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Cover home presented by Cristal Clarke Berkshire Hathaway HomeServices California Properties See details on page E-2 Sunday, January 31, 2021
An Iconic International-Style Montecito Masterpiece... NEW LISTING • 1086 Channel Drive • Montecito • Offered at $25,000,000
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•
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CRISTAL CLARKE 805.886.9378 Cristal@Montecito-Estate.com www.Montecito-Estate.com DRE 00968247
© 2020 Berkshire Hathaway HomeServices California Properties (BHHSCP) is a member of the franchise system of BHH Affiliates LLC. BHHS and the BHHS symbol are registered service marks of Columbia Insurance Company, a Berkshire Hathaway affiliate. BHH Affiliates LLC and BHHSCP do not guarantee accuracy of all data including measurements, conditions, and features of property. Information is obtained from various sources and will not be verified by broker or MLS. Buyer is advised to independently verify the accuracy of that information.*Virtually enhanced interior photos. **Published 12/2020, based on total sales data available at the end of 12.31.2020.
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SANTA BARBARA NEWS-PRESS REAL ESTATE
SUNDAY, JANUARY 31, 2021
Contents 2020 Record Real Estate Year in Santa Barbara ....... 4 Santa Barbara County Sales...................................... 8 Lemon Lime leading nandina revival ..................... 12 HOA Homefront Q&A: Management cutbacks............................................. 14 A note from the SBAOR President: California’s housing market ends 2020 on high note ........................................... 14
Classified Real Estate ..................................................................... E-15 Residential Property....................................................... E-15 Commercial Property.. ................................................... E-15 Rentals. .......................................................................... E-15
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E3
2020
Record Real Estate Year in Santa Barbara Santa Barbara Association of Realtors
By Kalia Rork Santa Barbara posted record high real estate prices in 2020. Every district, from Goleta to Carpinteria, recorded the highest median sales prices ever in our area. Many people were surprised by the brisk pace of real estate sales, increasing demand, and higher prices here during the summer and fall -- even with the restrictions of the pandemic. Rather than experience our usual seasonal slow down during the winter, that brisk pace continued through the end of 2020. Prices continued to increase throughout the fourth quarter, as did sales. At the end of 2020, the median selling prices for all houses was $1,550,000, which is 20.5% higher than the year before and a record high median price for our area (Santa Barbara south coast). We saw 1,336 houses close escrow during 2020, which is 14% more than sold in 2019, and that was with almost no activity for March and April. Although not a record, 2020 had the highest number of sales since the year 2000. It would be even higher if there had been more homes for sale!
Low inventory Let’s discuss inventory first, and then prices and buyer demand. If you’re a home buyer, you know there is very low inventory. We measure inventory in terms of the number of months it would take for all homes to sell if no new houses hit the market. Keep in mind, a market balanced between buyers and sellers is 4 to 6 months of inventory. Anything below 3 months is considered very beneficial to sellers, a strong seller’s market. This current inventory is the lowest I’ve seen in 20 years of selling real estate: 1.3 months for all houses, and 1.1 months for the entire market (houses, condos, mobile homes). The inventory for condos at the end of 2020 is just 0.6 months – meaning that in just 18 days, there would be no condos for sale if there were no new listings! In the districts of Goleta and Santa Barbara, inventory is also less than one month at 0.8. Carpinteria stands at 1.8 months, and our high-priced areas of Hope Ranch and Montecito have just 0.8 months and 3.5 months of home supply, respectively. All market segments are experiencing a strong seller’s market, as you can see on the right side of Table 1.
Even though total sales are up 14%, the number of homes listed for sale is up only 5% from 2019. Looking at past years, the supply of homes has remained relatively consistent. What has changed is buyer demand. A whopping 88% of all houses that went on the market sold in 2020 – another record. That percentage is usually about 65–75% and can be as low as 50% in slow years. It’s common to have multiple offers on homes that are priced right, sometimes as high as a dozen or more offers. We’re seeing this especially in areas like Goleta and Santa Barbara where supply is low. While we may not be seeing a dozen offers on our estate properties, these multimillion dollar homes are selling much more quickly than in the past. Many Montecito properties currently sell right away at over asking price, too. The Wall Street Journal recently reported that during a particular 30-day period in late 2020, the number of homes sold in Montecito rose 411% over that same period the year before. Since this is a relatively small market, we can see those types of variations when looking at a small segment of time, so it’s important to look at the year as a whole. Still, the number of sales in Montecito is up 59.6% in 2020 over 2019 (300 sales in 2020 vs 188 sales in 2019). While not 4 times as many, this is a huge increase, particularly when you consider that the average number of Montecito houses sold in the past 15 years is 180 per year. The number of closings in Hope Ranch is up to 43, versus 36 the previous year, a 19.4% increase. The pandemic has highlighted how important home is during these very challenging times and is motivating people to move. Much of the increase in our higher-priced neighborhoods is driven by people who can move out of urban areas and work remotely. The demand for the non-luxury market is influenced by the pandemic, too, and people needing more space, a different type of home, wanting to be closer to relatives, etc. But it’s also more interest-rate driven. Mortgage rates are very low, which makes housing more affordable over the long term.
Santa Barbara South Coast
Table 1
Rising prices The left side of Table 1 shows the median sales prices for each of our districts at the end of 2020. Every single district broke a record in median sales prices. Overall, house prices are up 20.5%, but that represents the mix of homes sold as well as price appreciation. Over a hundred more Montecito homes sold in 2020 than the year before, and that brings up the median price of the market as a whole. If we take out Montecito and Hope Ranch, the median price is up 10.4% for houses. It’s fair to consider this an estimate of your appreciation level for the year, but every neighborhood is different, so talk to your Realtor if you’d like specifics. Condo prices across all districts are up as well with a median of $737,000 compared to $669,180 the year before, an increase of 10.9%.
