Santa Barbara Real Estate through the end of November ‘14 for Montecito, Hope Ranch, Santa Barbara, Goleta, Carpinteria and Summerland

This is an analysis of the Santa Barbara Real Estate market including Carpinteria/Summerland, Montecito, Hope Ranch, downtown Santa Barbara and Goleta through the month of November 2014.  For the Home Estate/PUD market the numbers of sales fell from the previous month to 72 in November dropping from 87 in October and 109 in September. The Median Sales Price also fell for the month to about $947,500 from $985,000 in October and $1,199,000 in September.  The opened escrows also fell in November to about 75 from 107 in October and 81 in September while the median list price on those escrows rose from $949,000 in October to approximately $1,035,000 in November. There were roughly 70 new listings that came on the market in November with a median list price of just about $1.15 million and an average list price of around $1.8 million which left the overall inventory falling from 308 units for sale in October to about 280 in November.

                Year over year sales are down about 17% with the median sales price up to about $1,130,000 for approximately a 21% rise. The average sales price is also up going from about $1.43 million in 2013 to approximately $1.73 million in 2014 for also a 21% rise while the numbers of escrows are down with 1,161 in ’13 to just over 1,000 in ‘14 with the median list price on those escrows up about 20% to approximately $1,150,000.

Looking at the Districts, Carpinteria/Summerland sales are down from 99 to 79 but the median sales price is up from $852,500 to $925,000. The numbers of escrows are also down from 103 to 88 with the median list price on those escrows rising from $872,000 last year to $949,000 this year.

             For Montecito, sales are down going from 212 to 195 with the median sales price rising from $2.424 million to $2.75 million. Escrows are also down going from 219 to 193 but the median list price on those escrows is up from $2.495 million to $2.95 million.

                East of State St sales are down going from 294 in ’13 to 273 in ‘14 but the median sales price is up from $967,500 to $1.195 million. The escrows went down from 306 to 282 with the median list price on those escrows rising from $1,037,500 last year to $1.199 million this year.

                West of State St sales are down from 255 to 210 but the median sales price is up from $877,000 to $970,850. The numbers of escrows are down with 272 in ’13 compared to 221 in ‘14 but the median list price on those escrows is up from $895,000 last year to $959,000 this year.

                Hope Ranch sales are up from 29 to 32 and the median sales price is up from $2.056 million to $2.6 million. The numbers of escrows are up with 24 last year compared to 36 this year and the median list price on those escrows is up from $2.425 million in ’13 to $3.45 million in ‘14.

                Goleta South sales are down with 108 last year and 76 this year but the median sales price is up from $730,000 to $750,000. The numbers of escrows are down from 94 to 75 with the median list price on those escrows rising from $710,000 to $749,000.

                Goleta North sales are down with 199 in ’13 and 152 in ’14 with the median sales price rising from $795,000 to $846,000. The numbers of escrows are down from 194 to 163 with the median list price on those escrows going up from $796,500 to $845,000.

For the Condo segment of the market sales fell to 37 in November down from 40 in October but up from the 29 we saw in September. The median sales price also rose from $553,750 in October to $735,000 in November while the numbers of escrows rose from the 36 we saw in October to about 45 in November with the median list price on those escrows rising slightly from $569,000 in October to $572,000 in November.

There were about 45 new condo listings that came on the market for the month with a median list price of about $590,000 rising from $500,000 in October and an average list price of approximately $760,000 equaling the October number while the overall inventory stayed steady in November from about 105 units for sale in October to 105 in November.

Looking at the Districts, Carpinteria/Summerland sales are down from 80 to 39 with the median sales price rising from $445,000 to $505,000. The numbers of escrows are also down from 75 last year to 47 this year but the median list price on those escrows is up from $449,450 to $499,000.

Montecito condo sales are down with 29 in ’13 and 16 in ‘14 but the median sales price is up from $1,115,000 to $1,600,000. The numbers of escrows are down with 29 in ’13 and 19 in ‘14 while the median list price on those escrows is up from $1,245,000 in ’13 to $1,695,000 in ‘14.

East of State St sales are up from 90 to 93 with the median sales price rising from $563,500 to $640,000. The numbers of escrows are up going from 87 to 95 with the median list price on those escrows also up from $580,000 last year to $639,000 this year.

