4 BD | 4.5 BA | 4,018± SF | 0.95± AC | Palladian-Style Estate | Offered at $4,700,000
This unique Italianesque residence showcases stunning ocean views and picturesque mountain vistas. Custom built by craftsmen in 1996 to last centuries, the architectural elements add character and offer timeless appeal. Oversized rooms, expansive grounds and view terrace with private access lower guest apartment.
CA’ DI SOPRA (“HOUSE ABOVE THE CLOUDS”) | 1050 COLD SPRINGS ROAD, MONTECITO OFFERED AT: $44,500,000 · LISTED BY JOHN THYNE, OLESYA THYNE AND ADAM CARRALEJO
EXTRAORDINARY HOMES EXCEPTIONAL
REPRESENTATION
Goodwin & Thyne Properties is a locally owned, homegrown, independent firm with deep roots in the community. We move faster, market smarter, and provide hands-on, fullservice representation that big-box companies simply can’t match.
Our clients work directly with seasoned Realtors®, brokers, and attorneys who bring inhouse legal expertise, pricing precision, and trusted local insight to every transaction. We’re not chasing corporate quotas. We’re driven by relationships, results, and doing what’s right for the people we serve. With us, your money stays local, your experience is intentionally personal, and our results speak for themselves.
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SOLD | 438 EL CIELITO ROAD, SANTA BARBARA SP: $4,050,000 · SOLD BY KEVIN GOODWIN
SOLD | 1320 PLAZA PACIFICA, MONTECITO SP: $4,500,000 · SOLD BY JOHN THYNE
SOLD | 1208 BEL AIR DRIVE, SANTA BARBARA SP: $4,425,000 · LISTED BY JOHN THYNE
SOLD
870 WINDSOR WAY, SANTA BARBARA LP: $3,250,000 · LISTED BY KEVIN GOODWIN
Toner 805.451.48011 DRE: 01962161 Trisha Toner 805.452.6906 I DRE: 02105359
Estate Snapshot – With half of 2025 over, take a look at the real estate market along the South Coast
Decoding 93108 – Take a tour of the many neighborhoods in Montecito –learn their characteristic perks and see what’s available in each one
Hot Topics – When it comes to home hardening, this architect is taking first-hand action… and so can you
A Sense of Belonging – Tour the private clubs of Montecito and beyond to see why these spaces offer exclusive social settings
The Water Column – Time to wise up about property water usage and the Montecito Water District has a number of programs and rebates to help
Breathing Easy – Sid Zagri and Meg West offer holistic, cost-effective ways to combat mold and drainage issues
Mortgage Lending – Looking to get your mortgage payments down? Here are some options for what to do.
Tax Matters – Exploring the benefits, structure, and risks of using an Intentionally Defective Grantor Trust to reduce estate taxes
Insurance Matters – Tim Baxter gives some tips on how to protect your homeowners insurance
The Montecito Cultural Calendar – Put these in your planner – here’s the MA and CVA events happening the rest of the year
Real Estate, Done Differently
Congratulations to The JJD Group for being named to the Forbes “Best-in-State Wealth Management Teams” 2025 list, published on January 9, 2025. Rankings based on data as of March 31, 2024.
1424 State Street Santa Barbara, CA 93101
805.963.6302 fa.ml.com/jjdgroup
Endless Views, Effortless Living
Perched at the pinnacle of Montecito, this timeless estate captures nearly 360° views of the ocean, mountains, and Channel Islands. Adjacent to San Ysidro Ranch, the home features a dramatic two-story atrium, a flexible layout, and expansive indoor-outdoor living with unforgettable vistas in every direction.
Real Estate Snapshot
by Kelly Mahan Herrick
Mid-Year Market Update
As we approach the middle of 2025 and the end of Q2, it’s notable that as of this writing there are currently 291 homes and PUDs (planned unit developments, i.e. single-family homes within an HOA) on the market in the South Coast of Santa Barbara, which spans from Goleta to Carpinteria. This is exactly 100 more units than we had this time last year.
This is the highest level of inventory we’ve seen since pre-pandemic years, however, inventory is still considered low, with a three-and-a-half-month supply of homes available. With this low supply, we still consider this market in favor of sellers, but we are slowly inching our way to a balanced market, which is typically considered a six-month supply of inventory. In pre-pandemic years, we would expect to have about 500 homes, condos, and PUDs on the market. Right now, we have 364 total active units.
Further confirming it’s still a seller’s market on the South Coast: median sales price is up to $2.65M year-to-date through May, which is up 17.6% from $2.25M in 2024. The average sales price YTD is $3.6M, which is up 5.5% from $3.5M in 2024.
In May we saw the closing of 93 sales of single-family homes and PUDs, which is up slightly from April’s 89. We’ve seen a steady uptick in sales numbers since the beginning of the year, which is encouraging. This indicates a healthier market all around: When inventory and sales both increase, it means both sellers and buyers are active in the marketplace, which is ideal.
Year-to-date, we’ve seen the closing of 391 homes and PUDs on the South Coast. In 2024 that number was 338, and in 2021 it was a whopping 616. In a pre-pandemic year, we’d expect to see about 575 homes close in the first five months of the year.
One of the key markers that indicates the heat of the market is the number of days on market, or DOM. The average number of days on market at the end of May was 37 days, which is slightly higher than what it was last year (34). This bump in DOM allows inventory to accumulate more than last year, but buyers should still be aware that well-priced, appealing homes are still selling with multiple offers, especially in certain areas and price points.
Median YTD Price Continues to Rise
Our median sales price reflecting only the sales in May 2025 was $2,175,000, compared to $2.5M in May 2024. When looking at data this granular, it’s important to note that in May 2025, the highest-priced sale was $13M in Hope Ranch, while in May of last year, there were three sales well over that price, ranging from $17M to $26M. Thanks to 18 sales so far this year over $10M, our median sales price YTD remains at a record high.
Right now, we have 360 homes, PUDs, and condos actively listed and not in escrow. These properties range in price from a $535K 1/1 condo in Goleta to a $70,000,000, 20-acre coastal equestrian estate in Summerland. The latter property features a 27,000-square-foot main home, a movie theater, a gym, spa, beauty salon, sports bar, 200-person ballroom, a 10-acre polo field, 32-car garage, helicopter hangar, two guest houses, staff quarters, swimming pool, and much more.
Snapshot Page 174
An exquisite estate in Summerland is the highest priced listing currently in the Santa Barbara MLS; it is listed for $70M (listed by Timothy Di Prizito of Christie’s International)
892 TORO CANYON ROAD Montecito | CA
191 E MOUNTAIN DRIVE
Montecito | CA
Offered at $11,995,000 Offered at $6,450,000
It’s interesting to note that as of this writing, we have nine ultra high-end properties listed for $40M and over, and a whopping 56 properties $10M list price and higher. If a good portion of these properties trade hands this year, our median sales price will continue to increase.
Condo Sales Impress
Let’s look at condos: so far this year there have been 137 sales in the South County, compared to 119 at this time last year. Active and new listings are up, and median list price, sales price, and average sales prices are also up significantly. The median sales price for condos is now $1,165,000, compared to $925K this time last year. The median list price ($1,165,000) is the same as the median sales price, reflecting the strength of the condo market right now.
The number of days on market in the condo segment has climbed since last year: 40 days in 2025 compared to 31 days in 2024. This number was less than half (14) in both 2022 and 2021. The luxury condo market is booming, with 10 sales over the $3M mark. Last year there were just three in the same time period.
Snapshot Page 224
The median sales price year-to-date is up 17% from 2024
by Mark Ashton Hunt
The Many Neighborhoods of Montecito Decoding 93108
When we say Montecito, people in L.A. and from other areas respond differently than they did five years ago or even one year ago, when I first wrote these same words. The secret is out and the perception of Montecito as a “hot spot” is at an all-time high.
If you are new to town, you might not know that just a few years back, you could walk into Lucky’s or Tre Lune on a weekend without a reservation and likely get a seat within minutes. There was a time when traffic on Coast Village Road was unheard of and parking was aplenty.
GOTMONTECITO.COM
WWW.MONTECITOBESTBUYS.COM
Please contact me directly MARK ASHTON HUNT
Call/Text Mark @ 805-698-2174
Mark@Villagesite.com
www.MontecitoBestBuys.com
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Meanwhile, just a mile up from the hustle and bustle of Coast Village Road and the beach area, Montecito’s Upper Village, with her quaint courtyards, patios, and gathering places set amongst the stores and services, still feels most like the olden days. However, Pierre Lafond can still show a strong rush and tout a crazy parking lot at lunch.
Montecito being close geographically to Los Angeles is another bonus for buyers, and a big reason why so many from 80 miles south have bought a slice of botanic, beach area beauty in our 93108. Be it an oceanfront statement home for $20,000,000+ or a condo near shopping and dining for just under $1.3M, it’s the same streets, stores, and air we are all sharing, so find your buy in Montecito and don’t miss out.
As the publicity recedes to the background, the homes and lifestyle itself remain on screen. Even with more people here, the homes and lots are very private, thanks to our forefathers who created larger lots in the area, and to Mother Nature for providing creeks, mountains, and the incredible climate we all enjoy (though today is June gloom…).
If you live here in Montecito or have ever looked at houses in the area, you know that there are many different neighborhoods that change block by block, even within Montecito’s greater 93108. Each corner or nook of Montecito offers its own charm, advantages, and distinct personality. From Fernald Point at the beach, to Eucalyptus Hill overlooking Santa Barbara and Montecito, to the historic estates, open spaces, and creeks near Cold Spring Road, through the coveted Golden Quadrangle (a quick stop at RH for lunch), and on toward the ranches and multi-acre view homes along Toro Canyon Road.