Not just Santa Barbara Demand for housing is up across the United States. The National Association of Realtors reported this month that existing-home sales in 2020 surged to the highest level in 14 years, landing 22% higher than a year ago. Inventory levels are at record lows across the nation, and median price in the US is up 13% overall. We predict the local market will remain strong in 2021. Inventory will remain low, but perhaps not as low as 2020, and prices will continue to rise, but not as steeply as they did last year. We will give you another update in this column after the first quarter of 2021. In the meantime, stay in touch with your Realtor to find out if it’s the right time for you to buy or sell and what the market is doing in your neighborhood. These are challenging times when home and homeownership have become more important than ever. Kalia Rork is a full-time real estate professional with Berkshire Hathaway HomeServices California Properties. She is a member of the Santa Barbara Association of Realtors Statistical Review Committee and has been a featured speaker three times at the annual Real Estate Market Update conference. She may be reached at kalia@liveinsb.com or www. liveinsb.com.
2020 MLS Market Activity
2020 Year-End Summary
December 2020
Closed Median Sales Escrows Price
Sales Active Months of Closed Median Sales Pending Listings Inventory Escrows Price
Houses/PUDs
1,336
$1,550,000
111
146
1.3
131
$1,550,000
Carp/Summerland
104
$1,190,000
8
14
1.8
9
$1,700,000
Montecito
300
$3,601,206
19
66
3.5
29
$3,450,000
Santa Barbara
592
$1,413,375
53
40
0.8
64
$1,398,000
Hope Ranch
43
$3,400,000
8
8
1.0
3
$2,767,100
Goleta
297
$1,080,000
23
18
0.8
26
$1,081,500
Condos
479
$737,000
35
20
0.6
60
$747,500
Totals
1,815
$1,280,000
146
166
1.1
191
$1,300,000
Median sales price for each of our districts, as well as the number of closed escrows and the months of inventory. Every single district hit a record sales price in 2020.
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Rates are still under 3% for a 30-year fixed mortgage. The thought of these long-term savings is a strong motivator to buy.
SANTA BARBARA NEWS-PRESS REAL ESTATE
Kalia Rork SUNDAY, JANUARY 31, 2021
TA K E A V I R T U A L T O U R T O D AY
749 SAN YSIDRO RD, MONTECITO 12.77±acs • $62,000,000 Cristal Clarke, 805.886.9378 LIC# 00968247
1086 CHANNEL DR, MONTECITO LOWER 3BD/2½BA • $25,000,000 Cristal Clarke, 805.886.9378 LIC# 00968247
ROMERO CANYON ROAD, MONTECITO 5BD/5½BA • $20,000,000 Cristal Clarke, 805.886.9378 LIC# 00968247
1147 HILL RD, MONTECITO LOWER 4BD/5BA • $10,950,000 Nancy Kogevinas, 805.450.6233 LIC# 01209514
965 PARK LN, MONTECITO UPPER 4BD/3½BA • $8,900,000 Laurel Abbott, 805.455.5409 LIC# 01247432
830 ROMERO CANYON RD, MONTECITO 3BD/5BA • $7,995,000 Marsha Kotlyar Estate Group, 805.565.4014 LIC# 01426886
1351 PLAZA PACIFICA, MONTECITO 3BD/3BA • $4,995,000 Nancy Kogevinas, 805.450.6233 LIC# 01209514
193 E MOUNTAIN DR, MONTECITO 3BD/5BA • $3,995,000 Bartron Real Estate Group, 805.563.4054 LIC# 01005021
2011 EDGEWATER WY, MESA 2BD/2BA • $3,850,000 Anderson / Hurst, 805.618.8747 / 805.680.8216 LIC# 01903215 / 00826530
2635 MARGUERITE WY, SUMMERLAND 3BD/3½BA • $2,895,000 Team Scarborough / The Easter Team, 805.331.1465 LIC# 01182792 / 01050902 / 00917775
7475 SHEPARD MESA RD, CARPINTERIA 4BD/3BA • $2,495,000 Nancy Kogevinas, 805.450.6233 LIC# 01209514
2336 BELLA VISTA DR, MONTECITO 2BD/2BA • $2,250,000 Daniel Encell, 805.565.4896 LIC# 00976141
167 NOGAL DR, HOPE RANCH ANNEX Dual Living - 0.5±acs • $2,069,000 Yolanda Van Wingerden, 805.570.4965 LIC# 01308141
4740 4TH ST, CARPINTERIA 4BD/3BA • $1,847,000 Nancy Hussey, 805.452.3052 LIC# 01383773
785 TORO CANYON RD, MONTECITO 1.94±acs • $1,750,000 Nancy Kogevinas, 805.450.6233 LIC# 01209514
2612 MONTROSE PL, MISSION CANYON 0.21±acs • $1,595,000 Randy Glick, 805.689.7167 LIC# 00950129
212 W FIGUEROA ST, SANTA BARBARA Commercial • $1,450,000 Mitch Stark, 805.689.2429 LIC# 01196532
4477 SHADOW HILLS BL S#A, SAN ANTONIO CREEK
820 CATHEDRAL VISTA LN, HOPE SCHOOL DISTRICT
3BD/2½BA • $1,299,000 Bill Urbany / Alisa Pepper, 805.331.0248 LIC# 00717028 / 01347807
0.5 ± acs • $995,000 Kathy Strand Spieler, 805.895.6326 LIC# 00851281
2847 STADIUM DR, SOLVANG 3BD/2½BA • $749,000 Laura Drammer, 805.448.7500 LIC# 01209580
© 2021 Berkshire Hathaway HomeServices California Properties (BHHSCP) is a member of the franchise system of BHH Affiliates LLC. BHHS and the BHHS symbol are registered service marks of Columbia Insurance Company, a Berkshire Hathaway affiliate. BHH Affiliates LLC and BHHSCP do not guarantee accuracy of all data including measurements, conditions, and features of property. Information is obtained from various sources and will not be verified by broker or MLS. Buyer is advised to independently verify the accuracy of that information.
