INSIDE THIS ISSUE: MID-YEAR SOUTH COAST STATS YTD REAL ESTATE IN THE GREAT 93108 INSIDE MONTECITO’S MEMBERS-ONLY HAVENS MEET TMRW: THE CONFLUENCE OF AI, CLIMATE ACTION, AND INSURANCE PREMIUMS AND MUCH MORE . . .
PHOTO: 1437 SOUTH JAMESON LANE, MONTECITO RISKIN PARTNERS, VILLAGE PROPERTIES
Rare Padaro Lane Beachfront Retreat
4 BEDS | 3 BATHS | OFFERED AT $11,500,000
Experience the ultimate California coastal lifestyle at this beautifully renovated Padaro Lane beach house, offering approximately 50 feet of coveted sandy beachfront. Enjoy breathtaking panoramic views of the harbor, Channel Islands, and unforgettable sunsets from one of the area’s most sought-after stretches of coastline.
This exceptional 4-bedroom residence features an open-concept floor plan designed to maximize natural light and showcase the stunning ocean vistas. A glass-enclosed beachfront terrace provides a comfortable year-round setting for dining, entertaining, and relaxing just steps from the sand. The private gated courtyard and welcoming entry deck create a serene arrival experience.
Outside, an expansive oceanfront terrace offers abundant space for gatherings with family and friends, while private steps lead directly to the beach, Serena Cove, and Loon Point for effortless enjoyment of the coastline.
Originally a charming Port Hueneme beach cottage, the home was thoughtfully transformed and expanded in 1993 by renowned Los Angeles architect Edward W. Engs. Highlights include a dramatic second story primary suite addition featuring both ocean and mountain views. The property’s architectural significance was recognized with its inclusion in the book California Beach Houses (Chronicle Books, 1996).
A rare opportunity to own an iconic beachfront property where timeless coastal charm meets exceptional architectural design.
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PAST YEAR SALES
ADDRESS
Marina Dr
Toro Canyon Rd
*Rockbridge Rd
Oak Creek Canyon Rd
Tiburon Bay Ln
San Ysidro Rd
East Valley Rd
Rockbridge Rd
*Pimiento Ln
Sycamore Canyon Rd
Ashley Rd
School House Rd
School House Rd
*Paseo Ferrelo
Bedrock Ct
East Valley Rd
East Mountain Dr
Freesia Dr
Samarkand Dr
Alan Rd
Cheltenham Rd
*Sabado Tarde
Oliver Rd
Calle Rosales
Vista Del Mar
Miradero Dr
*Sold Off-Market
OFFERED AT
$19,975,000
$18,500,000
$14,200,000
$13,500,000
$12,900,000
$11,200,000
$10,900,000
$10,700,000
$9,250,000
$8,950,000
$5,850,000
$5,795,000
$5,795,000
$5,750,000
$5,500,000
$5,350,000
$4,950,000
$3,995,000
$3,749,000
$3,695,000
$3,250,000
$2,655,500
$2,395,000
$2,125,000
$1,995,000
$1,650,000
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A SELECTION OF OUR CURRENT EXCLUSIVE OFFERINGS
1475
Offered at $28,500,000
1567
Offered at $15,900,000
395
Offered at
2609
Offered
660/670
Offered at
850
315
159
EAST MOUNTAIN DRIVE, MONTECITO
EAST VALLEY ROAD, MONTECITO
WOODLEY ROAD, MONTECITO
$6,950,000
MONTROSE PLACE, SANTA BARBARA
at $2,995,000
BUENA VISTA DRIVE, MONTECITO
$18,500,000
ROCKBRIDGE ROAD, MONTECITO
Offered at $9,450,000
CALLE ELEGANTE, MONTECITO
Offered at $4,550,000
LOUREYRO ROAD, MONTECITO
Offered at $2,850,000
and attention
to every escrow.
Real Estates – Strong demand across multiple price points underscores Montecito’s lasting reputation as a world-class residential community
South Coast Stats – The latest market data highlights the resilience of the South Coast’s housing market despite shifting economic conditions
The Private Side of Paradise – Golf, tennis, polo, sailing, fine dining, and social traditions all converge within the South Coast’s exclusive club community
TMRW Today – A new Ojai startup is using AI and environmental science to give homeowners property-specific guidance for reducing wildfire risk while enhancing ecological health
Real Estate Matters – The latest industry changes are creating greater transparency while highlighting the lasting value of experienced real estate professionals
46 Mortgage Matters – Beyond conventional loans, today’s lending landscape offers customized strategies for entrepreneurs, investors, and high-net-worth clients
48 CVR’s Move Forward – A renewed vision for Coast Village Road focuses on thoughtful improvements, local partnerships, and lasting community stewardship
52 It Takes a Village – The Montecito Association is gearing up for the Village 4th with the announcement of this year’s Grand Marshal and upcoming event dates
Real Estate, Done Differently
Raised in Montecito, Mike Herbert brings deep local knowledge, energy, and authenticity to every transaction. He approaches each client’s unique goals with care and dedication, offering strategic guidance and consistent support throughout the buying, selling, or investing process. He ranks among the top 1.5% of real estate professionals nationwide, as recognized by RealTrends, and has been honored by Douglas Elliman as one of the firm’s top-performing agents, ranking within the top 15% company-wide.
Real Estate, Done Differently
Real Estate, Done Differently
Raised in Montecito, Mike Herbert brings deep local knowledge, energy, and authenticity to every transaction. He approaches each client’s unique goals with care and dedication, providing strategic guidance and unwavering support throughout the buying, selling, or investing journey. Mike proudly represents properties of distinction throughout Santa Barbara County.
Raised in Montecito, Mike Herbert brings deep local knowledge, energy, and authenticity to every transaction. He approaches each client’s unique goals with care and dedication, providing strategic guidance and unwavering support throughout the buying, selling, or investing journey. Mike proudly represents properties of distinction throughout Santa Barbara County.
With a strong focus on properties of distinction throughout Santa Barbara County, Mike combines local insight with a client-first approach to deliver thoughtful, results-driven representation in every engagement.
Raised in Montecito, Mike Herbert brings deep local knowledge, energy, and authenticity to every transaction. He approaches each client’s unique goals with care and dedication, providing strategic guidance and unwavering support throughout the buying, selling, or investing journey. Mike proudly represents properties of distinction throughout Santa Barbara County.
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4 Bed | 3.5 Bath | 3,726 SF | 10.01 Acre | Offered at $6,499,000
Set on approximately 10± gated acres in Toro Canyon, this contemporary retreat captures breathtaking views of the Channel Islands, Santa Barbara Harbor, the coastline, and surrounding mountains, all framed by beautifully curated botanical-style grounds. Thoughtfully updated and designed to embrace its natural setting, the property offers expansive indoor-outdoor living, private hiking trails, modern amenities, and exceptional privacy just moments from Summerland, Montecito, and the coast.
j.j.gobbell J.J. Gobbell
Real Estates
by Mark Ashton Hunt
Montecito’s Market 2026 –Real Estate, That Is… Springing Into Summer
Well, here we are, summer is upon us in 2026 and it feels like just last week it was March. Is it just me, being older now, that time feels as if it is flying by rather quickly? Is it the distractions in or the digitization of our lives? Is it the constant change around us?
Whatever makes the statement “time flies” true, I can think of no better place to pass said time than Montecito and Santa Barbara. That said I’ve been spending a lot of time in Los Angeles recently and the pace there is fast, fast, fast, adding to my “time flies” feelings. It is always great after long stints in the big city to return to the lovely hillsides and beaches of Montecito and Santa Barbara, where time slows down and the traffic does as well.
It is no surprise that people from larger cities are choosing Montecito as either their new full- or part-time residence. While Montecito has undergone lots of change over the past six years since the buying frenzy of the pandemic years began, no change is more evident than the freeway work hitting the streets of San Ysidro, Coast Village Road, Hermosillo, and Hot Springs. Just wow.
With street detours and on/off ramp closures, the strain of progress can be felt on most days, busy or not. Finding your way is no longer just a local’s challenge, it is a must if one is going to maintain their internal vision that ours is still a small town. For that small town has gone big time, and by big time I mean in reputation and in the press.
Fame has descended upon Montecito and the greater 93018 in a way that I envisioned around 2017, but it took the pandemic and the rise of great wealth across a broad spectrum to create the influx of new residents and established folks buying up who finally realized the pot of gold at the end of the rainbow was right here all along.
