Siteline | Will Someone Pay $4 Million to Live in San Roque?

Noteworthy new listings….

Despite Betteridge’s Law of Headlines (“Any headline that ends in a question mark can be answered by the word no“), I wouldn’t be shocked if 3010 Paseo Tranquillo ($4.25 million) finds a yes. The spec reno—the seller paid $1.6 million at the end of 2021—looks sharp and checks a lot of buyers’ boxes. For one thing, the style is very right now, with a board-and-batten exterior, white-and-black color scheme, herringbone wood floors, indoor/outdoor flow, Dutch doors, barn doors, and brass hardware. (All that’s missing is a metal roof.) Moreover, San Roque is hot; the primary bath and closet are sumptuous; the ADU is very livable; and, most important, if you want turnkey, you’re going to have to pay up. Quibbles do exist, though: narrow one-car garage, no window treatments, a lot of gravel, and the closest comp is for the turnkey (but less au courant) house a few doors down that just sold for $3.575 million.

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Great efforts, particularly with wallpaper, have been made to add pizzazz to the rather normcore 1993 house at 1138 Hill Road ($8.5 million). But the “location, location, location” adage has never been more apt: Hill Road is one block off Butterfly Beach, walkable to Coast Village Road, and in the Montecito Union School District. And there’s a nice little yard for the kids and/or dogs.

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I was iffy about going to the brokers’ open for 935 Arcady Road ($6.275 million) because the house is technically a relisting, having been on the market in 2020. But that was for all of two weeks, and another agent recommended I check it out, saying that it’s a sweet property with potential “if you’re willing to do the work.” Indeed, the 1949 house is beautifully positioned, with a big, broad backyard and, at the far end, a Lotusland-inspired garden. The surfaces need to be updated, and the enclosed porch and primary bedroom make a compelling case for popping the flat ceilings elsewhere.

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2017 Garden Street ($3.35 million) is small and a little generic, and I’d prefer a walk-in primary closet to cabinetry, but the location (Padre/Mission) is a treat, the finishes are in good shape, and the backyard is scaled for a larger house. Dare I call it underpriced?

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Even though 6372 Lagunitas Court ($1.99 million) was built in 2013 as a model home, its floor plan apparently wasn’t repeated elsewhere in Carpinteria’s Lagunitas community (east of Ballard Avenue), and the wainscoting and molding help make it feel even more sui generis. The kitchen, dining room, living room, and family room are all in one space, which may not be for everyone, but anyone craving alone time can always hang out on the spiffy back terrace. The single level is a big plus, as is the two-acre communal park popular with dog owners.