$1,255,038Average Value$1,037Average Price per Sq Ft3Homes For Sale
Highway access and quiet residential streets
An offshoot of the Westside neighborhood, Lower West hugs a curve in U.S. route 101, just blocks from downtown Santa Barbara. The community has access to the best of city amenities while still being tucked away on quiet residential streets lined with sidewalks and tall coastal palms. “For people who want to live there and work downtown, you don’t need to get in the car. You can walk or bike,” says Keller Williams agent Steve Epstein, who has lived in Santa Barbara since 1963. “You’re also just a few blocks from the beach.”
Aerial of homes in Lower West, Santa Barbara, CA.
Lower West is home to many quiet neighborhood streets.
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Single-family homes below Santa Barbara's market average
Lower West has a wide range of housing, from single-family homes to multi-family units to townhouses and condos. “There’s a lot of history here; it’s more affordable, and there are multi-units for investors to rent,” says Keller William agent Caleb Overton, a resident of Santa Barbara since 1999. “Compared to the broader city, some homes here are half the price.” Most of the single-family housing was built before 1950, so there is a mix of cozy bungalows and beachy cottages. “This is a multigenerational area. There’s a mix of grandparents down to college-age renters and families,” Overton says. “That’s part of the reason you’re going to see a lot of ADUs (accessory dwelling units) in the neighborhood.” Home prices range from around $1 million for a single-story that may need updates to $2.5 million for a meticulously restored historic home. Condos and townhomes start near $750,000 and can be priced as high as $2 million, depending on the size and state of renovation. Lower West is popular with investors — multi-unit buildings list between $1.2 million and $3 million.
Bungalow style home in Lower West, Santa Barbara, CA.
Single family home in Lower West, Santa Barbara, CA.
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Local neighborhood grocers and proximity to Stearns Wharf
There are a few ethnic markets in and around Lower West. Still, residents must travel outside the neighborhood to Foodland in the Westside or Ralphs in downtown Santa Barbara for full-scale grocery shopping. There are also many shopping and dining options downtown, and Stearns Wharf at West Beach is walkable. It’s the oldest working pier in California and one of the city’s most iconic landmarks. There are souvenir shops, boutiques and locally hand-churned ice cream at the Great Pacific Ice Cream Company. Stearns Wharf is home to several restaurants, including fresh seafood offerings; Moby Dick, The Oyster Bar and Santa Barbara Shellfish Company all sit along the famous boardwalk.
Grab essentials at Guadalajara Market and Deli in Lower West, Santa Barbara, CA. in Lower West,
Santa Cruz Supermarket is a staple for Latino cooking essentials in Lower West.
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Year-round events happening in Santa Barbara
Santa Barbara has many annual events, including summer-specific events like the California Wine Festival and the Pacific Pride Festival. The Downtown Summer Music Series occurs every Wednesday along State Street from early June to late July. There are usually events every month of the year except January. The Santa Barbara International Film Festival is in February, Taste of Santa Barbara is in May and the Santa Barbara Harbor & Seafood Festival is in October.
San Marcos Senior High has full AP schedule
Santa Barbara Unified, a public school district with an A grade from Niche, serves children in Lower West. Students can start their education at McKinley Elementary before moving on to La Cumbre Junior High, graded C-plus and B-plus, respectively, by Niche. Students then advance to San Marcos Senior High, which gets an A grade. SMSH has a full slate of AP courses starting in ninth grade, with additional classes added each year. Environmental science, U.S. government, macroeconomics and statistics are among those offered in senior year. The campus of Santa Barbara City College is just beyond Cliff Drive on the neighborhood’s southeast side.
McKinley Elementary School in Santa Barbara challenges students to do their best.
San Marcos Senior High School in Santa Barbara has dozens of effective teachers.
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Community park geared toward children and beach access
The Parque de Los Ninos is Lower West's only community park. As the name indicates, the park is geared toward children with playgrounds, swing sets and a small community garden called the children's orchard. In the summer of 2023, the city added new fitness stations to the park. The city rents out 47 garden plots annually at the Rancheria Community Garden, two blocks away. Just outside the neighborhood toward the Pacific Ocean, youth athletes and recreational ball players gather at Pershing Park, a harborside green space with paved walkways and a series of baseball fields and tennis courts. It's an easy walk from Pershing to West Beach and the city's Main Harbor marina. West Beach is a wide, sandy beach offering kayak rentals and shopping and dining.