To realize that Montecito is on the map now is an understatement. Numerous YouTube videos point to our lux land by the sea as the new “it spot” to live, and why not? With the mountains and ocean just a mile or so apart and lovely estates nestled between, it truly is a land of riches and now more than ever, for those with riches.
The average number of homes over $10 million that change hands each year has more than tripled since 2019. What was an estate unnoticed and not selling in the same year it hit the market is often flying off the shelves in 2026. That said, on the lower end and entry level, there are still opportunities to be had and while it’s $2.2M or $3.5M now to purchase a starter single-family residence (SFR) in the 93108, it’s a steal even when compared to other Santa Barbara neighborhoods.
On the entry level, Montecito can often seem a bargain when compared to say San Roque or the Upper East (where starter SFR’s are also in the low $2mil’s quite frequently). To back up these various above statements, I offer the following mid-year statistics in Montecito’s 93108 Real Estate market, from the top down or the bottom up, depending on where your eyes and pocketbook gravitate.
From January 1 to June 15 of 2026 we have seen a steady, yet not impressive 75 homes change hands as tracked by the Multiple Listing Service (MLS). This is
Please contact me directly MARK ASHTON HUNT
Call/Text Mark @ 805-698-2174 Mark@Villagesite.com www.MontecitoBestBuys.com DRE#01460852
Real Estates Page 184
around 13 homes per month or just over 3 per week. Some months had 11 or so sales, while other months like April had around 20 sales. Steady but below normal numbers. While in years prior to 2020 we would see more sales volume and had higher (read double) the amount of inventory, we did not see the prices we see now, nor did we have nearly as active a “high end” market.
A typical year prior to 2019 might show only 5 or 7 sales per year over $10 million and lovely estates priced well when compared to Malibu or prime L.A. neighborhoods would sit unnoticed for months or even years. That all changed and now, in the first five and a half months of 2026 we have seen 19 homes in the over $10 million range change hands.
At this pace, without any new listings in that price range coming on the market, we would see the over $10 million inventory (24 estates on the market at this moment in that range) depleted by around the end of this year. How many buyers in this top price range are still out there looking and what are they waiting for?
So far in 2026, the 75 sales in Montecito and the greater 93108 break down as follows: 13 sales – under $3 million (mostly condos and 4 single-family residences as well) 21 sales – $3 to $5 million (beach-area condos, lovely smaller homes, and larger fixers) 19 sales – $5 to $8 million (with only 2 sales in the usually active $7 to $8 million range) 3 sales in the usually much more active $8 to $10 million range… …and a whopping 19 sales over $10,000,000 in just the first five and a half months of 2026.
Of those 19 sales over $10 million, there were 3 closings over $20 million (a beachfront compound, a gated community compound, and a 13,000+ square foot grand estate on Lilac Drive). The highest sale so far on record this year in the area went for just under $60 million for a close to town, multi-acre compound that included the following: Detached guest house, swimming pool set on nearly 6 manicured ocean-view acres of mature landscaping, library, study, gym, theater, rec room, elevator, wine cellar, staff quarters, etc.
Notable Sales
Here is a look at a few standout sales in various price ranges from the first half of 2026 in Montecito.
720 Circle Drive – $2,115,000
The lowest priced single-family residence to sell so far in 2026 and within the Cold Spring School District. Literally a condo alternative that offered 3 bedrooms and 2 bathrooms on a nice level lot, when compared in price to the 2-bedroom condos on Coast Village Road selling around this price on the regular.
648 Orchard Avenue - $3,250,000
This is a solid sales price for a cottage on a small, dead-end street, on a smaller lot with just under 1,500 square feet of living space. Lovely and done, this 3+2 home represents our entry-level example for buyers looking to own a single-family residence with more than 2 bedrooms in the Montecito Union School District.
Real Estates Page 304
South Coast Stats
by Stan Tabler
A Year-to-Date Look at South Coast Real Estate
According to the data from the County Recorder’s Office as reported by Fidelity National Title, in 2026 there have been 596 residential property sales Year-toDate (YTD) along the Santa Barbara South Coast, 6% more than in 2025. Of these 596 sales, there were 431 House or Planned Unit Development (PUD) sales, up 6% from 2025; the median sale price of these House/PUD sales was $2,155,000, down 17% from 2025, and the average sale price was $3,553,831, down 6% from 2025. Of these 596 sales, there were 165 Condominium sales in 2026, up 4% from 2025; the median sale price of these Condominium sales was $1,049,000, down 10% from 2025, and the average sale price was $1,238,670, down 14% from 2025.
Regional Highlights
Carpinteria has had 61 YTD residential sales as of June 1, 2026. There were 31 YTD House/PUD sales, up 11% from 2025; the $1,850,000 median sale price of these House/PUD sales was up 1% from 2025, and the $3,077,392 average sale price was up 31% from 2025. There were 30 YTD Condominium sales, up 11% from 2025; the $849,500 median sale price of these Condominium sales was up 5% from 2025, and the $916,950 average sale price was down 6% from 2025. The highest-priced 2026 Carpinteria sale was an Estate on Padaro Lane at $29,000,000. Summerland has had four YTD residential sales as of June 1, 2026. There were four YTD House/PUD sales, down 33% from 2025; the $6,875,000 median sale price of these House/PUD sales was up 219% from 2025, and the $5,700,000 average sale price was up 152% from 2025. In all of 2026, there have been no Condominium sales in Summerland. The highest-priced 2026 sale was an Estate on Montecito Ranch Place at $13,955,000.
The City of Santa Barbara has had 288 YTD residential sales as of June 1, 2026. There were 207 YTD House/PUD sales, up 18% from 2025; the $2,200,000 median sale price of these House/PUD sales was down 16% from 2025, and the $2,485,145 average price was down 11% from 2025. There were 81 YTD Condominium sales, up 14% from 2025; the $1,075,000 median sale price of these Condominium sales was down 10% from 2025, and the $1,247,987 average sale price was down 17% from 2025. The highest-priced 2026 sale was an Estate on Rametto Road at $13,500,000. Goleta has had 152 YTD residential sales as of June 1, 2026. There were 109 YTD South Coast Stats Page 224
House/PUD sales, up 11% from 2026; the $1,550,000 median sale price of these House/PUD sales was down 6% from 2025, and the $1,915,080 average price was down 1% from 2025. There were 43 YTD Condominium sales, down 2% from 2025; the $995,000 median sale price of these Condominium sales was down 8% from 2025, and the $1,010,329 average sale price was down 9% from 2025. The highest-priced 2026 sale was a House on San Antonio Creek Road at $5,773,000.
Housing Inventory Remains Tight
In the Santa Barbara Multiple Listing Service (MLS) as of June 1, 2026, there were only 191 available House/PUD listings (down from 194 on May 1 and far down from 449 in June 2016) and 60 available Condominium listings (up from 56 on May 1) along the Santa Barbara South Coast. The lack of housing inventory available for sale has loosened up a bit since last year, but it has continued to put pressure on housing values. Compare our current low supply levels to the years 2007 through 2011, when the total number of available listings that Buyers could choose from fluctuated between 734 and 1,026. Ten years ago, in June 2016, there were 449 available House/PUD listings for Buyers to choose from. The highest number of available listings along the Santa Barbara South Coast was recorded in June 1992, when there were an amazing 1,297 available!
Historically, the highest Year-to-Date median sale price on the Santa Barbara South Coast was recorded in 2007 at $1,031,500, but that high mark is now ancient history. The median sale price of all residential 2026 sales Year-to-Date as of June 1 was $1,770,000, down 6% from 2025, and the average sales price was $2,934,675.
Luxury Market Continues to Shine
According to PropertyShark’s annual survey, California was home to seven of the 10 most expensive ZIP codes in the United States in 2025. Montecito’s 93108 ZIP code ranked fifth nationwide, with a median home sale price of $5,240,000. https://tinyurl.com/PS-Most-Expensive-Zips-2026
Montecito: As of June 1, 2026, Montecito recorded 57 Year-to-Date residential sales. Of these, 48 were House/PUD sales, representing a 38% decrease compared to the same period in 2025. The median sale price for House/PUD properties was $5,537,500, down 7% year-over-year from 2025, while the average sale price increased 19% to $8,650,758. Montecito also recorded 9 condominium sales Yearto-Date, a 31% decline from 2025. The median condominium sale price rose 4% to South Coast Stats Page 324
The Private Side of Paradise
by Gabe Saglie
The Clubs That Shape Coastal Living
Life along the alluring Santa Barbara South Coast – and in exclusive enclaves like Montecito – offer a distinct luxury: They are close enough to L.A. for convenience, yet entirely detached from its urban sprawl.
