865 Cieneguitas Road, Santa Barbara, CA 93110, Santa Barbara, 93110 - 2 bed, 2 bath
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865 Cieneguitas Road
Santa Barbara, CA 93110
ACTIVE
CONDITION: FAIR
2Beds
2Baths
1,396Sq Ft
2,204Lot Size
Property Price
LIST PRICE$839,000
EST. MARKET VALUE
$835,754
SUMMARY
This 2-bedroom, 2-bath end-unit condominium represents a High-Potential Investment Opportunity, listed at $889,000—positioned slightly above the $870,754 Fair Market Value. While the property requires modernization, its Condition Rating of 4 allows for significant value-add through cosmetic updates. Featuring a private enclosed patio and access to community pools, the home offers a prime location near UCSB and SBCC. This asset is ideal for Buy-and-Hold Investors seeking rental demand or Owner-Occupants looking to build equity through strategic renovation in a high-demand Santa Barbara neighborhood.
Estimated Market Value
$835,754
Based on Realkey algorithm analyzing recent comparable sales in Santa Barbara.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 865 Cieneguitas Road Subject | $839,000* List Price | 2 | 2 | 1,396 | $599 | - |
A 851 Cieneguitas Road Pending | $985,000 List Price | 2 | 2 | 1,622 | $607 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1964 with some recent updates like wood-like flooring and newer windows, but the property features significantly dated bathrooms, popcorn ceilings, and an unfinished sunroom area requiring TLC and modernization.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Santa Barbara Location
Ideally situated near the Upper State Street corridor and major institutions like UCSB and SBCC, offering residents convenient access to world-class dining, shopping, and beaches.
- Spacious End-Unit Layout
As an end-unit featuring nearly 1,400 square feet of living space, this home offers enhanced privacy, superior natural light, and a versatile floor plan including a sunroom and private patio.
- Value-Add Potential
The property presents a significant opportunity for buyers to build instant equity by applying personal touches and TLC to a home already equipped with newer windows and appliances.
CONSRISKS & DEFICIENCIES
- High Monthly HOA Dues
The association fee of $867 per month is substantial and may impact the overall affordability and debt-to-income ratios for prospective buyers.
- Deferred Maintenance
The listing indicates a need for 'TLC' and vision, suggesting that the property requires additional capital investment for cosmetic or functional upgrades to reach its full market potential.
About 865 Cieneguitas Road
JUST REDUCED! Welcome to this charming 2-bedroom, 2-bath end-unit home offering 1,396 square feet of comfortable living space in a highly desirable neighborhood & community of Village Green Gardens. Featuring newer appliances, water heater, windows, attractive wood-like flooring, and a charming kitchen with additional area that can be used as a sunroom, pantry, office, or extra storage and a separate indoor laundry space, this home offers both functionality and convenience. The private patio provides a peek a boo mountain view & is a wonderful setting for relaxing, gardening, or entertaining guests.Filled with POTENTIAL, this property is the perfect opportunity for a buyer with vision to add their own personal touches and TLC while building instant equity. Residents enjoy access to two community pools and clubhouse with an exceptional location close to some of the area's most sought-after grade schools & located just minutes from Santa Barbara City College, University of California, Santa Barbara, and Westmont College. HOA includes: Insurance, Water, Sewer, Trash service, Exterior building maintenance, Common area maintenance, Pools and clubhouse maintenance.Ideally situated just minutes from the Upper State Street shopping and dining corridor as well as from vibrant Downtown Santa Barbara and its iconic State Street, offering convenient access to world-class restaurants, boutiques, entertainment, and the beach. Whether you're looking for a primary residence, an investment opportunity, or a vacation home, this property offers the best of Santa Barbara living.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 1964
- Lot Size
- 2,204 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $867 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.0 |
| Baths | 2.0 | 2.0 |
| Square foot | 1,396 | 1,132.5 |
| Lot Size | 2,204 | 1,012 |
| Price | $839.0K | $1.28M |
| Price per sq ft | $601 | $1.2K |
| Built year | 1964 | 1986 |
| HOA | $867 | $734 |
| Days on market | 30 | 34 |
Pricing History
Listed for Sale
Aug 28, 2026
$839,000
$889,000
-6% Price Drop
Initial Listing
Price Change
Aug 13, 2026
$889,000
Initial Listing