West of State St sales are up from 101 to 110 with the median sales price rising from $530,000 to $650,000. The escrows went up from 104 to 120 with the median list price on those escrows going from $553,500 to $659,000.

  Goleta South sales are up from 66 to 93 with the median sales price up from $445,000 to $538,500. The numbers of escrows are also up with70 in ’13 and 94 in ‘14 with the median list price on those escrows up from $449,000 last year to $549,950 this year.

Goleta North sales are up from 52 to 58 with the median sales price up from $419,500 to $455,000. The escrows are also up from 50 to 58 with the median list price on those escrows going up from $425,000 to $452,000.

Through the end of November sales of single family homes are down about 17% from ’13 while the median sales price for those homes is up about 21%. For condos, sales are down approximately 5% with the median sales price up over 11%. Of the single family homes that sold for the month roughly 10.4% of those sales were over the asking price and for condos that number was about 14.2%. But, 3 of the 5 over the asking price condo sales were in the Hideaway.  The average over asking price for homes that sold over the asking price was about 8.7% but really it was 1 sale, 1520 Santa Rosa Ave that was listed for $1.1 million and sold for $1.6.  For condos the percentage over the asking price was about 8.7% but again most of those were the upgrades in the Hideaway. On the other side of the coin 14 % of the Home/Estate Inventory experienced a price reduction in November while 19% of the condos went down in price.

                We usually finish the year with a lot of single family sales and 2014 should be no exception. Also, the median sales price for homes which has declined for the past 4 months should come back up to roughly $1 million finishing the year with about a $1,150,000 annualized median sales price up 20+% over 2013. The condo sales are a little more confusing however with big numbers racked up by the Hideaway and 401 Chapala St but the overall condo market is soft with prices dropping slightly.

Gary Woods

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12 Touches to Add Farmhouse Style to Your Dining Room

If you're looking to add some farmhouse style to your dining room, you’re in luck. A few easy tweaks can lend the warmth and homespun charm of the classic look. For a modest or nonexistent budget, simple accessorizing can do the trick. For those with a little extra time, a DIY distressed-paint project could be just what you need. If your budget is bigger, some larger elements, like doors and siding, can make that formal dining room feel more casual and comfortable. Here are some ideas to get you started.
thea home incA farm table. Well, this one’s a no-brainer: The centerpiece of the room is the table. A farm table works well with chairs from antique ladder-backs to Windsors, midcentury modern classics to supercontemporary acrylic ones. But in this kitchen, a special blue distressed paint job unites a charming hodgepodge of vintage seats, adding even more casual charm.
Tour the kitchen next to this dining room
Hanson General Contracting, Inc.Salvaged-wood walls. The rustic look of reclaimed boards on the walls, along with the exposed ceiling boards and rafters, gives this welcoming dining room a barn-like feeling.
Steinberg Custom DesignsA barn door. The barn door–hardware track look adds lots of agrarian charm. The horseshoe here adds an extra farm touch, while the chairs and table balance out the other aged elements with a more modern look. (By the way, this space actually is in a barn).
ZeroEnergy DesignThis new build was inspired by farmhouse style; barn doors with X-bases and clear glass tops separate the dining room from the hallway.
ZeroEnergy DesignWeather vanes and other farm ephemera. Whether a whirlygig, rural landscape paintings, a tractor clock or repurposed antique lanterns, accessories can rough up a dining room just enough.
See the rest of this home
Sroka Design, Inc.Here a proud rooster adds an agrarian touch without too much kitsch.
Sarah GreenmanDisplay country crocks. These antique stoneware pieces were originally designed to store food but are highly prized decorative pieces today. 
Learn more about antique stoneware
Dona Rosene InteriorsLadder-back chairs. This classic style of chair with a rush seat was brought over from England by the original colonial settlers to their New World homesteads.
Table: Lindsey Oval, Woodbridge Furniture; wall paint: Palladian Blue HC-144, Benjamin Moore
See the rest of this home
Historical ConceptsSimple light fixtures. This large lantern brings a big farmhouse touch to this comfortable dining room. Stools fashioned from wooden crates add a whimsical, rough-hewn touch. 
Calisse 4-Light Lantern, Wood Plank Storage Benches: Ballard Designs
Inspired Design LtdOf course, the utilitarian barn light is a great choice and is available in a range of colors. 
Pendant lights: Penelope, John Lewis
See the rest of this cottage
Modern Organic InteriorsBoard and battan siding. This treatment is commonly seen on the exteriors of farmhouses and other farm structures. In this room white board and batten, contemporary upholstered chairs and a warm wood table harmonize.
See the rest of this house
GIL WALSH INTERIORSDrape a quilt over the table. Now don’t freak out; I’m not advocating slurping spaghetti sauce atop an antique gem. I’m suggesting that those who don’t eat at the dining room table all that often use it as a prime spot to display a favorite heirloom. It’s a much better way to enjoy it than keeping it folded away in a blanket chest.
Artistic Designs for Living, Tineke TriggsAnother way to dress the table with easy farmhouse style is with rustic French grain-sack linens.
Chairs: Anziano, Donghia; light fixture: Bryant Large Billiard Light, Circa Lighting
Tess FineA primitive paint job. A china cabinet, hutch, buffet or sideboard is a great place to add color. A distressed paint finish, coupled with natural wood and ivory-colored accessories, countrifies the piece here in a refined way.
See the rest of this home
Lisa Teague Design StudiosChicken wire. In the blue wardrobe at the right in this space, the designer-resident replaced the wood door panels with chicken wire. 
By the way, her dining room table is a repurposed vintage potting bench. 
See the rest of this home
The Design Atelier, Inc.Here chicken wire shows up on a primitive light fixture.

