$2,414,416Average Value$1,582Average Price per Sq Ft5Homes 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
Are you familiar with the Lower Riviera neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Lower Riviera
US
Homicide
3
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
5
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
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 57 days. The median sale price for homes in Lower Riviera, Santa Barbara over the last 12 months is $2,120,000, down 26% from the median home sale price over the previous 12 months.
Perfectly positioned where the historic Upper East meets the Lower Riviera, the renowned Beckman estate is an extraordinary European-inspired sanctuary that blends timeless romance, rich history, and beautiful coastal & city views. Spanning 4,173 square feet, the residence balances grand scale with warm, old-world character.The thoughtful layout features 5 bedrooms and 4.5 bathrooms,
Kathy SpielerBerkshire Hathaway HomeServices California Properties
Discover this hidden-in-plain-sight Santa Barbara treasure - a historic piece of architecture owned by the same family for over 80 years, for sale for the 1st time since 1944! The home appears seemingly lost in time at the edge of the Upper East as it rises to the Lower Riviera, now available for the next owner to revive the home to a new splendor. Built around 1912 in a Vernacular Craftsman
Ken SwitzerBerkshire Hathaway HomeServices California Properties
Preserved with uncommon integrity... Built in 1929 by famed Santa Barbara architect Alex D'Alfonso, 878 PASEO FERRELO is a rare example of the craftsmanship that helped shape the city's architectural heritage. Set behind a walled garden on one of the Lower Riviera's most desirable streets, the home honors its original character while embracing the comforts of modern living - just moments from
Lisa FoleyBerkshire Hathaway HomeServices California Properties
Located in the highly sought after Upper Eastside, this beautifully re-imagined townhome offers refined coastal living with modern design, just blocks from the beloved Mission & Rose Garden. The 2BR/2.5BA home has been thoughtfully renovated, showcasing newer surfaces and upgraded systems. The interior design reflects a clean, California esthetic, highlighted by a striking fireplace, custom
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
Ideally situated between the Upper East and Lower Riviera, this turnkey property offers effortless access to Santa Barbara's most beloved landmarks and entertainment. Extensively remodeled from 2025-2026, 518 E Islay pairs crisp contemporary architecture and warm, inviting interiors with modern systems, meticulous craftsmanship, and an all-electric design. Interiors showcase engineered wide-plank
Perched on a peaceful half-acre in Santa Barbara's sought-after Riviera, this contemporary Spanish-style residence offers sweeping views of the ocean, islands, harbor, and city lights. With four bedrooms and three baths, the home is designed to take full advantage of its remarkable setting, with ocean views enjoyed from the living room, dining room, kitchen, and primary suite. Soaring windows,
Fox MonfortBerkshire Hathaway HomeServices California Properties
Gorgeous, expansive ocean views from nearly every room. Unheard of to have this view, without wires, in the lower Riviera of Santa Barbara. Wake up every morning and watch the sailboats leaving the harbor, from all three bedrooms!Unreal walkability for a home with these views. Only 1 block to the Mission rose garden. 8 blocks from Alice Keck Park. 10 blocks to the Arlington Theater,
Available for Aug. 2026 only. Magical ocean view & private retreat! 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. House is great for entertaining and perfect for relaxing at
Jackie WaltersVillage Properties
$9,950 per month
Iconic Upper East Setting with Front-Row Views of the Mission!
Plaza Rubio presents an extremely rare opportunity to enjoy one of Santa Barbara’s most iconic Upper East locations directly across from the historic Santa Barbara Mission, offering unobstructed postcard views of the Mission and its beautiful rose gardens.Set within the highly sought-after Upper East neighborhood, this charming Spanish Colonial Revival residence embodies the timeless
2 bedroom 1 bath. Unfurnished. Available July 15th. This newly renovated charming home is in a prime location only 3 blocks from the SB Bowl on Milpas St. between Carrillo St. and Canon Perdido. Kitchen has stainless steel appliances and granite counters. Bathroom has subway tile and granite. Hardwood floors throughout. Dual pane windows. In Unit Washer/Dryer. Newly painted throughout. Brick
Walk to the Mission and Rose Garden! 2 bedroom 1 bathroom. Charming stand alone home close to Roosevelt School. Private yard and one car garage.Built in 1924, the home has all of the era charm including cozy front porch, hardwood floors, built-in shelves and full bathroom with tub. Set back off the street, it is private and quiet with a back deck and side yard. Please note, there is a
Available Mid July! Fully Furnished Wake up to breathtaking ocean views from this stunning furnished Riviera retreat. This 3-bedroom, 2-bath home blends elevated coastal living with a warm bohemian aesthetic, featuring curated artwork, designer furnishings, and light-filled interiors throughout. The expansive primary suite offers a spa-like bathroom and generous walk-in closets, while the
Aidan WilliamsKeller Williams Realty Santa Barbara
$3,395 per month
Enchanting 1-Bedroom, 1-Bath Oasis with Stunning Views
Nestled in a serene and peaceful neighborhood, this charming 1-bedroom, 1-bath rental offers breathtaking views of the city skyline, sparkling ocean, and picturesque islands. Imagine sipping your morning coffee or enjoying a sunset glass of wine on your balcony, where the gentle chime of the Mission bells adds a timeless melody to your day.Inside, you'll find a cozy living space with
FURNISHED RIVIERA RENTAL WITH POOL - AVAILABLE JULY. 3 bedroom, 4 baths with VIEWS and POOL. Whether enjoying a sunrise latte on the veranda or lounging under a blanket of moonlight with city lights twinkling below, from dawn to dusk, there is no better way to begin or end an amazing day than at Riviera Dawn. The panoramic coastal and city views take one's breath away.
Samantha IrelandKeller Williams Realty Santa Barbara
3D Tour : Facetime: Check out this video of the comparable unit. Currently occupied. Review the 3D tour and video, then apply to see it in person now, or wait and tour after the residents move out. Fee is fully refundable until you've viewed it.Experience Santa Barbara living in this beautifully updated 3-bedroom, 1.5-bathroom duplex unit in the Lower Riviera neighborhood.
Available now for Summer months. Situated on the hills of the Riviera, near the El Encanto Hotel, is this beautifully restored gem offering 2 bedrooms, 2 baths plus bonus room. Unobstructed ocean and City views, close proximity to Downtown, Santa Barbara Mission/Rose Garden, and many restaurants, coffee shops and much more. Fully furnished and offered for extended stays.
Fully Furnished Riviera View Home | 3 Bed • 2 Bath | Utilities IncludedFully furnished mid-century home perched on the Riviera hillside with breathtaking, unobstructed views of the entire city of Santa Barbara, the Pacific Ocean, and the Channel Islands. Built in 1964 and situated on a quarter-acre lot in a quiet, established neighborhood, this home offers privacy, comfort, and iconic coastal
Located in the Lower Riviera, one of Santa Barbara's most sought-after residential neighborhoods, this 1,200 sq. ft. apartment offers unobstructed ocean and city views from a private balcony. The unit includes two full baths, off-street parking, and on-site laundry. Situated above the downtown core with easy access to State Street dining and shopping, the Santa Barbara Botanic Garden, and the
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