What follows is a brief, yet hopefully thorough tour of Montecito and her greater area. While Montecito is within the 93108 zip code, not all homes within 93108 are within the Montecito or Cold Spring School districts. Check with schools for attendance requirements. If you are currently looking for a home in Montecito, I hope this overview is helpful in defining a neighborhood that might suit you best and I am here to help if you need a guide through the process of buying (or selling) a home in the area.
Please note that some properties featured may go into escrow or sell outright before you read this, and others may have a price reduction in time.
Welcome to Hacienda La Playa at Bajada Lane with beach access right from your front door. Luxurious yet casually elegant home in a natural private setting with south facing pool overlooking the ocean and Channel Islands. A flexible floor plan for seamless indoor-outdoor living. Primary suite offers two large closets, spacious spa bath, a romantic patio with endless ocean island views. This fine home is ideally set up for world class entertaining and vacationing at home. Living room with Nano-doors open to a private garden patio. The entire home is surrounded by extensive lawns and lovely gardens. There is a producing orchard with avocado, lemon, lime, passion fruit and more. Convenient location in Hope Ranch with easy access to shopping, restaurants, and all Santa Barbara has to offer.
Boasting big views and connecting the Cold Spring School / Westmont College area to the views along Alston Road, Eucalyptus Hill neighborhood homes are coveted for their location and views. In close proximity to Montecito’s villages and just down the hill to Santa Barbara, enjoy rolling foothills, commanding vistas, historic properties, and new or remodeled view estates mixed with more affordable homes here and there. Homes in the Eucalyptus Hill neighborhood may be in the Cold Spring or Cleveland School districts depending on street and location.
This modern Mediterranean home offers 270-degree views of the ocean, harbor, islands, mountains, and coastline and features three bedrooms, an office/den, and three and a half bathrooms, with soaring ceilings and an elevator that connects all levels. In the living room, custom corner windows frame the coastline and views. The primary suite offers a peaceful escape, with large windows offering stunning views of the harbor and coastline.
Nearly every room takes full advantage of the home’s exceptional setting, bringing the outdoors in. There is a view deck off the kitchen.
Cold Spring School
Just to the north-ish of Eucalyptus Hill is the Cold Spring School neighborhood, which includes properties in and around Cold Spring School, Westmont College,
Montecito Sales Soar
Thus far in Montecito, we’ve seen the sale of 75 homes and condos in the MUS and Cold Spring School districts, which is 41% higher than last year. Although impressive, at the peak of the frenzied covid market in 2021, we saw 157 sales in the first five months of the year. This boost in the Montecito market is in part due to the devastating fires in Los Angeles and Malibu, which sent dozens of people our way: first as tenants, then as buyers. Median sold price in Montecito for the first half of the year is $6M, up from $5.95M in 2024. Average sold price is $7M, down from $8.7M in 2024. Yearto-date there have been 11 sales over the $10M mark, compared to 9 sales in the same timeframe last year. Notable sales include Villa delle Palme, a $30M estate on Mariposa Lane which sold in January, and 1603 Posilipo, a beachfront cottage on
Fernald Point which sold off market for $22M in March.
As mentioned previously, the condo market, especially in Montecito, has seen a boom this year. There have been 14 condo sales in Montecito so far this year. Last year that number was 3! There are currently 11 active condo listings in the Santa Barbara MLS as of this writing, ranging in price from $1,680,000 in Villa de Montecito to $9.9M in Bonnymede.
An Eye on Carpinteria
Carpinteria is buzzing both commercially and real estate wise, with the opening of Linden Square, an outdoor dining and shopping destination. Eateries and shops at the site include Corazon Cocina, Third Window Brewing, Tina’s Pizza (a second location of Montecito’s popular Bettina), Dart Coffee, Macher, Channel Island Surfboards, and others, all located in a vibrant, outdoor community that is welcoming to both locals and tourists.
On the other side of the 101, a new residential development, the Santa Barbara Polo Residences, launched its sales office and began selling the first phase of homes.
Snapshot Page 264
A beachfront 3/3 condo in Bonnymede is the highest-priced sale in the condo segment so far in 2025, sold for $6.4M in January (listed by Jane Alexander with Village Properties)
956 Mariposa Lane in Montecito is the highest priced sale so far this year, closing for $30M in January (listed by Drew Gitlin of Coldwell Banker)
C alcagno & Hamilton Real Estate Group
The storied polo grounds next door and rambling equestrian countryside have inspired a humble, uncomplicated architectural expression that bows to the natural beauty of the pastoral setting. A rare offering, the 11.5-acre enclave, with 25 private single-family homes and 15 stylish casitas, effortlessly channels California’s signature indoor-outdoor lifestyle.
by Christina Atchison
Local Architect Rests Easy Thanks to Wildfire-Resistant Retrofits Hot Topics
ontecito resident Chris Dentzel’s secret to a good night’s sleep is not lavender, chamomile, or any of the usual somnolent suspects you might think of.
“I actually sleep a whole lot better,” Dentzel said. “And I know there are more things to do.”
The key to Dentzel’s tranquility is evident throughout his thoughtfully designed Sycamore Canyon home.
A steel skirt encloses the previously open, wood-framed foundation of his casita. Before, those wooden alcoves would have been a prime location for destructive wildfire embers to fester.
A pathway of non-combustible gravel wraps around the steel-skirted casita. It’s a recent change from flammable wood chips.
Dentzel, a local architect, is making intentional choices that result in invaluable peace of mind.
“What gives me the biggest feelings of accomplishment and pleasure is to make things cohesive and beautiful and to do it in a practical way that also protects the home,” Dentzel said.
When he decided to construct a casita on the lower terrace of his property, memories of the Tea Fire guided his decisions as he selected his building materials.
“That’s all cement board material which is fire-resistant,” said Dentzel.
In 2022, Dentzel met Montecito Wildland Fire Specialist Maeve Juarez during the fire department’s annual Neighborhood Chipping Program. They began talking
about removing a few hazardous trees on the property. As Juarez and Dentzel walked around his property, the conversation shifted to the structures.
“I don’t know if the word ‘hardening’ was really being used three years ago,” Dentzel said. “But I do remember talking about ways to protect the building.”
Hardening the Home
Home hardening is a relatively new term in the world of wildfire prevention and building construction.
As a Wildland Fire Specialist with over 25 years of experience in wildland firefighting, Maeve Juarez has witnessed firsthand the difference structure hardening makes during a conflagration such as the Palisades Fire near Los Angeles in January, or the Camp Fire of 2018 in Paradise, California.
“The best chance for a home to survive a wildfire is to prepare the structure to stand alone,” Juarez explains. “That means a fire can burn through the area and cause minimal damage to the home without any action by firefighters.”
To achieve this, a homeowner must implement building techniques to stop embers from entering the home and/or landing in receptive fuel beds near the house, such as combustible landscaping or patio furniture.
Post-fire studies have found that hardened structures are over three times more likely to survive a wildfire. Additionally, the first five feet from a structure, known as “Zone Zero,” are the most critical to address.
Preventative Property Visits
Juarez and fellow Montecito Wildland Fire Specialist Nic Elmquist, visit dozens of properties in the community each year to provide Defensible Space Surveys.
The surveys include a thorough inspection of structures, surrounding vegetation, and property access routes.
After a property visit, a report is provided to the homeowner explaining the vulnerabilities and specific recommendations to mitigate those issues.
Juarez provided Dentzel with a Defensible Space Survey report of his Sycamore Canyon property, outlining the changes she suggested to give his home the best chance of surviving Montecito’s next major wildfire.
Dentzel confesses that he was not immediately on board with her recommendations.
“At first I felt really resistant to removing the wood chips around the house because it took a lot of effort to put it in and I liked it,” Dentzel said. “The gravel around the house reminded me of mid-century homes in a desert setting. It just didn’t feel right. But once I started doing it, it felt really good because of the value of protecting the house.”
Reimbursement Program for Preventative Retrofits
In 2021, Montecito Fire Department launched the Home Hardening Assistance Program (HHAP) – a proactive initiative to safeguard our residents and their properties against ongoing fire risks.
The first iteration of the program focused on retrofitting vents with fine mesh materials to prevent ember intrusion.
“In December 2024, we revamped the program into an incentive structure for a
Montecito Wildland Fire Specialist Maeve Juarez provided Dentzel with recommendations to harden his home (courtesy photo)
As a local architect, Dentzel shares the benefits of home hardening with his clients
The project, located on 11 acres and boasting mountain views and prime views of the polo fields, includes 25 brand-new single-family homes ranging in size from 2,500 square feet to over 4,000 square feet. Fifteen smaller townhomes are also included in the project, and are expected to be available for pre-sale later this summer. Six of the single-family homes are currently for sale, ranging in price from $3.2M to $5,425,000. Elsewhere in Carpinteria, there have been 51 sales of homes, PUDs, and condos so far this year. This is up from 41 last year. Median sales price in Carpinteria is rising steadily; it’s up to $1.5M so far this year, compared to $997K last year. With Carpinteria still being relatively affordable compared to Santa Barbara, my guess is that property values will continue to increase at an impressive rate.
Santa Barbara Inventory Up
Sales are healthy in Santa Barbara proper so far this year, with 242 homes, PUDs, and condos selling through the end of May. This is on par with last year, when 255 properties sold in the same time frame. Sales ranged from a $645K 1/1 condo on Calle Crespis to a $23M ocean-view home on Campanil Hill.
The median sales price in Santa Barbara is up 16% over last year, to $2.1M. This figure does not take into account sales in Hope Ranch, which enjoyed renewed sales activity in the first half of the year. There have been 14 sales so far in Hope Ranch this year, compared to just eight in the same time frame in 2024. The YTD median sales price is $6.7M, which is a touch higher than it was last year. Inventory has doubled in Hope Ranch the first half of the year, with 23 homes currently active in the MLS. These properties range in price from $4.3M to $66M.
