The decision to purchase real estate or to place your home for sale in the Santa Barbara real estate market can be one of the biggest you and your family will make at any given time. This decision can be made easier if you are adequately informed about the buying and selling process, the local real estate market and the neighborhoods and communities in which you are interested. As a local real estate professional with more than thirty years of experience helping buyers and sellers just like you, it would be my great pleasure to introduce you to the Santa Barbara Real Estate Services I offer to both buyers and sellers.
For sake of simplicity, buying a home is a three-step process: finding the right community, finding the right home and negotiating the best contract terms. For your convenience, I have compiled a wealth of information on local communities and their real estate trends as well as provided you access to the search the entire Santa Barbara MLS to view available properties. Once we have narrowed down the ideal community and the right home, I will use my many years of experience and expertise and my Santa Barbara Real Estate Services to negotiate the contract terms to suit your needs and to exceed your expectations.
For sellers, I believe you will find my commitment to untiring communication and service, masterful marketing and negotiation skills to be most refreshing. Resulting from years of extensive experience and research, a superior ability to anticipate problems and solve them and unsurpassed ethics and professionalism, you will find these qualities will help your home sell quickly and for its highest dollar.
Whether you are moving across town or across the country, it would be my great pleasure to assist you with all your housing needs and to share my Santa Barbara Real Estate Services with you and your family. Please feel free to browse my Santa Barbara Home Buying and Selling Tips at your leisure and do not hesitate to contact me, Stan Tabler at your convenience. I look forward to hearing from you soon and assisting you with all your real estate goals, big and small.
Santa Barbara South Coast Real Estate Update
September 10, 2026
According to data from the County Recorder’s Office as reported by Fidelity National Title, the number of residential property sales on the Santa Barbara South Coast increased by 18% in August 2026, with 132 sales as compared with August 2025. Of these 132 sales, there were 99 House or Planned Unit Development (PUD) sales, up from 88 in August 2025; the median sale price of these House/PUD sales was $2,150,000, down 4% from 2025, and the average sale price was $3,333,900, up 7% from 2025. Of these 132 sales, there were 33 Condominium sales in August 2026, up from 24 in 2025; the median sale price of these Condominium sales was $1,210,000, up 37% from 2025, and the average sale price was $1,407,258, up 20% from 2025.
Regional Highlights
Carpinteria had 12 residential sales reported in August 2026, up from 4 in July. There were 5 House/PUD sales, up from 3 in July; the median sale price of these House/PUD sales was $3,700,000, and the average price was $5,412,836. There were 7 Condominium sales, up from 1 in July; the median sale price of these Condominium sales was $1,100,000, and the average sale price was $1,158,286. In August 2026, the lowest-priced Carpinteria sale was a Condominium on Franciscan Court @ $750,000, and the highest-priced sale was an oceanfront House on Padaro Lane @ $15,813,013.
Summerland had 2 residential sales reported in August 2026, up from 1 in July. There were 2 House/PUD sales, up from 0 in July; the median and average sale price of these House/PUD sales was $1,625,000. There were 0 Condominium sales, down from 1 in July. In August 2026, the lowest-priced Summerland sale was a House on Golden Gate Avenue @ $1,900,000, and the highest-priced sale was a House on Temple Street @ $2,200,000.
Montecito had 21 residential sales reported in August 2026, up from 16 in July. There were 19 House/PUD sales, up from 14 in July; the median sale price of these House/PUD sales was $6,200,000, and the average price was $7,005,130. There were 2 Condominium sales, up from 2 in July; the median and average sale price of these Condominium sales was $3,437,500. In August 2026, the lowest-priced Montecito sale was a House on Chelham Way @ $2,150,000, and the highest-priced sale was an Estate on Santa Rosa Lane @ $19,250,000.
The City of Santa Barbara had 54 residential sales reported in August 2026, down from 60 in July. There were 38 House/PUD sales, down from 40 in July; the median sale price of these House/PUD sales was $1,925,000, and the average price was $2,498,393. There were 16 Condominium sales, down from 20 in July; the median sale price of these Condominium sales was $1,312,500, and the average sale price was $1,419,875. In August 2026, the lowest-priced Santa Barbara sale was a Condominium on Richland Drive @ $595,000, and the highest-priced sale was a House on Arbolado Road @ $8,200,000.
Hope Ranch had 2 residential sales reported in August 2026, down from 6 in July. There were 2 House sales, down from 6 in July; the median and average sale price of these House sales was $2,535,000. There are no Condominiums or PUDs in Hope Ranch. In August 2026, the lowest-priced Hope Ranch sale was a House on Via Laguna @ $2,520,000, and the highest-priced sale was a House on Vieja Drive @ $2,550,000.