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545 Toro Canyon Rd | Montecito | 7BD/12BA DRE 01815307 | Offered at $14,900,000 Riskin Partners Estate Group 805.565.8600
2069 China Flat Rd | Santa Barbara | 5BD/6BA DRE 00837659 | Offered at $9,500,000 7H[YPJPH .YPMÄU
5651 W Camino Cielo | Santa Barbara | 4BD/3BA DRE 01813897 | Offered at $4,795,000 +H]PK 4 2PT
516 Crocker Sperry Dr | Santa Barbara | 4BD/5BA DRE 01440591 | Offered at $4,488,000 ,SPaHIL[O >HNULY
1556 La Vista Rd | Santa Barbara | 4BD/6BA DRE 00520230 | Offered at $4,395,000 ,K ,KPJR
2333 Las Canoas Rd | Santa Barbara | 4BD/3BA DRE 00852118 | Offered at $2,200,000 1LMM 6PLU
WE REACH A GLOBAL AUDIENCE THROUGH OUR EXCLUSIVE AFFILIATES. GREATER EXPOSURE WITH UNPARALLELED LOCAL EXPERTISE. All information provided is deemed reliable, but has not been verified and we do not guarantee it. We recommend that buyers make their own inquiries.
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525 Las Fuentes Dr | Montecito | 3BD/4BA DRE 01815307 | Offered at $5,295,000 Riskin Partners Estate Group 805.565.8600
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4506 Creek Ln | Santa Barbara | 4BD/4BA DRE 01964710 | Offered at $3,100,000 David Magid 805.451.0402
1583 S Jameson Ln | Montecito | 9BD/9BA DRE 01815307 | Offered at $17,900,000 Riskin Partners Estate Group 805.565.8600
975 Lilac Dr | Santa Barbara | 5BD/8BA DRE 01815307 | Offered at $14,900,000 Riskin Partners Estate Group 805.565.8600
4465 White Pine Ln | Santa Ynez | 3BD/3BA DRE 00753349 | Offered at $4,950,000 Carey Kendall 805.689.6262
2975 Calle Bonita | Santa Ynez | 6BD/5BA DRE 00753349 | Offered at $4,495,000 Carey Kendall 805.689.6262
3331 Baseline Ave | Santa Ynez | 4BD/5BA DRE 01351981 | Offered at $4,495,000 Darin Guglielmo 805.969.8900
2203 Hill Haven Rd | Solvang | 3BD/3BA DRE 00753349 | Offered at $2,950,000 Carey Kendall 805.689.6262
4620 Via Rubi | Santa Barbara | 3BD/3BA DRE 01244760 | Offered at $1,950,000 Jan Banister 805.455.1194
830 Via Cielito | Ventura | 4BD/4BA DRE 00973317 | Offered at $1,845,000 Tobias Hildebrand 805.895.7355
5150 E Camino Cielo | Santa Barbara | 5BD/4BA DRE 00835438 | Offered at $1,795,000 Jackie Walters 805.570.0558
18 W Victoria St 310 | Santa Barbara | 1BD/2BA DRE 00678233 | Offered at $1,725,000 Hunt/Hunt 805.895.3833
780 Las Cruces Ct | Goleta | 4BD/2BA DRE 00852118 | Offered at $1,249,000 Jeff Oien 805.895.2944
467 Mills Way | Goleta | 3BD/3BA DRE 01930435 | Offered at $965,000 Jena Harris 805.331.3683
3374 Manzana St | Santa Ynez | 3BD/2BA DRE 01259260 | Offered at $950,000 Lynn Golden 805.570.5888
635 Foxen Ln | Los Alamos | 3BD/3BA DRE 00705974 | Offered at $915,000 Jennie Bradley 805.886.6644
281 Valley Station Cir | Buellton | 2BD/2BA DRE 01280176 | Offered at $699,000 Judy Crawford 805.688.1620
7624 Hollister Ave 225 | Goleta | 3BD/2BA DRE 01440068 | Offered at $689,500 Crawford Speier Group 805.683.7335
WE REACH A GLOBAL AUDIENCE THROUGH OUR EXCLUSIVE AFFILIATES. GREATER EXPOSURE WITH UNPARALLELED LOCAL EXPERTISE. All information provided is deemed reliable, but has not been verified and we do not guarantee it. We recommend that buyers make their own inquiries.