In Santa Barbara, there are 141 homes and condos currently active in the Santa Barbara MLS. This is a 42% increase over last year, when just 99 homes and condos were currently on the market at the beginning of June. This is a welcome shift for buyers, who have been battling low inventory, high prices, and high interest rates for the last three years.
Snapshot Page 614
The newly opened outdoor mall, Linden Square, is attracting attention in downtown Carpinteria, drawing locals and tourists alike to the seaside town (courtesy photo)
A new housing development, the Santa Barbara Polo Residences, launched in the spring. The homes feature mountain and polo views, luxurious finishes, and large square footages. (Listed by the Calcagno & Hamilton Group of Berkshire Hathaway HomeServices.)
broader range of qualifying actions supported by scientific research, beyond just replacing vents,” Juarez explains. “Our goal is to incentivize residents to comply with Zone Zero and enhance home hardening measures.”
The program aims to harden and retrofit homes by offering financial assistance for targeted improvements. In turn, we reduce the risk of wildfire damage and protect both people and property.
“As wildfire threats continue to grow, investing in structural retrofits is essential for creating a more resilient community,” said Montecito Fire Chief David Neels. “By assisting homeowners in hardening their homes against wildfires, we strengthen our collective defense and foster a safer environment for all Montecito residents.”
Fire-Ready Design: Bringing Beauty and Safety Together
by Zach Rosen
Founded in 2017 by Valerie and Daniel Pampel, Pampel Design is a Santa Barbara-based leader in luxury interior and exterior shade solutions. With over 24 years in the industry, the company specializes in custom-designed motorized window coverings, awnings, canopies, pergolas, and upholstery, offering in-house fabrication and installation services. Their deep experience and local commitment have made them a trusted resource for designers, contractors, and hospitality projects across the Central Coast.
In recent years, Pampel Design has placed increased emphasis on fire preparedness – an essential concern for residents of Montecito and surrounding fire-prone areas. Valerie Pampel has worked to educate clients about the importance of integrating fire-retardant materials into outdoor structures and textiles, particularly in response to rising client awareness following regional wildfires.
Many of Pampel Design’s outdoor products incorporate fabrics that are either treated for fire resistance or inherently fire retardant. These materials are used in applications such as retractable and stationary awnings, exterior drapery, canopies, and outdoor cushions. For clients seeking both aesthetics and safety, fire-treated fabrics offer a broader range of colors and patterns while still enhancing protection.
Beyond fabrics, Pampel Design offers innovative structural solutions such as powder-coated aluminum louvered roofs, including those from Zeno, an Italian brand praised for its sleek design and cost-effectiveness. These non-combustible aluminum structures resist both fire and termites, outlasting traditional wood pergolas which are vulnerable to both environmental damage and flame. With the added benefit of minimal maintenance and 20-year powder-coating warranties, these structures are both practical and elegant.
To further reduce fire risk, some systems are designed so that fabric retracts into protective housings when not in use, shielding materials from airborne embers during fire events.
Pampel Design’s forward-thinking approach combines modern aesthetics with safety and peace of mind. Their commitment to innovation, paired with impeccable client service and resilient business mindset, has positioned Pampel Design as a leader in both luxury design and fire-resistant outdoor living.
Visit www.pampeldesign.com
Application & Selection Process
Residents may apply to be reimbursed up to $10,000 for eligible home-hardening retrofit actions. This may include changing to non-combustible materials within the first five feet of the structure, upgrading to tempered glass windows, replacing wood fencing with non-flammable materials, and installing ember-resistant vents.
Our goal is to reduce the number of homes lost to wildfire, particularly due to home-to-home ignitions, and prevent fire from becoming established in populated areas.
With that in mind, applications are prioritized based on a comprehensive evaluation of wildfire risk. Selection criteria include proximity to wildland areas, anticipated fire behavior in a property’s vicinity, a parcel’s fire history, and a residence’s existing wildfire resilience.
If an application is approved, Montecito Fire Department will issue a reimbursement check to the property owner for eligible expenses, with a maximum assistance amount of up to $10,000. The program is available as a one-time assistance option per property. Dentzel was one of the first Montecito residents to be selected for the HHAP. The steel skirt around his casita and change from wood chips to gravel qualified for reimbursement.
He also received funds for replacing a wood gate that previously butted up to the main house. In place of the wood gate that once threatened to be a wick carrying flames directly to the structure is now a hardy metal gate.
“I didn’t want to let go of that wood gate, but Maeve said it could catch fire,” Dentzel said. “I thought, ‘leave nothing to risk, because one little thing, in a blink, can cause a big thing.’”
While Dentzel admits he was reluctant to implement the changes initially, the reimbursement was motivating.
“I think [the HHAP] is very forward-thinking and hugely practical,” he said. “After hearing about the recent fires in L.A. and the effect that one property can have on its surrounding properties, it’s so logical and [home hardening] can be done in a beautiful way.”
Dentzel is incorporating what he’s learned from upgrading his own property into his business conversations.
“It’s made me more passionate about sharing things that I know now with my clients,” he said. “Knowing the benefits of home hardening and believing in it has put me in a position to share the excitement of what we can do on an individual basis, which is kind of a big deal.”
Community members may learn more about Montecito Fire’s Home Hardening Assistance Program and how to apply by visiting montecitofire.com.
A steel skirt encloses flammable wood framing beneath Chris Dentzel’s Sycamore Canyon residence
Dentzel replaced wood chips within the first five feet of his home with non-combustible gravel
Christina Atchison is the Montecito Fire Public Information Officer
A Sense of Belonging
by Gabe Saglie
Private Clubs Add to Santa Barbara’s Residential Appeal
Life in the American Riviera – along the alluring Santa Barbara south coast, and enclaves like Montecito – strikes a special balance: it’s not far from the urban sprawl of L.A., yet a world away.
And the appeal of living here goes beyond gorgeous views, perfect weather, and an uncanny ability for property values to perpetually blossom. It’s also about the way it offers so much more than you thought you needed, through amenities, facilities, and perks that elevate the quality of life, every day.
Local private clubs have a lot to do with that appeal. At their core, they are havens for socialization, that all-important tenet of human interaction that a vibrant community both needs and craves. They also expand their members’ horizons, through a bevy of innovative programs and curated experiences, from the culinary and athletic to the imaginative and intellectual.
Clubs tend not to make dues and fees public. For serious prospects, though, it’s fair to say that membership is more an investment than an expense.
The Santa Barbara Club
The oldest social club between Los Angeles and San Francisco is centrally located on Chapala, 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 have 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 20 years and makes everything from pastas to pastries in-house. Service during breakfast, lunch, and dinner is geared toward an elevated, luxury dining experience. “We can serve more than a hundred meals on a Friday night,” says club manager Linda Spann, which take place either in the elegant Dining Room or the sprawling outdoor lawn.
THE BANKS
15 YEAR FIXED 4.99% 5.74% A.P.R.
Also covering the following:
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 contemporary 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). The waiting list, according to Ms. Spann, especially for the Regular category, continues to grow despite the often-long wait period. 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 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 new executive chef impresses with seasonal menus and inventive cuisine. 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. uclubsb.org
Miramar Club
Privacy and exclusivity reign supreme here, the members-only extension of the luxurious and elegant Rosewood Miramar 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 Ty Warner in 2000, in conjunction with his buying 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 Belonging Page 534
The Santa Barbara Club
Simplify Your Next Sale
With all the issues that can complicate closing a deal... the roof doesn't have to be one.
The Water Column
by Laura Camp
Water Wise Homes: Getting Smart About Water Use
Has Never Been Easier!
Montecito Water District (MWD) is fully committed to offering customers effective tools for efficient water use. Statewide in California, most water use is outdoors and here locally, around 75% of water used by MWD customers is used outdoors. So, while preventing water waste indoors is important, your landscape is the best place to focus your water efficiency efforts. As a first step, consider scheduling a free On-Site Conservation Visit to find ways to improve your water-use efficiency and reduce costs while keeping your landscape healthy and beautiful. A Water Wise Checkup with the MWD’s Water Conservation Specialist will focus specifically on identifying water and money-saving opportunities for your property.
Drip Irrigation
Smart Irrigation Controllers Landscape Conversion
Once you’ve identified priority projects, take advantage of the MWD’s Rebate Program for cash back when implementing best practices such as:
"We are very happy with this service! The value for the price is outstanding!"
- Nicki LaPorte,
Compass
What's Included:
•76 point in-person inspection
•Easy to understand Roof Health Report
• Photo documentation of any issues
•Options for resolving any issues quickly
Simple Pricing
Starting at $550 for homes up to 3000 sqft then $50 for each additional 1500 sqft.
- Redesign landscape to replace some or all vegetation with drought-tolerant or native plants
- Replace or upgrade old irrigation systems with state-of-the-art efficient drip or spray systems
- As appropriate, place mulch around trees and plants to retain moisture in the soil
Whether at home or away, everyone can now benefit from the MWD’s WaterSmart customer portal, which works in conjunction with smart meters to provide real-time water usage data. Note that customers must register for the program online to ensure that leak alerts are delivered as desired. MWD is available to assist with this process. In the year and a half since this program was implemented, early leak detection has skyrocketed, resulting in significant water savings and consistent positive feedback from customers. Water Budgets, introduced in April 2025, are the MWD’s newest water efficiency tool. Each Water Budget is property specific, derived using the best available scientific Water Column Page 404
Mulch
UC. C· 10 724236 � gary@deinhardelectric.com S www.deinhardelectric.com
How One Local Expert is Changing the Mold Game in Homes Breathing Easy
Sby Zach Rosen
ometimes it would happen in the dead of night… Other times, just trying to relax on the couch… in every room, at unexpected moments, a pressing question would rise: “Can you smell that?”