Goleta had 41 residential sales reported in August 2026, down from 44 in July. There were 33 House/PUD sales, up from 28 in July; the median sale price of these House/PUD sales was $1,625,000, and the average price was $1,993,500. There were 8 Condominium sales, down from 16 in July; the median sale price of these Condominium sales was $1,042,000, and the average sale price was $1,092,313. In August 2026, the lowest-priced Goleta sale was a Condominium on Moreton Bay Lane @ $735,000, and the highest-priced sale was an oceanfront House on Via Los Padres @ $4,200,000.
Analysis
As of September 1st in the Santa Barbara Multiple Listing Service (MLS), there were 217 available House/PUD listings (up from 201 on August 1st) and 65 available Condominium listings (down from 70 on August 1st) along the Santa Barbara South Coast. Ten years ago in September 2016 there were 463 available House/PUD listings and 156 available Condominium listings available, much more than there are now! Compare our current low supply levels to the years 2007 through 2011, when the total number of available listings that Buyers could choose from fluctuated between 734 and 1,026. The highest number of available listings along the Santa Barbara South Coast was recorded in June 1992, when there were an amazing 1,297 available!
While the number of days that listings stay on the market before entering escrow has risen and the competition among Buyers creating bidding wars has diminished a bit, it has not totally disappeared. According to the MLS sales data, there were a total of 122 residential sales in August on the South Coast of Santa Barbara County, down from 127 in July. The County Recorder reported 132 total sales in August, indicating that 10 private sales did not register in the MLS. Of the 122 MLS sales, 20% closed above the original asking price, 20% closed at the original asking price, and 60% closed for less than the original asking price. After analyzing the April MLS sales data, there were 9 listings which sold $100,000+ above their original asking prices; these listings were Crocker Sperry Drive which sold $600,000 above asking, Toro Canyon Road which sold $305,000 above asking, Via Los Padres which sold $250,000 above asking, Temple Street which sold $201,000 above asking, Anacapa Street which sold $150,000 above asking, Carlo Drive which sold $140,000 above asking, Eleanor Drive which sold $117,000 above asking, Edgewood Drive which sold $105,000 over asking, and Manzanillo Drive which sold $101,000 over asking. Nationally, the percentage of August sales above the asking price has averaged 12% to 28% as compared to the South Coast of Santa Barbara’s 24%.
Of the 132 residential sales in August 2026, 122 sold for over $1,000,000, which equates to 92% of the total sales, up from 84% July. As a comparison, just 12% of listings nationwide are priced above $1,000,000. The South Coast of Santa Barbara County is not an inexpensive place to purchase real estate compared to other areas of the United States, but many people will pay more to live in Santa Barbara. According to Property Shark’s survey, California had 7 of the 10 most expensive median-priced ZIP codes in the United States. Montecito’s 93108 ZIP code came in at #5 with a median sale price of $6,995,000. The #1 spot is held by Fisher Island (off the coast of Miami) where the median sale price is $11,925,000, which is 27 times higher than the U.S. median sale price. https://www.propertyshark.com/Real-Estate-Reports/most-expensive-zip-codes-in-the-us/
Another validation of Santa Barbara’s popularity, no matter the cost, the New York Post’s survey ranked the most expensive cities in the US to visit as a tourist and the winner is #1 Aspen where a three-day trip for two costs $2,708. Closely followed is #2 Santa Barbara where a three-day trip for two costs $2,446. Filling out the top five on the list were Anchorage, Bar Harbor, and Fairbanks. The last (#55) on the list and the least expensive tourist destination for vacationers was Clearwater, Florida, where a three-day trip for two costs $1,630, 40% less than Aspen. https://nypost.com/2025/07/04/lifestyle/most-expensive-tourist-destinations-in-the-us-in-2025/
Another reason Santa Barbara is so sought after is its public educational system as University of California Santa Barbara is ranked #100 in Best Global Universities out of 2,250 universities worldwide, and Santa Barbara City College “one of the best” out of the 116 Community Colleges in California.