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SUNDAY, JANUARY 31, 2021
E7
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ADDRESS
SELLER
BUYER
PRICE
DATE
BUELLTON / SOLVANG
1891 RINGSTED DR
SELL SAMEUL EA
WILLICK DANIEL EA
$1,245,000
1/14/21
CARPINTERIA
1271 FRANCISCAN CT 4
PAROLA DORIAN EA
SLAGHTER JENNIFER
$625,000
1/12/21
5455 EIGHTH ST 69
DUVALL BARTON EA
BOULGOURJIAN RAFFY EA
$635,000
1/15/21
4914 SAWYER AVE
SMALL FINA EA
PALERMO GREGGORY
$750,000
1/14/21
1474 ANITA ST
SPECHLER ARNOLD EA
RASAK STEPHEN EA
5402 CAMEO RD
BAIRD KEVIN EA
GALLEMORE ESMERALDA EA
5390 BERKELEY RD
LANTZ CHRISTOPHER
7628 HOLLISTER AVE 337 279 ASPEN WAY
$949,000
1/14/21
$1,049,000
1/12/21
TAYLOR RIAN EU
$474,500
1/11/21
THOMPSON WAYNE
HARRIS-JUNGE RHEA EA
$580,000
1/13/21
FENG YURU
MEDRI ELISA
$638,500
1/12/21
391 NORTHGATE DR B
KHAN SAAD EU
STINSON MICHAEL
$647,000
1/14/21
7560 CATHEDRAL OAKS 12
STONE JANET EA
STEWART KYLE EU
$670,000
1/15/21
6445 CALLE REAL
TCG GOODLAND LLC
TCG PROPEL-11 LLC
$754,500
1/15/21
310 LA SALLE RD
GAYLE LAURIE EA
HERNANEZ ALICE EU
$800,000
1/12/21
293 FOREST DR
PEBBLES MERRILY EA
BANKS-OROSCO CATRIONA
$865,000
1/13/21
6188 STOW CANYON RD
BARTEL JONATHAN EA
WEIDENKOPF DAVID EU
$985,000
1/12/21
5027 VIA JACINTO
RADER LISA EA
RUPNOW JOSEPH EU
$1,110,000
1/12/21
1134 N PATTERSON AVE
FERRIS GORDON EA
GEIS ROBERT EU
$1,300,000
1/15/21
5560 CAMINO GALEANA
VOROS ARTHUR EA
CLIFFORD ANTON EU
$1,620,000
1/15/21
303 E HICKORY AVE
ENRIQUEZ EMILIANO EA
ROJAS ALEJANDRO EU
$375,000
1/15/21
1517 W OAK AVE
NAUGHTON PHILLIP
ROSE ARENTA
$395,000
1/12/21
1112 E CYPRESS AVE
ROSE ELIVRA EA
HERNANDEZ VALENTIN EA
$400,000
1/12/21
1505 W PINE AVE
GALLAGHER PATRICK EA
RAZO RUDY
$400,000
1/13/21
232 QUAIL CIR
ROJAS, FREDERICK C
AREVALO VICTOR EU
$401,000
1/15/21
1137 N THIRD ST
PENALVER ANNIE EA
RAMIREZ LULPE EU
$410,000
1/13/21
1212 VILLAGE MEADOWS DR
PORTER NEAL EU
PANOYAN ANTHONY EA
$414,000
1/12/21
316 N SECOND ST
RARICK RONALD EA
RANNEY TODD EA
$500,000
1/15/21
6974 QUATAL CANYON RD
GORRILLA GEORGE
JACOBS DAVID EU
$495,000
1/14/21
628 ORCHARD AVE
CHINO & SOLA LLC
NAUMANN NICHOLAS EU
$1,121,000
1/15/21
16 AUGUSTA LN
EMMELUTH PREDICANDA EA
PATTERSON ANNA EA
$1,950,000
1/15/21
974 PARK RD
BARONI MARCO EA
MARSHALL DAVID
$3,855,000
1/13/21
627 STONE MEADOW LN
ZISSLER ELLEN EA
STOLL MATTHEW EU
$3,985,000
1/15/21
1491 BONNYMEDE DR
JORDAN KIAH EA
NICHOLS CHRIS EA
$5,225,000
1/15/21
457 EASTGATE LN
BAWDEN ELIZAETH EA
HANSBERRY JOSEPH EA
$7,391,500
1/13/21
956 MARIPOSA LN
SAANEN LLC
STAATS DEEANNA
$8,780,000
1/14/21
LOS OLIVOS
2835 LONG VALLEY RD
NATHAN BARRY EA
SMITH MICHAEL EU
$1,700,000
1/12/21
SANTA BARBARA
329 POR LA MAR CIR
FEFER THEA EA
GUTMAN PAUL EU
$600,000
1/11/21
4153 VIA ANDORRA B
CHANDRASENA BALAPUWADUGE EU
CHURCH RICHARD EA
$615,000
1/12/21
1202 DIANA RD
BLH PROPERTIES LLC
DUNBAR ROBYN
$895,000
1/12/21
835 PORTESUELLO AVE
BOTELLO DAVID EU
SPECHLER ARNOLD EA
$920,000
1/15/21
2510 OAK CREST DR
BURLETT NICHOLAS EA
CARMEAN DOUGLAS EU
$970,000
1/11/21
1505 OLIVE ST
WANG GUIFANG EA
SANDOVAL TIMOTHY EU
$1,075,000
1/12/21
419 STANLEY DR
OLDENKAMP MATTHEW EA
DAVID THOMAS & ASSOCIATES
$1,102,000
1/15/21
1422 W VALERIO ST
ROBLEDO GILBERT EA
SMITH BLAKE EU
$1,110,000
1/15/21
4710 GREENWAY RD
CLARK, STEVE
TCG GOODLAND LLC
$1,154,000
1/15/21
GOLETA
LOMPOC
MONTECITO
.
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Ì Õi`Ê Ê«>}iÊ£äÊ SANTA BARBARA NEWS-PRESS REAL ESTATE
SUNDAY, JANUARY 31, 2021
2203 HILL HAVEN ROAD SOLVANG, CA
NEW LISTING
Newly built Texas-style farmhouse overlooking the twinkling lights of Solvang and stunning mountain ranges of the Santa Ynez Valley. The exquisite house and barn, completed in 2020, are perched high on a 5+/-acre hilltop with 360 views and only minutes to fine dining, specialty food stores, parks, and recreation. Views this big are rare to find, especially so close to town!
NEWLY BUILT, CUSTOM ARCHITECTURE DESIGN, AND READY TO MOVE IN! A rare commodity in today's market!
OFFERED AT $2,950,000
This custom 3 bedroom, 2 ½ bath home was designed by noted architect Angelo Caciola and perfectly sited to take advantage of the breathtaking vistas. The farmhouse design is seamlessly woven throughout the interior and exterior. The Corten metal roof and copper gutters compliment the board and batten exterior siding, stucco, and Texas stone. Custom interior design features include Texas limestone columns, soaring wood beamed ceilings, rich warm wood floors, industrial touches, and corner windows used throughout to accentuate the unobstructed views. The outdoor living room and fireplace is the perfect area to relax and take in the sunset, a true extension of the interior space. Beautiful Oklahoma flagstone patios surround the house and for the dog lovers, a bath station and secret doggie door.