But life in the American Riviera isn’t just about postcard views, idyllic weather, and robust real estate values. It’s about access to an elevated quality of life shaped by exceptional daily amenities.
For many residents, local private clubs are the anchor of that lifestyle. More than just social hubs, they are vibrant centers for community and human connection. From elite culinary events to athletic programs to intellectual lectures, these clubs constantly offer new ways for members to broaden their horizons.
Financial details are rarely made public, but for those looking to truly embed themselves in the local culture, membership is less an expense and more an investment in community.
The Santa Barbara Club
The oldest social club between Los Angeles and San Francisco is centrally located on Chapala Street, close to the hustle and bustle of downtown State Street. Founded in 1892, the Santa Barbara Club features a clubhouse that holds both state and local historic landmark status and that has hosted distinguished community members and guests for decades. The upstairs area that used to be private quarters for members who would visit seasonally for their ranching ventures has now been converted into offices available for members to rent.
Members enjoy the camaraderie built during the monthly Bingo nights, extravagant buffets, and themed dinners. The Santa Barbara Club stays connected to its Southern California roots as it often hosts offsite events such as behind-the-scenes tours of vineyards and museums in the area, along with inviting prominent figures in the community to speak at monthly Lunch & Learn talks.
The dining options have long been a calling card for the Santa Barbara Club; Chef Humberto Perez has helmed the kitchen for more than 30 years and makes everything from pastas to pastries in-house. Service during breakfast, lunch, and dinner is geared toward an elevated, luxury dining experience. They take place either in the elegant Dining Room, a more casual Club Room, the Patio, or the sprawling outdoor lawn.
Members have access to various interest groups, including an Investors Club, a Wine Group, and many book clubs. The Club’s Preservation Foundation allows members to make tax deductible donations to preserve the Clubhouse and other landmark buildings in town. The Club’s Art Foundation aims to support local artists by featuring their work through displays and exhibits.
There are three tiers of membership here, based on age: Regular (45+), Intermediate (31-44), and Junior (21-30). Waitlists, especially for Regular affiliation, are ongoing. santabarbaraclub.org
The University Club of Santa Barbara
The University Club has been a premier social club in the heart of Santa Barbara since 1919. Situated at the southern edge of the historic Upper Eastside neighborhood, the Clubhouse is one of the city’s architectural gems – an elegant reflection of Santa Barbara’s rich heritage and charm.
Networking thrives here through a dynamic calendar of themed parties, culinary events, and thought-provoking lectures, including grand celebrations during cherished community traditions like Fiesta. The Club is also home to a variety of member-led interest groups, including four book and literary clubs, a Mah Jongg Club, a Performing Arts Society, and a Wine & Spirits Society that offers both tastings and educational experiences.
Members enjoy complimentary prime downtown parking and access to beautifully Private Side of Paradise Page 264
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manicured gardens with secluded patios and scenic views, overlooking Alameda Park to the north and the Santa Barbara Courthouse to the south. Inside, the Game Room features a pool table and four game tables.
The Club’s culinary team, helmed by Chef Tony Figueroa, impresses with seasonal menus and inventive cuisine; seasonal foodie experiences include dinners around Mardi Gras, St. Patrick’s Day, and Bastille Day. Members also enjoy reciprocal privileges at more than 200 private clubs throughout the United States and around the world. Membership is by application and requires sponsorship by at least two current members. There are two primary membership categories: Resident Membership, divided into age groups (21-39, 40-59, and 60+), and Non-Resident Membership, for individuals residing more than 25 miles from the Club. www.uclubsb.org
Miramar Beach Club
Privacy and exclusivity reign supreme here, the members-only extension of the luxurious and elegant Rosewood Miramar Beach Resort. Launched in May 2019,
the Club also enjoys a right-on-the-sand location and exclusive seasonal and regional menus crafted by Executive Chef Massimo Falsini. The dining room touts an extensive private wine cellar, and members have access to top-line athletic facilities, as well as personalized concierge services. clubmiramar.com
Coral Casino Beach & Cabana Club
The famous private club right on Butterfly Beach is part of Ty Warner Hotels & Resorts. Built in 1937, it was purchased by Warner in 2000, in conjunction with his buy of the historic Biltmore hotel across the street. Both properties were shuttered in 2020 due to the pandemic, though the Coral Casino reopened in early 2024. Along with the popular Olympic-size pool, there are a few new touches: the Coral Café, with ocean and mountain views and seating for 96; the largest glass spa in the state, seating 40 and kept at 102 degrees; and a cold plunge pool. The much-anticipated Thomas Keller-helmed restaurant is slated for its grand opening this fall; breaking a nearly century-old tradition by opening to non-members, it’ll be open to the public on a reservation-only basis. The Signature Membership offers members and their families exclusive Coral Casino access, while the Connoisseur Membership also includes access to the Montecito Club, the private golf and social club just two miles away. coralcasinoclub.com
The Club & Guest House at UC Santa Barbara
This unique club in the heart of UCSB was established in 1968 and is known as the “living room” of the campus. The Guest House, which has been renovated and expanded to earn LEED Silver certification, features ocean views and emulates a 34-room boutique hotel. Stays are reserved for visiting scholars, families of students, conferees and those on university business, as well as members. The lagoon-side Dining Room focuses on locally and sustainably sourced food, and it’s open to the public for lunch Monday through Friday. The facility also offers private meeting areas, state-of-the-art conference spaces, and an outdoor terrace for special occasions and full-service catering. While membership in The Club is not required, individuals with UCSB affiliation who
Private Side of Paradise Page 384
The Santa Barbara Club (courtesy photo)
Santa Barbara Screen and Shade
fine draperies, shutters and shades since 1965
636
Oak Grove Drive - $4,675,000
This home represents a mid-range Montecito listing and delivers what buyers are looking for in general: an acre of land, 4 or more bedrooms and 3 bathrooms, room to grow or roam, +/- 3,000 square feet of living space and within the Montecito Union School District. This home was on the market just a couple of weeks and sold for roughly 2% below asking price. Frankly I was surprised it sat even that long and didn’t go over asking.
The highest-priced condo to sell thus far in 2026 and a top price for condo sales overall in recent memory in Montecito, paid for this rare-to-find oceanfront 2 bedroom next to the Coral Casino in the famed Bonnymede gated oceanside community and within the Montecito Union School District.
1574 Green Lane - $11,450,000
This lovely and history-rich listing sold in just over a week after hitting the market and went for roughly 2% over asking price. Located on a quiet, no-traffic lane in the Hedgerow area just blocks from the Rosewood Miramar, this home pushed all the buttons for buyers looking for the Montecito experience, which includes 5+ beds and baths, over an acre of land, and a guest house in the Montecito Union School District.
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$2,600,000, while the average sale price declined 9% to $2,601,000. The highest-priced sale in Montecito during 2026 was an estate on Sycamore Canyon Road that sold for $59,881,000.
Hope Ranch: As of June 1, 2026, Hope Ranch recorded 17 Year-to-Date residential sales, all of which were House/Estate properties. This represents a 21% increase over the same period in 2025. The median sale price was $7,550,000, up 11% year-over-year, while the average sale price was $7,702,882, down 1% from 2025. There are no Condominiums or PUD properties in Hope Ranch. The highest-priced sale in Hope Ranch during 2026 was an estate on Marina Drive that sold for $15,495,000.
From a historical perspective, inventory remains remarkably constrained. In June 2016, Montecito had 140 active listings compared to only 51 available today. Hope Ranch had 20 active listings in June 2016, compared to only 13 currently available. Over the same 10-year period, the median sale price in Montecito increased from $3,262,500 to $5,750,000, while the median sale price in Hope Ranch rose from $4,037,500 to $7,425,000.
Although higher mortgage interest rates continue to impact lower-priced segments of the U.S. housing market, luxury buyers are generally less affected, as many rely on investment portfolios, stock market gains, business wealth, and generational family wealth rather than traditional financing. In 2026 YTD, 41% of all sales have been All-Cash.