https://www.usnews.com/education/best-global-universities/rankings and
https://bold.org/blog/best-community-colleges-in-california
The markets are pricing in a rate hike for the September 15-16 Federal Reserve meeting, at about 60% probability, bolstered somewhat recently by a strong jobs report. The meeting comes just two months before the November midterm elections, in which polls show the administration faces widespread voter dissatisfaction with higher prices and interest rates. But questions also remain about the effect the Trump administration’s pressure campaign will have on Chairman Kevin Warsh. The Wall Street Journal reported last month that President Trump talked to Warsh repeatedly, a report publicly backed by several of his aides. However, the President himself denied it, saying he had spoken only once to Warsh while in office. Warsh himself has said the president has had no impact on his decisions and, in July congressional testimony, cited the Fed holding rates steady and not cutting as evidence of the central bank’s independence. At the same time, Warsh has said that the president and other politicians have a right to comment on Fed policy. https://www.cnbc.com/2026/09/05/trump-warsh-fed-september-rate-hike.html
Since the beginning of 2022, 30-year mortgage interest rates have doubled, but started easing downward in 2024, and were 6.71% as of September 3rd, up from 6.66 on August 1st. Historically the lowest 30-year mortgage interest rate since 1970 was recorded in February 2021 at 2.65% and that low rate was matched in July 2021 during the COVID pandemic. If Buyers are expecting 3% or even low 5% mortgage rates to return to buy a home, they are waiting for an anomaly and should wait no longer. The highest historical 30-year fixed-rate interest rate was recorded in 1981 @ 18.63%. The average 30-year mortgage rate over the last 50 years has been 7.70%, so current rates are still below that average. Mortgage rates of 8.03% in October 2023 were at a 23-year high following all-time lows reached just three years before, highlighting the effect that financing costs have on the housing market. The payment on a $913,100 mortgage in 1981 would have been $13,423/month, the payment in June 2021 would have been $3,679/month, and as of August 3rd, the payment would be $5,789/month. As of September 10th, daily mortgage rates climbed even higher, with the average 30-year, fixed rate reaching 7.07% for the first time since May 2025. As an alternative to obtaining a mortgage, in August 2026, 35% of South Coast Buyers purchased homes with cash, the same percentage as in July.
The NAHB/Wells Fargo Housing Market Index (HMI) is designed to gauge and track the pulse of the single-family housing market. Each month, the HMI depicts overall builder sentiment toward housing market conditions on a scale ranging between 0 and 100. A higher reading (>50) is an indication that the majority of builders feel confident about the current and near-term outlook for housing. Lower readings signify less optimism among builders. The latest HMI survey also revealed that 35% of builders cut prices in August, down from 37% in July, and unchanged from June (35%). The average price reduction was 6% in August, the same rate as the previous month. https://www.nahb.org/news-and-economics/housing-economics/indices/housing-market-index
The Council for Community and Economic Research 2026 second-quarter Cost of Living Index compares prices in 248 participating urban areas and reflects the spending patterns of households in the top 20% of local incomes. The average across participating areas is set at 100. Manhattan and Honolulu, two notoriously expensive cities to live in, rank #1 and #2 on the index nationally; multiple California areas are also among the most expensive to live in; San Jose ranked #3 @ 179 (a gallon of regular gas cost $5.88), San Francisco ranked #4 @ 169 ($6.03/gallon), Orange County ranked #5 @ 165 ($5.92/gallon), Los Angeles @ 150 ($5.94/gallon), and San Diego @ 145 ($5.99/gallon). Gas prices were compiled as of September 10thas a further barometer of how expensive California is to live in. According to AAA, the average gas price in Santa Barbara County is $5.92/gallon, while the California county with the lowest average cost is Sutter County at $5.60/gallon, and the highest average cost is Mono County at $7.00/gallon. According to AAA, the average gas price in Santa Barbara County is $5.92/gallon, while the California county with the lowest average cost is Sutter County at $5.60/gallon, and the highest average cost is Mono County at $7.00/gallon. According to AAA, the average cost of a gallon of gas in California is $5.90/gallon and the National average is $4.28/gallon. If you think that we have high prices, check Hong Kong, where gas costs $15.90/gallon!https://www.latimes.com/business/story/2026-09-10/groceries-gas-rent-why-its-so-expensive-to-live-in-la?
On August 25th the Conference Board Consumer Confidence Index® decreased by 0.8 points to 89.4 (1985=100) in August, down from 90.2 in July. “Consumer confidence moderated slightly in August for a second consecutive month,” said Dana M Peterson, Chief Economist, The Conference Board. “The Expectations Index slipped further into negative territory, which was offset by a moderate rise in the Present Situation Index after declining in the past three months. Consumer appraisals of current business conditions were mildly positive. Perceptions of the current labor market improved, reversing three months of moderate decline. Looking ahead, consumers were more pessimistic about business conditions and the labor market over the next six months. Expectations for household incomes moderated but remained optimistic overall.” https://www.conference-board.org/topics/consumer-confidence
According to the University of Michigan’s monthly survey, consumer sentiment confirmed its early month reading, falling 6.3% from last month and landing at 11.2% below a year ago amid continued worries that inflation will remain elevated for the foreseeable future. With ongoing policy uncertainty including the Iran conflict, consumers anticipate further increases in gasoline prices both in the short and long run. In addition to the pocketbook issues that have been central to consumers’ views of the economy, they are increasingly worried that prospects elsewhere in the economy could be weakening. https://www.sca.isr.umich.edu/
Historically, the highest Year-to-Date median sale price on the Santa Barbara South Coast was recorded in 2007 at $1,031,500, but that high mark is now ancient history. The median sale price of all 989 residential 2026 sales Year-To-Date as of September 1st was $1,795,000, down 5% from 2025, and the average sales price was $2,891,139. While the median sale price was hovering near 2007’s historic high for most of 2017, 2018, and 2019, it started its upward climb in 2020, accelerating in 2021 and into the first half of 2022 before leveling off throughout and declining 1% in 2023. There have been no double-digit price increases in the median sales price since a 17% increase in 2020, 24% in 2021 and 15% in 2022.
