965 Brooktree Road, MONTECITO, CA 93108, MONTECITO, 93108 - 4 bed, 5 bath
965 Brooktree Road
MONTECITO, CA 93108
Property Price
SUMMARY
Analysis of 965 Brooktree Road, MONTECITO, CA 93108 reveals a property with a current list price of $12,900,000, which is 11% above the estimated $11,618,577 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the MONTECITO 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
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 965 Brooktree Road Subject | $12,900,000* List Price | 4 | 5 | 4,324 | $2,687 | - |
A 796 Hot Springs Road Active | $9,950,000 List Price | 2 | 4 | 4,196 | $2,371 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2014, this luxury villa is in pristine condition, meeting the 10-year threshold for excellent quality. The interior features high-end finishes including wide-plank hardwood flooring, vaulted wood-beamed ceilings, and a gourmet kitchen equipped with professional-grade stainless steel appliances, custom cabinetry, and marble countertops. The property shows no signs of deferred maintenance, with modern systems, a seamless indoor-outdoor flow to an infinity-edge pool, and meticulously maintained grounds.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Location
Situated in Montecito's prestigious 'Golden Quadrangle,' this property offers unparalleled prestige and proximity to the area's most exclusive amenities.
- Exceptional Views
The residence features rare, unobstructed ocean and Channel Island views from every room, significantly enhancing its long-term value and aesthetic appeal.
- Comprehensive Guest Suite
A full guest apartment with its own kitchen, living area, and private entrance provides excellent versatility for hosting or multi-generational living.
CONSRISKS & DEFICIENCIES
- High Price Per Square Foot
At approximately $2,983 per square foot, the property is positioned at a significant premium, which may limit the pool of value-driven buyers.
- Intensive Grounds Maintenance
The elaborate terraced rose gardens and extensive landscaping require high-cost, professional upkeep to maintain the estate's pristine appearance.
- Limited Bedroom Count
With only four bedrooms total—including the guest apartment—the home may not meet the needs of larger families or those requiring multiple home offices.
About 965 Brooktree Road
Located in Montecito's coveted Golden Quadrangle, this European country villa is an exceptional single-level residence offering breathtaking ocean and Channel Island views from every room. The residence is completely private, approached through lovely iron gates via a long cobble stone drive with the scent of rosemary, lavender and jasmine filling the air as you approach the villa. The property features beautifully terraced rose-filled flower gardens set among stately cypress and olive trees creating a serene and private outdoor setting. A stunning infinity-edge swimming pool and spa enhance the home's seamless indoor-outdoor lifestyle. The home includes a complete guest apartment with living room, kitchen, bed and bath with a separate private entrance and parking area. A large wine room adds to the home's refined entertaining appeal. This prime location combines exceptional privacy, elegance and convenience in the most desirable area of Montecito.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2014
- Lot Size
- -
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 5.0 | 5.0 | 50% |
| Square foot | 4,324 | 3,784 | 68% |
| Lot Size | - | 43,560 | 10% |
| Price | $12.90M | $5.49M | 93% |
| Price per sq ft | $3.0K | $1.6K | 93% |
| Built year | 2014 | 1973 | 95% |
| HOA | $0 | $0 | 50% |
| Days on market | 46 | 237 | 2% |
Pricing History
Listed for Sale
Jan 20, 2026
$12,900,000
Initial Listing