak kitchen with a dramatic quartz island anchors the space, while warm European oak floors and curated lighting add a sense of quiet luxury. The private-entry Jr. ADU with its own kitchen, bath, and patio offers flexibility for guests, work, or income. Downstairs, the deck connects to a peaceful, beautifully landscaped yard with mature ficus, a soothing fountain, and room to relax or entertain. All of this, tucked into the heart of San Roque and within the coveted Peabody School District.
Get in touch today to check out your dream home in person.
Carpinteria and the Santa Ynez Valley. Thank you for trusting us to help you find
OPEN HOUSES
Goleta
562 Poppyfield Place, 3BD, 2.5BA, Sun 1-3, $1,255,000, Berkshire
Hathaway HomeServices California Properties, Reyne Stapelmann 805705-4353, DRE#01347808
7469 San Bergamo, 3BD, 2BA, Sun 11-1, $1,395,000, Village Properties, Bryan Munoz 805-2845794, DRE#01892357
7926 Winchester Circle, 4BD, 3BA, Sun 1-3, $1,795,000, Berkshire Hathaway HomeServices California Properties, Patricia Garrett 805-5688661, DRE#01982565
260 Cinderella Lane, 3BD, 3BA, Sun 12-2, $2,540,000, Village Properties, Carly Gribble 805-9517255, DRE#02233358
San Roque
3728 State Street #135, 3BD, 3BA, Sat & Sun 1-4, $1,598,000, Village Properties, Marilyn Moore / Jennifer Grube 805-689-0507 / 213-3995682, DRE#01255085 / #02132436
1230 Northridge Road, 6BD, 4.5BA, Sun 2-4, $3,960,000, Sun Coast Real Estate, Mike Agnoli 805-722-0154, DRE#02193883
The Mesa
922 Fellowship Road, 4BD, 3BA, Sat & Sun 1-3, $2,795,000, Village Properties, Julie Barnes 805/8959498, DRE#01107109
245 Cordova drive, 4BD, 3BA, Sat 11-2 & Sun 12-3, $3,350,000, Village Properties, Ryan Kell 805-220-0848, DRE#02224217
1547 Shoreline Drive, 5BD, 5BA & 1PBA, Sun 2-4, $14,500,000, Sotheby’s International Realty, Chris Palme 805-448-3066, DRE#00989478
Saturday 12/13 & Sunday 12/14
Mission
Canyon
2253 Las Canoas Road, 4BD, 3BA, Sat & Sun 1-4, $2,450,000, Village Properties, Spencer Cole 805-6896673, DRE#02115510
The Riviera
712 Arbolado Road, 3BD, 2BA, Sat & Sun 1-4, $3,495,000, Village Properties, Liz Benson / Darcie
McKnight 805-402-1945 / 805-6377772, DRE#02252004 / #01717947
Santa Barbara
5290 Overpass Road #10, 1BD, 1BA, Sat & Sun1-3, $725,000, Berkshire Hathaway HomeServices California Properties, Katya Sheets
805-708-2323, DRE#02061444
4440 Shadow Hills Circle # C, 2BD, 2BA, Sun 1-4, $1,050,000, Village Properties, Jim Witmer 805448-3921, DRE#00425344
4013 Invierno Drive #B, 2BD, 1.5BA, Sun 12-3, $1,075,000, Berkshire Hathaway HomeServices California Properties, Lyndsey Jones 805-680-2856, DRE#02125898
30 S Salinas Unit B, 3BD, 2BA, Thur 10-2, Sat 2-4 & Sun 1-3, $1,099,000, Keller Williams Realty Santa Barbara / We Sell Real Estate, Tamara McLean / Phyllis Coonce 805-892-0292, DRE#01480305
4856 Glenn Rd, 3BD, 3BA, Sat
1-4, $1,100,000, Village Properties, Devin Wong 805-451-6157, DRE#01976444
4808 Ogram Road, 3BD, 2.5BA, Sat 1-4, $1,350,000, Berkshire Hathaway HomeServices California Properties, Patricia Garrett 805-568-8661, DRE#01982565