The 36’ x 36’ barn is set close to the house yet far enough away for privacy. It has a large, covered veranda, 2 roll up doors, fire sprinklers, and 1-RV full hookup. It is plumbed for electricity and water and ready to be used for cars, animals, or even a Guest House. The property is served by natural gas and city water with a 2500-gallon storage tank and booster for improved water pressure.
CAREY KENDALL 805-689-6262 | carey@clkre.com careykendall.com | DRE 00753349
SANTA BARBARA NEWS-PRESS REAL ESTATE
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SUNDAY, JANUARY 31, 2021
E9
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ADDRESS
SELLER
BUYER
PRICE
DATE
4710 GREENWAY RD
CLARK, STEVE
TCG GOODLAND LLC
$1,154,000
1/15/21
820 ANZA DR 1268 MOUNTAIN VIEW RD
WHITE ALEXANDER
WALLER NATHANIEL EU
$1,199,500
1/12/21
ROALTO PROPERTIES LLC
SHAFER GEORGE EU
$1,275,000
1/13/21
1311 MORRISON AVE
FORD JAMES EU
ROSENBERG RAND EA
$1,285,000
1/15/21
809 CHAPALA ST
KEMP DARYL
HHB 809 CHAPALA LLC
$1,450,000
1/12/21
1485 LA CIMA RD
IMPERIOLI VICTORIA EU
GRYZIEC KARSTEN EU
$1,748,000
1/15/21
3952 STACY LN
GORDON-HENRY GRETCHEN
RAO ISHU EU
$1,750,000
1/15/21
4611 SIERRA MADRE RD
PARK JOHN EU
FREEMAN JOSEPH EU
$1,795,000
1/12/21
241 LOS ALAMOS
ARREGUIN CHRISTOPHER EU
ROMERO DANIEL EA
$2,200,000
1/15/21
4609 VIA GENNITA
KOPPEL DANIEL EA
GRIFFOUL MICHELLE EA
$2,225,000
1/13/21
1626 MIRA MESA DR
KENLY MICHAEL EU
SHKOLNIK DMITRIY EA
$2,535,000
1/12/21
1018 MONTE DR
MILLIKAN JESS EA
BOUGIE GARIN EA
$2,750,000
1/12/21
812 DE LA GUERRA TER
SBLK LLC
ARNOLD WALLIS EA
$3,000,000
1/14/21
4131 CRESTA AVE
U S BANK TRUST
PJL SB LLC
$3,040,000
1/11/21
1013 W FRANK LN
BARAJAS CRYSTAL EA
HARRIS ADAM EU
$325,000
1/15/21
236 MONARCH LN
MILLS DARLA
ROWELLL BRETT EA
$330,000
1/15/21
302 W POLK ST
DE LA TORRE JUAN EU
FLORES COLUMBA EA
$368,000
1/14/21
614 S RANCH ST
GRACIA MICHELLE EA
VIJELAS LLC
$386,000
1/13/21
800 E CYPRESS ST
DONNELLY DEANNA
SANTIAGO BASILIO EU
$425,000
1/15/21
1007 N CONCEPCION AVE
JENKINS CARRIE EA
GUERRERO EMMANUEL EA
$438,000
1/14/21
1072 STOKES AVE
VAZQUEZ MAYOLO EU
MURILLO RAMON EU
$481,500
1/11/21
1272 VIA DEL CARMEL
NEWTON DARROLD
CORTES CINTHIA EU
$490,000
1/13/21
1142 KIT WAY
ZINK DIANE EA
ROSE STERLING
$490,000
1/15/21
826 E FOSTER RD
ENGLE JAMES
VASQUEZ HECTOR EU
$495,000
1/11/21
2340 N TEELYNN AVE
OJEDA, JOSE M
SAMANIEGO DANIEL EA
$515,000
1/15/21
4251 PINELAKE ST
CAINE JILL EA
CAMACHO JENNA
$530,000
1/12/21
4459 FOXENWOOD LN
WERAVETZ FRANK EA
HARRINGTON JAMES EU
$555,000
1/15/21
285 TALLYHO RD
GOODCHILD ANDREW EU
PRINCIPE ANTHONY EU
$599,000
1/15/21
1301 FOXENWOOD DR
BRADLEY JONATHAN EA
MALVEN CHRISTOPHER EU
$600,000
1/15/21
1163 TARPON CT
HANSON BJORN EU
HAWKINS EDWARD EU
$675,000
1/15/21
1543 STOWELL CENTER PLZ
CHAPMAN SUSAN EA
LEGASPI LUIS EA
$1,040,000
1/15/21
3375 FOOTHILL RD 523
M & M SANTA BARBARA
KELMERNSON BERNARD
1731 LA MIRADA DR
MORRISON RUTHANN EA
BAIRD KEVIN EA
3012 TIANA DR
DAIGHTON GEORGIS EA
TATLOW KENNETH EA
1721 N REFUGIO RD
CONTRERAS JOAQUIN EU
OUF HAZEM EU
390 SECOND ST
HELPING HANDS SUPPORT INC
1700 N LYNNE DR 6
$900,000
1/15/21
$2,235,500
1/15/21
$864,500
1/15/21
$3,250,000
1/15/21
JENKINS BRETT EU
$150,000
1/13/21
LUTZ MARJORIE EA
ZEPEDA ROSA
$265,000
1/11/21
3954 MESA CIRCLE DR
SIMPSON SHERRY
HUGHES DAVID
$340,000
1/14/21
1616 ALCOTT AVE
MAGDA LIANA
DELIRA ANTHONY
$382,000
1/15/21
1361 LESLEY CT
KEIFER T EA
ROCHA TERESA EA
$440,000
1/14/21
601 COLEMAN DR
KENNEDY BRADFORD
ROMERO CHRISTIAN EU
$475,000
1/14/21
725 SAN MIGUELITO RD
PENDLEY BARRY EA
NAUGHTON PHILLIP EU
$480,000
1/13/21
928 E BELLO RD
KIM SCOTT EU
ROBANCHO ROBERT EU
$480,000
1/15/21
3858 JUPITER AVE
HALBEISEN, MARISSA
ORDONEZ DANIEL
$485,000
1/13/21
1711 E RIOS CT
CUMMINS MARK EU
SMITH THOMAS
$585,000
1/13/21
1918 WINDMILL LN
TIM MILAN
WILDT ROBERT
$592,000
1/15/21
3280 BECK RD
MARTIN JANICE EA
HAIN FRANCIS EU
$610,000
1/12/21
1225 TYNDALL ST
HERNANDEZ SEAN
BENNETT LUCAS EU
$767,500
1/13/21
4519 VIA MARIA
MAJMUDAR SHANA EA
KENLY MICHAEL EU
$2,300,000
1/12/21
5589 CAMPBELL RD
PEREZ MANUEL EA
DUFFY DANIEL
$3,300,000
1/13/21
SANTA BARBARA NEWS-PRESS REAL ESTATE
SUNDAY, JANUARY 31, 2021
A RARE OPPORTUNITY TO OWN A CLASSIC CLIFF MAY DESIGN WITH STATE OF THE ART UPGRADES IN BIRNAM WOOD!