by Becky Harris, Houzz Contributor

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Weekly Mortgage Rate Update

Stronger than expected US economic data was negative for mortgage rates this week. Bond friendly comments from the European Central Bank (ECB) helped limit the losses, however. Mortgage rates ended higher, reversing the nice improvement in rates seen during Thanksgiving week. 
High Balance Conforming

THIS WEEK'S RATE TREND IS UP

Loan Amounts under $417K, Shown as Note Rate/APR

Conforming 30 year fixed: 4.125/4.185

FHA 30 Year Fixed: 3.625/4.681

Conforming 5/1 ARM: 3.125/2.988

Conforming 7/1 ARM: 3.375/3.231

Loan Amounts over $417K up to County Limits, Shown as Note Rate/APR

High Balance Conf. 30 Year Fixed: 4.250/4.297

FHA High Balance 30 Year Fixed: 3.750/5.264

High Balance 5/1 ARM: 3.625/3.160

Loan Amounts Exceeding County Limits, Shown as Note Rate/APR

Jumbo 30 Year Fixed: 4.125      /4.165

Jumbo 5/1 ARM:  3.250/3.108

Jumbo 7/1 ARM: 3.500/3.253

Jumbo 10/1 ARM: 3.750/3.428

Loan Limit Snapshot

Conforming

All Counties: $417,000

Santa Barbara: $625,500

Ventura: $598,000

San Diego: $546,250

LA/Orange: $625,500

FHA

Santa Barbara: $625,500

Ventura: $598,000

San Diego: $546,250

LA/Orange: $625,500

Kelly Marsh

Branch Manager

805-563-1100 ext. 106

KellyM@BroadviewMortgage.com

Licensed by the Department of Corporations under the California Residential Act License #813G136.  Subject to applicant and property qualification and availability of funds. Subject to change without notice. Rates and terms apply only to subject programs. Unless otherwise noted, rates shown are based on the purchase of a primary residence with one point loan origination. Rates vary by situation, so please call for a personalized rate quote.  This is intended to be informational to the real estate industry only and is not to be used with respect to an individual consumer who may be seeking mortgage credit, as certain information is not included, such as the APR.  Registered with the Nationwide Mortgage Licensing System and registry, NMLS #245822.

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See the Clever Tricks That Opened Up This Master Bathroom

by Mitchell Parker, Houzz Editorial Staff

This was a classic case of the shoemaker’s kids going barefoot. Robin Amorello spent eight years designing other people’s master bathrooms, while the one she shares with her husband, Joseph, went untouched. An angled ceiling meant the large one-piece bathtub-shower combination had to be installed in an awkward spot that crowded the toilet. That created a barely functional alcove that prevented the addition of a second sink. “It was badly designed from day one,” she says.

