You are in my backyard. To stay in Flora Vista you will have to stay east of ECR. The only exception would be Cambria/mendocino which I think is zoned FV. If you want the most bang for the buck and still be in nice family area zoned for FV there are two townhome complexs that I like. Seagate Village which has a 4BR/2.5BA 1650 sq ft floorplan (its actually 3 + office but all are upstairs) would be the most affordable way in. I used to live in one and liked it there alot. The other option is Summerhill (twinhome actually a PUD) which has 2 different 4BR floorplans (about 2000 sq ft) and very low HOA fees. Other than that there are the sfr neighborhoods that surround them.

There is defintely room for a decline in this area. The challenge is that it is all very well established with mostly long term ownership. That does not bode well for a sharp decline in pricing over the short term. Havent checked prcing lately but if you could get a SV 4BR town home under 400 or a SH 4BR twin under 500 you wouldnt be doing to bad. I’ll check prices when I have more time and will provide a better idea.