Carmel Valley – A very large area stretching from Highway 5 to the west to several miles to the east. It is within 15-30 minutes to La Jolla depending on where in Carmel Valley you live and where in La Jolla you work. The western portion of CV is older homes built in the 80s and 90s and new developments are in the eastern part of CV. Very good schools, lots of families, many professionals live there including tons of engineers, medical professionals, etc… Some of the older housing is not subject to Mello Roos fees. There are also many condos in CV as well. Lots to choose from. No gang activity that I know of. Not huge lots but a good housing stock. Most homes are out of the price range you are thinking but they are coming down. You will need patience.
4S Ranch – It is a stretch to say 4S is 30 minutes from La Jolla. It is located west of Rancho Bernardo off of I15 and consists of homes built from say the late 90s to this very day with new construction continuing. Good schools, good community, pricing is high but also coming down. Most every home out there will involve Mello Roos fees and possible HOA as well. No gang activity that I know of out there as well.
Scripps – I live here. It is about at the 30 minute commute limit. Distance wise it is not far but it is a pain because there is not a direct east west artery. Scripps is composed of two distinct regions, old and new scripps. Old Scripps has homes built in the 70s and they show it… however they are also on larger lots with wider easements so you do not feel crammed in like you do in newer communites such as those listed above. New Scripps has homes built in the 90s and up. The schools are SD unified unless you are in Stone Bridge but you would not be there due to price as they are Poway. The school ratings here are okay, no they do not stand up as strong to the schools in CV or 4S but they are still good. No real gang activity or dangerous streets here either.
University City is very close to La Jolla. UC borders La Jolla to the east and is composed of older housing stock, 60s and 70s mostly. No Mello Roos fees here as well. The easements between the homes are okay, not as large as scripps but larger then CV and 4S. UC is a very established community that is about as centrally located as anywhere in SD. The school system is SD unified and is okay. Not as strong as CV or 4S. Honestly I don’t know how it compares to Scripps. Not much gang activity that I know of here either.
Note both UC and Scripps border communities where there is some gang activity. Scripps border Mira Mesa and UC borders Clairemont. While these communities border these other ones I would not discount them.
Also while there is gang activity in say Mira Mesa I have lived there before and not had problems. I know some posters that live there to and one who grew up there. They speak very highly of it.
Back to communities….
Rancho Penasquitos, Sabre Springs – These two communities are also on the 30 minute or more commute path to La Jolla. They are more affordable then some of the others mentioned. Both are served by the Poway school district which is a great school district. RP to the northeast has some less desireable area. Sabre Springs does not. RP housing stock is older, built in the 70s and 80s. SS is much newer and built in the 90s and up. You may end up paying Mello Roos in SS. Both of these communities are quite family oriented and again, are more affordable then the others mentioned and there are homes available in both these communities at your current price levels.
There are other communities but I am growing tired. Baypark to the south of La Jolla, Encinitas to the north (about 30 minutes away from LJ) but there are traffic issues getting up there.
