[quote=Eve]…I have a feeling anything coastal would be way too expensive for a one leveler of 3500+ sq feet.[/quote]
Eve, off the top of my head, I can think of two conveniently-located tracts with exactly the types of one-story houses you are looking for on 1/3 to 2/3 AC lots. They are both located in South County, however. Both are about 20 years old and in each tract, the one story model you are referring to here rarely comes on the market. Neither are as expensive than the price range you are discussing in your OP. The distances to downtown SD are 14 and 17 miles. The northernmost tract (3 mi east of the bay) has no MR and the southernmost tract (5 mi east of the bay) has about 10 years of MR bonds left to pay.
There are also many 3000+ one-story sf “customs” or gut/remodel ranch houses located in the City of SD and also East County and a few in Chula Vista (on 8000 sf to 1 AC lots). However, they are older construction with no MR. Less than 10% (City of SD) are encumbered by HOA’s. Many of these properties have been completely gutted and remodeled over the years, the vast majority with architectural supervision. A handful have “vintage” amenities such as central vac, brass intercom, built in breadbox and spice grinder and pizza/bread oven built into the back of the FP (of the mid-century era).
Only ONE tract I can think of (referred to above) is “gated” (City of SD).
If you are only looking in newer tracts in “new-construction exurbia,” that’s why you’re not finding convenient locations, IMHO. There are several ways to get to Poway fast. Have you considered San Diego Country Estates in Ramona? Those (terraced) streets have the one-story square footage you are looking for and all have generous lots. This development is 1-3 miles from all amenities and most of it is approximately 10-20 years old.
As to Poway, I have a friend who used to own in “Palisades,” a tract of one-story-only homes. She had purchased a 3000+ sf property on about 1/3 (flat) AC (not as large of lot as the 1 AC lot shown in this video I found when I just now googled “Palisades Poway”).
I went to party of at least 60 people there once and it was a VERY comfortable gathering as the homes are oriented towards the rear with multiple sliding doors facing the patio. My friend purchased it new for $280-$285K about 20 years ago, IIRC and installed a beautiful large mahogany built-in library in the family room. Have you considered this smallish tract, Eve? I’m not certain, but I don’t think it had MR (if it did, it might be pd off by now).
Eve, if you can get “new construction” out of your mind and consider older areas, you will open up a world of suitable possibilities for yourself, IMO. Who CARES if some of these older properties are a bit more expensive if you will be saving yourself driving time, landscaping and window covering costs and 40 years of MR? In SD County, location is the primary driver of prices and you pay for exactly what (and WHERE) you get (and can easily get duped into paying too much for an inferior location), ESPECIALLY when purchasing new construction.
Why is this?? All the best and most convenient locations were built on many years ago :=]