A comparison of South Coast luxury home sales above $5,000,000 during the first five months of 2025 and 2026 demonstrates that the region’s high-end properties continue to attract buyers to the “American Riviera.” Looking ahead, market activity appears poised to remain strong. Pending sales indicate particularly healthy demand, especially among properties listed above $10,000,000, where a significant percentage of available listings is already in escrow.
South Coast Stats Page 444
TMRW Today
by Zach Rosen
Addressing the Root Cause of Resilience
For Montecito homeowners, wildfire season no longer arrives with the first dry winds. It lingers year-round in renewal notices, insurance cancellations, and the uneasy awareness that another fire is never entirely out of the question. Since the Thomas Fire and the January 9 Debris Flow permanently reshaped the community’s relationship with risk, conversations about resilience have become just as common as conversations about real estate.
For Amanda Joy Ravenhill and Jared Krause, those conversations became deeply personal.
The Ojai-based founders of TMRW watched last year’s fires unfold from their own community while drawing on decades of experience in climate science, engineering, and systems thinking. Ravenhill, the former executive director of the Buckminster Fuller Institute and a co-founder of Project Drawdown, has spent much of her career identifying practical climate solutions. Krause’s background in engineering led him toward understanding risk through data and infrastructure. Together, they began asking a different question than most resilience efforts had been asking.
Instead of focusing solely on making individual homes stronger, what if entire landscapes could become more resilient?
“We found that there’s actually a lot that can be done,” Ravenhill says. “When you focus on the natural environment, you’re not just reducing risk. You’re also increasing biodiversity and addressing the root causes.”
That shift in perspective became the foundation of TMRW, a platform designed to help homeowners understand exactly how their properties contribute to wildfire, flood, and climate resilience while translating those improvements into measurable financial value.
The timing is difficult to ignore. Across California, homeowners continue facing shrinking insurance options and soaring premiums. While fire districts and public agencies offer valuable guidance on everything from ember-resistant vents to defensible space, many property owners still struggle with one basic question.
What should I actually do first?
For many homeowners in high-risk communities, investing in resilience has become less expensive than continuing to absorb rising insurance costs.
According to Krause, that’s where most resilience efforts fall apart.
“People need to understand exactly what to do, how much it will cost, and what value they’ll get in return,” he says. “If we don’t complete that loop, people just don’t act.”
Using high-resolution geospatial imagery, existing climate models, and artificial intelligence, TMRW evaluates an individual property down to remarkable levels of detail (within 7 cm). A homeowner can see which tree species present the greatest fire risk, whether vegetation is too close to a structure, which improvements provide the greatest reduction in risk, and what incentives, rebates, or financing opportunities may already exist to offset the cost.
Rather than launching statewide, TMRW is beginning in its own backyard. The company is piloting the platform in Ojai, working alongside the Ojai Valley Fire Safe Council with support from a California Fire Foundation grant to provide much of the valley access to the system. The goal is to map risk across the entire watershed, helping local officials identify the highest-priority interventions while giving homeowners personalized recommendations for their own properties. As participation grows, neighborhoods can unlock coordinated improvements, from group landscaping projects to home hardening upgrades, lowering costs while increasing resilience
TMRW Today Page 444
HAMMOCK, ARNOLD, SMITH & COMPANY
Certified Appraisers & Consultants
www.hascosb.com
Real Estate Matters
by John Thyne
New Real Estate Rules Encourage Professional Representation
By any measure, the past two years have brought some of the most significant changes to residential real estate practices in decades. Following the National Association of Realtors® settlement with the Department of Justice and related regulations, listing agents can no longer advertise compensation offers to cooperating brokers through the Multiple Listing Service, and buyer agents must now enter written representation agreements before showing homes to clients. When these stark changes to a century or so of status quo were first announced, many predicted they would fundamentally disrupt the real estate industry. Some suggested consumers would bypass agents altogether, commissions would sharply plummet, and the costs of housing would drop dramatically. Like many utopian hopes, the reality did not match the dream. Here in Santa Barbara, where my colleagues and I have spent decades serving buyers and sellers and coincidentally already abiding many of these “new” rules, we found the changes to the industry have not diminished the value of professional representation but rather highlight it.
Santa Barbara is a unique real estate market. Whether a client is purchasing a condominium downtown, a family home in Hope Ranch, an oceanfront or legacy property in Montecito, or an investment property on the Central Coast, the transaction often involves far more than simply agreeing on a price. Buyers and sellers must navigate disclosures, inspections, repairs, financing issues, title matters, permitting questions, insurance challenges, coastal regulations, and complex negotiations. In a market where transactions frequently involve seven- and eight-figure assets, professional guidance matters.
Real estate has always been about relationships, expertise, and trust. The recent changes have not altered those fundamentals.
One of the most significant changes, that some have embraced, is the requirement that buyers must enter written representation agreements with agents before touring homes. What first felt like just another form to sign, many agents and clients have come to appreciate the clarity this provides. The Buyer Representation Agreement creates an opportunity for buyers and agents to discuss expectations, responsibilities, and compensation at the beginning of the relationship rather than in the middle of a transaction.
These conversations have strengthened relationships between buyers’ agents and clients. Buyers now have a clearer understanding of the services their agent provides and the value those services bring. Professional buyer representation involves much more than scheduling showings. It includes evaluating market conditions, identifying opportunities that may never appear online, analyzing comparable sales, reviewing disclosures, coordinating inspections, negotiating terms, and helping clients avoid costly mistakes.
This is particularly important in Santa Barbara, where local knowledge can make a substantial difference. Understanding neighborhood trends and challenges, school districts, coastal permitting issues, wildfire considerations, insurance availability, and historical property conditions often requires years of experience and deep community involvement. These are not matters that can be fully understood through an internet search.
Perhaps the most revealing aspect of the industry’s transition is what did not occur. Prior to implementation of the new rules, many commentators predicted that buyer representation would decline significantly, commission structures would collapse, and consumers would increasingly bypass professional representation. To date, neither the national data nor the local Santa Barbara experience supports those predictions.
Real Estate Matters Page 534
“
e book has some of the very best dialogue I have ever read (think Raymond Chandler), and author Michael C. Armour paints a gorgeous story with the prose as sweeping as the Santa Barbara vistas. I hope he returns with another. ”
– Leslie Zemeckis
Award-winning documentarian, best-selling author, actor and co-founder of the Santa Barbara Literary Festival.
Now available at Chaucer’s Books, Tecolote Book Shop and Godmothers
join get privileged and discounted use of the facility, including dining, accommodations, venue rental, and social functions, like exclusive quarterly wine dinners. theclub.ucsb.edu
Santa Barbara Woman’s Club
Built in 1892 as a social club, the focus here is on civic and cultural enlightenment. The clubhouse, known as Rockwood, has been the club’s home since 1928 and is an architectural gem designed in the Spanish Colonial Revival style. Popular as an event and wedding venue for up to 200 guests, it’s set on two oak-studded acres in Mission Canyon. Members are treated to lectures, music events, and book presentations, as well as classes around yoga, jewelry making, and sketching. Afternoon tea on Wednesday afternoons is popular. sbwomansclub.com
The Barbara Beach Club
The Barbara is a public, European-style day club that came to Santa Barbara in the summer of 2025; a partnership between the City and the luxury rental service,
Bliss Beach, its season runs May through September. Set right on East Beach, near the Cabrillo Pavilion, it offers hourly and daily rentals of shaded lounge sets, luxury umbrellas, and cabanas. Season-long passes for individuals, couples, and families range from $260-$600 (with early-bird pricing usually offered through late June) and come with perks like preferred placement on the sand, dibs on chaise lounges and shade canopies, and discounts on member events. thebarbara.co
Sports and an active, outdoor lifestyle are also inspirations for some of Santa Barbara’s most sought-after clubs, most of them with an emphasis on golf, tennis, polo, swimming, and sailing.
