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Santa Barbara Real Estate Blog

The State Street Promenade: Santa Barbara Al Fresco

November 27, 2025

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And now, the Promenade is entering its next chapter.

Santa Barbara’s State Street Promenade remains one of the most popular destinations on California’s Central Coast, where locals and visitors alike congregate to enjoy dining outdoors, strolling between boutiques, and taking in the coastal air. What started as a temporary measure during the pandemic has become a key part of downtown life, shaping how Santa Barbara eats, shops, and socializes. Top realtor Cristal Clarke looks at the future of the State Street Promenade.

A. view of the State Street Promenade in Santa Barbara.
Image by Susan Hartzler

What’s Happening Now on State Street

The City of Santa Barbara is actively reviewing the future of the State Street Promenade, an expansive 10-block, pedestrian-only corridor stretching from Sola Street to Gutierrez Street in Downtown Santa Barbara. Originally created during the pandemic, this beloved promenade transformed State Street from a traditional traffic artery into a European-style outdoor destination filled with restaurants, café seating, street performers, art installations, and boutiques, making it the perfect place to stroll on a sunny afternoon.

With major decisions now underway, city leaders are determining how this iconic thoroughfare will evolve in the years to come. Here’s what we know so far:

  • A Draft State Street Master Plan was approved to move forward
  • The City Council is considering whether to keep the promenade pedestrian-only
    • whether to reopen sections to vehicles
    • establish new outdoor dining regulations and design standards
    • ADA access improvements
  • A formal ordinance is being created governing long-term use of outdoor dining spaces
  • Businesses must now comply with updated parklet and outdoor dining design rules

These discussions are shaping how restaurants and retailers will operate in the pedestrian mall, with the goal of creating a safe, accessible, beautifully designed public space that supports business and enhances community life. The City is expected to vote on a final ordinance in the near future.

While we wait, one thing is certain: outdoor dining has become a defining part of the Santa Barbara experience — and it’s here to stay in some form.

The map of the State Street Promenade n Santa Barbara.

Santa Barbara Outdoor Dining Rules

New city guidelines require businesses to comply with updated design and accessibility standards for outdoor dining areas, including:

• adherence to City-approved parklet design rules
• accessibility improvements
• clear pedestrian pathways

These updated design standards aim to balance safety, aesthetics, and functionality as the City refines its long-term vision for the Promenade. While those decisions continue to take shape, one thing remains unchanged: you can still enjoy some of Santa Barbara’s favorite restaurants while soaking up the fresh air, ocean breezes, and lively outdoor atmosphere.

Inviting outdoor restaurants with red umbrellas along Santa Barbara's State Street Promenade
Image by Susan Hartzler

Where to Eat on the State Street Promenade

Whether you're looking for a casual lunch, a glass of wine, or a delicious dinner under the stars, the Promenade offers endless options. A few of Cristal Clarke’s favorites include:

Benchmark Eatery

Located across from the Museum and Granada Theatre, Benchmark is known for its welcoming atmosphere, Crispy Brussel Sprouts, homemade soups, salads, and hearty sandwiches.

Mizza

Fresh, handmade pasta and pizza dough, locally sourced produce, smoked chicken and salmon, and house-made sauces make Mizza a standout for Italian cuisine lovers.

Satellite Santa Barbara

A farmers-market restaurant and natural wine bar in the center of the Arts District, Satellite features seasonal vegetarian, vegan, and gluten-free options, plus a thoughtful global wine list.

SB Public Market

Santa Barbara’s premier food hall offers a range of local food and drink options, now enjoyed in outdoor seating areas perfect for casual dining.

Breweries like M. Special and The Shaker Mill plus several wine bars continue to draw crowds seeking relaxed outdoor enjoyment.

The backyard of a luxury home with a serene pool and an outdoor cooking and eating area in the background.

Al Fresco Living at Home

There are many reasons outdoor dining thrives in Santa Barbara. Our Mediterranean climate is at the top of the list. Warm, sun-soaked days, cool coastal evenings, and gentle ocean breezes create the perfect setting for enjoying a meal under the open sky, whether you’re sipping wine along the State Street Promenade or grilling in your own backyard in any of the area’s upscale communities.

