there’s a lot of reason why most folks looking at upper end homes end up along the areas around the 56 corridor. but the biggest reason is ultimately the schools and the reputation. and folks tend to cluster with like-minded folks, and thereby end up clustered together.

Santaluz is very attractive, we loved the area, the planning and the architecture, but in the end just could not stomach the high MR/HOA, simply way too outrageous. for upper end homes at and around 1 million, there are plenty of options within this belt along the 56/Ted Williams.

I agree 4S is very middle class and pedestrian, but Ivy Gate is an option. MR/HOA should be slightly lower, the lots are big and there are quite a bit of distress in there. The problem is you are looking at just 70 homes in there, so there’s a limited supply. Bernardo Lakes around 4 Gee and Santa Fe Valley developments are worth a look, they are more mature, built in early 2000, low HOA/MR.

Del Sur homes are too small, and the HOA+MR even higher. The Lakes and Crosby also saddled by heavy HOA/MR.

I think Poway is a very good alternative to Santaluz, esp North Poway with the gated homes and acre lots. low HOA and low MR, less than $2k per year, whereas Santaluz you are looking at almost $12k a year on HOA + MR. Problem is the area is well established and you really need some luck to find a bargain.

Staying within PUSD, Stonebridge has a lot of distress so the chances of getting a deal is higher, MR/HOA in the $6k range, outrageous to some but half that of Santaluz. Toll Bros starting a new development on 1/2 acre lots soon.

South of Pomerado in Scripps is also a good neighborhood, with similar HOA/MR to north Poway, but established and bargains are hard to find.

not trying to talk you out of Santaluz, just that while you may have come to term with the high HOA/MR, after a few years, it really gets old fast.