834 W Valerio St, 4BD, 2BA, Sat 1-4, $1,389,000, Berkshire Hathaway HomeServices California Properties, Lyndsey Jones 805-680-2856, DRE#02125898
244 Por La Mar Circle, 2BD, 2BA, Sat 1-4, $1,465,000, Coastal Properties, Shane Lopez 805-7054108, DRE#02253288
4632 Tajo Drive, 5BD, 3BA, Sun
1-4, $1,495,000, Carolwood Partners Inc, Omid Khaki 805-698-1616, DRE#01472496
340 W Mountain Drive, 4BD, 3BA, Sun 1-3, $2,195,000, Berkshire Hathaway HomeServices California Properties, Michelle Madrill 805-4530927, DRE#01961707
246 San Julian Avenue, 3BD, 1BA, Sun 1-4, $2,395,000, Berkshire Hathaway HomeServices California Properties, Andrea OLoughlin 415716-5436, DRE#02165956
2417 Calle Linares, 3BD, 4BA, Sat & Sun 2-5, $2,499,000, Keller Williams Santa Barbara, Nancy and Rachel 805-570-1015, DRE#01459696
421 Vista De La Playa, 3BD, 2.5BA, Sun 1-3, $2,695,000, Berkshire Hathaway HomeServices California Properties, Beverly Herrera 805-6896877, DRE#01152828
231 Salida Del Sol, 3BD, 2BA, Sat 1:30-3:30, $2,699,000, Berkshire Hathaway HomeServices California Properties, Deborah Schroder 805770-0419, DRE#02187109
618 Anacapa Street #5, 3BD, 4BA, Sat 1-3 & Sun 1-4, $2,995,000, Village Properties, Bruce Frey / Marilyn Moore 805-515-4135 / 805-689-0507, DRE#02294679 / #01255085
3520 La Entrada, 4BD, 3BA, Sat 1:30-3:30 & Sun 12-3, $3,450,000, Berkshire Hathaway HomeServices California Properties, Andrea Ruhge / Natasha Kucherenko 805-895-5862 / 515-778-8720, DRE#01965484 / #02312066
3855 Calle Cita, 4BD, 3BA, Sat 2-4, $3,595,000, Berkshire Hathaway HomeServices California Properties, Caleb Overton 805-453-7080, DRE#02117608
1367 Via Veneto, 6BD, 6BA, Sat 1-4, $5,950,000, Berkshire Hathaway HomeServices California Properties, Chase Enright 805-708-4057, DRE#01800599
Montecito
1647 Posilipo Ln Unit B, 3BD, 3BA, Sat 12-2 & Sun 1-3, $3,750,000, Village Properties, Emily McPherson 805-766-6014, DRE#02133962
315 Calle Elegante, 3BD, 2.5BA, Sun 1-3, $4,995,000, Berkshire Hathaway HomeServices California Properties, Andrea Cambern 805722-2352, DRE#02158714
99 La Vuelta Road, 5BD, 4BA, Sun 12-3, $5,990,000, Village Properties, Sharon Fisher 805-886-8001, DRE#01442186
1383 School House Road, 4BD, 3BA, Sun 1-3, $6,100,000, Berkshire Hathaway HomeServices California Properties, Kendall Hunter 310-3218410, DRE#02274835
Carpinteria
3950 Via Real #239, 2BD, 2BA, Sun 1-4, $895,000, Sotheby’s International Realty, Marie Larkin 805-680-2525, DRE#00523795
“The team members at Baxter insurance were all super responsive, professional, and made getting my home insurance policy easy.”
- Matt M.
“Our Family has used Baxter Commercial Insurance for three decades and been very pleased with the relationship. Recently I had a need for home insurance and after spending three weeks talking and looking, my sister suggested trying Baxter. Never occurred to me. I had coverage at a reasonable rate in two days. I now sleep at night.”
