Vista, California

Belching Beavers

Looklyloo Score: 82

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92081 (South Side)


Vista is organized in three major areas that can be identified by zip code. 92081 is on the South Side (south of 78 - the main interstate). Shadow Ridge is one of its most prominent developments. Built in the 90's with plenty of beautiful homes and manicured lawns, its only 5 minutes from shopping, restaurants and 10-20 breweries, including the famous Belching Beaver Brewery.

You also have plenty of rural areas in the zip code for those who prefer bigger yards and homes at a greater distance from each other. Prices range from $700k - $1.5m and townhomes typically around $500k. Many who live here do so because of the proximity to Carlsbad and the business parks and golf companies that border the southern edge of the city. There are excellent schools in the area including: Breeze Hill Elementary School and Rancho Buena Vista High School.

92083 (North of 78)


The 92083 area sits just north of the 78 so if you’re commuting virtually anywhere in the San Diego metro, this neighborhood is ideal as you’re right on the freeway. Much of 92083 is custom tract homes built in the 70's and early 80's. There aren't any HOAs, and so the quality of the homes can be mixed including some that are older and more run down and a hodgepodge of brand new mega-homes. This inconsistency results in some of the lowest entry prices in Vista -- starting in the $600k's.

Vista Village shopping center, one of the fastest growing retail and entertainment centers is in the neighborhood so shopping, restaurants and cafes are at your doorstep. Schools in the area are also mixed with a couple notable stars including Vista Magnet Middle School of Technology, Science & Math and Casita Center for Technolgy, Science & Math two of the shining stars in the school district.

92084 (East Side)


92084 is the most rural area of Vista. The blocks and areas are winding, with beautiful tree-lined streets and yards. The area borders Gopher Canyon, which offers locals a great outdoor space to walk, hike and get some zen. It also includes Vista Valley Country Club, a stunning golf track in the Vista Valley, surrounded by mountains. Brengle Terrace Park is here, over 70 acres of recreation and community event space (and a great doggo park!!!). The lots are much bigger in this neighborhood and the custom homes are 4-5 bedrooms and reach north of 3,000-4,000 square feet. Single family homes range from $700k to $2m+.