Might consider the Shadowridge area of Vista where I’m located. IMO Shadowridge is the only part of Vista worth looking at & beats O’side. Good Elementary (Lake) & Middle School (Madison), marginal High School (RBV). Borders with more expensive Carlsbad. Also, for commuters, two new streets have just opened up to the freeway, one near the Carlsbad Amtrak. No Mello Roos and very low HOA. San Marcos has nice areas too, but with Mello Roos and maybe too far for your liking. San Clem is very nice, but with some rough spots and much more $$$.