The Santa Barbara Polo and Racquet Club
Polo pros from all over the world, including the royal variety, trot to this destination club, one of the oldest of its kind in the U.S. Games are hosted seasonally from May through
Santa Barbara Woman’s Club (courtesy photo)
The Barbara Beach Club (photo by Valorie Darling Photography)
The Santa Barbara Polo and Racquet Club (courtesy photo) Private
The Club & Guest House at UC Santa Barbara (courtesy photo)
1465
Edgecliff Lane -
$29,995,000
This oceanfront home on a gated private lane between Butterfly and Miramar beach was snapped up at full price just days after hitting the market. Boasting 174 feet of ocean frontage, 2 guest houses, and other outbuildings, this compound with upside potential, delivered the dream for one lucky buyer and all within the Montecito Union School District.
Active Listings
If you are still looking for your dream home in Montecito, here are 4 listings worth considering in a variety of price ranges. All homes featured for sale are within the Montecito Union School District. While none of these are my or my wife Sheela’s listings, if you would like more information or would like for us to arrange a showing, please reach out. Happy summer ahead and please continue to keep Montecito clean and friendly.
2154 East Valley Road – $3,500,000
Near Sheffield Drive find this enchanting, single-level California Cottage with mountain views. This meticulously updated 2-bedroom, 2-bathroom home radiates charm and offers a light-filled living room with elegant built-in cabinetry that flows seamlessly into an updated chef’s kitchen, complete with a large center island and a charming window seat, a room that truly serves as the heart of the home.
The serene primary suite features dual en-suite bathrooms, including a luxurious, newly built second bath. The suite features a cozy fireplace, vaulted ceilings, double glass doors opening to the patio, and a classic Dutch door leading directly to an outdoor hot tub. Nestled behind mature privacy hedging, the grounds offer lush gardens, beautiful hardscaping, and a large patio ideal for al fresco dining. This listing is complete with a rear-access double garage.
1442 S Rice Road, Ojai
7 BD | 5 BA | $2,295,000
Melissa Miller
805.570.9511
DRE 02024187 Selling and Designing
2150 Ten Acre Road – $5,995,000
Privately situated on a cul-de-sac within the coveted Birnam Wood Golf Club, this single-level, 3,000+ square foot Montecito residence is defined by its effortless floor plan, mountain views, and exceptional natural light. Set on an acre along the 6th fairway, the home offers 3 bedrooms, 3.5 bathrooms, and two expansive flex spaces-creating a versatile, thoughtfully composed layout with generous, well-proportioned living areas throughout.
The outdoor setting has been beautifully enhanced with newly reimagined landscaping, including mature hedges for privacy, lush, layered gardens, and a lovely pergola designed for refined, year-round entertaining. As the lowest priced listing in Birnam Wood currently, this is a rare opportunity to tailor and elevate a gracious residence while enjoying the privacy, security, and premier amenities of Birnam Wood.
September, with Sunday matches, featuring premium cabana and field-side tent rentals, requiring tickets; Friday games are open to the public, with a modest parking admission fee per vehicle. Polo memberships come with exclusive dibs on mid-level and upper boxes.
The Polo Grill is open from 2 pm on Fridays and from 11 am on Sundays, focusing on California cuisine and a curated selection of local wines, craft beers, and signature cocktails.
The club also operates its own polo school, the Santa Barbara Polo Training Center.
The social membership option comes with complimentary attendance at weekend polo matches, as well as invitations to special events throughout the year. Tennis memberships, which come with access to the club’s eight courts, six of which are lit, and swim-and-fitness memberships, feature use of the pool (heated to 84 degrees year-round), jacuzzi, and fitness center, which offers yoga and fitness classes. sbpolo.com
The Montecito Club
One of the premier golf clubs in the area is part of Ty Warner Hotels & Resorts, which means members get exclusive access and discounts at luxe local sister properties like the San Ysidro Ranch and the Coral Casino Beach & Cabana Club. The 60-acre, 100-year-old Spanish-style property underwent a $119 million renovation in 2019.
The par-71 Jack Nicklaus Signature Course was designed around the property’s natural undulating elevation and boasts sweeping views of the Santa Ynez Mountains and the Pacific Ocean. There’s a bowling alley and arcade in the all-ages clubhouse known as The Hideout, as well as a 20-seat Dolby Atmos movie theater with a 16-foot CinemaScope screen and concession area. The state-of-the-art fitness facility features Peloton machines and private training.
The 25,000-square-foot pool complex has a sweeping zero-edge resort pool, with designated lap lanes, a dedicated kids’ pool, a whirlpool, and bar service. Members can host special events, like weddings, in the ballroom with its 12 Baccarat crystal chandeliers, or the sprawling 20,000 square foot Great Lawn.
The culinary experience hinges on fresh, high-quality organic ingredients sourced from a local network of fishermen, farmers, and ranchers; menus are updated seasonally. montecitoclub1918.com
The Valley Club of Montecito
Opened in 1929, the Valley Club features a deluxe 18-hole, par-72 golf course framed by dramatic views of the Santa Ynez Mountains. Designed like an hourglass and measuring more than 6,300 yards, the course, along with bunkers, have undergone extensive renovation after the 2018 mudslides. Other amenities include tennis courts and prime onsite dining. The clubhouse features a living room and inner courtyard. Elegance and privacy rank high here, as well as a strict dress code for anyone ages 12 and up. valleyclub.org
Birnam Wood
There are more than 140 single-level private homes inside this exclusive, gated property along East Valley Road, which was once a sprawling lemon ranch. Membership to the Birnam Wood Golf Club gives access to the 18-hole, par-70 course, which was designed by Robert Trent Jones, Sr., opened in 1968, and features Bermuda grass. The clubhouse hosts rotating members-only social events, like summer barbecues and movie nights, as well as daily gourmet dining options. Cottages are available for members’ guests, which come with full Club access. There are tennis and pickleball courts here, too, as well as bocce ball, croquet, a swimming pool, and a state-of-the-art fitness center. bwgc.net
La Cumbre Country Club
Set on the outer edges of Hope Ranch, La Cumbre Country Club dates back to 1916. It would go on to close briefly after World War II, due to waning membership, but it has remained an exclusive haven ever since its grand revival and reconstruction in 1957. The 150 shady acres feature a celebrated 18-hole golf course designed by George Thomas and William Bell (also known for legendary SoCal courses like the Riviera Country Club and Bel-Air Country Club), with various uphill and downhill targets. Guests also enjoy six championship tennis courts, an aquatics area, and a new fitness center. The social offerings range from card games and tournaments to seasonal parties. Lunch and dinner are offered, including at several outdoor settings;
The Montecito Club (courtesy photo)
Birnam Wood (courtesy photo)
Sunday champagne buffets have long been popular. The club features golf, tennis, and social memberships. lacumbrecc.org
Santa Barbara Yacht Club
It’s all about preserving maritime tradition at this club, which, founded in 1872, is the second oldest yacht club on the West Coast. Set right on the Santa Barbara Harbor, this is a popular spot on Wet Wednesdays, when dozens of boats take part in several races. Kiteboarding draws crowds on Fridays. The club has dry storage, a hoist and a 76-foot guest dock, and food and beverage services are also available. Club members are also stewards of the Breakwater Flag Project, which showcases the flags of many of Santa Barbara’s nonprofit groups, and run the Santa Barbara Youth Sailing Foundation to teach seamanship to budding sailors. Membership is by invitation, and prospective members need to be active boaters. sbyc.org
Santa Barbara Sailing Club
Established in 1959 to promote sailboat racing in the Santa Barbara Harbor, the Santa Barbara Sailing Club stages annual regattas and sponsors various races aimed
at all racing skill levels. Based at the Santa Barbara marina, it maintains a boat storage yard that normally contains about 20 boats of up to 26 feet in length, as well as a 4,000-pound capability hoist. There are various membership levels; those who don’t own a boat can crew and have access to several Laser boats owned by the Club. Members are expected to volunteer throughout the season, which runs from early March through November. sailsbsc.org
Knowlwood Tennis Club
Located in the heart of Montecito, this club for tennis lovers dates back to 1970, set on what was the late 19th-century estate of the Knowles family. The programs are family oriented, with a bevy of private and group lessons for kids as young as four, reserved for members and accompanied guests. The club features 10 courts, including two clay courts, as well as a swimming pool and snack bar, and is owned and operated by its members. Membership numbers are capped, with spots only becoming available when a family opts out. knowlwood.club
Santa Barbara Tennis Club
Gabe Saglie has been covering the Santa Barbara wine scene for more than 15 years through columns, TV, and radio. He’s a senior editor with Travelzoo and is a leading expert on travel deals, tips, and trends.
