- Tom Brezsny

Who is Going To Live in All of Those Places? Part 8

February 27, 2026Continuing the conversation…about all of those tall buildings going up around town and how, after decades of stubborn resistance to growth, we suddenly find ourselves up to our ears in new housing projects, wondering:  Who is going to live in all of those places?  Last week, we were talking about “supply and demand” and what drives those two fundamental forces in the Santa Cruz housing market. On the demand side: our beautiful coastal setting, world-class climate, close proximity to high paying jobs and (still) relatively...

- Dax Nollenberger

Discovering the Best Hiking in Santa Cruz County

February 27, 2026Santa Cruz County is known for its coastline, but its trail systems may be just as defining. Redwood forests, coastal bluffs, river corridors, and mountain ridgelines all exist within a compact geography. For many residents, access to hiking is part of daily life, not just weekend recreation. From shaded redwood loops to open ocean views, the county offers a wide range of terrain for hikers of all levels. Wilder Ranch State Park On the west side of Santa Cruz, Wilder Ranch State Park blends coastal...

- Dax Nollenberger

SB 35 and SB 423. Why State Overrides Rarely Pencil in Santa Cruz County

February 26, 2026SB 35 and SB 423 are California housing laws designed to reduce local control over housing approvals when cities or counties are not meeting state housing production targets. SB 35, enacted in 2017, created a process where qualifying housing projects could be approved ministerially, meaning without discretionary public hearings. SB 423, passed in 2023, extended SB 35 through 2036 and expanded its scope while adding stricter labor and affordability requirements. Together, these laws are often described as state overrides of local zoning authority. What Ministerial...

- Dax Nollenberger

Coastal Zone Rules and How They Affect Residential Property in Santa Cruz County

February 25, 2026If a property in Santa Cruz County falls within the Coastal Zone, it is subject to a different and often more restrictive set of rules. These regulations affect renovations, ADUs, and redevelopment, and they frequently catch buyers and sellers off guard. Understanding whether a property is in the Coastal Zone, and what that actually means, is critical. What the Coastal Zone Is The California Coastal Zone is a designated area regulated by the California Coastal Commission and local coastal programs. In Santa Cruz County, the...

- Dax Nollenberger

Ministerial Review in California and How the State Is Using It to Force Local Change

February 24, 2026In California, ministerial review has become one of the state’s primary tools for increasing housing production. Rather than relying on incentives, the state has increasingly removed local discretion by requiring certain housing projects to be approved based on objective rules alone. This shift explains much of the tension between state housing policy and local governments. What Ministerial Review Means in California In California, ministerial review means a housing project must be approved if it meets objective, written standards. There are: No discretionary hearings No subjective...

- Dax Nollenberger

Dax’s Data: Santa Cruz Has Become a Top-Decile Housing Market

February 23, 2026How Exclusive Is Buying Today? At a median single-family home price of $1,200,000 and a 6.5% interest rate, buying in Santa Cruz County is no longer a middle-income exercise. It is a high-income threshold market. Let’s walk through the math. The Assumptions Behind the Numbers To keep this transparent and consistent: Median home price: $1,200,000 Interest rate: 6.5% fixed Property taxes: 1.25% annually Insurance: $250 per month (estimate) Front-end DTI: 28% Loan term: 30 years No adjustable loans. No creative financing. Standard underwriting. Note: a...

- Tom Brezsny

Who is Going To Live in All of Those Places? Part 7

February 20, 2026Continuing the conversation…talking about all those big buildings going up around town and how, in addition to changing the landscape, they may also transform some of the ways we think about ourselves as a community. So why here and why now? Why after four decades of stubborn resistance to more housing are we seeing such a flood of new buildings spouting up? Depending on who you are and how long you’ve been here and which publications, websites or Facebook pages you read, there are lots...

- Dax Nollenberger

Discovering the Best Mountain Biking in Santa Cruz County

February 20, 2026Santa Cruz County is widely known for its coastline, but for many residents, the redwoods and trail systems define daily life just as much as the ocean. Mountain biking here is not a niche hobby. It is part of the culture. From flow trails to technical descents and long forest climbs, Santa Cruz offers terrain that attracts everyone from weekend riders to competitive athletes. Wilder Ranch Located on the west side of Santa Cruz, Wilder Ranch State Park offers expansive fire roads, ocean views, and...

- Dax Nollenberger

Fire Zones, Insurance, and SB 901. What Buyers and Sellers Need to Know in Santa Cruz County

February 19, 2026Wildfire risk is now a core part of buying and selling homes in Santa Cruz County. SB 901, enacted in 2018, expanded fire hardening standards and defensible space requirements, and its effects are most visible through insurance availability and cost. For many transactions, insurance is the bottleneck, not price. What SB 901 Changed SB 901 strengthened wildfire mitigation standards by: Expanding defensible space requirements Encouraging hardened construction standards Tying insurance considerations more closely to fire risk While the law itself focuses on safety, the downstream...

- Dax Nollenberger

California SB 684: The Starter Home Revitalization Act (Small-Lot Subdivisions up to 10 Homes)

February 18, 2026SB 684, enacted in 2023 and operative as of July 1, 2024, creates a streamlined, ministerial path to subdivide certain multifamily-zoned parcels into up to 10 small lots and build up to 10 homes. The intent is to enable smaller, for-sale housing by reducing entitlement risk and avoiding condo structures in appropriate infill locations. The Core Idea SB 684 is designed to make small, fee-simple homes easier to produce. Instead of building a multifamily project on one parcel or navigating a condominium map, the law...

- Dax Nollenberger

AI, Silicon Valley, and the Next Expansion of Housing Demand in Santa Cruz

February 17, 2026The 2026 Layoff Headlines Early 2026 headlines have focused on tech layoffs. Large companies are trimming teams as they recalibrate around artificial intelligence and automation. On the surface, that can feel like a warning sign for housing demand tied to Silicon Valley employment. But there is another way to look at it. Productivity Is Expanding, Not Contracting AI is dramatically increasing productivity per engineer. Tasks that once required entire teams can now be executed by small, highly skilled groups leveraging advanced AI tools. Code generation,...

- Dax Nollenberger

ADUs in Santa Cruz County. What the State Allows Versus What Actually Gets Approved

February 16, 2026California has passed a series of laws over the last decade making Accessory Dwelling Units easier to build. On paper, ADUs are allowed almost everywhere. In practice, Santa Cruz County adds layers that materially affect cost, feasibility, and timelines. Understanding the gap between state law and local execution is critical for both buyers and sellers. What California Law Allows State ADU laws require cities and counties to: Allow at least one ADU on most residential parcels Approve ADUs ministerially with no discretionary review Reduce or...