Custom residences. Decided in the right order.

You want to build exactly the house, once.

Range: $1.5M–$5M
Construction: 10–18 months
Warranty: Two years, workmanship

Here entitlement, not the build, sets the schedule: grading, fire access, view corridors, coastal jurisdiction, and in several communities an architectural board with its own calendar. We identify all of it before design begins.

The rear of the Loureyro Property at dusk: white plaster walls under a dark roof, and a wide glass wall slid open from the lit kitchen onto stepped hardwood decking and the lawn — **The Loureyro Property, Montecito** · Rebuilt after the Thomas Fire

A residence under frame with a crane lifting tile, a completed house beyond

Detail

Sequence, not speed.

The order of decisions drives the schedule. Siting, massing, grading and access go to hearing, so they are settled first. Interiors carry lead times, not approval risk, and are resolved while entitlement runs.

A finished interior specification is worth very little if a board changes the massing.

Finishes are about a fifth.

Roughly a seventh of the cost is in the ground before anything shows, considerably more on sloped or coastal parcels. Structure and envelope, typically over forty percent. Interior finishes, the part everyone photographs, usually a fifth. Know it before selections: it shows where a budget can flex.

Your architect's set, priced as drawn.

We are not design-build. We price the set you drew, flag what won't build before plan check, and return it improved, not rewritten. The client relationship belongs to the architect who earned it.

Sloped, constrained, and coastal-zone parcels
Entitlement strategy settled before design development
Architect and engineer coordination from the first week
Allowance schedules you can plan against
Fixed contract sum before construction begins
Two-year workmanship warranty from final signature

Price it on the cost sheet Seven phases, three exits

Designing for the light

Where the sun lands, through the year.

At Santa Barbara’s latitude the noon sun stands about 79° high at the June solstice and about 32° at the December solstice. Move the date, hour and eave, and watch where light falls in a south-facing room.

Sun position computed with the NOAA solar equations for 34.42° N, 119.70° W, in Pacific time. A 9-ft room with its glass 2½ to 8 ft above the floor, drawn to scale.

By locale

01Montecito Board of Architectural ReviewCommunity Plan · fire access 02Santa Barbara City departmentsDesign board · Historic Landmarks 03Carpinteria Coastal zoneDevelopment permits · appeals

A house we have built.

One photographed · brief, constraint and specification

The front of the Loureyro Property at dusk: dark board-and-batten siding, black-framed windows glowing warm, and a long covered porch on timber posts above a gravel path edged in fieldstone

2023 · Montecito

The Loureyro Property

Rebuilt after the Thomas Fire

Lost in the Thomas Fire and rebuilt from the ground up on Loureyro Road, Montecito, 2019 to 2023: a plan drawn around the family's day, a specification chosen for the coast.

See the project

All work

Send us the address. We'll tell you the truth about it.

Email it to purchasing@amnbuild.com. A written assessment, free, in two business days. Yours to keep, whether or not we build together.

Email Matt the address Or call Matt · 805 886 0988

Same dayMatt confirms he has it, and flags anything obvious that is missing.
Within two business daysA written reading of your parcel: jurisdiction, review bodies, constraints, an order of cost and the permit path.
Then nothing, unless you askNo follow-up sequence, no call from anyone else. The assessment is yours to keep, and to take anywhere.