- Sally T.
“Baxter Insurance have always exhibited impeccable integrity, they are highly experienced, and are very easy to work with. I highly recommend them.”
- Dennis A.
“I want to say how much! appreciate Baxter Insurance’s prompt and efficient attention to our insurance needs. They have assisted us in securing health, homeowners, commercial property, errors and omissions, and an umbrella policy from reputable carriers at affordable rates.”
- Gregory Y.
OPEN HOUSES
5455 8th Street #95, 2BD, 2BA, Sun 1-3, $900,000, Berkshire Hathaway HomeServices California Properties, Jessica Stovall 805-698-9416, DRE#01887272
4886 Sawyer Avenue, 2BD, 2BA, Sun 1-3, $979,000, Berkshire Hathaway HomeServices California Properties, Steve Heller 805-2522749, DRE#00929496
4700 Sandyland Road #54, 2BD, 2BA, Sun 1-3, $1,200,000, Village Properties, Bruce Frey 805-515-4135, DRE#02294679
123 Polo Way, 3BD, 3.5BA, Sat & Sun 11-3, $3,400,000, Berkshire Hathaway HomeServices California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
Saturday 12/13 & Sunday 12/14
105 Polo Way, 3BD, 3.5BA, Sat & Sun 11-3, $4,300,000, Berkshire Hathaway HomeServices California Properties, Cammie Calcagno-Newell 805-455-7661, DRE#02055049
Santa Ynez Valley
546 Covelo Ln, 2BD, 3BA, Sun 1-3, $699,000, Berkshire Hathaway HomeServices California Properties, Kelly Mahan Herrick 805-208-1451, DRE#01974836
1141 Pellham Drive (Lompoc), 3BD, 2BA, Sat 10:30-2:30 & Sun 11-1, $949,000, Berkshire Hathaway HomeServices California Properties, Shanna Muro 805-588-8964, DRE#01457482
578 Pine Street, 4BD, 3BA, Sat & Sun 12-2, $1,295,000, Sotheby’s International Realty, Patty Castillo 805-570-6593, DRE#01917216
644 Chalk Hill Rd, 3BD, 2BA, Sun 1-3, $1,350,000, Berkshire Hathaway HomeServices California Properties, Laura Drammer 805-448-7500, DRE#01209580
40 Bobcat Springs Road, 3BD, 3BA, Sun 1-4, $1,598,000, Monument Global Estates, Kristina Novak 805325-8843, DRE#01140993
528 Myrtle Ct, 4BD, 2BA, Sat 11-2, $1,699,000, Berkshire Hathaway HomeServices California Properties, Claire Hanssen 805-680-0929, DRE#00887277
3410/3420 Manzana St, 4BD, 4BA, Sat 12-2, $2,575,000, Berkshire Hathaway HomeServices California Properties, Laura Drammer 805-4487500, DRE#01209580
4600 Tims Road, 3BD, 4BA, Sat 1-4, $5,995,000, Sotheby’s International Realty, Summer Smith 805-2846840, DRE#02180602
Realtors: submit your open house listings at INDEPENDENT.COM/ OPENHOUSESUBMISSIONS
$25 PER LISTING OR FREE FOR INDEPENDENT ADVERTISERS
Email: openhouses@independent.com with questions
SANTA BARBARA COUNTY SALES
DATE ADDRESS
BUELLTON/SOLVANG HASLETT DONNA EA
CARPINTERIA PUTNAM HENRY EA
MCGOVERN JANE EA
BENKO TYLER EU
PHILLIPS CHRISTOPHER EU
GOLETA STERKEN JAMES EU
MATTESON SARA EU
