$2,372,880Average Value$256Average Price per Sq Ft2Homes For Sale
Scenic city views at the base of the Riviera region
Located in the rolling hills above Milpas Street, Lower Riviera offers similar panoramic city and ocean views as the rest of the Riviera, though at a lower elevation and in closer proximity to downtown Santa Barbara and U.S. Route 101, less than 2 miles away. “Generally, the upper Riviera has more estate-sized properties on larger lots,” says Chris Palme, a local real estate agent with Sotheby’s International Realty, specializing in the Riviera. “Lower Riviera has smaller lots, so you’re a little closer to your neighbor and that much closer to town.” The region's scenic landscape is showcased at nearby greenspaces and landmarks like Orpet Park,and the Santa Barbara Zen Center, a Buddhist temple housed in a historic 1920s-era Spanish Revival-style building. Lower Riviera residents are also within walking distance of the Santa Barbara Bowl, an outdoor concert venue, and local restaurants on Milpas Street.
Aerial of homes in Lower Riviera, Santa Barbara, CA.
Aerial of Lower Riviera, Santa Barbara, CA.
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Close-set Craftsmen- and Spanish Revival-style homes
Narrow, winding streets feature palm and California Pepper trees and native shrubbery, shielding many homes from street view and providing shade to the sidewalk-lined streets. Home inventory in the Lower Riviera includes many Craftsman-style homes built between 1900 and 1930 with manicured backyard patios. Spanish Revival- and ranch-style properties from the 1980s feature attached two-car garages and stone chimneys. Homebuyers can expect a three-bedroom Craftsman-style home to go for between $2 million and $2.8 million, while Spanish-Revival-style properties with four or five bedrooms can sell for $3 million to $4.5 million. Since most homes feature small, square front yards and short, narrow driveways, street parking is a way of life for many residents.
Rancher style home in Lower Riviera, Santa Barbara, CA.
Find your dream home in Lower Riviera, Santa Barbara, CA.
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Design programs and after-school clubs at nearby schools
Local kids may attend Franklin Elementary School, rated A-minus by Niche, which has a shared garden where students of all grade levels learn how to grow fruits and vegetables. The B-plus-rated Santa Barbara Junior High offers woodworking and construction technology classes for seventh and eighth graders, as well as after-school sports programs like ultimate frisbee and volleyball. The A-rated Santa Barbara Senior High offers a Multimedia Arts and Design Academy with filmmaking, photography, and graphic design courses. Students can join one of over 50 different after-school programs, including Girls Who Code, Marine Biology Club, and Model UN.
Franklin Elementary School reflects the pride and educational opportunities within its walls.
Santa Barbara Junior High School.
Santa Barbara Senior High School features many athletic opportunities.
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Natural Landscapes and rare plantings at Orpet Park
Orpet Park was opened in 1921 as a horticultural showplace featuring rare plants and trees with views of the city below. Spanning almost acres and divided by Alameda Padre Serra, the park has terraced grassy meadows and picnic tables where locals can sit and enjoy the landscape. The nearly 20-acre Rocky Nook Park offers a playground and unpaved hiking trails through the wooded space surrounding Mission Creek.
Orpet Park.
Go for a walk in nature at Orpet Park in Lower Riviera, Santa Barbara, CA.
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Shopping and Dining
Locally owned restaurants and chain retailers like CVS line Milpas Street, just outside Lower Riviera. Here, residents can pick up groceries at Trader Joe’s or head to La Super Rica Taqueria, which is a local favorite for Mexican food. Bossie’s Kitchen serves sandwiches and salads, as well as a selection of brioche and French cruller donuts.
Trader Joe's in Lower Riviera, Santa Barbara, CA.
Inside Bossie's Kitchen in Lower Riviera, Santa Barbara, CA.
Lower Riviera is close to many great cafes including the Handle Bar.
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Mexican restaurants and casual eateries on Milpas Street
Lower Riviera is closer to downtown Santa Barbara than the rest of the Riviera, with wider sidewalks for those who want to walk to nearby parks and restaurants. The Santa Barbara Metropolitan Transit District’s Route 2 bus stops on the neighborhood’s southern edge, taking residents less than 2 miles into downtown, where they can transfer to other routes that branch out into the rest of the city. Locals can access U.S. Route 101 about 2 miles away, taking them 95 miles into Los Angeles. Nearby Airports include Santa Barbara Airport, 10 miles away, and Los Angeles International Airport, about 100 miles away. Santa Barbara Cottage Hospital is about 2 miles away.
Taqueira El Buen Gusto in Lower Riviera, Santa Barbara, CA.
Head to Bossie's Kitchen for an organic meal in Lower Riviera, Santa Barbara, CA.
Grab a burger for lunch at Santa Barbara Food connection in Lower Riviera, Santa Barbara, CA.