When it comes to the comfort and health of a home, few threats are as insidious – and misunderstood – as mold. It can creep into walls, under carpets, and behind furniture, often undetected until physical symptoms begin to appear: persistent coughing, nasal congestion, fatigue, or even cognitive issues. A home should invoke a sense of safety – not concern for one’s own wellbeing. In a region like Santa Barbara and Montecito, where lush greenery meets the moist coastal climate, mold is more than a nuisance – it’s a quiet intruder that affects quality of life.
After worrying about the mold issue in our apartment, my partner and I finally contacted our property owner. The management company sent over a “professional” that spent about 15 minutes looking at the place. He poked the wall once or twice with a moisture reader, generally gazed around the walls, and after not seeing any visible mold, deemed it “fine.” It was time to call in an actual expert…
If mold is the villain of this story, Sid Zagri is something of a quiet hero. I first met Sid at a Poetry Slam he would host at Dargan’s. A poet himself, after working with Sid I can verify he brings a similar poetic approach to his work, speaking with a calm rhythm that brought ease to a longtime worry we’ve had living in our apartment. The founder of Advanced Clean Air Solutions, Sid is reframing how homeowners think about mold detection and remediation. Rather than defaulting to demolition-heavy, anxiety-inducing solutions, Sid brings a nuanced, investigative approach, emphasizing science, practicality, and health over hysteria.
Sid Zagri – the quiet hero of this story (courtesy photo)
Mold
in your home (photo by Michael Schiffer on Unsplash)
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Sid didn’t set out to become Santa Barbara’s mold whisperer. His journey began during the COVID-19 pandemic, when he was introduced to an advanced air purification technology developed by the University of Wisconsin for NASA. Originally used to eliminate volatile organic compounds on the International Space Station, this technology intrigued Sid enough to pivot his focus entirely. He built a distribution network for the purification devices and, as customer testimonials rolled in – especially from asthma and allergy sufferers – Sid realized his calling might lie even deeper in the realm of environmental health.
He pursued rigorous certification as a residential and commercial mold inspector and soon began receiving calls from people whose health had been subtly but persistently declining. “People come to me after exhausting all other options,” he said. “They’ve seen doctors. They’ve changed diets. Nothing works – until we deal with the mold in their environment.”
Sid’s mold testing process is comprehensive. It starts with an outdoor air test to set a baseline for spore counts, followed by indoor testing using press slides, surface swabs, and particulate sensors. These tools measure everything from CO2 levels to volatile organic compounds (VOCs), giving Sid a detailed map of the home’s air quality. High humidity readings – anything above 60% – raise a red flag. After analysis, everything is sent to a lab where the homeowner receives a full biological report of exactly what is living in their home, and how much of it.
Breathing Easy Page 474
Mold can be linked to persistent coughing, nasal congestion, fatigue, or even cognitive issues (photo by Annie Spratt on Unsplash)
For proper mold testing, air samples need to be collected both inside and outside of the home (courtesy photo)
methods to determine how much water is actually needed. Factors such as type and quantity of landscaping, presence (or absence) of features such as a swimming pool, number of residents in the home, and more are all part of the calculation. The Water Budget for each account appears as a chart on the customer’s bill and in WaterSmart alongside a comparison with actual water use. Any customers eager to learn more about this new tool are encouraged to contact the MWD.
Customer favorites? Pool covers and “after hours” irrigation. Going into summer, heat and evaporation play heavily into water use. Covering pools, spas, and hot tubs when they’re not in use can definitely save water, and often results in additional savings when energy and cleaning needs are reduced. Irrigating after 6 pm and before 10 am, when temperatures are cooler, allows for more water to be absorbed by plants and less to be lost to evaporation. We often hear from customers that they are amazed at the difference these changes can make. To find additional tips on indoor and outdoor water-wise actions, best practices checklists, garden inspiration, and more, visit the MWD’s website: www.montecitowater.com
MWD’s robust and diversified water portfolio has bourgeoned with above average rainfall in 2023 and 2024. While the three-year water supply outlook is quite favorable, the recent dry winter is a good reminder that conditions can change quickly. MWD’s goal is to proactively partner with the community to make permanent changes for more efficient water use and long-term supply reliability. It’s essential for water supply planning and management, complying with State regulations, and supporting the area’s unique garden-like, semi-rural nature.
Residents of Montecito and Summerland appreciate how unique this local environment is – and fully embracing the benefits of a semi-arid climate includes cultivating an awareness to use water wisely. Not only is it important because water is a limited resource, efficient water use also reduces the energy needed to pump, transport, treat, and deliver water. Changing behavior, adapting landscaping practices, evolving aesthetics, education, involvement... it all adds up to sustainable stewardship and keeping your community beautiful.
WATER BUDGETS SMART METERS SMART REBATES
At The Walsmith Group, real estate is personal. We take the time to understand your lifestyle, goals, and vision—then craft a strategy to match. Whether you’re buying or selling in the Santa Barbara area, our commitment goes beyond the transaction. With trusted insight, tailored guidance, and a focus on long-term relationships, we’re here to help you make your next move with confidence. Let’s talk about what’s possible.
and Lotusland. Smaller and low-traffic neighborhood streets (Chelham, Paso Robles, etc.) with smaller homes, rest at the foot of larger homes and significant historic estates along East Mountain Drive, Cold Spring Road, Ashley Road, and in the Arcady Estates.
792 Chelham Way – $4,350,000 – Nearly Half-Acre Lot – Remodeled – Nice Light
With a private drive on a less travelled street and adjacent to the open fields of Westmont College, this reimagined four-bedroom, four-bathroom home offers over 3,100 square feet on a nearly half-acre lot in the Cold Spring School District. Step inside the mid-century, remodeled home to find natural, light-filled living spaces. Flow seamlessly from the chef’s kitchen into the stylish living and family rooms. The primary suite features views of the surrounding mountains and a lush canopy of oak trees. Outside, enjoy stone lined patios and pathways, a nice-sized lawn and mature trees that provide additional privacy.
Riven Rock
Just east of the Cold Spring School area is the famous and historic neighborhood known as Riven Rock, where homes rest on the site of a once-historic property, long since imagined into a fairytale of a neighborhood with winding streets, larger lots providing privacy, and an old-world feel. Signature hedged lanes, low traffic streets with stone walls, rolling hills, and mature trees define the area.
1190 Garden Lane – $9,850,000 – Prime Location – Level/Gently Sloping Lot – Pool
This single-level home is set on 1.4 mostly level acres, near other estates and offering a captivating stage for all your hosting desires. Enjoy the Montecito lifestyle of seamlessly blending indoor spaces with lush outdoor retreats. Tastefully renovated, the home features a total of four bedrooms and five baths, including a luxurious primary suite.
Expansive windows throughout the home capture panoramic vistas and views over the pool, seamlessly integrating the home with its breathtaking natural and amenity rich surroundings. An open lawn, mature landscaping, and more all within the Cold Spring School District and just minutes away from the Lower and Upper villages.
Sycamore Canyon
Sycamore Canyon is a neighborhood as well as a main road that stretches from the intersection at Middle Road and Hot Springs near the Lower Village, and connects most of Montecito to the Cold Spring and Eucalyptus Hill areas and the backroads into Santa Barbara. Along Sycamore Canyon and Camino Viejo are small lanes with homes on lower traffic streets. This area is very convenient to everything, kind of a center before heading north, south, east, or west. Just a few minutes to wherever you are going in the 93108.
655 Oak Springs Lane – $9,995,000 –One Acre – Mid-Century Modern Home – Pool/Tennis
Tucked behind gates on a peaceful lane, this single-level mid-century estate features lush, tropical landscaping, curated pathways, and outdoor vignettes creating a Decoding Page 444
“I
resort-like (dare I say, White Lotus-esque) atmosphere. Soaring ceilings and walls of glass frame garden views, while a chef’s kitchen, dramatic agate fireplace, and seamless indoor-outdoor flow elevate everyday living. The spa-inspired primary suite features radiant heated floors, steam shower, ceiling-fill soaking tub, and private garden with hot tub and outdoor shower.
Two additional en-suite bedrooms and two offices offer flexibility and comfort. A sparkling pool, modern cabana with bar and home theater, outdoor kitchen, tennis court, and smart home systems complete this retreat, all within the Cold Spring School District.
Pepper Hill
Just below and beside Sycamore Canyon Road and above Alston Road, Pepper Hill proudly rises above the crowd, offering close-to-the-ocean views in one area and amazing mountain views from the other, and some homes that feature both. These homes all share a close-to-everything location and the feeling that comes from being in an enclave of homes on less-travelled streets. Originally an early 1900s estate on 36.5 acres named “Pepper Hill” for the many pepper trees adorning the ocean-view property, the estate was later parceled up into mostly one-acre lots in the 1960s.
1181 Glenview Road – $6,850,000 – Location – 1.5 Acre Lot – Pool
Bold architectural lines and natural elements are artfully woven together across one and a half acres of mountain and ocean views at this private retreat
Decoding Page 504
Lisa Foley
We are so pleased to welcome Lisa to our brokerage as she brings a wealth of insight, experience, and dedication to client success.