But about a year ago Amorello finally found time to be her own client. She gutted the 75-square-foot bathroom and swapped the shower-tub combo for a shower, which freed up space for an additional sink. She wall-mounted the toilet and faucets for a roomier feel and to make cleaning easier. She also raised the vanity and recessed the medicine cabinets and even the toilet paper holder. “In the end it was about carving out inches here and there,” she says.

Robin Amorello, CKD CAPS - Atmoscaper Design

BEFORE: The previous one-piece shower-tub combo ended at the sloped ceiling, resulting in the cramped arrangement. “There was just empty, unused space wasted behind it,” Amorello says. “In fact, I think squirrels were living back there.”

Robin Amorello, CKD CAPS - Atmoscaper Design

AFTER: Removing the 5-foot shower-tub combo and its wall and installing a 4-foot shower allowed Amorello to push the space farther back under the eave. That made the toilet area less crowded and allowed for a shower bench. An HVAC duct runs underneath the bench, warming it whenever the heat is turned on.

Frameless glass creates the appearance of more room. The glass is higher than 80 inches, so the air in the shower doesn’t get as cold as it would if the glass were the standard 72 inches.

Meanwhile, installing a trench drain in the shower meant Amorello didn’t need a threshold. This allowed her to run the large-format tiles seamlessly. “It tricks your eye into feeling like the space is bigger,” she says. Plus, the 2-foot by 2-foot porcelain tiles meant fewer grout lines for a less busy look, and the diagonal pattern gives a visual impression that the space is stretching out.

Tips for replacing a tub with a shower

Robin Amorello, CKD CAPS - Atmoscaper Design

BEFORE: Beadboard wainscoting, cultured marble, Formica and linoleum tiles on the floor weren’t materials that made Amorello happy. “Everything was plastic on plastic on plastic,” she says.

And the crowded layout made a second sink impractical and created a narrow corner for storage. “You had to suck it in to grab a towel off the shelf,” she says.

Robin Amorello, CKD CAPS - Atmoscaper Design

AFTER: With the wall now gone, and a foot of space gained, Amorello was able to add a second sink and an extended custom vanity with better navigation into the corner.

She designed raised espresso-stained oak cabinets that allow for storage underneath and give the appearance of more space. “You can see all the way to the back while standing in the shower, which makes the room feel bigger,” she says.

Porcelain tile that looks like reclaimed wood covers the wall above the vanity, which is topped with a slab of diorite, a natural stone. Amorello chose it for its color and thickness — 1 5/8 inches versus the standard 1 3/16 inches.

After those selections, she felt the space was getting a bit too gray on gray on gray. A trip to a local architectural salvage seller produced a 2-by-8 board that she treated with mineral oil. She used this to top the storage cabinet in the corner, adding warmth. 

Robin Amorello, CKD CAPS - Atmoscaper Design

The license plates are a play on his-and-her markings — she’s from New Jersey; he’s from New York.

The wall-mounted faucets save space and make cleaning easier. Amorello took round medicine cabinets intended to be surface mounted and recessed them into the wall. 

Robin Amorello, CKD CAPS - Atmoscaper Design

She had a steel collar fabricated to fit inside the wall. Because she gutted the bathroom, she was able to plan for this addition and have the units framed into the existing walls, and the plumbing and electrical wires routed accordingly.

The tile inside the opened portal is glued to the back of the Sheetrock that forms the hallway wall. The installer lined up the tile lines on both walls to make it look flush. 

Robin Amorello, CKD CAPS - Atmoscaper Design

BEFORE: The protruding shower-tub combo crowded the toilet into the corner.

Robin Amorello, CKD CAPS - Atmoscaper Design

AFTER: Pushing the shower farther under the eave and installing a wall-hung toilet opened up this corner. “With a wall-hung toilet, you can buy yourself 10 or 11 inches without changing the wall,” she says. “Plus, it allows you to sweep and clean under the toilet, which is a dream for anyone in charge of bathroom cleaning.”

For just a bit more room, she recessed the toilet paper holder. “It’s really a game of fractions of inches,” she says.