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Commuting on the 101
The Santa Barbara Bowl is the city’s premiere concert venue, located in the middle of Lower Riviera. “The concerts mainly run in the spring and summer,” Palme says. “They have a strict ending time at 10:00, which helps with noise.” The Santa Barbara Mission is set on the neighborhood’s west side, constructed by Spanish colonists in 1786. Today, the Mission stands as a historical site with a beautiful rose garden and hosts an annual Motor Show every July where locals can enjoy various vintage car displays.
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 area?
Reach out to
Geoff Rue,
an experienced agent in this neighborhood.
Parks in this Area
Mission Lawn
Orpet Park
Alice Keck Park Memorial Gardens
Franceschi Park
Trails
Hiking
Mission Historical Park & Rose Gardens
Mission Historical Park
Transit
Airport
Santa Barbara Municipal
30 min drive
Bus
Anapamu & Nopal
Bus
Milpas & Figueroa
Lower Riviera Demographics and Home Trends
On average, homes in Lower Riviera, Santa Barbara sell after 49 days on the market compared to the national average of 70 days. The median sale price for homes in Lower Riviera, Santa Barbara over the last 12 months is $165,000, down 55% from the median home sale price over the previous 12 months.
Boasting over 3,700 SF, this ultra charming 4 unit gem features fabulous panoramic ocean and Mesa hill views and is perfectly positioned below the iconic El Encanto Hotel in Santa Barbara's coveted Upper East/Lower Riviera. Where timeless character meets modern updates and an A plus location, this majestic property features refreshed interiors, new paint, lighting, and stylish flooring
Yolanda Van WingerdenBerkshire Hathaway HomeServices California Properties
Upper East Vintage Cottage | Timeless Charm with a Garden Sanctuary - Step back in time with this enchanting 1916-built cottage, tucked away on a picturesque, tree-lined street in Santa Barbara's sought-after Upper East neighborhood. Offering two bedrooms and one bath on the main level and a finished room, half bath, and laundry area on the lower level. This home is filled with vintage character
Historic Plaza at the Old Mission Rose Gardens. Spanish Colonial Revival Circa 1954 Overflowing with Charm and Character. Ideally Set up for Indoor Outdoor Living and Entertaining with Large Picture Windows Overlooking Post Card Timeless Views. This Special Home Offers Rich Hardwood Flooring, Stunning Open Beam Ceiling & Vintage Natural Stone Fireplace. The Expansive Front Patio is the Perfect
Quality & Prime Location Santa Barbara Duplex with views! Both Units are beautifully renovated, single level, 2 beds/1 1/2 baths & approx. 980 sqft each. Filled with natural light on an elevated & sunny exposure, with city views & ocean peeks. Each unit boasts open living space, dining nook, remodeled kitchen & sparkling bathrooms. Large balconies offer outdoor relaxing & entertaining space.
This beautiful 2 bed 2.5 bath Riviera home has unobstructed ocean, island and city views. Single level FURNISHED home available for lease, 6 month minimum. Enjoy the hot tub, large deck, family room and formal living room, large kitchen, elegant master bedroom with steam shower and 2 car garage. ALL single story. Large laundry room off kitchen with newer washer and drier. Central A/C. Makes an
Available for the month of August 2025 only, at $8,500. Magical ocean view & private retreat! Kick back and relax in this spacious, luxurious, sun-filled, centrally located 2 bedroom home in the Lower Riviera, on a private lane. Designer decorated and very private. Beautiful gardens with huge palm trees and high hedges. Wrap-around back patio deck has beautiful ocean, city and sunset views.
Modern and light-filled, this stylish 2-bedroom, 1.5-bath apartment offers an open-concept layout with a sleek kitchen and expansive windows that invite natural light throughout. Both bedrooms are generously sized with excellent storage, ideal for a guest room or home office. A large private deck extends your living space outdoors for lounging or dining al fresco. Nestled in a vibrant, walkable
Interested in learning more about homes in this area?
Reach out to
Geoff Rue,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
2,718
Median Age
46
Population Density
9 ppl/acre
Population under 18
16.4%
Below the national average
23.8%
Population over 65
25.8%
Above the national average
19.1%
Finances
Median Household Income
$162,931
Significantly above the national average
$71,702
Average Household Income
$177,122
Education and Workforce
High School Graduates
96.7%
College Graduates
70.1%
Significantly above the national average
34.1%
Advanced Degrees
33.1%
Above the national average
13.3%
% Population in Labor Force
67.4%
Weather
Annual Precipitation
16''
Average Winter Low Temperature
41°F
Average Summer High Temperature
74°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
31/ 100
Car-Dependent
Walk Score®
25/ 100
Some Transit
Transit Score®
36/ 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.