Lisa Foley is known for her attention to detail and powerful negotiating skills. Specializing in Montecito’s finest gated communities and most sought-after locations, Lisa offers comprehensive real estate services to both buyers and sellers. Clients in the Bonnymede area get the added comfort and security of knowing Lisa has lived in the Bonnymede community for over 25 years, bringing personal experience as well as professional expertise. She consistently goes above and beyond to exceed her clients’ expectations, ensuring every transaction is seamless and strategic. Her name is synonymous with quality, discretion, and investment value. With a keen eye for potential, Lisa approaches each property with a long-term perspective, guiding her clients with expertise, integrity, and class.
by Austin Lampson
Monthly Mortgage Payment Options Mortgage Lending
Ifrequently hear “The Market,” referred to, in a “who-knows-what’ll-happennext” tone of voice, as if it was your awkward cousin, teetering from the bar at a family wedding, with eyes locked in on the dance floor. Certainly, it is easier to predict what would happen next in that scenario than stay ahead of news headlines about real estate, mortgages, and “the average homeowner.”
As we continue to see adjusting prices, flattening rates, and yet more inventory on the market since pre-COVID, the focus for so many remains on their monthly cash flow. The most commonly asked question we get is, “How do I get my payment down?” Fortunately, for many buyers there are a few tactics that can be used for success.
Two ways to lower your monthly mortgage payment are a Temporary Buydown and a Permanent Buydown. The first is one which requires seller participation, as such that they are contributing to offset the interest you pay for up to three years. In a Temporary Buydown the seller, or realtor, gives funds through closing which the lender holds on hand to supplement the buyer’s interest due, and at a rate 1-3% lower than the market rate. For example, a 2-1 Buydown would mean that the buyer’s rate starts at 2% lower than current market for the first year, then shifts up to 1% below that market level for the second year, moving to where the market would have been at the inception of the loan on the third year. The buyer can refinance at any time, and any funds not used towards the offset are instead put as a principal reduction. The buyer does still have to qualify at the original rate, however.
See sample grid at the top right on a $2M loan.
A Permanent Buydown is what is commonly known as “points.” Most anyone can contribute towards this type of buydown: buyer, seller, agent, even family gifts could apply. This would see the benefit of the payment reduced for the longevity of the loan, as well as that the buyer would qualify on the permanently reduced rate. The
downside is that there is no refund in this situation – if you happened to refinance quickly, then that initial cost is sunk.
Looking at either one of these options is a great strategy to use if negotiating price. As a buyer your cash to close is certainly lower with a price reduction, yet if a lower monthly payment is your goal the reduction in property taxes is usually much lower than could be from a buydown standpoint.
Conversely, interest-only loans remain popular for many situations. We are currently funding a 1031 Exchange where the buyer would like a certain cash flow of the property for a window of time and aren’t concerned about any equity paydown. Keep in mind that qualifications for these types of loans can be more stringent, and rates can be higher than their principal + interest counterparts. I personally see these as a great tool for short-term leverage, and not a long-term strategy if your goal is to eventually own your home outright.
Just like the dance moves that’ll come flowing out of your awkward cousin, the market will continue to evolve and move forward. The best strategy that we can make is one that looks tightly into a five-year window, and more loosely past that. What we do know is that rates will come down again, just not when, or by how much. Being strategic in how you approach your housing expense planning can give you the financial freedom for which we all strive.
Stats courtesy of the Santa Barbara Association of Realtors, https://sbaor.org/ news/statistics
Austin Lampson, SVP of Mortgage Lending at Origin Point, delivers expert guidance and awardwinning service. Reach her at austin.lampson@ originpoint.com
“One of the biggest misconceptions is that if you can’t see it, it’s not there,” Sid explains. “But smell is often more predictive than sight. That musty aroma? That’s the metabolic off-gassing of active mold colonies. You’re not smelling spores – you’re smelling life at work.”
The Health Risks… and Hidden Costs
Sid’s data doesn’t just look impressive on a report. It often tells a story of quiet deterioration: homes where Aspergillus and Penicillium spores are 10 times higher indoors than out (such as in our apartment), or cases where toxic molds like Stachybotrys (often associated with “black mold”) begin colonizing drywall. The implications aren’t just structural.
“There’s a growing body of medical research connecting chronic exposure to allergenic mold with long-term immune dysfunction,” Sid says. “Conditions like fibromyalgia, lupus, and even cognitive decline are sometimes misdiagnosed. What we’re really seeing could be chronic inflammatory response syndrome –CIRS – triggered by mold.”
He’s seen firsthand how reducing mold spore counts and improving air quality has helped clients regain mental clarity, better sleep, and relief from chronic congestion. “One client was convinced he had long COVID. After a week with one of our purifiers and removing mold from his closet, his symptoms started improving dramatically,” Sid recounts.
A Practical, Non-Demolition Approach
What sets Sid apart in an industry known for fear-mongering is his commitment to not tearing homes apart. He operates more like a project manager than a demolition contractor. If remediation is needed, he coordinates best-in-class specialists – from plumbers to HVAC professionals – but only where necessary. His ethos: start with the least invasive option.
“Many traditional companies – especially those that evolved from asbestos abatement – default to full-room demolitions. It’s outdated and unnecessary in most cases,” Sid says. “We’ve seen quotes for $72,000 for jobs that we completed for $12,000 using more modern, targeted solutions.”
His technology-first strategy includes recommending state-of-the-art air purifiers using photo-catalytic oxidation (PCO) to treat active mold spores and VOCs in real time. These devices don’t just filter the air; they alter its chemistry, releasing hydrogen peroxide vapor that neutralizes airborne pathogens before reverting to moisture. For renters or those unable to commit to major renovations, this can be a game-changer.
Even when a full fix isn’t financially or logistically possible, Sid finds manageable workarounds – like dehumidifiers, improved ventilation, and small lifestyle changes. In one case (actually… it was my apartment), simply removing a damp carpet and
reducing overcrowded clothing in a musty closet dropped spore counts significantly. “We’re not here to scare people,” he adds. “We’re here to empower them with knowledge and options.”
Water Wisdom: Meg West’s Holistic Landscape Solutions
While Sid handles what’s inside the house, Meg West is equally focused on what’s outside. A seasoned landscape architect with over two decades of experience in Santa Barbara, Meg specializes in identifying how poor drainage contributes to mold and structural issues – and solving it sustainably.
“In Montecito especially, the heavy clay soil and hillside lots make water management a major issue,” Meg explains. “Even something as simple as a downspout draining too close to the house can lead to rising damp, which then wicks up into the foundation and walls.”
Meg’s approach is equal parts diagnostics and design. She begins with a detailed inspection, often during or right after a rainstorm, to see exactly how water moves through a property. Her solutions often involve subtle grading, repositioning downspouts, and creating rain gardens – landscaped depressions that absorb water and nourish plants – rather than sending runoff straight into the drain system.
“Most contractors want to hard pipe water off the property as fast as possible. But that’s a waste, especially in drought-prone California,” she says. “We try to capture and redirect that water usefully.”
Beyond drainage, Meg helps clients transition to water-wise plantings. She encourages low-maintenance native grasses and succulents, and steers clients away from high-water ornamentals like hibiscus and camellias. “A big green lawn might be beautiful,” she says, “but if it’s only aesthetic, it’s not a responsible choice anymore.”
Her landscape assessments often reveal hidden mold enablers – overwatering irrigation systems, mulch piled too high against stucco walls, or dense plantings on the home’s shady north side.
“Even moss can be a clue,” Meg says. “It’s not harmful in itself, but it tells you that area is too moist.”
The Bigger Picture
Together, Sid and Meg offer a comprehensive service that addresses both cause and effect: not just removing mold, but preventing its return. Their work reflects a broader shift in home care – toward sustainability, health, and common sense over costly overhauls.
“Santa Barbara has a mold problem,” Sid says plainly. “And it’s not just the big estates. It’s everywhere. But with the right tools and the right team, you can solve it without gutting your house –or your bank account.”
As more homeowners wake up to the dangers of unchecked moisture and indoor air pollution, experts like Sid and Meg are leading a new kind of renovation: one that starts with education, follows the science, and ends with clean air, dry walls, and peace of mind – so we can all breathe easy at home. www.advancedcleanairsolutions.com
Zach Rosen is the Managing Editor of the Montecito Journal. He also enjoys working with beer, art, and life.
Swab tests of problem areas are sent to a lab where the cultures are grown and identified (courtesy photo)
Sometimes mold can be seen, and sometimes it can’t… (courtesy photo)
A full air analysis helps inform the general conditions of a home (courtesy photo)
Meg West and Sid Zagri – helping relieve the world of harmful molds one home at a time (courtesy photo)
by John Thyne III
Reducing Estate Tax with an Intentionally Defective Grantor Trust Tax Matters
In our little enclave by the ocean, we meet several high-net-worth individuals and families looking for ways to reduce their taxable estates. One of the more sophisticated tools available is an Intentionally Defective Grantor Trust (IDGT). Despite its confusing name, the IDGT is a legal and effective strategy that separates estate tax from income tax obligations to maximize the transfer of wealth to heirs. Before considering this type of estate planning technique, it is good to review a comprehensive explanation of how IDGTs work, their benefits, risks, and specific considerations under California law.
An Intentionally Defective Grantor Trust is a type of irrevocable trust designed to be “defective” for income tax purposes, but valid for estate tax purposes. This strategic “defect” allows the grantor (the person creating the trust) to continue paying income taxes on trust earnings, even though the assets in the trust are no longer part of the grantor’s estate for estate tax purposes. This distinction is created by drafting the trust to include certain powers under the Internal Revenue Code (IRC §§ 671-679) that make the grantor the owner for income tax purposes, even though the trust is irrevocable and outside the grantor’s taxable estate for federal estate tax purposes. Together, the removal of the asset from the estate, and the erosion of the estate through tax payments, combine to avoid high federal estate taxes of 40% above $1 million.