Another key factor is our celebrated indoor–outdoor lifestyle. Homes and restaurants here are designed to blur the line between inside and out, with patios, courtyards, terraces, and gardens that invite people to linger longer. Add in breathtaking views of the Pacific Ocean and Santa Ynez Mountains, and it’s no surprise that al fresco dining has become a defining part of the Santa Barbara experience.

That’s why beautiful outdoor spaces are increasingly important to homebuyers in coastal neighborhoods. Homes with spacious patios, outdoor kitchens, and ocean or mountain views are in exceptionally high demand.

If you’re considering upgrading your outdoor living area, here are a few essentials:

• a quality grill sized for your entertaining style (30"–36" works for most homeowners)
• natural stone surfaces such as bluestone, limestone, or granite
• proper sealing and access doors for gas connections
• outdoor sinks, refrigerators, burners, storage, and lighting
• convenient proximity to the indoor kitchen

Think of everything you love indoors and bring it outside.


Discover Homes Designed for indoor/Outdoor Living

From ocean-view estates in Carpinteria to Tucson-style homes in Montecito, Santa Barbara offers some of the most desirable outdoor living spaces in the world. Just take a look at the available properties featured on the website of top realtor Cristal Clarke. If you see a property you love, she’ll happily arrange a private tour. Call Cristal at (805) 886-9378 or email her at Cristal@montecito-estate.com. Meanwhile, enjoy everything the State Street Promenade has to offer as Santa Barbara shapes its next chapter, one al fresco meal at a time.


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Client Reviews

“It was an emotional experience selling our mother’s home in Montecito that we all loved so much but Cristal made the process easier on our whole family by guiding us through the transaction every step of the way. She knows the market so well and everything she recommended was on point including the asking price, painting, and staging the home, which looked beautiful and helped the buyer envision her new home. We sold it the first day it hit the market with an offer above asking! Cristal did an incredible job communicating with us and the buyer to ensure that the transaction would run smoothly. We highly recommend using Cristal, she was a pleasure to work with! ”

- J & A

“Cristal is a pleasure to work with! Her knowledge of the local real estate market coupled with her amazing listening skills resulted in her showing us an array of homes that were all excellent choices. Her low-pressure patient attitude made us feel extremely comfortable with the whole process. I cannot recommend her highly enough.”

- M.F.

“Cristal Clarke is #1 in her field - and you don't become #1 by luck. Cristal works harder, and longer, and with more charm and patience than any real estate agent I have ever worked with in the past; her calendar has no weekend, her days have no clocks, her only concern is selling your property as soon as possible and for the best price on the market. Am I a fan? You bet!”

- P.B.

“We have used Cristal now several times and cannot express how grateful we are for her expertise, dedication, and unwavering support throughout the entire home-buying process. Cristal is knowledgeable, patient and attentive. Her attention to detail is remarkable, and she consistently went above and beyond to provide us with all the information and resources we needed to make informed decisions. Cristal is a skillful negotiator and advocate. She can navigate complex negotiations with professionalism and grace and felt like a true partner to us in the home-buying process. Cristal has a genuine passion for real estate and a deep commitment to her clients' satisfaction. I cannot speak highly enough of Cristal and her exceptional service. She is a true expert in her field and her dedication to excellence, combined with unwavering support is the reason we choose to work with her for all our real estate buying needs.”

- T.C.

“Cristal is a top-notch realtor who sold my home before it ever went on the market. I had two competing offers that enabled me to get top dollar for my home. Not only is Cristal superb but her team is extraordinary. I cannot say enough about Cristal and her team. They are simply phenomenal, the consummate professionals, who took care of every possible detail, making the sale and transition period, smooth from our end. They are also lovely, caring people, who knew all the right professionals, to get the job done. Thank you, everyone!”

- D.R.

“I could list lots of cool adjectives to describe Cristal. All good by the way. But, that is not why I or anyone should hire Cristal. My reason for hiring her, which proved to be correct, is very simple. She got the job done. And, she does it time and time again and with zero issues. And, that is why she is one of the top agents in the country. End of subject. ”

- M.A.