DEHNE JASON EU
PUTNAM HENRY EA
SHELLABARGER BRET EU
MARKS JUDITH EA
LUTCHYN ROMAN EU
MURRAY MARTIN EA TSAI DANNY EA
MCCLENATHEN MATTHEW EU NISBET ROGER EA
BAUMANN NANCY HOFFMAN PAUL EU
MORADIAN TONY EA WCLEK LLC
MONTECITO SURFSIDE LLC FELDSTEIN RICHARD EA
ANDREWS KIRK EA GRANT WARREN EA
PETER F HILF COMPANY MCMANIGAL CONNOR EA
CLENET KELLY EA MCCARTNEY CASONDRA EA
BENJELLOUN DOUNIA CARLSSON JENS EA
SANTA BARBARA JELINEK RICHARD EA HIGH FALLS PROPERTY HOLDINGS
BECHGUENTURIAN STEPHANIE EA ROSS DORKING PLACE REALTY LLC
$900,000 11/07/25 460 SCANDIA DR
$1,100,000 11/04/25 1524 JAY ST
$675,000 11/06/25 5930 VIA REAL 3
$685,000 11/07/25 5946 HICKORY ST 2
$1,599,000 11/07/25 1436 CARNATION PL
$2,341,500 11/07/25 5019 WHITNEY CT
$920,000 11/04/25 60 N SAN MARCOS RD
$1,890,000 11/05/25 5648 BERKELEY RD
$1,035,000 11/03/25 151 KINMAN AVE
$2,595,000 11/03/25 7049 ARMSTRONG RD
$12,540,000 11/03/25 184 TIBURON BAY LN
$11,950,000 11/07/25 1623 POSILIPO LN
$6,850,000 11/07/25 BIRNAM WOOD DR
$8,900,000 11/07/25 655 OAK SPRINGS LN
$5,490,000 11/07/25 320 CALLE ELEGANTE
$2,900,000 11/06/25 2031 CIELITO LN
$3,500,000 11/03/25 2641 DORKING PL
VOGTELIZABETH EA MAY STEPHEN EA $1,250,000 11/04/25 926 GARDEN ST ST GEORGE EDWARD DALEY PATRICK EA $3,650,000 11/07/25 618 OLIVE ST
ALLEN HANNAH EA WEEKS MARK EU
EASON KATHERINE EA ABBOTT ANDREW EU
JERGE JOYCE EA EAGLE REEF LLC
CALDEIRA CHESTER EA DOUGHERTY STEPHEN EU
KAGEL DEBORAH CARRINGTON VANESSA EA
COSTANTINO GARY EA BARAT DANA EU
LASSEN BONNIE EA
JENKINS ELLEN EA
PETERSON DELBERT EA
SURINDER S LLC
SANTA MARIA ACKERMAN CHELSEY EU
GORDON STEPHEN EA
LANGSEV TERILYNN EA
SUMMERLAND VALLEY HEART RANCH LLC
SANTA YNEZ BALCH JOHN EA
YURCHO MICHAEL EA
SABIN JENNIFER
MANCHAK JON EA
GARWOOD MARK EA
JOHNSON LUCAS EA
SALAZAR MAGNOLIA EU
CAICCO GUISEPPE
LITTLE WHITNEY LLC
WILLIAMS GWILYM EA
$2,556,000 11/06/25 1749 LA CORONILLA DR
$1,800,500 11/06/25 1321 MANITOU RD
$3,545,000 11/07/25 1225 CALLE CERRITO ALTO
$1,385,000 11/07/25 1809 CLIFF DR 3
$4,550,000 11/07/25 626 SEA RANCH DR
$1,850,000 11/07/25 1111 CRESTLINE DR
$3,015,000 11/07/25 4140 HIDDEN OAKS RD
$2,260,000 11/07/25 320 CANON DR
$1,250,000 11/06/25 161 LA VENTA DR
$3,250,000 11/03/25 4101 MARIPOSA DR
$715,000 11/07/25 291 MOUNTAIN VIEW DR
$841,000 11/07/25 4817 CLAYBROOK CT
$895,000 11/06/25 125 W CLARK AVE
$4,600,000 11/06/25 2556 WHITNEY AVE
$2,250,000 11/0,6/25 1446 EDISON ST
Every Breath We Take
Humans spend about 90 percent of life indoors, which means nearly every breath we take happens inside a building. Yet while we scrutinize every ingredient in our food and care deeply about the purity of our oceans and forests, most of us overlook the quality of the air we breathe for the majority of our lives.