The key characteristics of an IDGT are: (1) It is Irrevocable: once established, the grantor cannot modify or revoke the trust. The assets transferred to the trust are no longer under the grantor’s ownership or control; (2) Grantor Trust Status: The trust includes specific provisions (e.g. the power to substitute assets of equivalent value under IRC § 675(4)(C)) that trigger grantor trust status for income tax purposes; (3) Estate Tax
CHICAGO TITLE Montecito
Trisha Kenney
Exclusion: because the trust is irrevocable and the grantor retains no incidents of ownership, the assets are excluded from the grantor’s gross estate, helping minimize estate taxes; and (4) Income Tax Obligation: the grantor remains liable for income taxes on trust income, effectively allowing the trust to grow tax-free for the beneficiaries. The main benefits of creating an Intentionally Defective Grantor Trust are that it reduces the size of the owner’s estate which will reduce estate taxes (which is important for estates above the federal estate tax limit that is currently $13,990,000 per person, but subject to decrease in 2026 if Congress does not act). California does not impose a separate estate tax, but high-net-worth individuals are still subject to federal estate tax. By transferring appreciating assets into an IDGT, the grantor removes those assets and their future appreciation from their estate, thereby reducing potential estate tax liability. This creates tax-free wealth accumulation for beneficiaries because the grantor continues to pay the income tax which means the irrevocable trust accumulates income and appreciates without tax erosion, allowing greater intergenerational wealth transfers. Also, because IDGTs are often funded through a sale of assets to the trust, normally using a promissory note, if the assets include a closely held business interest or a limited partnership interest then valuation discounts (due to lack of marketability and control) may also apply, further reducing the taxable value of the gift or sale. Finally, assets placed into an IDGT are generally protected from the grantor’s creditors (assuming proper structuring and no fraudulent intent), as well as from the beneficiary’s creditors, thus creating strong asset protection.
Now, before you say it is too good to be true, there are some risks and drawbacks. Firstly, the beneficiaries are forfeiting the “step up in basis” that would come with a direct transfer at death, meaning that capital gains taxes will be based upon a lower capital basis, and thus the gain and the tax will likely be higher, if the asset is sold in the future at an appreciated price. That said, capital gains taxes are lower than estate taxes, so there is an offset to that risk. Another consideration is that the grantor must have sufficient liquidity to pay the taxes on the trust income, even though the grantor does not receive the income from the trust. This, however, will further reduce the estate’s value if you are above the limit. Naturally, the irrevocability of the trust makes it an unalterable transfer so if circumstances change in the future there may not be an ability to change the trust. Finally, the IRS will be more interested in auditing these transactions if there is an aggressive use of valuation discounts and promissory notes and so proper documentation and qualified appraisals are critical.
The way to properly structure an IDGT is typically as follows:
- Seed Gift: The grantor funds the trust with a small “seed” gift (usually 10% of the value of the assets to be sold to the trust).
- Installment Sale: The grantor sells appreciating assets to the trust in exchange for a promissory note with an interest rate at the IRS’s Applicable Federal Rate (AFR).
- No Capital Gains on Sale: Because the sale is to a grantor trust, it is disregarded for income tax purposes, and no capital gain is recognized.
- Ongoing Tax Payments: The grantor continues to pay the income tax on the trust’s earnings, allowing the trust assets to grow without reduction.
Special Considerations in California
- Community Property: California is a community property state. Care must be taken when transferring community property into an IDGT to avoid inadvertently triggering gift tax consequences. Spousal consent and clear documentation of the character of the assets are essential.
- California Property Tax (Proposition 13): Transfers of real property into an IDGT may trigger property tax reassessment unless a parent-child exclusion or other exemption applies. Planners must coordinate closely with California’s property tax rules to avoid unintended reassessment.
- Income Tax Planning: Since California conforms closely to federal grantor trust rules, the grantor will also be responsible for paying California state income tax on trust income, which can be substantial. However, this can still be a strategic tax payment that effectively reduces the grantor’s overall estate.
If you have an estate that is likely to exceed federal estate tax exemptions, an Intentionally Defective Grantor Trust is a powerful estate planning tool to minimize federal estate taxes and transfer wealth efficiently. By carefully separating estate tax treatment from income tax treatment, the IDGT allows significant long-term tax savings while maximizing the growth of trust assets for beneficiaries. However, because of its complexity and potential pitfalls, an IDGT should only be implemented under the guidance of experienced estate planning counsel familiar with both federal and California-specific rules.
John J. Thyne III is the world’s luckiest husband; an attorney and senior partner of Thyne Taylor Fox Howard, LLP; a real estate broker and co-owner of Goodwin & Thyne Properties; and an award-winning professor of law.
compound. The three-bedroom, four-and-a-half-bathroom home includes over 4,000 square feet of single-level living, celebrating both scale and intimacy throughout the spacious kitchen, family room, poolside formal dining room, and private bedroom suites.
Floor-to-ceiling glass dissolves the boundary between indoors and sundrenched patios to reveal a luminous pool, grassy yard, mature landscaping, serene grounds, and a one-bed, one-bath artist studio, all within the Cold Spring School District.
The Lower Village / Middle Road / Montecito Oaks
The Lower Village would include for the most part, the homes at Montecito Oaks off Olive Mill Road and those along Olive Mill Road in the east, and below Hot Springs Road as it runs from Casa Dorinda (high-end retirement digs) toward Montecito Country Mart in the west and down to the 101 freeway. Homes in the Middle Road and Montecito Oaks area are just blocks from the beach, shopping, and dining on Coast Village Road and most homes in this area are within the Montecito Union School District.
There is only one condo listed for sale in this entire neighborhood that was unavailable to feature at print time. Homes in this area go quickly for the most part, and having zero or low available housing inventory is not uncommon.
The Beach Area
The Montecito, 93108 beach neighborhood refers to everything on the ocean side of the 101 freeway from the edge of Summerland at Sheffield Drive in the east to Santa Barbara’s famed East Beach in the west. Within this one-and-a-half +/- mile stretch of sand, aside from the few dozen oceanfront homes, there are multiple mini-communities existing within. Condo communities with all the amenities, clusters of smaller condos, duplexes, smaller homes, and townhomes a block from the beach, one+ acre oceanfront estates, and more. Montecito’s beach area homes are all within the Montecito Union School District.
1152 Hill Road – $7,500,000 –Level, Usable Lot – Dual Living Potential – Near Beach
Experience Montecito living just a short block from Butterfly Beach. With over 2,500 square feet of living space, and a total of four bedrooms and four bathrooms, this is a great option for anyone looking to live near the beach in Montecito. Inside, discover wide-plank, beach-friendly floors, accent lighting, marble fireplaces, wood-beamed ceilings, custom crown moldings, and a kitchen with a Café gas range. The primary suite offers a marble fireplace, coffered ceiling, and direct access to an outdoor sitting area.
The detached guest bungalow provides chic and thoughtfully updated additional spaces. Outside, curated landscaping and ambient lighting create a peaceful and private retreat with a stone fountain, built-in BBQ, fire pit, outdoor shower, and secure fencing.
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White-Glove House Cleaning for Montecito’s Finest Estates
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The Hedgerows
Charming homes and mature hedges define this neighborhood, just blocks over the freeway from the Rosewood Miramar Beach and also near to Crane School, Laguna Blanca School’s Lower Campus, and within the Montecito Union School District. The Hedgerows feature lovely botanic properties with mostly level lots and quaint streets with historic properties peppered here and there, some dating back to the late 1800s. A popular area close to schools, the beach, and both Upper and Lower villages, the Hedgerows is arguably the (or one of the top two) hottest selling neighborhood in Montecito’s 93108. Right now, there are only two listings in this area, both featured here, highlighting the range of options in most Montecito neighborhoods. One entry-level home with a pool on a smaller lot, the other with a large lot and all the bells and whistles.
1520 Willina Lane – $4,895,000 –Prime Location – Entry-Level Hedgerow – Pool
Enchanting two-bedroom, two-bathroom cottage spanning +/-1,761 square feet. This lovingly maintained home exudes character and charm, offering a serene and private retreat. The lot is adorned with verdant landscaping, providing a tranquil and secluded setting. Take a dip in the sparkling pool or unwind in the spa, perfect for enjoying Montecito’s idyllic weather year-round. The +/-317-square-foot pool house offers additional space for guests, a home office, or a creative studio, enhancing the property’s appeal.
240 Miramar Avenue – $17,950,000 –Huge House – Large Lot – Highest Level Hedgerow
Originally the farmhouse of the famed Hedge Row estate, this 1.9-acre property is surrounded by hedges and fences, with two private gated entrances and was designed
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. Still on the horizon is the club’s Thomas Keller-helmed restaurant, which will be open to the public. 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 the UCSB campus was established in 1968 and is known as the “living room” of the UCSB campus. The Guest House, which was recently renovated, 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 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 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
Established 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
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. It features the country’s longest polo season, too, with games hosted seasonally from May through mid-October. Games are free to the general public on Fridays – the experience features happy hour drink specials and live music – while Sunday matches require tickets, with premium cabana and fieldside tent rentals available. 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. “Our stunning location, stellar facilities, and competitive atmosphere make this a truly unique polo experience,” says General Manager David Sigman. “Each year, we welcome both returning and new players to take part in one of the most exciting seasons in our club’s history.”
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 heated pool, jacuzzi, and fitness center, which features yoga and fitness classes. sbpolo.com
The Montecito Club
One of the premier golf clubs in the area is part of Ty Warner Hotels and Resorts, which means members get exclusive access and discounts at luxe sister resorts like the San Ysidro Ranch, the Four Seasons New York, and Las Ventanas al Paraíso in Los Cabos. The 100-year-old Spanish-style property recently emerged from a $119 million renovation.