Parque De Lis Niños is a favorite amongst Lower West locals.
Take the kids to the park at Parque de Los Ninos in Lower West, Santa Barbara, CA.
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A mile from downtown Santa Barbara and the beach
Lower West is about a mile from downtown Santa Barbara and the beach. It is a walkable area with bus routes operated by Santa Barbara MTD along major thoroughfares and an Amtrak station downtown, so there is train noise. The neighborhood is situated near a curve in U.S. route 101, which runs west 8 miles to the Santa Barbara Airport, about 60 miles east to Thousand Oaks and then another 30 miles to Los Angeles. The neighborhood is situated on the 101, which is a three-lane highway on either side, meaning road noise could be an issue in some locations. Because many roads have dead ends, residential streets are quiet with no through traffic, and street parking is plentiful.
Santa Barbara Harbor near Lower West, Santa Barbara, CA.
Context shot of Lower West, Santa Barbara, CA.
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Written By
Amber Steinmetz-Cole
Photography Contributed By
Joseph Palacios
Video By
Melinda Anselmo
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Berkshire Hathaway HomeServices California Properties
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this neighborhood?
Reach out to
Larry Krogh,
an experienced agent in this area.
Parks in this Area
Plaza Vera Cruz
Bath Street Pocket Park
Honda Valley Park
Trails
Bohnett Park
Basketball
Picnic Area
Soccer
Pershing Park
Parque De Lis Niños
Transit
Airport
Santa Barbara Municipal
28 min drive
Bus
Rancheria & Gutierrez
Bus
Coronel & Wentworth
Bus
San Pascual & Ortega
Bus
Carrillo & San Pascual
Bus
San Pascual & Canon Perdido
Crime and Safety
1 - Low Crime, 10 - High Crime
Lower West
US
Homicide
4
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
5
4
Burglary
5
4
Motor Vehicle Theft
7
4
Larceny
5
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Lower West, Santa Barbara sell after 52 days on the market compared to the national average of 47 days. The average sale price for homes in Lower West, Santa Barbara over the last 12 months is $1,068,024, down 8% from the average home sale price over the previous 12 months.
Located in the heart of Santa Barbara, 509 Coronel Place presents an exceptional opportunity for both owner-users and investors looking to capitalize on the potential of an R-4 zoned lot, which allows for the development of multiple residential units in a city known for its strong real estate market and high demand for housing. This property currently features a charming 2-bedroom, 1-bathroom
Anthony BordinBerkshire Hathaway HomeServices California Properties
523 W. Ortega is the lowest priced single family home in Santa Barbara. This 2 story property offers 726 sq/ft w/ 2 bedrooms & 2 bathrooms. It's extremely low maintenance making it a great condo alternative without the HOA fees. Ideally located just a few blocks to SBCC & a short stroll to the beach & the Mesa. The home is in need of some TLC but could be a great investment or starter home.
An exceptional opportunity to own a 1950s Bungalow nestled on a spacious lot in a prime location. This single-level home is conveniently located near The Mesa, downtown, beaches, the vibrant Funk Zone, and the 101 freeway. Recent upgrades, including beautifully refinished hardwood flooring, central air conditioning, and a new electrical panel, enhance the home's appeal. The expansive backyard is
Interested in learning more about homes in this neighborhood?
Reach out to
Larry Krogh,
an experienced agent in this area.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
4,158
Median Age
29
Population Density
36 ppl/acre
Population under 18
28.1%
On par with the national average
23.8%
Population over 65
7%
Below the national average
19.1%
Finances
Median Household Income
$67,134
Below the national average
$71,702
Average Household Income
$90,390
Education and Workforce
High School Graduates
66.3%
Below the national average
89.1%
College Graduates
20.4%
Advanced Degrees
5.8%
% Population in Labor Force
82.8%
Above the national average
65.1%
Weather
Annual Precipitation
16''
Average Winter Low Temperature
41°F
Average Summer High Temperature
74°F
Annual Snowfall
0''
Area Factors
Biker's Paradise
Bike Score®
95/ 100
Somewhat Walkable
Walk Score®
57/ 100
Some Transit
Transit Score®
45/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
