Contemporary Swagger in Noleta

Noteworthy new listings….

The obvious comp for 1070 Oakside Way ($3.795 million) is its neighbor to the north, 1080 Oakside Way, a “sexy little number” (my words) that sold for $3.45 million a couple of weeks ago. This property, built in 2019, also displays considerable contemporary style, particularly in the wall of glass doors that open to the backyard, and unlike 1080, it has four bedrooms, all en suite, in a highly livable floor plan. What you can’t tell from the listing is that 1070 Oakside shares a small driveway with two other homes, making it feel like a mini planned urban development within the eight-home PUD of Patterson Oaks. P.S. The flagstone path leads to a terrace right by the neighbor’s house.

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“Built in 1940, renovated in 1985,” says the Redfin listing for 1706 Lasuen Road ($7.599 million), and what a pity that was. The structure obviously has a stately appeal, and at 5,669 square feet, it feels roomy everywhere you turn (most of all in the bedroom-size primary closet). The finishes, however, are pure 1980s McMansion, and there are steps everywhere.

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At the brokers’ open for 1106 Dulzura Drive ($5.85 million) in Montecito, some agents and I got to talking about the market these days—in particular, how properties you’d think would be snapped up just sit there, and vice versa. As a result, one hesitates to make predictions. And yet I’m going to go out on a limb and say that 1106 Dulzura won’t be around for long. Even though the property abuts busier Camino Viejo, the .73-acre lot feels large and the house feels solid (and it looks better in real life). There used to be a pool, which could be reinstated, but I’d be more inclined to investigate the possibility of an ADU along the Camino Viejo side.

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The style of the 1961 five-bedroom at  785 Carosam Road ($5.85 million) in Hope Ranch is all over the place, and the most successful moments are the ones that lean into the midcentury roots. And the backyard is an opportunity waiting to happen.

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It’s rare to see a house compared to the Biltmore—the San Ysidro Ranch comes up far more often—but the listing of 180 Olive Mill Road ($4.885 million) makes much of the similarity between the 1953 three-bedroom and the resort’s bungalows. P.S. Here’s a worthwhile look at lawn jockeys.

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Were most of the interiors at 516 Alameda Padre Serra ($3.1 million) painted white before the house came on the market? Because there’s a simplicity to the rooms—with the exception of the kitchen—that feels at odds with the exuberant exterior. In a perfect world, you could enlarge the windows, especially upstairs.

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And a few others worth checking out:
••• 409 E. Valerio Street ($2.795 million): 1910 Craftsman for which the seller paid $2.644 million in November 2023.
••• 2610 Mesa School Lane ($2.2 million): 1959 West Mesa fixer with one and a half baths.
••• 929 Arbolado Road ($3.4 million): 1957 Riviera fixer with renovation plans “ready to get their final approval and go for permits!” (It almost sounds fun when you put it like that.) Offers are due Tuesday afternoon.
••• 1704 Mission Ridge Road ($3.195 million): 1957 Riviera three-bedroom that wants updating; the stone wall in back is beautiful, if a bit close (below).

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