- Dax Nollenberger

Dax’s Data: The Remarkable Consistency of Santa Cruz County Home Prices

One of the advantages of producing Dax's Data every week is that over time you stop looking at individual data points and start noticing patterns. Recently, I found myself thinking about how often the weekly median sale price seems to return to the same handful of numbers. In particular, $1.25M appears so frequently that I began wondering whether the data would support that observation. So I went back and analyzed every weekly median sale price in Santa Cruz County since the beginning of 2023, a...
- Dax Nollenberger

Why Septic Quietly Controls Development Potential in Santa Cruz County

When buyers or homeowners think about development potential, they usually focus on: Zoning Lot size ADU laws Building setbacks But in many parts of Santa Cruz County, the real limiting factor is something most people barely think about: The septic system. And in reality, septic constraints quietly kill a surprising number of: ADU projects Bedroom additions Home expansions Lot split ideas Development opportunities Why Septic Matters So Much Unlike properties connected to public sewer, many Santa Cruz County homes rely on onsite wastewater treatment systems...
- Dax Nollenberger

A Silicon Valley Buyer’s Guide to Santa Cruz Neighborhoods

For many Silicon Valley buyers considering Santa Cruz, the first challenge is not price or commute. It is understanding the neighborhoods. Santa Cruz County offers a wide range of living environments within a relatively small geographic area. Oceanfront communities, forested hillside neighborhoods, and suburban style areas all exist within a short drive of each other. For buyers exploring the area for the first time, understanding the character of each neighborhood can make the search process much easier. Seabright Seabright is one of the most recognizable...
- Dax Nollenberger

Santa Cruz County Offers Free ADU Plans. Here’s Why That Matters.

Building an ADU in Santa Cruz County can feel overwhelming. Between design costs, permitting, engineering, and construction, many homeowners never even make it past the planning phase. One of the biggest upfront expenses is often hiring an architect to create plans from scratch. That is why Santa Cruz County’s free pre-designed ADU program is actually a pretty valuable resource that many homeowners still do not know exists. The County currently offers: Free pre-designed ADU plans Multiple floor plan sizes Several architectural styles Plans specifically intended...
- Dax Nollenberger

Wait… You Can Potentially Have FOUR ADUs on a Single-Family Property in Santa Cruz County?

Most homeowners, Realtors, and even many contractors still believe the rule in California is simple: One ADU One Junior ADU (JADU) For years, that was essentially the standard understanding. But California quietly expanded ADU laws several times over the past few years, and the rules are now far more aggressive than most people realize. In fact, according to Santa Cruz County, certain single-family parcels may potentially support up to four accessory dwelling units in addition to the primary home. That sounds almost impossible at first,...
- Dax Nollenberger

Thinking About Legalizing an Illegal ADU in Santa Cruz County? Here’s What Homeowners Should Know

For decades, Santa Cruz County homeowners converted garages, downstairs areas, guest houses, and detached structures into living spaces without permits. In many cases, these units became long-term rentals, family housing, or supplemental income sources. Now, with California Senate Bill 13 and evolving local policies, many homeowners are asking the same question: “Can I legalize my ADU, and should I?” The answer is: potentially yes. But the process is not always simple, and there are both benefits and risks homeowners should understand before moving forward. What...
- Dax Nollenberger

Dax’s Data: Price Cuts, Fallen Deals, and How the Market Has Changed

Six months ago, Tom and I were discussing the winds of change that were occurring in the market. We were sensing an increase in the number of homes incurring price reductions and how transactions falling through were becoming more and more common. Since that discussion, I have been tracking those two data points as part of my weekly market update. More recently, I felt compelled to retroactively pull all the past data going back to the beginning of 2020 so that we could clearly see...
- Dax Nollenberger

AB 1482 and What Rent Control Really Means in Santa Cruz County

AB 1482, enacted in 2019 and effective January 1, 2020, established California’s statewide rent control and just cause eviction law. It is often misunderstood, but it plays a central role in how tenant occupied properties are valued and sold in Santa Cruz County. What AB 1482 Does AB 1482 limits: Annual rent increases to 5 percent plus local CPI, capped at 10 percent When and why tenants can be required to vacate a unit It applies statewide unless a property qualifies for a specific exemption....
- Dax Nollenberger

Dax’s Data: What is Selling in Santa Cruz County by MLS Area

Santa Cruz County sales data looks strong at a glance, but that only tells part of the story. The numbers highlight what has sold, not what hasn’t, and that distinction matters. From working in the market daily, the reality is clear: location, property quality, and pricing are driving outcomes more than ever. As with all Dax’s Data, this starts with a hypothesis and lets the data do the talking. Hypothesis: Core Santa Cruz locations are driving the strength in sales, while rural and outlying areas...
- Dax Nollenberger

Why Silicon Valley Buyers Keep Buying Second Homes in Santa Cruz

For many Bay Area households, Santa Cruz begins as a weekend destination. A surf trip. A beach day. A short escape from Silicon Valley. But over time, something interesting often happens. Some of those visitors eventually decide to buy property here. Second homes have long been part of the Santa Cruz housing market, particularly among buyers coming from Silicon Valley. Understanding why helps explain another piece of demand that shapes the local market. Proximity to the Bay Area One of Santa Cruz’s unique advantages is...
- Dax Nollenberger

The Lifestyle Shift: What Silicon Valley Buyers Discover After Moving to Santa Cruz

For many Silicon Valley buyers exploring Santa Cruz, the decision initially starts with numbers. Housing prices. Commute times. School districts. But after people spend time here, the conversation often shifts. The decision becomes less about spreadsheets and more about lifestyle. Moving from Silicon Valley to Santa Cruz does not just change where someone lives. It can change how daily life feels. The Pace of Life Silicon Valley operates at an intense pace. Long work hours, dense urban environments, and constant professional pressure shape the rhythm...
- Dax Nollenberger

Navigating Buildability in Santa Cruz County: What Actually Matters

If you’ve ever looked into building on a vacant lot or expanding a property in Santa Cruz County, you’ve probably realized quickly that buildability is not always clear. Two parcels on the same street can have completely different outcomes. One moves forward with plans, the other stalls out. The difference usually comes down to a handful of key factors that go far beyond zoning alone. Understanding those factors early can save time, money, and missed opportunities. Start with the Right Tools Santa Cruz County does...
Contact Us

Contact Us

I am interested in:

Skip to content