NEW LISTING
CASUAL ELEGANCE, TRANQUILITY, ROMANCE & CHARM 5 BEDS | 6 BATHS | 5,042± SQ FT OFFERED AT $9,500,000
Casual elegance, tranquility, romance & charm, along with ultimate privacy, is what you will find in this exquisite Cliff May California Ranch House. Beautifully refurbished by interior designer Micholyn Brown, using only the highest of luxury finishes, the home has a perfect commingling of outdoor & indoor spaces. No expense was spared in the refurbishing using the very finest upgrades while maintaining the integrity of Cliff Mays vision. Low long horizontal lines, open grape stake & wood beam vaulted ceilings with ridge skylights, terra-cotta tile flooring, floor-to-ceiling windows and sliders that open into flowing courtyards, featured throughout the home. The 3BR/4.5BA main residence demonstrates perfectly planned continuity, which is highlighted by the expansive yet truly comfortable living and dining rooms, beautifully equipped chefs' kitchen, and the fabulous master suite with 2 full bathrooms. Little ranch buildings, set at slight angles from the main house & connected by a breezeway, are where you will find the office & a separate 2 BR/1BA guest quarters. Multiple patios, ambling pathways & stone walls, an outdoor fireplace & bocce ball court, raised gardens, mature landscaping including redwood & fruit trees, a path from the golf cart garage directly to the golf course through a private gate, all add to the theme of flow and continuity that are incorporated in this sublime property.
PATRICIA GRIFFIN Santa Barbara Native Selling Dream Homes for Over 30 Years 805-565-4547 | patricia@villagesite.com www.PatriciaGriffin.com | DRE 00837659
SANTA BARBARA NEWS-PRESS REAL ESTATE
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SUNDAY, JANUARY 31, 2021
E11
On Gardening:
Lemon Lime Leading Nandina Revival By Norman Winter Lemon Lime is leading the way in what appears to be a nandina revival. It is one of four great nandinas found in the Southern Living Plant Collection. You’ll find Flirt, Obession, Blush Pink, and the electrifying Lemon Lime. Lemon Lime stands out in dramatic fashion with its chartreuse colored foliage. You can spot it a mile away. So, whether you are growing with cool season pansies or warm season summer snapdragons you’ll find everything seems to pop when you combine it with Lemon Lime. Botanically speaking, Lemon Lime is a selection of Nandina domestica which has the common name Heavenly Bamboo. You commonly think of using nandinas for the red foliage that stands out particularly in the cool season. Lemon Lime is different in that it is always making a flashy, if not zesty statement. Cluster an odd-numbered group by an entrance and you’ll find that the sea of lime incredibly stands out against the typical dark green of hollies or yew. You’ll also find that Lemon Lime is an allpurpose color that looks great with every other color you choose to partner it with.
2
1
Lemon Lime nandina holds its brilliant color through out the year. Courtesy of Southern Living Plant Collection/TNS
2
Lemon Lime nandina also works well in mixed containers. Here it is partnered with pansies and other cool season annuals. Photo courtesy James Winter/TNS
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SANTA BARBARA NEWS-PRESS REAL ESTATE
SUNDAY, JANUARY 31, 2021
Lemon Lime is recommended for zones 6-9 and is cold hardy to minus 10 degrees. It will reach 3 to 4 feet high and wide. You will treasure the fact that it is pest free and easy to grow. Successful establishment of your nandinas in the landscape often depends on planting techniques and care. They prefer to be placed in a shrub bed that is well-drained to moist, loose, nutrient- and humus-rich. Cover with a layer of mulch added to prevent loss of moisture, deter weeds and moderate summer temperatures. When preparing a new shrub bed for nandinas or other container-grown shrubs, use metal edging, landscape timbers, or brick to separate turf from beds and to raise the soil with organic matter for good drainage. Try to plant in bold curves and avoid planting in straight lines whenever possible to create a mystery as to what lies around the curve. Plant Lemon Lime in groupings of odd numbers like three, five or seven. As mentioned, Lemon Lime works best as a colorful foreground to taller evergreen plants like hollies, ligustrums, and cleyera. You also can create a
spectacular look using them in combination with ornamental grass. Lemon Lime and all of the Southern Living Plant Collection nandinas work well in mixed containers too. You’ll find the typical potting soil blends will allow them to quickly become established and thrive in all seasons. For winter or early spring color, plant pansies with Lemon Lime. No matter the color of your favorite pansies, they will partner well. If you choose one of the other selections of nandinas that has strong red overtones, then I highly recommend blue, white, or yellow. For the rest of the year, we can use them as a background for pockets of our favorite summer flowers like angelonias, begonias, or petunias. As a tropical plant nut, I love the way Lemon Lime partners with bananas, elephant ears. and gingers. There is a reason the common name is heavenly bamboo. Use the holidays to do a little planning to improve the landscape. Spring planting season is closer than you think and incorporating some Lemon Lime nandinas will surely make your garden pop.