That indoor environment profoundly affects our health, cognition, and wellbeing. For years, carbon dioxide was seen only as a harmless indicator of poor ventilation. Now, we know it’s a harmful pollutant that dulls concentration and decision-making. Studies have shown measurable drops in focus and reasoning when CO₂ levels reach amounts common in everyday buildings. And it’s not just carbon dioxide. Pollutants such as dust, pollen, and volatile organic compounds have been proven to slow response times even in young, healthy office workers.
The reverse is also true: When indoor air quality improves, so do people. In a landmark 2016 study, Dr. Joseph Allen and colleagues at the Harvard TH Chan School of Public Health found that work-
ers in “Green” buildings performed 61 percent better on cognitive tests. In “Green+” buildings with both low volatile organic compounds and enhanced ventilation their scores were more than double those of workers in conventional buildings, when tested for strategic thinking, crisis response, and information usage.
Yet most buildings are not designed for optimal air quality. Air leaks through gaps, crawl spaces, and wall cavities, carrying pollen, wildfire smoke, car exhaust, humidity, and mold spores. To save energy, most HVAC systems then recirculate this stale air, concentrating CO₂ and volatile organic compounds from furniture, paint, and finishes. We end up breathing a cocktail of indoor pollutants, day and night.
Passive House changes that. Originally developed as one of the most sustainable building standards in the world, it has turned out to be one of the healthiest too. Passive Houses are built with exceptional airtightness and continuous insulation, eliminating the uncontrolled infiltration
that brings pollutants indoors. They use heat-recovery ventilation to supply a constant flow of filtered, fresh outdoor air while capturing heat (or coolness) from exhaust air so comfort and efficiency work hand in hand. High-performance filters remove fine particles, pollen, and even wildfire smoke.
The result aligns perfectly with what Harvard’s research defines as optimal: steady temperature, clean air, low CO₂, and
consistent ventilation. People who live in Passive Houses report fewer allergies, better sleep, reduced respiratory symptoms, and improved focus and mental clarity. The comfort is constant, the air is fresh, and the health benefits are measurable. Build a Passive House. Or renovate your existing house to Passive House standards. It will make you healthier, happier, and more productive. And, yes, it’s good for the planet too.
Tim Gorter, AIA, NCARB is a licensed, Passive House–certified architect with more than 25 years of designing and delivering residential, commercial, and institutional projects. He founded Tim Gorter Architects in 2010. Architecturally Speaking is written by members of the American Institute of Architects’ Santa Barbara chapter.
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. Sign up at independent.com/newsletters
Home Page independent.com/news
Tim Gorter Architects’ Via Los Padres residence incorporates several Passive House strategies, including tight air sealing and continuous ventilation.
