The Newport Beach and Irvine of SD are La Jolla/Del Mar and Carmel Valley/UTC.
It’s very hard to gain the cluster of amenities the very rich demand, I don’t see how Encinitas and Carlsbad will get them. They have too much tract housing and too little commercial areas.
More likely IMO is that as Encinitas and Carlsbad move upscale, they become more like Dana Point and Solana Beach.
For Mira Mesa, its gentrification is generated by tech workers so I think the best comparisons would be formerly middle class areas of SV like Cupertino and Redwood City.
