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 to assisting you with all your real estate goals, big and small.

Santa Barbara South Coast Real Estate Update

February 15, 2020

Direct from the County Recorder’s Office by way of Fidelity National Title, the total number of residential sales on the South Coast of Santa Barbara County was up 7% from 120 in January 2019 to 129 in January 2020. In January 2020 there were 96 House/PUD sales, up 14% from 2019, with a median sales price of $1,302,500 and an average sales price of $1,687,451.  In January 2020 there were 33 Condominium sales, down 11% from 2019, with a median sales price of $740,000 and an average sales price of $829,121.  The total 2020 Year-to-Date sales were 129, up 7% from 2019, with a median sales price of $1,135,000 and an average sales price of $1,467,878.

In Carpinteria there were a total of 14 sales in January 2019.  The median sales price of the 6 House/PUD sales was $1,342,500 and the average sales price was $2,104,000.  In January 2020 the median sales price of the 8 Condominium sales was $508,250 and the average sales price was $552,188.  The lowest priced Carpinteria sale in January 2020 was a Condominium on Via Real @ $347,000 and the highest was an ocean front House on Avenue Del Mar @ $6,400,000.

In Summerland there were a total of 3 sales in January 2019.  The median sales price of the 3 House/PUD sales was $1,237,200 and the average sales price was $1,283,667.  In January 2020 there were no Condominium sales.  The lowest priced Summerland sale in January 2020 was a House on Whitney @ $1,100,000 and the highest was another House on Whitney @ $1,479,000.

In Montecito there were a total of 20 sales in January 2019.  The median sales price of the 18 House/PUD sales was $2,720,000 and the average sales price was $3,029,028.  In January 2020 the median and average sales price of the 2 Condominium sales was $1,950,000.  The lowest priced Montecito sale in January 2020 was a House on El Rancho Road @ $1,250,000 and the highest was an Estate on Bella Vista Drive @ $5,775,000.

In Santa Barbara there were a total of 59 sales in January 2019.  The median sales price of the 47 House/PUD sales was $1,159,000 and the average sales price was $1,262,989.  In January 2020 the median sales price of the 12 Condominium sales was $709,750 and the average sales price was $896,583.  The lowest priced Santa Barbara sale in January 2020 was a House on N. Alisos Street @ $525,000 and the highest was a House on Santa Teresita @ $2,550,000.

In Hope Ranch there were a total of 2 sales in January 2019.  The median and average sales price of the 2 House sales was $4,167,163.  There are no Condominiums in Hope Ranch.   The lowest priced Hope Ranch sale in January 2020 was a House on Vieja Drive @ $2,345,000 and the highest was a House on Marina Drive @ $5,989,325.

In Goleta there were a total of 30 sales in January 2019.  The median sales price of the 19 House/PUD sales was $1,055,000 and the average sales price was $1,118,053.  In January 2020 the median sales price of the 11 Condominium sales was $745,000 and the average sales price was $753,136.  The lowest priced Goleta sale in January 2020 was a Condominium on Hollister Avenue @ $512,000 and the highest was a House on San Antonio Creek Road @ $2,060,000.

Analysis

A limited supply of available properties along the South Coast of Santa Barbara County is keeping values higher than one might expect as compared to many inland areas of California and most areas of the United States.  The appreciation rate along the South Coast has softened and there are fewer multiple offer situations, but they still do exist.  On the South Coast of Santa Barbara County as of February 8^th there were 292 active House/PUD listings and 74 active Condominium listings available for sale.  Generally, there is much more inventory available in the higher price ranges than in the lower ranges as 126 (43.2%) of the 292 active House/PUD listings are located in Montecito and Hope Ranch.  Compare these low totals to the years 2007 to 2011 when the total number of available listings ranged between 734 and 1,026.  Historically the highest number of available listings along the South Coast was recorded in June of 1992 when there were 1,297 listings available for sale!

Sales of bank-owned properties ranged between zero and three for each month of 2019.  There were no bank-owned sales in January 2020.  As of February 8^th there is 1 bank-owned listing available for sale: a House on Orena Street now reduced to $1,199,000. Foreclosure activity along the South Coast of Santa Barbara County has diminished dramatically.  In November 2019 3.9% (the latest data available from CoreLogic) of home mortgages were in some stage of delinquency, down from 4.0% a year earlier and the lowest for the month of November in more than 14 years.  To check out California’s foreclosure by county, visit this RealtyTrac link: California Foreclosure Trends by County .