SANTA BARBARA COUNTY SALES
DATE ADDRESS
CARPINTERIA MCALEXANDER CYNTHIA EA
GOLETA ANDERTON NANCY EA
CHRISTENSEN ETHEL EA
MURRAY DYLAN EA
FITCH JACQUELINE EA
VOROSMARTHY LES EU
GANTI NAGA EU
MCKUNE JULIE
GUERRA JEANINE
LORENZINI JASON EU
SORENSEN CHAD EU
5880 HOLLISTER AVE LLC
LUDWICK RUSSELL EA
MARTIN KENDALL EU
LUNA SHIRLEY HAJ FARIS EA
KALSTROM JOHN EA
CABANATUAN JOEL EA
WH4 LLC
AUSTIN EUGENE EA
MEINERS JOAN EA
MONTECITO HAMILTON MICHAEL EA
KEVIN EU
HOWE EVAN EA
DAHLKE ERIC EU
ARROYO ASHTON
FRAZIER CHARLES EU
BEDARD ANDRA EA
SADLER JEFFREY EA
$1,200,000 10/30/25 5413 EL CARRO LN
$105,000 10/28/25 5290 OVERPASS RD
$1,775,000 10/31/25 5047 WALNUT PARK DR
$830,000 10/29/25 175 N KELLOGG AVE E
$1,925,000 10/30/25 5880 HOLLISTER AVE
$1,950,000 10/29/25 458 GREENLEAF CT
$1,500,000 10/31/25 626 ARDMORE DR
$1,155,000 10/28/25 7195 TUOLUMNE DR
$1,825,000 10/31/25 6237 CUMBERLAND DR
$1,875,000 10/28/25 6209 CUMBERLAND DR
$1,400,000 10/30/25 7524 SAN BERGAMO DR
$750,000 10/31/25 407 ELLWOOD BCH DR B
$1,500,000 10/30/25 100 GERARD DR
$1,500,000 10/31/25
LADERA LN SANTA BARBARA ROSALES DENIS
NICHOLAS
$1,025,000 10/29/25 1332 PITOS ST
CRITCHLOW-BENTLEY CAROL EU HALL WILLIAM EA $2,725,000 10/31/25 15 LOMA MEDIA RD
MEADE PATRICK EU CARDONA JILLIAN
REHM KATHRYN EA
TPG CHAPALA LLC
JTA RAA LLC MOLLER MESA 1 LLC $4,383,000 10/31/25 214 VIA SEVILLA
DAVID THOMAS & ASSOCIATES ARVIN L CHRISTOPHER EA
10/31/25 2560 CALLE GALICIA LIN CHIA
MCCONNELL WILLIAM EA
GORMAN BLANCA EA
BROMBAL STEVEN EA
KEYES DOUGLAS EA
RINGQUIST LAURA EA
WILKEN SAMUEL EU
KORANDA LEE EA
MOLLOY KATHLEEN EA $2,000,000 10/31/25 3645 SAN JOSE LN
TED EA $805,000 10/29/25 2727 MIRADERO DR 209
FALLGATTER THOMAS EA $1,707,000 10/31/25 3735 SAN REMO DR
HAZARD THOMAS EU $2,185,000 10/30/25 3738 MERU LN
KNOLL JEFFREY EA
FISK ELIZABETH EA
HEDGE DAVID EA
$2,495,000 10/28/25 4436 MEADOWLARK LN
$935,000 10/31/25 811 CIENEGUITAS RD
$2,385,000 10/29/25 4477 SHADOW HILLS A
REAL ESTATE SCOOP
BUILDER’S REMEDY IN SANTA BARBARA WHAT IT IS, WHY IT HAPPENED, WHAT’S NEXT
BY KATHLEEN ROGERS, REAL ESTATE PROFESSIONAL WITH eXp Luxury
Alot of us have been asking about the “Builder’s Remedy” and what it means for Santa Barbara. With about four proposed housing projects in Santa Barbara, including the proposal near the Mission, and two in or near Carpinteria, plus several in unincorporated county areas near Goleta, it can feel complicated.
For generations, I’ve heard people say that new building permits take an excessive amount of time in Santa Barbara, yet these proposals feel rushed and out of scale to many locals. This topic sits at the intersection of housing law, local planning, and how we keep what makes Santa Barbara special while still recognizing the need for more affordable places for our workforce, parents, and kids to live.
What is the Builder’s Remedy?
Builder’s Remedy is a state rule that applies if a city does not complete its Housing Element on time. The Housing Element is the city’s eight-year plan for where future housing could go, and every city and county in California must submit one before the due date. It does not require new construction, but it does require cities to show the state where homes could be built.
For years, much of the new housing capacity in Santa Barbara County was planned in places like Orcutt. State law now expects cities to plan for housing closer to where people work in our case, between Goleta and Carpinteria rather than an hour away.
