Brian
Looks like you dont know much about Encinitas. It is a very built out area with mostly long term residents that bought well over a decade ago. It is hardly a distant suburb. You can drive to job centers in 30 minutes and there are employment centers up here also. Lots of people working from home for national companies, self employed etc up here also. Rooms rent up here like candy sells to 10 yr olds. Life at or near the beach in a nice area is very desireable to young and old alike. In case you didnt realize SD County is now one of the largest MSA’s in the country with millions of residents. Its not the one horse, one industry town it once was.

AN,
I ‘ll try to address your questions when I get a chance later but those examples were in SB. Solana Beach ahs been built out for at l;east 30 years. Very long term residents, low turnover, close to the beach, a nice sleepy beach town, train station, RSF adjacent, short communte to Sorrento Valley, great school district etc.

I see stronger demographiocs at lower price levels. People can actually afford what they are buying and people with means are buying below what they can afford even at reduced prices. In 2005, zombies were buying homes.