“Working with Cristal was a complete pleasure. Cristal was extremely patient with us as we evaluated nearly 2 dozen homes over a span of 2 years. Her knowledge of the market is unmatched. Cristal provided us with exceptional counsel as we evaluated opportunities and negotiated pricing. The closing process was handled thoroughly and efficiently. We could not be happier with our purchase and even more happy to now call Cristal our friend.”

- D.K.

“Cristal Clarke has conducted numerous real estate transactions for me beginning 13 years ago with the purchase of a Lemon Ranch. She has handled both large and small purchases and sales with equal dedication. As a negotiator, you can’t find anyone better. Her transactions are always conducted in the most appropriate and professional manner. Cristal has considerable knowledge of the Santa Barbara market.”

- S.N. Decker Ph.D.

“Living in Europe, we were to say the least, unaccustomed to the nuances of Real Estate acquisition in California and Cristal steered us through the process with absolute professionalism and personal attention to detail at every turn. Her in-depth knowledge of the market place combined with enthusiasm and drive was the only reason we secured the property of our dreams and will be forever grateful. If you are looking for personal discrete and private representation of the highest quality we suggest you look no further than Cristal Clarke.”

- Johan and Paula van den Berg

“Cristal is very straightforward, cheerful, helpful, professional and trustworthy….we felt very lucky to work with her.”

- John and Lacey Williams

“After considering our many choices, we are grateful it was Cristal Clarke of Sotheby’s International who represented the sale of our Montecito cottage. We are familiar with Cristal’s reputation of hard work and dedication to clients, but it was her attention to detail that made our experience so positive. She offered suggestions for staging the property, worked in harmony with potential buyers and was even able to secure back up offers. The sale of our cottage was completed much sooner than we expected, due in great part to Cristal’s professional skills and support. We highly recommend Cristal as a first choice for anyone needing representation with real estate.”

- Michael & Nancy Lee

“Our experience in working with Cristal Clarke resulted in the successful and discrete acquisition of a property which was not yet on the open market. Her knowledge of the Montecito/Santa Barbara area and vast expertise blended with her passion for real estate and architecture, provided us with the very highest level of professionalism and personalized services. Cristal exhibited a rare combination of excellent communications, attention to detail, creativity and patience.”

- Richard and Catherine Frinier

“Cristal really breaks the mold. She knows every nook and cranny of this real estate market, understands value, and follows up on everything, all the time. She was incredibly patient with our two year quest to find the perfect house. Every house hunting trip from across the country was well planned, and our time was never wasted. On top of her professionalism and expertise, she is delightful to spend time with. We are thrilled with the home we purchased, and grateful to Cristal for so wisely advising us through this process, right through to the close and beyond.”

- Laurie Siegel

“We met Cristal first in the course of renting a winter home (for three years), then buying a house using her as our agent. She was amazingly good at listening to our wants and showing us homes that fit our needs. Her mastery of the paperwork was perfect. Most importantly, there was never a situation where we doubted her straightforwardness or integrity. If we do another real estate transaction in Montecito (which I doubt, we’re happy with what we purchased), without question we’d use Cristal again.”

- Ken Saffir

“Susan and I just want to thank you for your efforts in the sale of our home. You are really quite amazing. Your competence, persistence, optimism and humor made the entire process effortless. Every problem that arose, you somehow fixed; any obstacle, you overcame. We have bought and sold many homes. It has never been such a painless and enjoyable process!”

- Michael & Susan Marquart

“A little something about “our” realtor, Cristal Clarke. My wife and I came to Santa Barbara about fifteen years ago looking for a seasonal home from which to enjoy the weather and amenities of the central coast. Being in the real estate business myself I was familiar with agents and brokers so entered the market with open eyes. We “flipped” a few houses in the early years, dealing with various agents and finally ended up in Montecito. That’s when good fortune put us together with Cristal. To say we were impressed is to put it mildly. Cristal really knows the market. She is familiar with the area, its history and trends. When we have questions about a particular property she either has the answers immediately or gets back to us by phone or email. There is no waiting or wondering with Cristal. She is an agent who is “on top of it.” Her recommendations as to price points, contractors, inspectors and title agents have proven to be exceptional, showing great insight and the highest professional standards. We consider ourselves exceedingly fortunate to say that Cristal Clarke is our realtor and would recommend her services to any serious buyer or seller.”

- Rob & Judi Kelch