Open since 1971, this sports club features 12 lighted tennis courts and various training sessions and camps for adults and juniors; the club also participates in Interclub leagues and USTA matches. There’s an aquatics program, too, with a 25-yard regulation pool that’s kept at 82 degrees year-round, and a 10-person jacuzzi. The fitness center features yoga and Pilates studios, and the café caters various events throughout the year; the cardio room features Star Trac equipment. This club offers family, single, and junior memberships, though there is a lengthy waitlist. santabarbaratennisclub.com
La Cumbre Country Club (courtesy photo)
While these pie-graphs reflect sales and listings as of June 1, 2026, activity accelerated further during the first half of June. Seven new escrows were opened on properties with list prices ranging from $5,295,000 to $11,795,000, and five new sales closed escrow with sale prices ranging from $6,200,000 to $29,995,000. Based on current market conditions and transaction activity, 2026 is shaping up to be a banner year for luxury real estate sales along the South Coast of Santa Barbara County.
With more than 45 years in real estate, Stan Tabler is one of Santa Barbara’s most respected brokers. He has served on the Santa Barbara Association of Realtors Board of Directors, earned the Distinguished Realtor Award, was named Realtor of the Year in 2015, and became an Honorary Member for Life in 2023. He founded Montecito’s first Compass office in 2016.
Today (Continued from 34)
across the community. For Ravenhill and Krause, Ojai serves as both a proving ground and a model for other fire-prone communities like Montecito, where the greatest gains may come not from isolated efforts, but from neighbors working together at the scale of the landscape.
Just as importantly, the platform estimates the return on those investments before homeowners spend a dollar. Rather than offering generic recommendations, it connects improvements with potential insurance savings and increased property value.
It is a practical approach that reflects an equally practical reality. For many homeowners in high-risk communities, investing in resilience has become less expensive than continuing to absorb rising insurance costs.
Yet perhaps TMRW’s most compelling idea extends beyond any individual property.
Wildfire has never respected property lines.
The same interconnected landscape that carried mud and debris from the Thomas Fire burn scar through Montecito in 2018 also demonstrates how one property’s decisions inevitably affect another’s. A cleared hillside, restored creek corridor, or carefully maintained landscape can influence the resilience of an entire neighborhood.
Research increasingly supports that intuition.
Krause points to studies showing that when roughly 40 percent of homes within a neighborhood participate in coordinated mitigation efforts, overall risk reductions increase dramatically. Insurance discounts become larger, contractor costs decrease through group purchasing, and communities become substantially more resilient than any single homeowner could achieve alone.
Instead of requiring endless meetings or neighborhood committees, TMRW hopes software can quietly coordinate those efforts behind the scenes. Homeowners simply receive recommendations specific to their own properties while the platform identifies opportunities for neighborhoods to schedule landscapers together, purchase windows in bulk, or restore larger ecological corridors that benefit everyone.
The concept feels less like crowdsourcing and more like collective infrastructure.
Underlying all of it is a philosophy that resilience begins with living systems.
Much of today’s conversation around wildfire centers on hardening buildings. Ravenhill agrees that stronger roofs, vents, and construction standards matter. She also believes the conversation often overlooks what healthy ecosystems contribute before disasters ever occur.
Living soil, she explains, behaves more like a sponge than loose flour. It absorbs rainfall, stabilizes hillsides, retains moisture during drought, and creates healthier conditions for plants, insects, and wildlife. Those healthy ecosystems naturally become more resistant to fire, erosion, flooding, and extreme heat.
The benefits extend well beyond ecology.
Healthy landscapes provide shade, improve air quality, recharge groundwater, and create environments people simply enjoy living in. Zillow research has also found that climate-resilient properties command measurable price premiums, adding another economic incentive to ecological restoration.
For Ravenhill, those outcomes represent something larger than climate adaptation.
“We try to look at things that are win-win-win,” she says. “There’s so much we can do to bring back beauty, bring back birdsong, and restitch life back together. Now there’s a cost-benefit analysis that makes sense to do it.”
That balance also shapes the founders’ view of artificial intelligence. While both acknowledge the profound questions surrounding rapidly advancing AI, they see one particularly hopeful application in helping people understand ecosystems that are too complex for any individual to fully grasp. Technology, in this case, becomes less about replacing human judgment than strengthening our relationship with the natural world.
For communities like Montecito, where memories of natural disasters remain vivid and insurance uncertainty continues to grow, that message may be the company’s most important offering.
TMRW is not promising a future without disasters. No software can eliminate risk. What it does suggest is that resilience is no longer simply about reacting after catastrophe. It can be cultivated before the next emergency arrives through healthier landscapes, better information, stronger neighborhoods, and thousands of individual decisions that become more powerful when made together.
In an era increasingly defined by uncertainty, that may be one of the most practical forms of optimism available.
Zach Rosen is the Managing Editor of the Montecito Journal. He also enjoys working with beer, art, and life.
Flexible Lending Solutions.
by Austin Lampson
Beyond Conventional Lending Mortgage Matters
There was slogan from an advertisement several years ago that has stuck with me: “Community here brings us together; life here separates us apart.” In our ever-evolving real estate landscape this couldn’t be truer. Prices continue to shift, construction abounds, and yet we all love the quiet, personal feel of this special place we call home. I appreciate the invitation to write in this issue each year – it demands that we deliver more than a generalized market analysis. It demands that we deliver a catered, crafted, specialized look at what our 93108 clients need for success. We live an alternative life here, and that necessitates alternative products to achieve your goals. Most of us aren’t simple paycheck folks, clocking in and out at a factory. We are living out loud, creating, experiencing, and advancing our passions. So, what are we seeing these days?
We live an alternative life here, and that necessitates alternative products to achieve your goals.
Most folks with a private banker know that they can obtain a mortgage based on an analysis of deposits on hand. No longer restricted to minimum deposit and big-bank relationships, many mortgage lenders offer Asset Depletion and Asset
Peace of mind for homeowners, wherever life takes
Qualification programs. The former uses a simple calculation of accessible funds on hand after your down payment, closing costs, and reserves are taken into consideration, to generate an income stream. Typically, this calculation is the net value of assets divided by 84 months. No distributions required – so no tax consequences implied. Using a $2,500,000 net value would thus yield $29,761.91 in income. We see clients use this especially if they’ve had a liquidation event – say inheritance, property sale, or even divorce. The concept being that you could withdraw funds at an even pace to support your lifestyle.
What we all trust is that this community is sacred. Life here sets us apart, yet your lending options don’t need to ostracize your financial plan.
Asset Qualification though is a tad different, wherein you retain typically a percentage over the needed mortgage amount after the closing requirements are taken into consideration. The concept here is that if you need a $2,000,000 loan, and have $2,500,000 after it’s all said and done, then your profile presents minimal risk. So while this could have the same interest rate option as the Depletion model, it doesn’t need to consider the full obligations of your life – car payments, other properties owned, spousal support, or business cash flow all are ignored, which can mean a higher qualification level for many clients.
Reverse mortgages are also becoming more popular as clients have seen their equity abound, while their assets fluctuate. No longer the icky programs of the past, there are options that approach the $10 million figure in a growing market that recognizes the desire of clients to age in place without a hefty monthly outflow. Whether you choose to have a lump sum distribution, a line of credit that grows as you age, or a combination of the two, these programs provide flexibility to divert the interest or pay it monthly as your budget allows. We are even working with many fiduciaries and attorneys to help homeowners with capacity issues (e.g. dementia) so they can fulfill their medical, personal, and family needs. For example, if you own a $5 million property, you could potentially access up to 70% of your equity, with the ability to access more over time.
Options for investors abound as well. Fix and flip products allow folks to acquire distressed properties and easily finance repairs before the permits are issued. Programs exist that qualify solely on the subject property being financed – versus the rabbit hole of tax returns. And speaking of tax returns – we all know that what is on your 1040 may not accurately represent your cash flow. Programs that look to a single year of filing, business or personal bank statements for analysis, or even a simple profit and loss statement exist to help our more creative entrepreneurs obtain financing.
Families seem to be on the move as well. In our tight inventory market, many folks need to buy before they sell. Options exist to help bridge the gap in down payment, cross-collateralization to leverage equity in up or downsizing situations, and even simply to ignore the house that’ll be sold down the road yet isn’t on the market today. Some folks want to keep their current place as a rental yet find the idea of vetting a new tenant and executing a lease in a short window daunting. These clients now can buy before renting using a rent survey instead.
