Where Luxury Meets the Coast & the Joy of Life Begins.
Above the Carpinteria coastline, where the mountains meet the Pacific, Primoya Estates is a romantic property shaped by beauty, privacy, and panoramic ocean to mountain views.
Set across 14.7 acres of ocean views, rolling hillsides, vineyard rows, and flourishing orchards, this extraordinary estate offers a way of life that feels entirely removed from the everyday.
Days begin on the terrace as the marine layer lifts, followed by mornings at nearby Padaro Beach, afternoons by the resort-style pool and spa, walks through the vineyard rows, and evenings gathered around the firepit as the sun slips behind the hills.
A long, winding driveway rises to the highest point of the property, revealing the Italian-inspired Palladian villa first imagined by Dame Judith Anderson, who built her dream home here nearly 900 feet above sea level.
Thoughtfully restored and expanded while retaining its rich history the compound unfolds as a 4-bedroom main residence, newly built 2-bedroom guest house, caretaker’s apartment, wine grotto, vineyard, and income-producing agricultural grounds.
The home carries a sense of quiet grandeur without losing its warmth. The formal dining room and ocean-view patios invite long lunches that stretch into evenings, where the setting does most of the work.
A beautifully remodeled chef’s kitchen with butler’s pantry, breakfast nook, and wine storage opens naturally to everyday living.
Ocean horizons and mountain ridgelines set the stage, while the pool, gardens, and grounds bring a sense of romance and glamour.
Featured in California Homes, the wood-lined library with cork flooring offers a quieter pace, made for slow mornings and inspired afternoons.
A sense of Palladian elegance carries throughout, with refined detailing and moments of symmetry that feel classic and quietly dramatic.
The primary suite lives as its own private retreat, complete with a marble fireplace, garden terrace, and sweeping views across the Pacific and rolling countryside. While the three additional guest bedrooms are comfortable, balanced, and quietly in sync with the surroundings.
Framed by expansive views and a layout that adapts effortlessly, the property offers a lifestyle that shifts seamlessly from quiet moments to full-scale entertaining.
Across the lawn, the two bedroom guest house opens with accordion glass doors overlooking the vineyard and sea,.
An inspired and effortless place for guests, work, or weekends that turn into seasons.
A tucked-away wine grotto anchors the experience—part cellar, part tasting and dining space, built for slow pours and long evenings. With a 1,500-bottle capacity and 500 vines of Pinot Noir and Chardonnay, it speaks to both craft and collection.
A rare coastal countryside retreat where rejuvenation, beauty, and the joy of life come naturally.
Beyond the vineyard, an orchard of 1,600 mature cherimoya trees, professionally maintained and income-producing, grounds the estate in something both productive and enduring.
Evenings gather around the outdoor kitchen and firepit, followed by a bottle opened in the wine grotto, where conversation lingers long after sunset.
Afternoons are spent by the pool, a game of bocce beneath the olive trees, or wandering the orchard where citrus, fig, and cherimoya perfume the air.
Romantic, restorative, and endlessly inviting — when exceptional matters, only Primoya Estates will do.
Total: 7 Beds | 7.5 Baths
Main Residence: 4 Beds | 3.5 Baths
Guest House: 2 Beds | 1 Bath
Caretaker’s Apartment: 1 Bed | 1 Bath
Wine Grotto: 1 Bath
360 Degree Ocean, Canyon & Mountain Views
Total Livable: +/-5,397 Sq. Ft.(
Main House: 3,926 +/- Sq. Ft. (Source: Measured by Mark Armstrong)
Guest House: 993 +/- Sq. Ft.
Caretaker’s Apartment: 478 +/- Sq. Ft.
Wine Room: 222 +/- Sq. Ft.
Wine Grotto: 755 +/- Sq. Ft.
Garage: 997 +/- Sq. Ft.
Extensively remodeled living area, kitchen and bathrooms
Chef’s kitchen with new stainless steel appliances, walk-in butler’s pantry with powder room, breakfast nook, 120-bottle wine fridge and exterior door to mountain-view patio and firepit
Formal dining room with grand fireplace and glass doors to ocean-view patio
Primary suite with marble fireplace, expansive ocean views, remodeled bath, double vanity, walk-in closets and garden terrace
Wood-lined library with cork floors, featured in California Homes magazine
Newly built in 2014
Second bedroom can be used as an office with hidden pocket door to main living area
Wall of accordion glass doors overlooking the orchard and ocean views
3-car steel constructed garage
Significant attic storage
Private studio and parking below
Winemaking space and cool wine storage below
Fireproof insulation
Landscape design by Eric Nagelmann
Pool with updated heating system, new pool cover, new filter, new pool tiles and remote control
Outdoor kitchen and fire pit seating area built in 2022
Multiple outdoor seating vignettes in and around the main house, guest house, wine grotto and caretaker apartment
Bocce court
Italian cypress, specimen olive, fig and fruit trees
Multiple romantic fountains and water features throughout
500 +/- vines
Pinot Noir & Chardonnay
Professionally managed by Bruce Kohler
Working pesticide-free farm yielding approximately 400-600 bottles of wine each year
On-property winemaking facility
Newly constructed using stone from around the property
Temperature-controlled wine cellar with 1,500 bottle storage capacity
Dining/tasting room and powder room
1,600 fully mature cherimoya trees and some avocado trees
Income-producing
Professionally maintained and monetized by orchard manager, Eloy Hurtado
Pesticide-free
14.7 Acres
Main House: 1950
Greatly Restored, Expanded & Upgraded
001-450-007
A1A Vadim Hsu (Guest House/Garage)
Bruce Shindelus (Dining Room Remodel)
Eric Nagelmann
Palladian
Center Terracotta Tile + Two Flat Roofs
Stucco
Raised
3-Car Steel Constructed Garage with Significant Attic Storage
Large Motor Court
Gas Forced Air Heating (2 Zones)
Carpinteria Water District
2-Inch Agricultural Meter
Water Softening and Filtration System
Solar panels for pool heating
3 Systems in Place: Main House, Guest House and Garage Apartment
Canalino Elementary School
Carpinteria Junior High School
Carpinteria Senior High School
Dame Judith Anderson, one of the “First Ladies of American Theatre” (her portrait hangs in the Lobero Theatre), purchased what is now 7200 Casitas Pass Road in 1949, when the property, then known as Rancho Verde, spanned a full 48 acres. She carved a road to the estate’s highest point, nearly 900 feet above sea level, where she built her dream Palladian-style villa. Anderson, who passed in 1992, counted Rancho Verde among her proudest achievements alongside the Judith Anderson Theatre on 42nd Street, which remains her theatrical legacy. After her time here, the estate became home to author Harvey Wheeler, best known for his novel Fail-Safe, later adapted into a film starring Henry Fonda. Today, 7200 Casitas Pass Road carries forward that legacy, its origins rooted in Rancho El Rincon—one of the oldest Mexican land grants in what would become Santa Barbara County.
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