The artwork is a photograph that Amorello’s daughter took of graffiti inside an abandoned camp in New Jersey.

Robin Amorello, CKD CAPS - Atmoscaper Design

A sliding barn-style door means the space isn’t impeded the way it would be by a regular door that would swing into it. A large mirror on the inside (and outside) helps visually double the room.

Amorello was also mindful of the room’s many sharp corners and right angles. “I tried to subliminally throw in circles when possible,” she says. “It’s my way of softening it up a bit.”

Before, the lighting came from a light and fan and a three-bulb fixture over the sink. Four barn-light fixtures and a fan with two LED lights now brighten the space just enough.

This floor plan shows how Amorello squeezed everything she wanted into her new master bathroom and maximize every square inch of the 75-square-foot space. “It was nice being my own client for a change,” she says.

Amorello says the cost of materials was about $25,000. Most of the labor was a “gift from some pretty fantastic tradespeople,” she says. Those planning a similar project should budget around $50,000, she says. 

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Medicine Cabinets: Should You Get a Recessed or Wall-Mounted Style?

by Karen Egly-Thompson, Houzz Contributor

More than a storage place for aspirin and toothpaste, a medicine cabinet greets our reflection in the morning and ushers us to bed at nighttime. It’s the go-to for most of our everyday needs and a must in the bathroom.

Despite medicine cabinets’ utilitarian function, selecting one may not be as straightforward as you might think. Recessed cabinets look great but might require more work than you bargained for. Wall-mounted options are easier to install but can take up much-valued space. Here’s help for figuring out which approach and style are right for your bathroom.

Bill Fry Construction - Wm. H. Fry Const. Co.

Recessed Cabinets 

Pros: A recessed cabinet saves space and is typically more aesthetically pleasing, as it ties into the surrounding architecture versus jutting out. Recessed cabinets also meld well with both traditional and contemporary bathroom schemes.

Cons: A recessed cabinet is much more labor intensive than a wall-mounted one and probably will require a carpenter and other tradespeople, such as a plumber and an electrician, if you have to reroute pipes and wires. Thus it may cost more.

Another disadvantage of a recessed cabinet is that the front mirrored surface is a couple of inches farther away than that of its wall-mounted counterpart, which can be challenging for petite folks or people with vision problems.

Whitefield & Co, LLC

Ideal installation: A recessed medicine cabinet is perfect for a bathroom renovation project, because a considerable amount of construction is already involved.

Requirements: A recessed cabinet will need to have a framed box inside the wall to fit the model’s required dimensions on all four sides. Adding framing to accommodate this is a rather involved job.

If your recessed cabinet is planned for an existing wall, you (or a carpenter or contractor) should first open up the wall to see what’s behind the surface. Do this before you buy the cabinet.

A recessed cabinet cannot have any obstructions behind it, such as electrical wires, plumbing supply lines or non-load-bearing studs. If any of these are encountered, they probably can be rerouted, at a cost.

However, load-bearing framing and venting pipes are difficult and perhaps impossible to relocate. If you have those, you’d have to select a different location for the cabinet or get a wall-mounted one.

Gilmans Kitchens and Baths

For this project Este Stovall of Gilmans Kitchens and Baths says the 30-inch-tall Craftsman medicine cabinet, by Dura Supreme Cabinetry, wasdesigned to fit between two studs that measure 16 inches center to center. The recessed portion of the cabinet is 14½ inches wide and nestled in the opening between the two studs. “It’s installed by framing it to the two adjoining studs,” Stovall says.The frame overlays and covers the opening.

It’s important to note that older homes may have different on-center stud dimensions, and in that case would require extra framing.

The retail price for this unit runs about $500, depending on the style and finish.

Crisp Architects

Crisp Architects designed this custom installation to include two recessed medicine cabinets integrated into a mirrored wall. A push-to-open mechanism on the cabinet doors eliminated the need for door pulls and allowed the consistency of the mirrored surface to be highlighted, rather than its being visually interrupted.

Christian Gladu Design

Wall-Mounted Cabinets 

Pros: A wall- or surface-mounted cabinet is easier, because it doesn’t involve opening up and digging into a wall. A wall-mounted cabinet is perfect for either an existing or a new bathroom, and can even be a DIY project.

