We have been in the PUSD area since we moved into the area 6 years ago and would highly recommend it. The schools are top rate and the environment very family friendly and great for folks that enjoy the outdoors.
micro-analysis of the area:
–the Trails, older estate homes, no mello roos, very hot in the summer. Essentially just south of Escondido
–northeast Poway, gated estates mostly. Low mello Roos but higher HOA. Again, very hot in the summer.
–Stonebridge, new upper end homes with mello roos, all PUSD mello roos can be paid off, approx 60k. Factor that into purchase price. Much cooler compared to poway.
–4S south, low MR, low HOA, best schools in PUSD, summer better than poway.
–4S north, high MR, low HOA, very crowded, over built during the bubble. Most of distress concentrated in this area
–del sur, very high MR, high HOA, small homes on small lots
–Santa Fe Valley, newish larger homes on large lots, very low MR, gated, HOA reasonable.
–santaluz and the crosbys, beautiful very high end homes with steep MR and HOA.
I would say as for school age children and young families, all these areas fit the criteria except for the Trails and less so northeast poway estate homes.