Based on the Santa Barbara Multiple Listing Service data, as of September 1st in the City of Santa Barbara, there were 80 active House/PUD listings (up from 79 on August 1st) and 36 pending sales (the same number as on August 1st) which equates to a 2.3-month (up from 2 on August 1st) supply of listings for Buyers to choose from in the City of Santa Barbara. Generally, a 1-month supply would indicate the listings would be sold within one month. A less than 1-month supply of inventory indicates a feverish Seller’s market, a 1-to-2-month supply indicates a heated Seller’s market, and a 2-to-4-month supply is considered a basic Seller’s market where Buyer demand is still high, and inventory is scarce. Historically, a 4-to-6-month supply of available inventory indicates a Balanced market. More than a 6-month supply indicates a Buyer’s market where inventory is plentiful, with Buyers being slower to make decisions as they compare numerous properties on the market. As of September 1st, Carpinteria/Summerland has a 2.3-month supply (up from 1.4 on August 1st), Montecito has a 7.8-month supply (up from 4.5 on August 1st), Hope Ranch has a 12-month supply (up from 5 on August 1st), and Goleta has a 1.7-month supply (up from 1.3 on August 1st). Carpinteria/Summerland and Santa Barbara are both in basic Seller’s markets. Goleta remains in a heated Seller’s market. Montecito and Hope Ranch are both currently in Buyer’s markets. With a combined total of 78 House/PUD pending sales (down from 89 on August 1st) and 217 active listings (up from 191 on August 1st) along the South Coast of Santa Barbara County, there is a 2.8-month supply (up from 2.6 August 1st) of House/PUD listings from which Buyers can choose. By removing the 65 higher-valued House/PUD listings in Montecito & Hope Ranch and their 8 pending sales from the equation, there is only a 2.1-month supply (up from 1.8 on August 1st) of listings for Buyers to choose from on the South Coast of Santa Barbara County. With a combined total of 24 Condominium pending sales (up from 23 on August 1st) and 65 active listings (down from 70 on August 1st), there is a 2.7-month supply (down from 3 on August 1st) of Condominium listings from which Buyers can choose from.
There are many concerns for Buyers and Sellers. These include the wars in the Middle East and Ukraine, the rising price of gas, continued worldwide geopolitical tensions, inflation, insurance premium volatility, mortgage interest rates, health insurance rates, geopolitical tensions, and how many other administration economic policies are confusing to our trading partners. Also, a major concern for Buyers and Sellers is the scarcity and cost of homeowners’ insurance coverage, especially since State Farm, Nationwide, Kemper, Marine America, Trans-Pacific, Allstate and others have refused to issue new policies in California and are not renewing existing home insurance policies. Buyers are increasingly resorting to the California Fair Plan for insurance coverage as the last resort, whose rates are rumored to be rising by 29% later this year. Sellers should be aware that Buyers are being more disciplined, homes are taking longer to sell, and pricing strategy matters more than ever.
California’s Proposition 19 now allows homeowners aged 55+ to transfer their existing real estate tax base to a home anywhere in California; this law encourages some older Sellers who wish to sell their current homes and downsize. The imbalance between Santa Barbara’s low housing supply and high demand is more pronounced than in most national cities, so over the years, there has been a surge in local property values. While market corrections may still negatively impact property values on the Santa Barbara South Coast, the impact is expected to be less severe compared to many other areas in the state and country. New 2026 listings may have remained on the market a bit longer than in 2025, but they continue to sell. Home values in the Santa Barbara South Coast Real Estate Market continue to be supported by supply and demand dynamics due to our current market’s persistent low listing inventory. Pre-pandemic House/PUD active listings as of September 1st totaled 571; as of September 1st 2026, there are now 282 active listings, which equates to 51% fewer active listings than in 2019.
Review the attached list of the132 properties sold on the Santa Barbara South Coast in August 2026, and contact me for information on specific sales in our area.
Stan Tabler, CRS, GRI, ABR, GREEN
Compass
801 Chapala Street
Santa Barbara, CA 93101
805.689.2305
CalBRE Brokers License #00774377 since 1980
Realtor of the Year
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