As of December 2019 (the latest data available from CoreLogic), the highest recorded County median sales price in California was in San Mateo County @ $1,257,500 (up .6% from 2018) and the lowest recorded County median sales price was in Siskiyou County @ $200,000 (up 21.2% from 2018).  The median sales price in the County of Santa Barbara was $575,000 (up 5.5% from 2018) and the median sales price in the City of Santa Barbara was $1,200,000 (up 3.7% from 2018).  The lowest median sales price recorded in any California city was in Orange Cove in Fresno County @ $30,000 (down 83.3% from 2018) and the highest was in Atherton in San Mateo County @ $5,250,000 (down 41.7% from 2018).  You could buy 175 median priced houses in Orange Cove, 9.1 in the County of Santa Barbara or 4.4 in the City of Santa Barbara for the same price as 1 in Atherton.  If you care to see a 644 square foot House you can buy in Orange Cove for $85,000 check out https://www.realtor.com/realestateandhomes-detail/420-10th-St_Orange-Cove_CA_93646_M15790-55493?view=qv .  If you care to see a 2,345 square foot House you can buy in the Atherton area for $5,295,000 check out https://www.realtor.com/realestateandhomes-detail/19-Tamal-Vista-Ln_Kentfield_CA_94904_M12731-54962?view=qv .

The Federal Reserve (the Fed) raised the overnight rate four times in 2018 with the last raise to 2.5% in December 2018.  In 2019 the Fed lowered the overnight interest rate numerous times, thereby reversing all of 2018’s rate increases.  Fed directors see greater risks of surprises that could prompt another decrease in the overnight rate, than they do in raising the rate anytime soon.  They have said the coronavirus is an example of a “wild card” and are concerned about the effect it may have on the world economy.  The average of the 30-year fixed mortgage interest rate as of February 8^th was in the 3.375% range, far below their recent November 2018 highs of 4.94%, and the rate for a 15-year fixed mortgage is 2.875%.  If you borrowed $750,000 in November 2018, your monthly payment would be $688 higher than it would be today; that would be a savings of $8,256 a year!  To put this all in historical perspective, the lowest 30-year mortgage interest rate since 1970 was recorded in 2012 @ 3.31%, and the highest was recorded in 1981 @ 18.63%.

Of the 129 sales in January 2020 there were 78 over $1,000,000 which equates to 60% of the total sales.  The South Coast of Santa Barbara is not an inexpensive place to purchase real estate as compared to most areas of the United States, but again many people will pay more to live and invest in Santa Barbara.  According to Forbes the national average for all cash real estate sales averages 20%; on the South Coast in January 2020, 28% were cash sales.  See the attachment for the total list of the 129 properties sold on the South Coast of Santa Barbara County in January 2020.

On January 28^th the Conference Board reported that the Consumer Confidence Index stood at 131.6, up from 128.2 in December.  The highest recent Index levels recorded were 136.4 in November 2018 and 137.9 in October 2018.  Lynn Franco, Senior Director of Economic Indicators at The Conference Board, stated “Consumer confidence increased in January, following a moderate advance in December, driven primarily by a more positive assessment of the current job market and increased optimism about future job prospects.  Optimism about the labor market should continue to support confidence in the short-term and, as a result, consumers will continue driving growth and prevent the economy from slowing in early 2020.”  Historically the highest Consumer Confidence Index level was recorded in September 2000 when the Index stood at 142.5.

As for the cost of living in February 2020, Expatistan has compiled data from 274 major metropolitan areas worldwide.  Expatistan’s list indicates Mountain View, CA at #2 is the most expensive area in the USA with a Price Index score of 252 and Memphis, TN at #152 is the least expensive with a score of 125.  Of the top 20 most expensive areas worldwide, 3 were in California: #1 Mountain View @ 252,  #6 San Francisco @ 241 and #12 Oakland @ 213. In Southern California Los Angeles came in as #21 @ 198 and San Diego as #34 @ 182.  The most expensive area to live in the world is #1 Grand Cayman (Cayman Islands) and the least expensive is #274 Madras (India).  Santa Barbara is not on the list since it is not rated as a major metropolitan area.  This is a very interesting list to check out if you want to compare the cost of living in areas around the world: https://www.expatistan.com/cost-of-living/index .

