- Dax Nollenberger

Best Santa Cruz Neighborhoods for Commuting to Silicon Valley

Buying a home in Santa Cruz offers a lifestyle that few places in California can match. Ocean views, a vibrant community, and an easy drive to redwood trails all come with the added benefit of being within reach of Silicon Valley careers. For many buyers, the key question is not whether Santa Cruz is the right place to live, but where in Santa Cruz to buy to make the commute over Highway 17 as smooth as possible. Tech Shuttles and Commute Options If you work...
- Dax Nollenberger

Why Experience Matters When Choosing a Real Estate Agent in Santa Cruz

When it comes time to sell a home, many people think of their agent as someone who simply puts a sign in the yard, uploads photos to the MLS, and waits for offers to come in. The truth is, the value of a great agent goes far beyond that. You’re not just hiring someone to market your property. You’re really paying for guidance, foresight, and the kind of experience that can save you from costly mistakes. You’re Paying for Guidance, Not Just Paperwork Selling a...
- Dax Nollenberger

Discovering Pajaro Dunes: Coastal Living at the Water’s Edge

Where the Dunes Meet the Ocean Tucked along the Monterey Bay between La Selva Beach and Moss Landing, Pajaro Dunes offers one of the most unique residential settings in Santa Cruz County. It’s a gated community of townhomes, condos, and single-family homes built directly on the dunes—with the Pacific literally at your doorstep. A True Retreat Unlike more traditional neighborhoods, Pajaro Dunes feels like a private resort. Homes sit amid miles of protected dunes, wetlands, and beaches. Residents enjoy tennis courts, walking trails, birdwatching, and...
- Tom Brezsny

It’s Not a Market Until Something Sells

Continuing the conversation… After a recent column about the changing market,  a reader was kind enough to share a phrase he’d learned in the wholesale produce business:  “It’s not a market until something sells.”    That’s a brilliant observation and one that offers helpful insight into the vagaries of our current marketplace. Here’s what I mean: While it’s clear that a shift is occurring,  it’s also true (albeit a little confusing) that SOME properties are still selling very quickly and for full price. Each of those...
- Dax Nollenberger

Small ADUs in Santa Cruz – Big Savings on Fees

Santa Cruz County has leaned into accessory dwelling units (ADUs) as part of the solution to California’s housing crunch. One of the biggest boosts for homeowners comes in the form of fee reductions and waivers for small ADUs. If you’re considering adding one, here’s what you should know. Which Fees Get Waived? For ADUs under 750 sq ft, Santa Cruz County offers notable savings: No Planning Department permit fees No impact fees (school, parks, affordable housing, etc.) No sewer/water connection fees for conversions or JADUs...
- Dax Nollenberger

Water Rights and Well-Sharing Agreements in Rural Santa Cruz: What Sellers Need to Know

Selling rural property in Santa Cruz comes with unique considerations, and one of the most important is water. Unlike homes in town that connect to municipal water systems, many rural properties depend on private wells. In some cases, neighbors share a well through formal agreements or informal arrangements. For sellers, understanding how water rights and well-sharing agreements work can be the difference between a smooth escrow and a deal full of headaches. Why Water Matters in a Sale Buyers want certainty when it comes to...
- Dax Nollenberger

Selling a Small Multi-Family Property in Santa Cruz

If you own a duplex, triplex, or fourplex in Santa Cruz, you hold one of the most valuable and versatile property types in the county. Small multi-family homes are in constant demand, and the buyer pool is broader than many sellers realize. With the right strategy, you can target both investors and individuals who see multi-family as their ticket into ownership, creating competition and driving a stronger sale price. Why Investors Still Pay a Premium Even as interest rates and costs rise, investors are still...
- Dax Nollenberger

Lower Rates and the Ripple Effect on Housing

When the Federal Reserve cuts rates, it is more than a line on a chart. It sends a message about the direction of the economy, and the housing market feels it almost immediately. Mortgage rates may not move in perfect lockstep with the Fed, but there is a strong correlation. The Fed’s stance helps guide investor expectations, which in turn influence Treasury yields, and those yields help set mortgage rates. The result is that a shift in Fed policy often translates into real changes in...
- Dax Nollenberger

Discovering Carbonera Estates: Big Homes, Large Lots, and a Hidden Santa Cruz Gem

Tucked just off Highway 17 on the north edge of Santa Cruz, Carbonera Estates is one of those neighborhoods locals quietly love. It’s a peaceful pocket where winding roads curve through redwoods and oaks, homes sit on large lots, and you’re still just minutes to the beach, downtown, and Silicon Valley commute routes. This established community offers a rare blend of space and privacy close to town. Many homes are expansive single-level ranch-style layouts or larger custom builds. Some have been fully upgraded with modern...
- Tom Brezsny

A Market Hiding in Plain Sight

Continuing the conversation….  We’re talking about the very strange territory that our real estate market seems to have wandered into.  Let’s see if we can dig a little deeper… In recent weeks, I’ve made it a point to talk to dozens of local Realtors, all of whom have years of real estate experience under their belts. My goal was to solicit their feedback, compare notes and see if there’s any consensus on exactly where the market is at and where it’s headed.  Every agent I...
- Dax Nollenberger

Why Construction Costs Are So High in California

California is one of the most expensive places in the world to build new housing. While high land values play a role, the real weight comes from construction costs that far exceed the national average. These costs are layered into every new home, apartment, or remodel, making it harder to build at scale and keeping prices high for buyers and renters. 1. Builders in High Demand Across California, demand for housing projects outpaces the supply of qualified contractors. Builders can pick and choose which jobs...
- Dax Nollenberger

What “Affordable Housing” Really Means in Santa Cruz

When people hear “affordable housing,” they often think of lower-priced homes that more people can buy or rent. In California, and here in Santa Cruz, “affordable housing” has a very specific legal meaning tied to state standards, income limits, and local program rules. How It’s Defined Affordable housing costs no more than 30 percent of a household’s gross income. The California Department of Housing and Community Development (HCD) sets annual income thresholds using the Area Median Income (AMI). For Santa Cruz County in 2024, the...
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