If a city misses its deadline, developers are allowed to propose projects that do not follow the usual local zoning rules under the Builder’s Remedy. Height limits and density caps do not apply in the same way during that window. It is essentially the state saying that if a city has not planned for housing, developers are allowed to bring forward their own ideas. Santa Barbara missed its deadline.
Why Santa Barbara Is Seeing This Now Santa Barbara did not receive certification for its Housing Element until 2024. During the period before certification, projects were filed under the Builder’s Remedy in the city of Santa Barbara, as well as near Carpinteria and Goleta. I believe all have had some level of public comment via our local elected officials, with more to come.
These proposals do not automatically get built exactly as submitted. In many cities, the first version serves as a starting point for negotiation.
What Still Protects Our Community
Even when Builder’s Remedy is active, the California Environmental Quality Act (CEQA) still applies. This is where concerns around fire evacuation, hillsides, stormwater, Native sites and cultural resources, and infrastructure capacity are evaluated. There is also a later stage where fire and building safety requirements for future residents are reviewed in detail.
In other words, Santa Barbara does not lose its voice. The questions people care about most still have a formal place to be discussed and reviewed.
The Bigger Picture: Affordable Housing
Many locations in the U.S. have not produced enough housing. Studies from Freddie Mac, the US Census and state housing agencies show that the country is short millions of homes and that California alone underproduced more than three million units between 2000 and 2015, which helps explain why state housing rules have tightened. Cities across the state are working under stricter standards with each Housing Element cycle. The goal is to encourage cities to take these planning documents seriously, because without them there is no clear path for new homes at a range of income levels.
For now, Santa Barbara now has its Housing Element in place, and the next cycle begins in about six years.
Next Steps
There has been active public discussion from local architects and planners who support more housing but also feel these proposals are out of scale with their surroundings. Their concerns usually focus on safety, access, design, and neighborhood fit.
There is also an ongoing lawsuit from one of the teams behind the proposed eight-story project behind the Mission. The lawsuit challenges changes in state law that affected their environmental review timeline.
For More Info or to Share Your Thoughts
These projects are moving slowly and have many public comment sessions done and continuing, for those who want to get involved. They are also the conversations I have with friends and family around the dinner table, as well as in S. Coast Chamber of Commerce and real estate–related meetings. I have been learning about this from people who work on these issues every day planners, attorneys, and local housing experts and I hope to share the information in a way that feels clear and useful for my friends, clients, and community. I am not an expert, but I am lucky to know some very smart people and I am involved in several local committees where these topics come up regularly.
A big part of my work is being a resource and a connector. If someone wants to learn more, get involved, or talk with local experts who follow these policies closely, you can contact your elected officials directly and ask for meeting notices which are typically 72 hours in advance. I am always happy to help point people in the right direction.
The more we understand why this happened and how the process works, the better we can support thoughtful planning for our community and help future generations continue to live in this special place we are privileged to call home.
What is CEQA?
CEQA stands for the California Environmental Quality Act. It is the state law that requires cities and developers to study and disclose the environmental impacts of major projects before they are approved. It also requires the city to suggest ways to avoid or reduce those impacts when possible.
In everyday terms, CEQA is the process that makes sure big projects do not move forward without looking closely at safety, environmental, and community impacts. It is still fully in place even when Builder’s Remedy is active.
CEQA looks at things like:
• fire evacuation and emergency access
• traffic and circulation
• stormwater and flooding
• impacts to Native or cultural sites
• biological resources
• noise, air quality, and infrastructure capacity
It also requires the city to suggest ways to avoid or reduce those impacts when possible.
In everyday terms, CEQA is the process that makes sure big projects do not move forward without looking closely at safety, environmental, and community impacts. It is still fully in place even when Builder’s Remedy is active.
Kathleen Rogers is a professional Santa Barbara Realtor® with eXp Luxury and a