As per the November 14, 2019 article by Nicolas Bedo at Realtor.com®, “California luxury markets have been struggling for the past several months, with price growth decelerating over time. However, August marked some troubling milestones for some key California markets. Los Angeles, California’s largest luxury market, saw its first price declines since 2016, as prices dropped 0.5 percent year-over-year.  Million-dollar sales in Los Angeles are also down 4.5 percent since last year.  Santa Clara experienced its largest decline since realtor.com started tracking luxury markets in 2010, with prices reaching $2.8 million in August, down 2.6 percent compared to a year ago. Million-dollar sales in Santa Clara are also down 23.2 percent.  Marin County also saw its largest price decline since we started tracking luxury sales, with luxury prices reaching $3.1 million, down 6.5 percent year over year.  San Mateo prices were flat, one of only a handful of months on record not showing price growth. Million-dollar sales were down 9.1 percent in August. Luxury home prices were also flat in Orange County for the first time since 2012. Million-dollar sales in Orange County were down 10.1 percent.  The saving grace for California continues to be the center-coastal markets of Santa Barbara, San Luis Obispo, and Monterey counties. Santa Barbara was the fastest growing market in the country, with luxury entry point prices growing 20.1 percent year-over-year, reaching $2.7 million.  San Luis Obispo prices reached $1.3 million this month, up 7.6 percent year-over-year. Million-dollar sales in San Luis Obispo were up 17.9 percent compared to last year. Monterey luxury prices reached $2.1 million this month, up 7 percent year-over-year.  Riverside and San Diego, two of California’s southernmost counties are also showing signs of resilience in a tough market.  Riverside County luxury prices reached $791,000 this month, up 3.6 percent year over year. Million-dollar sales in Riverside were up 62.8 percent in August.  Likewise, San Diego  prices reached $1.5 million, up 2.7 percent year over year. Sales in San Diego were up 9.2 percent.”  Check out the whole article: https://www.realtor.com/research/tag/luxury-homes/

Historically the highest Year-to-Date median sales price recorded on the Santa Barbara South Coast was recorded in 2007 at $1,031,500.  The January 2020 Year-to-Date median sales price was $1,135,000.  The median sales price has been hovering just below or just above that historic high for most of 2017, 2018 and 2019.  This is an indication of a leveling off in market values along the South Coast of Santa Barbara.

Based on the Santa Barbara Multiple Listing Service, as of February 8^th, in the City of Santa Barbara there were 101 active House/PUD listings and 24 pending sales, which equates to a 4.2 month supply of listings for Buyers to choose from.  Generally up to 3 months of inventory would be considered a Seller’s market where demand is high and inventory is scarce; lower than 2 months of inventory points to a more feverish Seller’s market.  Historically a 4 to 5 month supply of available inventory would indicate a fairly well-balanced market between Buyers and Sellers.  Typically a 6+ month supply is considered to be a Buyer’s market where inventory is plentiful; Buyers are slower to make decisions and want to see everything on the market.  Based on Santa Barbara Multiple Listing Service data and as of February 8^th, Carpinteria/Summerland had a 3.6 month supply, Montecito had a 7.85 month supply, Goleta had a 1.38 month supply and Hope Ranch had a 24 month supply.  These inventory statistics indicate that Carpinteria/Summerland and Goleta are in a Seller’s market, Santa Barbara’s market is fairly balanced, while Hope Ranch and Montecito are in a Buyer’s market.  With a total of 72 House/PUD pending sales and only 292 active listings on the South Coast of Santa Barbara County, there is a 4 month supply of House/PUD listings to choose from.  With a total of 38 Condominium pending sales and only 74 active listings on the South Coast of Santa Barbara County, there is a 1.9 month supply of Condominium listings for Buyers to choose from.

The ramifications of the Federal tax cuts, planned increase in government spending, home insurance availability & rising premiums, trade tensions between China, Canada, Mexico and Europe, worries about the coronavirus and how it may effect the world’s economy, the Federal $10,000 limit on State tax deductions and the memories of the fire damage & debris flows in Montecito are still concerns to many Buyers along the South Coast of Santa Barbara.  The median sales priced Santa Barbara home would translate to a real estate tax of $15,000+/- per year.  Only time will tell how all these influences will play out and how they will affect Santa Barbara neighborhood values in the long run.  As always, supply and demand dynamics have and will affect the South Coast of the Santa Barbara Real Estate Market for a long time to come.

Feel free to contact me with any real estate related questions.

