I looked at Cordelane about 1 year ago. I think that the prices you mention are about 10% lower than 1 year ago. I think that the total tax rate (MR and property tax) is 1.4% (not just mello roos). No matter how you stack it I agree that high 800s is quite high for this size house on this size lot, particularly since these houses are in the San Marcos school district (despite the fact that they are located in Carlsbad).
At that point you might as well save 100-150K and buy the same size house in San Marcos.