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 two lap pools, a 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 that features occasional views of the Pacific Ocean and Channel Islands. Designed like an hourglass and measuring just over 6,600 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 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-theart fitness center. bwgc.net
by renowned architect Peter Becker in 2001. The Hampton-style shingle Cape Cod home spans 9,000 square feet, featuring seven bedrooms (potential for eight), eight full bathrooms, and six fireplaces. Entertain in style with a billiards room, formal dining and living rooms, a great room, and a bar area.
The grounds feature 100-year-old heirloom rose bushes, fruit trees, and 15 mature trees. A sparkling pool, three formal fountains, and a lighted bocce ball court enhance the outdoor experience. The home also includes a formal outdoor kitchen with a barbecue, two under-counter refrigerators, an outdoor shower, and a pet washing station.
Additional amenities include a three-car garage, separate “She Shed,” gardener’s shed, and a complete security system. With a private road and a private well feeding the pool and landscape, this estate offers unrivaled luxury and privacy in one of Montecito’s most sought-after locations.
Central Montecito
This area runs from Olive Mill Road in the west over to San Ysidro Road in the east. An area that includes Montecito Union School, the luxurious retirement community at Casa Dorinda, and everything below East Valley Road between Hot Springs and San Ysidro roads. This is a very desirable area with many multiple-acre properties, very close to schools, the beach, and the Upper Village.
1399 School House Road – $7,450,000 – Privacy – Prime Location – Pool
A tropical Japanese farmhouse with gardens, pool, and privacy right in the heart of Montecito. This 3,600+ square-foot, four-bedroom, three-and-a-half-bathroom residence features minimalistic design and a connection to nature. Framed by palms and coastal light, rich with organic textures and clean architectural lines, the home features polished concrete floors, expansive windows, and an open layout.
There is a primary suite offering a spa-like retreat and three additional bedrooms plus a detached studio and bath. Meandering pathways, vibrant landscaping, and a sun-drenched pool/spa set the tone for relaxed luxury, just a short block or two from Montecito Union School and not much farther to the Upper Village or Miramar Beach.
The Upper Village / The Golden Quadrangle
The boundaries of Montecito’s Golden Quadrangle are most commonly agreed to be from Park Lane in the east to Hot Springs Road in the west. From East Valley Road in the south to East Mountain Drive / Oak Creek Canyon and the San Ysidro Ranch in the north. Many larger homes on larger lots dominate these streets, where sales over $10,000,000 are the norm. Homes in the Golden Quadrangle are within the Montecito Union School District and surround the Upper Village. There is a sprinkling of condos, townhomes, and cottages that come on the market from time to time as well, in the $2M to $5M range, in and around the stores and shops.
Perched at the pinnacle of Montecito on many acres, this incredible ocean-view estate offers an epic lifestyle. Nearly 360-degree views of the ocean, foothills, and Channel Islands to the Santa Barbara Harbor, creates a visual canvas unlike any other. Additionally, this A+ address is on a private lane and adjacent to the beloved San Ysidro Ranch.
The residence offers a generous seven bedrooms and 12 bathrooms. A two-story atrium greets guests with a dramatic sense of arrival. Gracious public spaces open to the view and foster a sense of indoor/outdoor living. Upstairs, walls of glass in the spacious primary suite let you overlook the whole of Montecito. Outside, flat grounds and multiple destinations enjoy the sweeping collection of views, and the scale of the grounds is that of a high-end hotel in the hills. Sprawling lawns, pool, outdoor dining destinations and privacy are yours, all within the Montecito Union School District.
Birnam Wood
Birnam Wood has become very popular over the past few years with prices going higher and higher. Guard-gated, golf, tennis, and the Montecito Union School District, all in one. Birnam Wood is a members-only residential golf community and country club, where by purchasing a home in the neighborhood, one is also committed to joining the country club and becoming part of the Birnam Wood community. Homes in Birnam Wood, once outside the gates, are just a few blocks to the Upper Village.
500 Eastgate Lane – $7,850,000 –Larger Lot – Gated Community – Country Club Living
The residence opens to an expansive terrace that spans the full length of the home. Stone pathways wind through manicured gardens, leading past flourishing rose beds, a charming vegetable garden, and broad stretches of lawn shaded by mature trees. Set on 1.89± acres, 500 Eastgate Lane presents a rare blend of privacy, natural beauty, and timeless design.
Overlooking the seventh fairway and framed by majestic oaks and sycamores, this Montecito retreat offers striking mountain views. Being made available for the first time, the three-bedroom, three-bathroom home is rich in architectural character, featuring oak floors, soaring beamed ceilings, custom built-ins, and two fireplaces that anchor the living spaces.
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Romero Canyon / Lilac Drive
This area is just a few turns and estates away from the Upper Village and is loosely defined as anything above East Valley Road from Buena Vista in the west, to Stonehouse Lane in the east and up to the mountains and trails. Here we find the Lilac/Romero Canyon estates neighborhood. Here you get that rural feeling, rolling hills and larger lots, yet you are still close to town and in the Montecito Union School District.
There are some smaller homes on smaller streets along East Valley Road offering entry-level Montecito homes starting around $2,000,000. Otherwise, plan to start at around $4,000,000 or more for a fixer on an acre, and up to $20,000,000+ estates.
2240 Bella Vista Drive – $9,750,000 –Big Views – Larger Lot Size – Big Square Footage
Enjoy vast ocean, island, and harbor views from this Mediterranean estate with a pool and privacy in the Montecito Union School District. Resting on nine acres above the estates of Lilac Drive and Romero Canyon, one is welcomed by the grand arched entryway, intricate wrought iron door, soaring ceilings with exposed beams, and stone floors that evoke the charm of a European villa. The formal dining room opens to both the living room and has a private terrace with a fountain and lush landscaping.
The expansive chef’s kitchen includes a breakfast room with a view. The family room has a custom fireplace, a full wet bar and a temperature-controlled wine cellar. The grand staircase leads to the primary suite as well as four additional bedroom suites with several opening out to view terraces. Additional features include a gated entry, an oversize three-car garage with storage, a full home generator, car-charging station, private shared well for irrigation, as well as a private gym room off the pool. This property also features numerous terraces, large lawn area, numerous fruit trees, and a glistening pool with spa and water feature.
Ennisbrook
Home to many ocean-view estates and located just a few blocks up from the ocean, south of Birnam Wood, Valley Club, and the Romero/Lilac area, is the guard-gated community of Ennisbrook. Being a homeowner here includes access to the shared amenities such as tennis, swimming, and the social clubhouse. Also, there are 18 rarely available homes at the Ennisbrook Casitas and Clubhouse, which are 2,700’ish to 3,500’ish square feet homes on smaller lots with their own shared pool and clubhouse. Homes in Ennisbrook are within the Montecito Union School District.
284 Gould Lane – $6,850,000 – Gated Community – Big Square Footage – Pool
Tucked behind gates, 284 Gould Lane blends timeless architecture with privacy and scale. Set amid vibrant gardens on 1.68± acres, this expansive estate of just over 6,000 square feet of living space, captures the romance of Santa Barbara’s golden age with its classic clay tile roof and wrought iron detailing. A dramatic formal entry introduces the voluminous interiors, where a soaring great room with a stone fireplace and oversized windows offers an elegant focal point for gathering. Just beyond, the formal dining room opens to a sun-drenched terrace, ideal for indoor-outdoor entertaining.
The spacious kitchen includes a charming breakfast nook and bar seating, with windows that overlook the beautiful pool and spa. A separate guest suite above the garage, complete with its own entrance and full bath, offers added privacy for visitors or extended stays. Outside, meandering paths wind through colorful plantings and mature trees, and patios offer peaceful settings for al fresco dining. The motor court and three-car garage provide ample parking and storage.
East Montecito – Ladera Lane / Toro Canyon
Closest to L.A. for those who commute, and arguably the most rural area of the 93108, this neighborhood of East Montecito runs from Ortega Ridge in the west, to Toro Canyon in the east with notable private lanes along the way including Cima Del Mundo, Cima Vista Lane (rarely ever a home available on either of these private estate lanes), and Hidden Valley Lane, with rolling foothills and many lovely oceanview homes on mostly larger lots. Homes in this area are not within the Montecito school districts.
872 Ladera Lane – $3,995,000 – The Montecito Lifestyle Under $4M
Tucked away off a tree-lined Montecito lane, this private and peaceful sanctuary rests on over half an acre of lush, layered gardens with natural stone pathways, native plantings, and a captivating backdrop of ocean peeks and mountain views. Surrounded by larger estates and open land, the Spanish-contemporary home features vaulted ceilings, abundant natural light, and a seamless indoor-outdoor flow.
Multiple patios, a pergola-covered dining terrace, and a hillside fire pit invite open-air living, while terraced gardens lead to a scenic upper deck off the spacious family room – an inspiring perch to unwind or entertain.
I do hope this tour of Montecito’s many neighborhoods enticed you to find your home in the area. If you need a real estate agent to help you navigate the market, I am here to help. And remember to please, Keep Montecito Friendly. 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.
State of the Montecito Insurance Market: What You Need to Know Insurance Matters
Aby Tim Baxter
n ominous pink letter arrives in the mail. A non-renewal notice from an insurance company citing wildfire risk. Stories like this are increasingly commonplace in California, and our community is particularly hard hit.
Over the past several years, we have experienced a shift in the California property insurance landscape. It began as a rumbling of higher rates and has since erupted into a torrent of non-renewals and insurance company withdrawals. This unfolding insurance crisis has left homeowners facing uncertainty, sky high rates, complex options, and underinsurance. So what exactly is going on, and what can homeowners do about it?