Lemon Lime stands out in dramatic fashion against a back drop of dark green. Here it is partnered with angelonias and vinca. Photo courtesy Norman Winter/TNS
Norman Winter, horticulturist, garden speaker and author of, “Tough-as-Nails Flowers for the South” and “Captivating Combinations: Color and Style in the Garden.” Follow him on Facebook @NormanWinterTheGardenGuy. ©2018 Norman Winter Distributed by Tribune Content Agency, LLC.
SANTA BARBARA NEWS-PRESS REAL ESTATE
SUNDAY, JANUARY 31, 2021
E13
A note from the SBAOR President
HOA Homefront Reader Questions
Management Cutbacks
By Brian Johnson President of the Santa Barbara Association of REALTORS®
By Kelly G. Richardson, Esq. CCAL
California’s Housing Market Ends 2020 On High Note I am full of hope for what 2021 will hold for us but I think it is important to look back at 2020 one last time. The California housing market showed surprising resilience and strength despite everything that we faced. When the pandemic started, everything stood still. We had never faced anything like this before and there was no roadmap how to handle this. However, one thing that became clear was that the home buying market would not stay down for long. After the initial months of the lockdown effectively cancelled the spring buying season the second half of the year performed more than well enough to make 2020 a solid year. On a statewide basis, the number of home sales rose to 509,750 in December 2020. This was an increase of 28% from December 2019. Overall, the number of sales statewide was up by 3.5% in 2020. Additionally, the median home sales price was up almost 17% from December of 2019. It hit a peak of almost $718,000 in December for the state. On a local level, we saw the year-end with 1,336 home sales for the area between Goleta and Carpinteria. That’s almost a 15% increase over 2019 and that includes the shut down over the spring months. At the beginning of this year, there were only 159 active homes and PUDs on the market. That is a small amount of inventory given how popular our market has become. The buyers of those properties run the gamut. Everyone from first time homebuyers taking the plunge to have a better home working situation to out of towners looking to escape to Santa Barbara. We saw it all. This meant upward pressure on home values. At the beginning of 2021, there were only nine homes available for under $1,000,000. The median sales price for a home or PUD in 2020 was $1,550,000. That means half of the homes that sold in 2020 sold for over $1,550,000 and half sold for less than that. The median sales price is a 20% increase over 2019’s median sales price. Now that we are almost done with January, we are seeing the inventory increase as new listings come to market after the holidays so there should be a little relief in the pressure but do not expect the hot market to cool anytime soon. This pandemic is not over and there is not an influx of new housing stock on the horizon so the demand will continue to outpace the supply. Additionally, interest rates remain at historic lows so for those in the market to purchase, they can depend on their trusted real estate advisor to find them the home of their dreams here in paradise.
Dear Mr. Richardson: I received notice from my association that our management company resigned and that the association intends to selfmanage. I am uncomfortable about the expertise that exists on the board to properly run the business of the complex. What does the Department of Corporations require? – T.Z. Dear T.Z.: Neither the California Corporations Code nor the Davis-Stirling Act requires that HOAs have professional management. However, the law has become so complex that it is hard to imagine operating an association without the help of an experienced professional manager. For example, who will prepare the monthly financial reports (Civil Code Section 5500), the Annual Budget Reports and Annual Policy Statements (Civil Code Sections 5300 and 5310), the disclosures to prospective purchasers (Civil Code Section 4530), or the required annual reserve disclosures (Civil Code Section 5570)? In my experience, associations without professional management generally operate far outside the Davis-Stirling Act, and that directors acting as volunteer managers, however well-intentioned, have little idea of what this very complex body of laws requires of HOAs. – Best regards, Kelly Hello Kelly: My HOA board has hired a new management company that will only be responsible for collecting fees. We have over 100 units so it is not “mom and pop.” The board does not want to hire a construction manager to oversee defect repairs from a lawsuit that settled. It concerns me that this board is assuming responsibility for things they have no expertise in. – Thanks, L.F. Dear L.F.: Many smaller HOAs hire management companies on a “financial only” basis to prepare the monthly, quarterly, and annual reports, to pay bills, prepare budgets,
Brian Johnson can be reached at 805-879-9631 or emailed at bjohnson@radiusgroup.com
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SANTA BARBARA NEWS-PRESS REAL ESTATE
and collect assessments. This means the volunteer board must handle maintenance and repair issues on the property. This arrangement is often pursued because management companies are normally able to charge significantly less for the “financial only” services. However, the Business Judgment Rule (found in most governing documents and in Corporations Code Sections 7231 and 7231.5) requires that the appropriate expertise be brought forward to preserve volunteer immunity. Boards should hire the appropriate expertise needed, including construction expertise when a significant project is underway. Directors often feel they have sufficient expertise to manage a project, but do they truly qualify as experts and do they understand they are not acting as directors when they act as construction managers? – Best regards, Kelly Kelly: Is it illegal for our board president to receive pay for handling vendor matters, projects, meetings with homeowners, overseeing homeowner architectural improvement projects, and reporting to the board? – Thank you, A.M. Dear A.M.: It is not illegal to pay an officer to work for the HOA, unless the governing documents specifically ban officers from being paid (you should check). Although paying an officer is not illegal, it is a horribly bad idea. Paying an association member to do association work creates all kinds of conflicts of interest and other complications. Worse yet, that officer who is being paid is unprotected by the volunteer immunity normally afforded directors under the Business Judgment Rule and the immunity of Civil Code Section 5800. T.Z., L.F. and A.M.: Encourage your associations to hire the best available management and avoid taking advantage of volunteer willingness to manage the HOA for free. –Sincerely, Kelly
Kelly G. Richardson, Esq. is a Fellow of the College of Community Association Lawyers and Senior Partner of Richardson Ober PC, a California law firm known for community association advice. Submit potential column questions to Kelly@Richardsonober.com. Past columns at www.HOAHomefront.com. All rights reserved®.
