sdsurfer, I’ve owned several homes in SD County and all of them have been about 1750 – 2200 sf (all 4 br/2 ba).
All but one were on oversized lots and all were big enough for my family.
However, I am considering moving out of SD County and downsizing next year, when my youngest leaves for college.
I myself plus my pets can easily live in 1300-1400 sf but I really think 1700 sf is the smallest I would want for two people. In any case, for me, a one-story with two-car garage and at least 6000 sf of the lot being flat and entirely useable is mandatory (incl a completely flat driveway). In addition, I want at least 18 feet between my future home and my neighbors on the same side of the street and wouldn’t mind if I didn’t have any close neighbors.
For a variety of reasons, I never have and will never accept a property which is a PUD, condo or has Mello Roos.
For just myself, I wouldn’t mind an (SFR tract) HOA as long as the dues are payable on an annual basis and do not exceed $400 per year.