Stan Tabler, CRS, GRI, ABR, GREEN

Compass

801 Chapala Street

Santa Barbara, CA 93101

805.689.2305

[email protected]

http://www.stantabler.com

CalBRE Brokers License #00774377 since 1980

Whether you are a first-time home buyer or a seasoned veteran who has bought and sold properties for decades, buying or selling a home can be a complex process. While I have compiled this list of Santa Barbara Home Buying and Selling Tips as a resource for both buyers and sellers just like you, there is nothing that can replace the guidance provided by a knowledgeable and trusted member of the real estate community. As a Santa Barbara Realtor with more than three decades of experience in the Santa Barbara and surrounding markets, it would be my great pleasure to share my vast experiences with you. Perhaps one of the biggest preparations sellers can make when listing their Santa Barbara CA houses for sale is to get their home ready for buyers’ first impressions. Items such as the walkway, front porch and entryway can be crucial in a buyer’s first impression. Be sure to keep these areas free from clutter, updated and fresh. Kitchens and bathrooms are also known to “sell homes.” These are great areas to consider a few upgrades to maximize your return. As part of the Santa Barbara Real Estate Services I offer to sellers, we will walk through your home together to determine if any updates or changes need to be made to emphasize your home’s most marketable qualities. For buyers, it is important to first ask yourself why you want to buy a home: To stop paying rent? To start building equity? To raise a family? To have a place of your own? To entertain business associates? To move up to a bigger home? Next, you should determine the type of home you would like to have. Be specific and be sure to separate the “needs” from the “wants.” Once you have started this process, it will be imperative to speak with a qualified loan consultant regarding a pre-qualification. These Santa Barbara Home Buying and Selling Tips will assist you in being ready to explore communities and tour homes of interest without going on a wild goose chase.

Should you have any questions about these Santa Barbara Home Buying and Selling Tips, I encourage you to contact me. As a local real estate professional who lives, works and plays within the communities I service, it would be my great pleasure to welcome you to our area or to help you find the perfect buyers for your Santa Barbara home. Please do not hesitate to contact me today. I look forward to hearing from you soon and to earning your trust and business. Let’s get started!

Why is Santa Barbara Real Estate so expensive?

The Santa Barbara County South Coast may be the most attractive area in all of California to live due to its coastal setting, weather and no/slow growth policies which have been legally, and more importantly mentally, in place since 1972. With a total population of just over 200,000 coupled with a job base larger than the number of housing units available, the unrelenting demand for residences far outstrips the limited supply. Demand to live on the South Coast comes not only from local South Coast buyers (who account for 69.1% of the sales), but from North County buyers (1.2%), California buyers (14.7%), Western United States buyers (6.4%), Eastern United States buyers (5.8%) and Buyers from Abroad (2.8%). The South Coast’s Median Home price runs over twice the price of California’s Median Home price. Santa Barbara is a world-class destination and a highly desirable place to live; real estate values are driven by lifestyle choices, not just by economics.

What is the Median Home Selling Price?

The Median Price represents the price point at which half the homes sell for more and half sell for less. The Median Price can fluctuate from month to month depending on the price-mix of homes sold.

Current Price Trends

South Coast of Santa Barbara County

For January 2020

Single Family Residence Market

Median Sales Price = $1,302,500

Lowest Sale Price = $670,000

Highest Sale Price = $6,400,000

Condominium/PUD Market

Median Sales Price = $740,000

Lowest Sale Price = $347,000

Highest Sale Price = $2,000,000

Where can I see Santa Barbara homes for sale?

Just go to “Property Search” to listings currently available in any given price range.

Buying Your Santa Barbara Home

Step 1

Meet with me to get a general overview of the current market and to discuss what you are looking for in a home. Contact Stan by e-mail at [email protected] or on his direct line at (805) 689-2305.

Step 2

Since you will be making a serious financial commitment, your next task is to determine your budget for your investment in Santa Barbara Real Estate. If you need a mortgage, you should start the Pre-Approval process with a local lender and determine your comfort level.

Step 3

Determine the size of Santa Barbara home you will require, or can live with, by identifying the spaces you need for your family’s activities. No house will ever fully live up to your dreams, so you will probably have to make some compromises. Break the process into parts and prioritize those parts. Mentally budget for the parts your really care about!

Step 4

Select target neighborhoods that meet your needs for commuting, shopping access, quality of schools, availability, style and recreational activities. There is an array of possibilities; during this step we will tour homes in a few Santa Barbara neighborhoods to give you a overall view of the area.