SUNDAY, JANUARY 31, 2021
BUSINESS 30
MANUFACTURED HOMES 240
MANUFACTURED HOMES 240
Apts. Unfurn. 3030
2%.4!,3
BUSINESS 30
Downtown Charmer - Studio Apt.! Upstairs studio w/ full kitch. & bath! Only $1450 incl. wat, trsh & gas. First 3 mths. Only $1395/mo. Karen Lacks & Co. Real Estate DRE#00576880 684-7541 684-RENT x301 www.klacks.com
Gina M. Meyers (805) 898-4250 gmeyers@cbcworldwide.com Local Knowledge - Global Network
Goleta - Hollister & Patterson Nr. Hospital!
3820 State St., Santa Barbara, CA 93105 CalRE#00882147
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Madhu Khemani Top 4% of all Berkshire Hathaway HomeServices Agents Nationwide
$GYHUWLVLQJ
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Visit: www.MadhuRealty.com Serving Santa Barbara, Montecito, Ventura and Santa Ynez Valley for last 14 Years.
MadhuK49@gmail.com Cal BRE#: 01387945
Gorgeous & very large 2 bed, 2 bathrms. Upstairs & downst. Apts. w/ prvt. patios. Lg. kitch, w/ dining area, parking, lndry. One w/ vinyl plank flooring, new carpet! Only $2395. $1995 per mo. 1st 3 mths. Karen Lacks & Co. Real Estate DRE#00576880 684-7541 684-RENT x306 www.klacks.com
SUMMERLAND VIEWS, VIEWS! Sunny Upst. Ocean View 1 bed, 1ba. High ceilings, patio, remodeled w/ new kitch. & bath. Stainless appl. Only $1995 incl. wat, trsh & gas. Karen Lacks & Co. Real Estate DRE#00576880 684-7541 684-RENT x305 www.klacks.com
SUMMERLAND Garden & Ocean Views! Beautiful downst. 1 bed, 1 ba. apts. Prvt. patios, new stainless appliances. Garden & ocean views! Only $1950. incl. wat, trsh & gas. Prkng. & lndry. Karen Lacks & Co. Real Estate DRE#00576880 684-7541 684-RENT x305 www.klacks.com
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SB Westside – Nr. Town & Mesa.! Beautiful 2 bed, 1 ba. cottage. Full paint inside, new carpet, new stove! Prvt. yd. Gardening wat. & trsh. included. $2450. First 3 mths. Only $2000/mo. Karen Lacks & Co. Real Estate DRE#00576880 684-7541 684-RENT x301 www.klacks.com
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Equestian Potential Beautiful 50 acres Ocean View. $2,500,000 1-808-280-0720 Need a Handyman? Look no further than the Service Directory
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2ENTAL 3ERVICES !PTS &URNISHED !PTS 5NFURN #ONDOS $UPLEXES &URN $UPLEXES 5NFURN (OUSES &URNISH (OUSES 5NFURN "UELLTON #ARPINTERIA 'OLETA (OPE 2ANCH )SLA 6ISTA ,OMPOC ,OS !LAMOS ,OS /LIVOS -ONTECITO .IPOMO .O #ALIFORNIA /JAI 3 , / #NTY 3ANTA -ARIA 3ANTA 9NEZ 3OLVANG 6ENTURA -OBILE (OMES -OBILE (OME 0ARKS 2OOMS 2OOM "OARD 3HARED (OUSING 3HORT 4ERM 2ENTALS 6ACATION 2ENTALS "EACH $ESERT -OUNTAIN 2ANCHES &ARMS %XCHANGES 7ANTED -ISCELLANEOUS
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CE U D RE
ROMANTIC MONTECITO MEDITERRANEAN 797 Ashley Road Single level style living with an modern commercial elevator in this stunning Mediterranean Villa with beautiful mountain views. Enjoy a peaceful country feeling on a private acre, yet be close to the shops and restaurants of Montecito. This 4 bedroom, 5 bath home is a blend of expert craftsmanship, contemporary amenities and smart home technology. With 3 colossal fireplaces, serene master suite with view terrace and luxurious bathroom, enormous ground level media/family room with a guest suite, expansive high ceiling living room and great room; an enchanting dining room with a wall of tall glass doors unfolding onto a vast wraparound entertainment patio and rolling lawn with awe inspiring views; large wine cellar ready for your collection of fine wines, gourmet kitchen with Miele stainless steel appliances. Large 3-car garage and an oversized motor court provides ample space for luxury RV parking, extra vehicles and perhaps room for a guest house.
Offered at $6,995,000 For more photos and a video tour, visit: www.797AshleyRdMontecito.com
Steve Slavin 805-886-3428
steve@steveslavin.com – www.santabarbaraluxuryhomes.com
DRE#00493760
The property information herein is derived from various sources that may include, but not be limited to, county records and the Multiple Listing Service, and it may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. Real estate agents affiliated with Coldwell Banker Realty are independent contractor agents and are not employees of the company. ©2021 Coldwell Banker. All rights reserved. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of Company owned offices which are owned by a subsidiary of Realogy Brokerage Group LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. 19PP2V_GLA_9/20
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