The Riviera

This arching eyebrow of hillside just north of downtown Santa Barbara parallels the picturesque Mediterranean coasts of France and Italy—and it is undoubtedly one of the area’s most desirable communities. If you want VIEWS, it simply does not get better than this. Living on the Riviera means waking up to an aerial perspective of the most perfect town in America, gazing across the graceful red-tile roofs of downtown Santa Barbara all the way out to the gleaming Pacific Ocean and the Channel Islands.

Once considered too arid and barren to settle, this high-on-the-hill hamlet transformed into some of Santa Barbara’s most alluring turf by the mid-1900s. Today, it is known for majestic 100-year-old oak trees, 20th-century Italian stonemason-built terracing, and an abundance of classic Spanish-style architecture. It is a peaceful, deeply historic oasis that trades sprawling lawns for cliffside living and vast, panoramic decks.

Insider Answers to Buyer Questions

When clients are drawn to the Riviera, they are usually chasing the view. But living on the hill comes with its own unique lifestyle. Here is what you need to know about everyday life up here.

“What makes the Riviera lifestyle so unique?”

Life here is a laid-back parade of afternoons spent watching the sunset from your expansive balcony. Large, flat lawnscapes are rare; instead, homes play up their lofty positions with enormous ocean-facing picture windows and multi-level decks.

A major, unexpected appeal of the Riviera is the weather. Because of its elevation, the neighborhood sits high above the cloudy coastal marine layer. The fog that rolls in over the lower areas of Santa Barbara rarely touches the elevated Riviera, giving residents sunny, fog-free days and maximum natural light.

“Where do neighbors go out?”

The Riviera is famously quiet and highly residential, meaning there is very little traffic. While most of Rivieran life is lived happily at home on the deck, the few public gathering spots that dot the winding streets are absolute treasures.

The crown jewel is the classy Belmond El Encanto Hotel. There is no more perfect setting to take in the sunset than sitting on their terrace with a cocktail, enjoying California coastal cuisine as the city lights up below. Locals also love the historic Riviera Theater for artsy, independent films, and the tiny, secluded Franceschi Park for quiet strolls and unequaled views.

“How are the schools up on the hill?”

Education is a major draw for families here. My older daughters attended Santa Barbara Middle School, which is situated right on Alameda Padre Serra (APS). It is an incredible, outward-bound school that believes deeply in community, contribution, and taking a highly unique, experiential approach to the middle school years. The campus takes in that jaw-dropping Riviera view every single day, providing a truly inspiring backdrop for students.

The prestigious Riviera Ridge School (formerly Marymount) is also a proud community asset, offering another exceptional and deeply established educational option for families right in the neighborhood.

“What is the real estate market really like?”

The market here is active, fast-paced, and often highly competitive—especially for the area’s highly desirable, historic Spanish-style homes built between the 1920s and 1950s.

The neighborhood is distinctly divided into an upper and lower section by its scenic, curvy thoroughfare, Alameda Padre Serra (APS):

• Upper Riviera: Homes located above APS are generally larger, more widely spaced, and boast the most superior, unobstructed views.
• Lower Riviera: Homes below APS still have solid ocean sightlines but tend to be more densely plotted, occupying slightly smaller lots while offering a faster, 7-minute commute down the hill to downtown Santa Barbara.

No matter which side of the street you choose, land is deeply cherished here because of its lofty position. With a 30-year track record in this market and an eye for the nuances of hillside real estate, I can help you secure a home that leaves you speechless every time you look out the window.