For the past 10 years, California has endured increasingly frequent and severe wildfire activity. We have also witnessed inflation in construction costs, meaning homes are more expensive than ever to build. These two headwinds have combined to drive up claims and insurer losses. In the face of rising claims costs, insurance companies often raise rates to offset higher than anticipated losses. However, insurers say regulatory hurdles make it impossible to raise rates fast enough, leading to non-renewals, new business restrictions, and an unprecedented insurance crisis.
In Santa Barbara and Montecito, we are seeing non-renewals affecting longtime policy holders with fire-hardened homes and no claims history. We field calls from realtors, mortgage brokers, and new homebuyers – concerned about the impact of insurance availability on home transactions. Many of whom are being pushed to the CA Fair Plan, which offers limited and often insufficient coverage.
With fewer options and rising costs, our agency helps clients every day when they ask – What options do I have?
– Be proactive. Work with an agency that is familiar with the nuanced insurance options in Montecito and can access admitted & non-admitted markets.
– Layer “Excess Fire” insurance policies to achieve more fire coverage than what is available through the CA Fair Plan.
– Combine CA Fair Plan with a “DIC” (Difference in Conditions) policy to broaden coverage.
– Consider higher deductibles to offset premium increases.
– Review coverage annually to ensure your policy is keeping up with current construction costs.
In an uncertain insurance market, the only certainty is that being proactive & informed is often your biggest advantage.
Tim Baxter is a local insurance advisor and one of the owners of Baxter Insurance, a family-owned agency based in Santa Barbara. With experience serving clients throughout Montecito, Santa Barbara, and the Central Coast, Tim specializes in custom high-value homeowners and property insurance, helping clients navigate complex risks in a rapidly-changing market. To learn more or schedule a consultation, email tim@baxterinsurance.com, visit www. baxterinsurance.com or call (805) 963-4048
Make sure to protect the home you have with these tips (photo by Tierra Mallorca via Unsplash)
Fidelity National Title Group-Santa Barbara
SOUTH SANTA BARBARA COUNTY- 2025 Real EstateMarket Report
Santa Barbara Total Sales Volume
Goleta Steadies
The market in Goleta remains relatively strong, although the median sales price and number of homes sold in the first five months of the year are both lower than last year. The average sales price in Goleta year-to-date is $1.5M, compared to $1.6M last year at this time. There have been 124 total sales so far this year in Goleta, compared to 143 in the same time period of 2024. Last year by this time there had been a staggering number of homes sold over the $2M mark: 30 sales to be exact. This year that number is 18.
Key areas for higher-end sales in Goleta have traditionally been San Antonio Creek, Sierra Madre Heights, and The Bluffs near the Ritz Carlton; this year we are seeing more neighborhoods – including in the Mountain View and Foothill School districts – creep up over the $2M mark in sales prices.
There are currently around 65 homes and condos for sale in Goleta right now.
Santa Ynez Valley Inventory Increases
In the Santa Ynez Valley, we saw the sale of 81 homes, condos, and PUDs in the first five months of the year, up from 64 in 2024. The sales ranged from a 2/2.5 condo in Buellton for $562K to a 12-acre estate in Santa Ynez for just under $8M. Prices in the Valley are stable: the average sales price is $2M and the median sales price is $1.5M. The average sales price is down slightly, due to a higher number of higher-end sales in the first half of 2024, compared to this year. On average, homes in the Valley still sell for 95% of their list price.
It’s interesting to note that the days on market in the Valley has risen significantly in the last year: 114 days this year compared to 71 days last year, and 56 days in 2023. Inventory is also increasing, and as of this writing there are 100 homes and condos on the market. This is compared to 76 at this time last year, and 56 in 2023. Overall in the Valley we have about a five-month supply of homes, which is higher than we’ve seen in years. Anything less than a six-month supply is considered a seller’s market, and we are definitely seeing the shift to a more neutral market.
What’s Really Happening Out There
As summer gets into full swing, the market feels like it’s active and healthy, with both buyers and sellers making moves between school years. The mid-year inventory and sales numbers accurately reflect the experience of buyers and sellers in our local market: there has been a palpable boost in inventory and it’s a refreshing and welcome change. Buyers tend to have a little more breathing room before submitting an offer, especially in some segments of the market as well as in certain locations. That being said: well-priced, appealing (i.e. remodeled or charming) homes are still receiving multiple offers in many situations, especially under the $3M mark. Due to an increase in labor and materials, remodeled, turnkey properties are selling for a premium, with buyers preferring to pay for upgrades rather than do the work themselves. Buyers and sellers, as well as agents, have settled into the new way of doing things when it comes to commissions, contracts, and disclosures. Revised rules regarding commissions went into effect nearly a year ago, and in our market, over 95% of sellers are still choosing to pay for the buyers’ agent commission, baking the cost of it into the list price. Probably more pressing are the issues we are seeing with insurance and insurability. Last year, the California Association of Real Estate changed the residential purchase agreement to reflect the challenges in the insurance industry, making the obtainment of insurance a stand-alone contingency (i.e. a reason for a buyer to walk away from a sale). Insurance companies, utilizing updated fire and emergency mapping, are setting strict guidelines for issuing policies, including stringent rules about roof age, condition and age of electrical systems and other infrastructure, and proximity to open space. Many of our buyers have had to use out-of-state insurers to obtain policies, or, have been left with no choice but to use California’s Fair Plan. Both buyers and sellers should be aware that insurance can become an issue during the escrow period, and the process to obtain insurance should start as soon as escrow is opened.
A quintessential Santa Barbara estate on El Encanto sold in April for nearly $6.5M (listed by Cristal Clarke of Berkshire Hathaway HomeServices and Bertrand de Gabriac of Carolwood Partners)
The bluff-side enclave of Hope Ranch has seen an uptick in both sales and inventory so far this year. This ocean-view estate on Marina Drive is one of 23 active listings in the MLS. (Listed by Amanda Lee of The Agency)
Goleta’s highest price sale this year: 4641 Via Clarice, which sold for $4.295M in April (listed and sold by Karina Matic of Berkshire Hathaway HomeServices)
This home in Ballard sold in February after 256 days on the market; at the time of the sale, it was the only home on the market in Ballard School District, which remains a coveted school district in the Valley (listed by Laura Drammer of Berkshire Hathaway HomeServices and sold by Kelly Mahan Herrick of Berkshire Hathaway HomeServices)
THE MONTECITO CULTURAL CALENDAR
Celebrate the CVA Way Merry Montecito Association
Thursday, July 17, 2025
Coast Village Art Walk: Beyond the Canvas
Experience the creative pulse of Montecito at the Coast Village Art Walk, where artists, stylists, and designers transform the street into a vibrant gallery – all set to live music and a special performance by the Music Academy of the West. Enjoy an inspiring evening of art, style, and sound, and don’t miss your chance to win fabulous raffle prizes throughout the event!
Summer, TBA
Dog Days of Summer
Think your pup has what it takes to be Montecito’s top dog? Get your pups primped and prepped for this photo contest in collaboration with the Montecito Journal. Enter for a chance to show off your furry friend and win fun prizes!
Monday – Sunday, September 8-14
Coast Village Week
Celebrate the heart of Montecito this September at Coast Village Week – a weeklong showcase of local charm, creativity, and community spirit! From art walks and in-store specials to raffles, pop-up events, and even a Vintage Car & Surfboard Day, it’s the can’t-miss event of the season on Coast Village Road.
Thursday, October 31
Ghost Village Road
Get ready for the spookiest night in Montecito – Ghost Village Road returns this October with thrilling costumes, over-the-top décor, and candy-fueled fun for the whole family! Join the community for a hauntingly good time as Coast Village Road transforms into a Halloween spectacular like no other, complete with live music, photo ops, and unforgettable treats.
December 4
Holidays with the CVA
Kick off the holiday season in style at the Coast Village Tree Lighting Celebration, featuring festive lights, joyful community spirit, and a special Meet & Greet with the Coast Village Association Board of Directors. Enjoy the dazzling Holiday Window Decorating Contest and help celebrate the creativity and charm that make Coast Village Road shine bright this season!
CFriday, July 4
Village 4th
elebrate Independence Day the Montecito way at the Village 4th, beginning with the beloved Fire Department Pancake Breakfast from 7–11 am, followed by the festive parade at 11:30 am. This year’s parade, led by Grand Marshalls Amy Alzina and Anthony Ranii, will roll down San Ysidro Road from Upper Manning Park to Montecito Union School, ending at Lower Manning Park. Enjoy patriotic fun for all ages with live music, a pie-eating contest, tug-ofwar, and delicious BBQ, all in the heart of our vibrant community.
Saturday, November 8
Beautification Day
Get ready for one of Montecito’s beloved community events: Beautification Day, returning the first Saturday after Halloween! Last year, over 100 volunteers, local organizations, and generous businesses like Rosewood Miramar and San Ysidro Ranch came together to clean, connect, and celebrate our community with heart and purpose. With tasty food, great company, and a shared commitment to keeping Montecito beautiful, this is a day you won’t want to miss!
Wednesday, December 3
Hathaway Tree Decorating
Ring in the holiday season with Montecito’s most cherished tradition – the Hathaway Memorial Tree Decorating at Upper Manning Park at 3 pm! Join neighbors, schoolchildren, firefighters, and a few festive surprises (like Dana Newquist in Chitty Chitty Bang Bang!) as the community comes together to trim the tree with joy and sparkle. Whether you’re lending a hand or simply passing by on San Ysidro Road, this cheerful celebration is sure to fill your heart with holiday spirit.
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 for 10 years after World War II, due to waning membership, but it has remained an exclusive haven ever since its reopening 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; 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
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, and they’re open to non-members, too, though at higher pricing. 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
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