Step 5

After determining which Santa Barbara neighborhoods and will fit your desires, we will concentrate your home search in the chosen areas. This may entail e-mailing the new listings to you as they come on the market or calling you with the information.

Step 6

After locating a home acceptable to you, we will prepare an offer to be presented to the Seller. This offer will contain your inspection and financing contingencies.

Step 7

Upon mutual acceptance of your negotiated offer, an escrow will be opened to handle the paperwork and title insurance needed for you to purchase the property. In California, the escrow company is a neutral third party which follows mutually agreed upon instructions from the Buyer and Seller. Your deposit check, which is usually in the amount of 3% of the purchase price, will be deposited into this escrow account.

Step 8

The length of escrow is negotiated in the offer and can be long or short, but the usual length is 30-45 days. Usually the Buyer has a 17 day inspection contingency and the Buyer has the right to inspect the property and review any disclosures the Seller can provide. If the Buyer requires a mortgage, the time frame for removing the loan contingency is usually between 17 and 21 days. These time frames are all negotiable.

Step 9

Assuming that property checks out and you have removed all your contingencies, the balance of your funds is due in escrow the last business day prior to the escrow closing. Property transfers are recorded at 8:00 AM each business day and we usually get confirmation between 10:00 and 2:00, depending on how busy the County Recorder’s office is that particular day. Upon receiving confirmation the Seller usually releases the keys to the Buyer who is then free to occupy their new property.

Positioned quietly between Ventura and Santa Barbara County, Carpinteria is a small, enchanting ocean-side town that is renowned for its exceptional bluffs and seemingly endless beaches. Entertainment in Carpinteria & Summerland California Area includes everything from surf and sea right outside your front door to bike riding, camping, a walk along the Salt Marsh Reserve, fine dining, world-class shopping and much, much more.

 

Carpinteria Real Estate allows residents and visitors alike to participate in endless recreational, social and cultural activities throughout the year. One great example is the highly celebrated Avocado Festival. Each year the festival can be found along Linden Avenue with everything from award winning guacamole to homemade avocado ice cream. Speaking of food, you will also find a wealth of great restaurants including Carp’s one-stop hamburger shack, Robitaille’s Fine Candies, Island Brewing Company, Cajun Kitchen Café and Hugos Restaurant. You will also find Hollandia Produce, an organic produce company, rounding off the shopping and Entertainment in Carpinteria & Summerland California Area.

 

Other fantastic sources of Entertainment in Carpinteria & Summerland California Area are the many hiking trails and hot springs found in the neighboring community of Ojai, the events and activities at the Santa Barbara Polo Fields and of course the endless beaches and ocean waves.

 

As your Carpinteria and Summerland Realtor, it would be my pleasure to introduce you to the area and to the many activities, amenities and luxuries found here. I encourage you to browse my website at your convenience and look forward to assisting you with any and all your real estate needs. You may also be interested in my recent blog entitled: How Do I Price My Carpinteria and Summerland Home? Contact me today to get started whether buying, selling or investing!

When it comes to putting your Carpinteria and Summerland Real Estate on the market, determining the right asking price is one of the most important decisions you and your Realtor will make. If you’re asking the question –  “How Do I Price My Carpinteria and Summerland Home?” – you’re headed in the right direction. With the help of a qualified and experienced Carpinteria Real Estate Agent, you should have no problem setting the right price for your home and attracting more potential buyers to your property.

 

When determining the appropriate asking price, real estate professionals take several things into consideration. Some of these include: comparable listings and sales, withdrawn and expired listings, pending sales, square foot cost comparisons and the overall condition of the local market. Once these items have been reviewed, a good Realtor will be able to answer: “How Do I Price My Carpinteria and Summerland Home.”

 

As a seller, it is also important to look at the selling of your home as objectively as possible and to try to keep emotions out of the equation. Equally as important is to remember that pricing your home too high could have a very negative impact on the marketability of your home. By setting a price that is too high, your home could likely become “stale” in the market and will need to be removed from the market for a period of time. If the property is priced too high and sits too long, potential buyers will think negatively of the property. Therefore, in order to get your home sold in the quickest possible time period, it is important for you to give serious consideration to the price suggested by your Realtor.

 

If you’re still wondering, “How Do I Price My Carpinteria and Summerland Home?” or would like to learn more about Entertainment in Carpinteria & Summerland California Area, I encourage you to browse my website and blog at your leisure. Please contact me if you have any questions. It would be my great pleasure to help you with any and all of your real estate goals!