Lastly, terms today are different than in years past. Interest-only loans are becoming more popular again – allowing you to pay your principal as you see fit versus a standard amortization schedule demands. We can even do loans that stretch out to 40 years, reducing monthly cash flow for even the most affluent client.
What I know is that where we live is so special. What I believe is that the financial services market is starting to understand that creativity can be low risk as well as highly rewarding. What we all trust is that this community is sacred. Life here sets us apart, yet your lending options don’t need to ostracize your financial plan.
Austin Lampson is a home financing professional with over 20 years of experience. Alongside The Lampson Team, she provides expert guidance and personalized service to help clients achieve homeownership.
Offered at $27,000,000
CVR’s Move Forward
by Beth Sullivan
Coast Village Association “A Vision in Motion”
As I reflect on where we began, I realize how far we have come in navigating the ongoing revitalization of Coast Village Road. It has been a journey defined by tenacity, collaboration, and communication, as the Coast Village Association (CVA) works to protect the character and vitality of our district for generations to come. While construction from the Highway 101 project continues to surround us, our focus remains steadfast on maintaining the area’s vibrancy and commercial appeal while advancing our mission to steward and protect the district’s long-term health. The shared vision is moving forward as you will see in this article.
Investing in the Future
ter and vitality of Coast Village while investing in its future. One of our primary initiatives is advancing the Median Landscape Improvement Project, which aims to deliver long-needed and highly desired improvements to the district’s medians. We have been building a significant reserve for this project.
Strengthening and Protecting
- Coast Village Week: A beloved annual tradition that highlights the vibrant spirit and unique charm of the district. This weeklong event features our diverse range of merchants’ goods & services to residents, and visitors alike.
Maintaining and enhancing our district requires ongoing care, stewardship, and strategic planning. A key focus of our efforts is preserving the charac-
Sustaining a safe, welcoming, and well-coordinated district remains a priority for the Coast Village Association. Through collaboration, communication, and proactive engagement, we work to support an environment where businesses, residents, employees, and visitors can thrive.
The Association maintains regular communication with regional partners and public agencies to help ensure district concerns are addressed promptly and effectively.
CVA also continues its participation in Hands Across Montecito (HAM), a community outreach initiative launched by the Montecito Association. This collaborative program brings together volunteers, service providers, nonprofit organizations, and public agencies to engage individuals experiencing homelessness and connect them with critical support services, resources, and housing opportunities.
Cultivating a Unique Sense of Place
Our progress this year was visible through an integrated and layered marketing plan designed to create immersive, place-based experiences. Behind the scenes we worked diligently to shepherd the Median Landscape Improvement Project through the City’s approval process, receiving a positive reception from the Architectural Board of Review for our concepts.
Beyond physical infrastructure, our signature events served as a mosaic of talent and community connection:
- Beyond the Canvas: This theme celebrates the idea that true creativity transcends the traditional frame. By weaving together everything from culinary artistry to live performance, the exhibit showcases the rich multiplicity of the creative spirit, proving that art is a living, breathing experience.
- Annual Tree Lighting: In its third year, this partnership with Rosewood Miramar Beach continues to restore holiday magic while bringing the community together.
The momentum we’ve built is measurable. Our website has become a “powerful digital front door,” seeing a 124%
The Coast Village Association has been maintaining the area’s vibrancy and commercial appeal through events like Coast Village Week (courtesy photo)
In addition to the Median Landscape Improvement Project, the CVA has worked on banner improvements and street décor during events (courtesy photo)
Dog Days of Summer were one of the many events during Coast Village Week (courtesy photo)
Live painting and interactive events turned the street into a cultural canvas (courtesy photo)
Santa and a tree lighting brings the holiday magic to Coast Village Road (courtesy photo)
Pure, understated luxury in both design and detail. This is Birnam Wood’s finest o ering. Meticulously crafted over the course of four years, with uncompromising attention to every detail, this extraordinary residence is truly one of a kind. Distinguished features include Egyptian limestone flooring throughout, nine zones of radiant heating, seamless view windows that frame the surrounding landscape, and disappearing glass doors that create an exceptional indoor-outdoor living experience. Elegance and craftsmanship are evident at every turn, expressed with quiet confidence rather than excess, achieving a rare balance of luxury, comfort, and timeless design. 468 Crocker Sperry Drive | Birnam Wood, Montecito | Offered at $12,995,000
1284 Mesa Road – $19,995,000
This grand, G.W. Smith designed Spanish Colonial Revival estate is set on approximately 1.40± acres in the heart of Montecito, near Coast Village Road and both Butterfly and Miramar beaches. Originally built between 1922 and 1925 and thoughtfully restored, the residence blends historic character with modern comforts. A circular gated motor court with fountain and lush plantings sets the stage. The main residence offers 6 bedroom suites, including a grand, entry-level primary suite with spa-like bath & dressing areas, plus 5 additional en-suite bedrooms and
office.
The living room with beamed ceilings, fireplace, and French doors opens to sunfilled terraces. The great room kitchen with center island and pantry adjoins the
family room, while formal dining connects to the wine cellar. Resort-style grounds feature manicured lawns, mature trees, pool, patios, mountain views, private well, and the estate includes a coveted-when-necessary backup generator.
1502 East Mountain Drive – $21,900,000
GAYLE NAGY – NMLS 251258 805.448.9224 gnagy@gemcorp.com
Licensed by the Department of Financial Protection and Innovation under the CA Residential Mortgage Lending Act. Credit is subject to approval.
“Gayle, thank you for giving my clients the best Reverse Mortgage. Your knowledge and service were outstanding!”
– Joye Lytel
Set just above East Mountain Drive, just a block from the San Ysidro Ranch is Casamar… an estate where Mediterranean architecture, refined craftsmanship, and breathtaking ocean and mountain vistas come together in the coveted Golden Quadrangle. Set on approximately 2.12± acres, the estate evokes the romance of a private palazzo with beautifully landscaped grounds and exceptional indoor-outdoor living.
The impressive foyer leads to a grand living room with an architectural stone fireplace, wood floors, vaulted wood-beam ceilings, and glass French doors that open to sweeping ocean views. The chef’s kitchen features custom cabinetry, skylights, top-of-the-line appliances, and an inviting breakfast room with French doors leading to a view terrace. Nearby, the media room/library with wet bar offers paneled coffered ceilings, herringbone floors, a dual-faced fireplace, projection system, and wine refrigerator.
The main residence includes five en-suite bedrooms, highlighted by an elegant primary suite with wood ceilings, a sitting/office room, dual luxurious baths, generous closets, a spa/massage room, and a private terrace overlooking the coastline.
Outdoors, stone terraces, a glistening pool, koi pond, waterfall, fountains, arbor, rose gardens, orchards, and a farm-to-table patio create a beautiful setting for al fresco living. Additional amenities include an expansive motor court, upper-level four-car garage with parking portico, generator, private well, and a charming one-bedroom guest house with ocean views. This is my “Lotto house.” Happy summer.
Mark and his wife, Sheela Hunt, are real estate agents. His family goes back nearly 100 years in Santa Barbara. Mark’s grandparents – Bill and Elsie Hunt – were Santa Barbara real estate brokers for 25 years.
by Mindy Denson
MA Magic Through 2026 It Takes a Village
Every Fourth of July, Montecito’s “World’s Shortest Parade” proves that the biggest celebrations don’t need the longest route. It’s the people who make the party happen – neighbors waving flags, kids on decorated bikes, families lining the streets, and one very special Grand Marshal leading the way. Chosen for their dedication, generosity, and lasting impact on our community, this year’s honoree embodies the spirit of Montecito in every sense. Before the pie-eating contests begin and the music fills Lower Manning Park, all eyes will be on the parade’s beloved leader, whose story reminds us what this hometown tradition is truly about.
This year’s July 4th Grand Marshal is truly a Montecito gem! Christy Venable
and her late husband John moved to Montecito from Los Angeles in the summer of 1971 with their young sons Kennett and Greg. Christy still resides in the same home after 55 years! She is honored and thrilled to serve her Montecito community in so many ways. She began as a volunteer teacher’s aide at Montecito Union School in the 1970s. She and John started hiking and quickly became enamored with the trails and their beauty and thus began a 40-year love affair with the Montecito Trails Foundation. John was its president for 20 years.