Cons: The cabinet protrudes from the wall instead of being flush with it. Some consider this not as aesthetically pleasing as a recessed cabinet. Also, variety is limited by the constraints of the cabinet design.

Requirements: If you’re tackling this project yourself, you just need to make sure you screw the medicine cabinet into a minimum of one wall stud. For that you’ll need to find a stud.

Some cabinet designs allow you to drill through any location in the back of the cabinet to enable anchoring to a stud. Otherwise you’ll need to pair the cabinet’s predrilled holes with a toggle bolt, nut and washer. Make sure the bolts are rated for the weight of the cabinet and the items you plan to store inside.

Smith & Vansant Architects PC

Cabinet Styles

Once you figure out whether to wall-mount or recess your cabinet, you’ll need to select a style. Medicine cabinet designs generally are traditional, contemporary or transitional in style. Let your home’s architecture or your personal preference be your guide.

Traditional. While many traditional-style medicine cabinets are framed in wood, other details — such as beveled mirrors, decorative molding, hardware and the surrounding architecture and finishes — play an equally important role in giving the cabinet a traditional look. Most traditional cabinets reference a Victorian style, although others, such as Craftsman-inspired styles, exist.

Smith & Vansant Architects had the cabinet shown here custom built into a side wall of a traditional bathroom. Successfully executed, it looks original to the house.

John Lum Architecture, Inc. AIA

Contemporary. For a sleek, modern look, go with a frameless medicine cabinet. Frameless mirrors are also easier to clean, because there are no edges to capture dust or paper towel lint. However, the edges can be sharper than framed alternatives, so be extra careful about using frameless designs if you have small children or anyone with vision challenges in the house.

Tatiana Takaeva

Here five frameless medicine cabinets have been placed together to create not only a lot of storage but a nearly seamless mirror surface.

John Lum Architecture, Inc. AIA

This design takes a different approach: TwoRobern medicine cabinets are paired on a glass block wall. Since the glass wall isn’t a support surface, the cabinets are supported (and wired) from above and below. Integrated vertical lighting provides valuable task lighting.

Rebekah Zaveloff | KitchenLab

Transitional. Metal-framed medicine cabinets jockey effortlessly between traditional and modern styles. Depending on their surroundings, they can take on a retro or even an industrial look.

These Restoration Hardware cabinets support the classic style of the bathroom, designed byRebekah Zaveloff | Kitchenlab, but would look equally appropriate in a modern setting. This model normally retails for $630 to $750.

Harry Braswell Inc.

This Keuco cabinet is hinged horizontally rather than vertically. It also has mirrored sides, fluorescent lighting, power sockets and a sliding cosmetic mirror. Although it’s a cool design, this German-made beauty is pricey, selling for about $3,100.

CWB Architects

CWB Architects custom designed this medicine cabinet to be recessed in a custom-built 1½-inch painted wood frame that projects out from the wall. CWB’s Rachael Stollar says the company often customizes medicine cabinets for projects. This system features a fixed mirror flanked by two Robern M series frameless cabinets.

While the sleek style of the medicine cabinet itself is quite modern, the wood frame adds a traditional touch to blend with the more formal subway tile and Carrara marble finishes.

J. Carsten Remodeling

There’s always room for something off the beaten path. Jason Myrlie of J. Carsten Remodeling took an unusual approach by hiding this medicine cabinet behind framed artwork. His customer purchased a medicine cabinet with a mirrored door and supplied him with a picture.

“I removed the door, marked the picture for the location of the hinges, predrilled the holes and attached the picture using two woods screws per hinge,” Myrlie says. “I was also careful that the wood screws attached to an area that would support the picture and also that the wood screws did not go through the other side.”

NJW Construction

Built-in outlets are great for electric razors, hair dryers and the like. Outlets hidden behind closed doors also create a nicer look than ones visible on a wall.

If you’re looking for a medicine cabinet with power, make sure the outlet has a GFCI (ground fault circuit interruptor) if it’s located within 36 inches of a water source (which is likely, considering its bathroom location).

The GFCI is a device that detects small current leaks. If there is a leak, the GFCI disconnects the power to the circuit to prevent an electric shock. Check local codes if your project requires electrical work, as you’ll probably be required to hire a licensed electrician.

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