22 Hollins, Santa Cruz, California 95060, Santa Cruz, 95060 - 4 bed, 4 bath
22 Hollins
Santa Cruz, California 95060
Property Price
SUMMARY
Analysis of 22 Hollins, Santa Cruz, California 95060 reveals a property with a current list price of $4,398,000, which is 5% above the estimated $4,177,790 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Santa Cruz Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is in move-in ready condition and has been exceptionally well-maintained. Although built in 1990, the kitchen features high-end stainless steel appliances, a large center island, and a butler's pantry that suggest significant updates within the last 10-15 years. The interior boasts hardwood flooring, soaring ceilings, and multiple primary suites with updated fixtures. The exterior, including the pool, stone decking, and landscaping, shows minimal wear. While it does not meet the 'excellent' criteria of a brand-new or 5-year full renovation, it far exceeds 'fair' due to the quality of materials and lack of deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 17380, living area = 4064.
- Elite Golf Course Location
Situated within the prestigious gated Pasatiempo community on a Top 100 Alister MacKenzie-designed course, this property offers rare privacy and direct fairway access at the end of a quiet lane.
- Panoramic Coastal Views
The residence features breathtaking, sweeping vistas of Monterey Bay, the Santa Cruz Beach Boardwalk, and the surrounding mountains, visible from multiple vantage points throughout the home.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
- Market Momentum
The property has undergone significant price reductions from an original list price of $5.5M to $4.398M, which may lead to buyer concerns regarding initial overvaluation or extended time on the market.
- Vintage Considerations
Built in 1990, the home may require capital improvements or aesthetic modernizations to its systems and finishes to meet the expectations of contemporary luxury buyers at this price point.
About 22 Hollins
Exquisite gated Pasatiempo residence on a prestigious Top 100 golf course designed by Alister MacKenzie, offering privacy, tranquility, and sweeping views of Monterey Bay and the Santa Cruz Beach Boardwalk. Located at the end of a quiet lane and backing directly onto the fairway, this special property is surrounded by natural serenity. The highly functional floor plan is paired with an elegant, warm, and inviting design throughout. Two primary suites are featured, one with a fireplace, along with two offices, including one filled with natural light and garden views. The kitchen is a dream with a large island, butlers pantry, and dining area overlooking the garden and pool. Soaring ceilings and expansive windows highlight the spacious living room with fireplace and a separate formal dining room. A stunning art studio with its own patio captures beautiful views. The sun-filled backyard showcases a pool with stone decking, plus an incredible bonus/game room with full bath. Multiple French doors open to stone courtyards, mature trees, rose gardens, and multiple entertainment patios, all leading to a beautiful stone driveway. A remarkable setting with breathtaking views awaits within the gated community of Pasatiempo Golf Course.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1990
- Lot Size
- 17,380 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $400.0 / Month
Neighborhood Insights
Santa Cruz Unified Schools
De Laveaga Elementary School
Grades K-5 • 1.7 mi
Brook Knoll Elementary School
Grades PK-5 • 1.7 mi
Branciforte Middle School
Grades 6-8 • 1.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 79% |
| Baths | 4.0 | 2.0 | 89% |
| Square foot | 4,064 | 1,507 | 91% |
| Lot Size | 17,380 | 7,144 | 81% |
| Price | $4.40M | $1.35M | 96% |
| Price per sq ft | $1.1K | $886 | 74% |
| Built year | 1990 | 1971 | 75% |
| HOA | $400.0 | $0 | 93% |
| Days on market | 59 | 169 | 19% |
Pricing History
Listed for Sale
Feb 28, 2026
$4,398,000
$4,827,410
-9% Price Drop
Initial Listing
Price Change
Feb 1, 2026
$4,827,410
$5,500,000
-12% Price Drop
Initial Listing
Price Change
Jan 7, 2026
$5,500,000
Initial Listing