The South Santa Barbara County market remained strong in the third quarter, with 386 closed sales, up 12% from Q3 2025. Activity held remarkably consistent throughout the summer, with 131 closings in July, 132 in August, and 123 in September. Goleta led the region's growth, capturing 30% of all sales, while Montecito and Santa Barbara each posted double-digit year-over-year gains in transaction volume.
Inventory remained tight through the summer, with Months of Supply holding near 3 from July through September, well below the 4-6 months that typically signal a balanced market. All-cash buyers accounted for 35% of closings, and average days on market sat at 40, ranging from 18 days in Goleta to 60 in Santa Barbara and Montecito. The overall median price came in at $1.8M, down 5% year over year, a shift driven largely by a greater share of sales at lower price points rather than a decline in underlying values.
The third quarter was another strong one for Riskin Partners, highlighted by seven closings totaling more than $66M and three sales over $12M. Our closed sales spanned a wide range of the market, from under $5M to $16.5M, with an average sale price above $9M. Among our notable sales this quarter were closings at $16.5M, $14M, and $12.5M, reflecting continued strength at the upper end of the market. The quarter reflected the continued demand for thoughtfully presented, strategically positioned properties throughout South Santa Barbara County.
You’ve likely heard about the two significant recent sales at 670 Hot Springs Road and 2084 Hidden Valley Lane, which closed for $56.1 million and $75 million, respectively. While both transactions occurred in Q4, we couldn’t resist sharing the news that Riskin Partners represented the seller at Hot Springs and both the buyer and seller at Hidden Valley!
Montecito
Montecito posted 56 closed sales in the third quarter, up 14% from Q3 2025. Median price rose 4% year over year to $5.31M, reflecting steady demand across the market.
The upper end remained active, with the quarter's five highest sales ranging from $16.5M to $19.5M, led by 1502 East Mountain Drive ($19.5M), 377 Santa Rosa Lane ($19.25M), 1421 Wyant Road ($18.5M), and 204 Hot Springs Road ($17.95M).
Santa Barbara
Santa Barbara recorded 176 sales during the quarter, a 10% increase from one year ago. Median price rose 3% to $1.89M, with the quarter's top sales including 1547 Shoreline Drive ($10.5M), 1120 Arbolado Road ($8.2M) and 3030 Samarkand Drive ($6.3M).
Hope Ranch
Hope Ranch recorded eight sales with a median price of $4.4M, down 30% from Q3 2025. With so few transactions each quarter, a handful of sales can significantly shift results.
The quarter was led by the $16.45M sale of 4295 Marina Drive and 4558 Via Esperanza ($11M), while the remaining six sales closed at or below $5M.
Carpinteria & Summerland
Carpinteria recorded 26 sales, down 10% year over year, while median price eased 10% to $1.35M.
Luxury activity along the Padaro coastline continued, highlighted by the $15.8M sale of 3519 Padaro Lane.
Summerland recorded three sales during the quarter, up from two in Q3 2025, with a median price of $1.69M, essentially flat year over year. While transaction volume remains relatively low, individual sales can significantly influence quarterly results.
Our Perspective
As we move through the final months of the year, we continue to see a South County market characterized more by consistency than volatility. Transaction volume has held steady in the 120 to 135 range each month this quarter, while median pricing remains within the range established over the past two years, with Q3's level landing near the lower end of that range.
Within that stability, however, we continue to see meaningful variation from one community and price point to another. Montecito and Santa Barbara each posted double-digit sales gains, and our own business saw continued strength at the upper end of the market, while Carpinteria's median price moved lower as its volume eased. For our clients, understanding those nuances — rather than relying solely on broader market averages — remains particularly important.
