Noteworthy new listings….
Is there another one-acre lot in Montecito that can compete with 358 Woodley Road ($17.5 million) in Pepper Hill? It’s a spectacular location—just a couple of minutes from Coast Village Road, with deep terraces and landscaping (and 180-degree views) to the east and south. (And minimal wildfire risk.) The listing says the house was built in 2003, and while I may have been daydreaming, I thought I overheard the agent say something about part of the structure originating from the 1960s. I’d lean into that: the whole place needs a redo, but instead of another stab at classiness, take it somewhere looser and more fun. Whatever the eventual buyer’s intentions may be, I’m convinced this is underpriced, and if I had more money in my bank account, more time left in my life, and any appetite at all for renovation, I’d buy it in a heartbeat.
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The 1926 Mary Craig at 1574 Green Lane ($11.25 million), on a juicy 1.3-acre lot at the end of a Hedgerow cul-de-sac that a lot of people probably don’t even know exists, is a total charmer, with seductive period details throughout. But the floor plan is not especially practical: the family room added on to the kitchen feels great, but that wing—where you’d spend most of your time—connects to the rest of the first floor by a butler’s pantry. And the second floor has three bedrooms and two baths (neither en suite), and low ceilings. Then again, you can forgive a lot when you fall in love….
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430 Santa Rosa Lane ($9.5 million) comes on the market one month after 420 Santa Rosa Lane ($14 million) next door, providing an irresistible opportunity for comparison. Both are on .91-acre lots, with great views, in a central Montecito location; both are ready for an update. But while 420 is rich with curb appeal, including a garage/guest house at the street and subtle Mediterranean appeal, 430 is clunky 1980s architecture, with unfortunate little sets of stairs here and there, less outdoor space on the main level than you might like, and shared driveways running along both sides of the property. And that’s why it’s $4.5 million less.
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The first of three lovely spec renos this week, 1649 Mira Mesa Drive ($4.195 million) is a 1983 Spanish-ish four-bedroom at the end of a cul-de-sac just above Cliff Drive. (The seller paid $2.65 million in October 2025.) The main living area is open-plan, with good energy, and the primary is on the main level; downstairs are three bedrooms, one of which is en suite. You can see the ocean from the two upstairs decks, but the main outdoor space is below.
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The second lovely spec reno is 4055 Naranjo Drive ($3.995 million) above Foothill Road, not far from La Colina Junior High. (The seller paid $1.8 million in December 2024.) It’s a textbook example of how to make an uninteresting 1960s California ranch house feel special. The property benefits tremendously from its positioning and neighbors—the hillside drops down beyond the backyard, with a marvelous sense of openness and glimpses of someone else’s pretty lawn. Four million dollars would be remarkable for the neighborhood, but that was the case not long ago in western San Roque, too.
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And the third lovely spec reno, 159 Loureyro Road ($2.95 million), is a different kind of animal—an 830-square-foot, two-bedroom, one-bath cottage that’s totally adorable, but given the size, makes the most sense as a pied-à-terre or high-end vacation rental. A seasonal creek separates the .15-acre property (and two neighbors) from the end of the street, so you have to drive across the paved-over stream bed or walk over a pedestrian bridge. N.B. The seller paid $1.575 million in September 2025.
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And a few others worth checking out:
••• 524 Via Sinuosa ($5.95 million): 1978 five-bedroom in Hope Ranch given a high-design makeover.
••• 2631 Freesia Drive ($3.995 million): Split-level three-bedroom, two-bath with nice interiors in the Summerland Cottages gated community.
••• 624 Las Alturas Road ($3.15 million): 1978 three-bedroom, two-bath with big views; the seller paid $3.15 million in 2023.
••• 2609 Montrose Place ($3.15 million): Single-level ranch in Mission Canyon with a big backyard with views. The primary is off the living room/foyer, and the three bedrooms share a hallway bath.
••• 3233 Lucinda Lane ($2.475 million): Another week, another listing on Lucinda Lane…. This one has a ocean view terrace on one side and a nice little patch of lawn on the other.
••• 4002 Via Laguna ($3.195 million): 1963 two-bedroom that’s like a midcentury chalet; there’s not much outdoor space, but La Cumbre Country Club is across the street and of course Hope Ranch has a private beach. Plus: One funky entry (below).
••• 2502 Pepper Tree Ranch ($5.495 million): 1995 farmhouse on 15 acres southeast of Los Olivos.
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