In the early 1980s and 1990s she volunteered for the Santa Barbara Art Association Board as well as the Westmont Arts Council for 20 years. She has also volunteered as a docent at
Village 4th Event Schedule
10 am to 1 pm – San Ysidro Road from East Valley Road to Santa Rosa Lane will be CLOSED.
10 – 11:15 am
- Parade participant check-in and staging
- Vehicles are staged in the South Parking Lot in the Upper Village
- Pedestrians (with bikes/ scooters/wagons) are staged on Hosmer Lane
11:30 am
- Montecito Village 4th of July Parade begins
Casa del Herrero for 20 years, Montecito Association Beautification Day for 40 years, and Montecito Association July 4th Parade for 30 years. Christy designed several of the signature July 4th t-shirts!
In her free time she enjoys art, beach walks, fishing, museums, tennis, music and polo. Christy says her best joy now in her life is, “traveling to old places of fascinating beauty and experiences around the globe.”
Please come and celebrate this year’s Grand Marshal and thank her for all she does!
More Montecito Magic
Beautification Day this year will be Saturday, November 8, from 9 am to 1:30 pm at the Upper Village Green in front of Tecolote Books. Come grab a trash bag, don some construction yellow, and help make Montecito sparkle!
Neighbors, tinsel, and one big tree…
A tradition that originated in the ‘60s, this year’s Hathaway Tree Decorating will be on Tuesday, December 1st, at 3 pm in Upper Manning Park.
12 – 2 pm
- Community Celebration in Lower Manning Park
12:30 – 2 pm
- Community Picnic
- Live Music
- Beer & Wine Garden
12:30 – 1 pm
- Sack Race
- Tug-of-War
- Pie Eating Contest
Come celebrate this year’s 30th Village 4th (courtesy photo)
All the animals come out for the “World’s Shortest Parade” (courtesy photo)
Sack races, pie-eating contests, and good ole family fun (courtesy photo)
A day dedicated to keeping Montecito as beautiful as ever (courtesy photo)
Community members, passersby, and even the youngins join in on the decorating fun (courtesy photo)
Nationally, it has been reported that the average buyer agent commission was 2.40 percent during the first quarter of 2025, actually slightly higher than immediately after the new rules took effect in 2024. For homes selling above $1 million into the tens of millions – a category highly relevant to Santa Barbara and Montecito – the average buyer agent commission remained approximately 2.17 percent. In subsequent quarters, buyer agent commissions remained remarkably stable at approximately 2.42 to 2.43 percent nationwide. The predicted collapse in compensation simply has not occurred.
Locally, the Santa Barbara real estate market has remained exceptionally strong throughout the transition. According to published market reports, residential sales across the Santa Barbara South Coast increased approximately 11 percent yearover-year during early 2025, while median sale prices increased roughly 35 percent. Condominium sales increased by nearly 12 percent, reflecting continued buyer demand across multiple market segments.
Montecito has been particularly impressive. According to year-end market reports, Montecito’s median MLS sale price exceeded $6.1 million in 2025, up more than 6 percent from the prior year. The market also recorded a record 12 sales exceeding $20 million, underscoring the continued strength of the luxury segment.
These statistics matter because they demonstrate that real estate transactions remain fundamentally relationship-driven. Buyers continue to seek expert guidance, sellers continue to recognize the value of broad market exposure, and transactions continue to benefit from experienced professionals who can navigate increasingly complex negotiations and disclosures.
The new rules have increased transparency regarding compensation. Rather than relying upon information displayed within the MLS, compensation discussions now occur directly between the parties involved. Buyers and sellers are able to negotiate arrangements that fit the specific circumstances of each transaction. In many cases, sellers continue to provide concessions that can be used toward buyer representation, while in others the parties negotiate alternative structures. The result has been greater flexibility and more informed decision-making.
Importantly, while our law firm has regularly conducted party to party transactions without agents, most buyers and sellers in our market have continued to seek professional representation despite these changes. That should not be surprising. Purchasing a home is often the largest financial decision buyers will ever make. For
decades buyers and sellers would hire Realtors based on sometimes tenuous personal connections (“My agent is my former football coach”; “My agent was my next door neighbor’s ex-wife”; “I met my agent randomly in the grocery store”), but today most consumers recognize that having an experienced and highly competent advocate can help protect their interests and potentially save far more money than the cost of representation itself. A missed disclosure issue, an overlooked permit problem, or an unfavorable contract term can have consequences that far exceed any commission.
The changes have likewise reinforced the value of listing agents. Effective marketing remains essential in attracting qualified buyers and maximizing value for sellers. Professional photography, strategic pricing, targeted advertising, agent networking, negotiation expertise, and transaction management continue to play critical roles in successful sales. Sellers benefit from experienced advisors who understand how to position a property in a competitive marketplace and navigate the complexities that arise between contract and closing.
Perhaps most importantly, the new framework has elevated the conversation around professionalism. Because buyers are now formally selecting representation at an earlier stage, agents are increasingly expected to articulate their qualifications, market knowledge, and service offerings. Consumers benefit when real estate professionals compete based on expertise, experience, responsiveness, and results. In a town where 1,800 licensed agents practice and 1,365 transactions closed in 2025 (11% more than 2024), everyone knows someone, or several someones, who is a Realtor®. But today, a more informed consumer is trading casual acquaintances for more professional representation.
Real estate has always been about relationships, expertise, and trust. The recent changes have not altered those fundamentals. Instead, they have encouraged greater transparency and a better understanding of the services real estate professionals provide. For consumers in Santa Barbara, that is a positive development. And for those of us who have dedicated our careers to serving this community, it is an opportunity to demonstrate our value more clearly than ever before.
Thyne is the world’s luckiest husband. He is a real estate broker, attorney, law professor, restauranteur, and co-founder of One805, recognized for leadership, philanthropy, and service throughout Santa Barbara County.
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growth in active users, while our community emails achieve an open rate nearly double the national average.
Vision in Motion: From Concept to Reality
One of our primary focuses is the Median Landscape Improvement Project. We are prepared to translate our conceptual designs into a tangible pilot project involving one or two selected medians. This isn’t merely about planting; it is about responsible, long-term infrastructure. The new landscape will use native sandstone and drought-tolerant plantings, this pilot will serve as a focused demonstration of the future medians under the existing Eucalyptus canopy.
Our district voted for a Community Benefit Improvement District (CBID) in 2022. We remain fixed on a future where Coast Village Road flourishes. Central to this is our commitment to a maintenance standard that goes above and beyond the city’s baseline standards. This includes our ongoing periodic steam cleaning of sidewalks and the regular cleaning of the Butterfly Lane undercrossing to ensure a consistently clean and welcoming environment for every pedestrian. You also
may have noticed maintenance workers on the road cleaning and working to beautify the area.
Our aesthetic vision for the corridor is equally ambitious. We are constantly seeking ways to elevate our village through thoughtful upgrades in signage, the installation of vibrant new banners, and festive street decor that capture the spirit of our community throughout the seasons. These enhancements, coupled with the City and Edison’s transition to energy-efficient LED streetlights, and the infrastructure placed under the medians in 2024 will propel the physical upgrades and landscaping that are manifestations of the unique sense of place we are working so hard to cultivate.
To ensure we can maintain this high level of stewardship and bring our full landscape vision to life, we are looking ahead to our district renewal in 2027. We view this upcoming milestone not merely as a requirement, but as a vital opportunity to secure the stable framework necessary for the perpetual care of our district. It is the essential bridge that will allow both the Association and the City to protect and maintain these beautiful new spaces for years to come.
While much of this work occurs
behind the scenes, it plays an important role in preserving the welcoming atmosphere and quality of life that make Coast Village a destination for residents and visitors alike.
This “Vision in Motion” depends on the continued participation of the property owners, merchants, and residents who love this district as much as we do. Together, we are building a legacy of beauty and vitality that will sustain
Coast Village for generations. I am honored to serve as Executive Director and am grateful to our friends and partners who continue to support this organization by showing up, communicating, and participating.
The CVA will continue to bring aesthetic enhancements, collaboration with local organizations, and culture to Coast Village Road (courtesy photo)
Beth Sullivan is the Executive Director of the Coast Village Association
