Amira's Song is a townhome community from New Tradition Homes on the northwest edge of Battle Ground, just off NW 20th Avenue. It's laid out for 113 homes on two recorded plats, in five plans: one single-level and four two-story, from 1,170 to 1,913 square feet. Every home has an attached garage, a fenced and landscaped yard, and a heat pump, and a walking trail runs along a wooded greenbelt on the community's edge.
What makes it worth a look is the combination of price and location. Base plans start at $451,900, inside the City of Battle Ground, with Daybreak Primary and Daybreak Middle across the street and groceries about four minutes away. It suits first-time buyers, downsizers who want a single-level home with a small yard, and families who'd like to walk to school. The single-level Aspen is the rarer find: there aren't many new one-story homes at this price in north Clark County.
Community overview
Builder: New Tradition Homes, selling through its in-house brokerage, New Tradition Realty (October 2026) Location: NW 17th Pl, NW 18th St and NW 18th Way off NW 20th St and NW 20th Ave, inside the City of Battle Ground (October 2026) Status: Now selling; 15 homes listed, one of them under a contingent contract (October 2026) Pricing: Base plans from $451,900 to $536,900; listed homes from $439,900 to $537,900 (October 2026) Home sizes: 1,170 to 1,913 sq ft, 3 bedrooms (the Hemlock's loft can be a fourth), single-level and two-story (October 2026) Homesites: 113 lots; Phase 1 recorded in October 2023 and Phase 2, 33 lots, in March 2026 (October 2026) Lots: About 2,650 to 5,100 sq ft, most near 3,000 (October 2026) HOA: $150 a month (October 2026) Schools: Battle Ground Public Schools: Daybreak Primary, Daybreak Middle, Battle Ground High (October 2026) Sales office: 2025 NW 18th Ave, Monday to Friday 10:30 to 5:30 and Saturday 10 to 5 (October 2026)
The homes
New Tradition builds five plans here, all part of its Discovery Series, with finish packages chosen from designer-curated collections. Base prices as of October 10, 2026:
| Plan | Stories | Beds / baths | Sq ft | Garage | Base price |
|---|---|---|---|---|---|
| Aspen | 1 | 3 / 2 | 1,170 | 1-car | $451,900 |
| Birch | 2 | 3 / 2.5 | 1,447 | 1-car | $482,900 |
| Spruce | 2 | 3 / 2.5 | 1,585 | 1-car | $493,900 |
| Juniper | 2 | 3 / 2.5 + loft | 1,734 | see note | $515,900 |
| Hemlock | 2 | 3 / 2.5 + loft | 1,913 | 2-car | $536,900 |
The Aspen is the single-level plan: an open kitchen, great room and dining peninsula, a primary suite with a walk-in closet, and a laundry room off the garage. The Birch and Spruce put the kitchen and great room on the main floor and three bedrooms and laundry upstairs. The Juniper adds a walk-in pantry and an upstairs loft; New Tradition's plan description lists a 2-car garage while its plan data lists one car, so tell us which lot you're considering and we'll confirm the garage with New Tradition. The Hemlock is the largest, with a loft that can become a fourth bedroom and a primary bath with a soaking tub and separate shower.
What's included: the current listings describe quartz counters, a tile backsplash, full-height kitchen cabinets, stainless appliances, luxury vinyl plank on the main floor, a covered patio, and a fenced, landscaped yard with sprinklers. Heating and cooling come from a heat pump, and the homes are built to ENERGY STAR standards, with most plans certified to ENERGY STAR NextGen. Several listings mention upgrades, and New Tradition doesn't publish a separate standard-features list for Amira's Song, so let us know which home you like and we'll get the base specification in writing.
Homes for sale now (October 2026):
- 1845 NW 17th Pl: Aspen, 1,170 sq ft, $449,900, move-in ready, with washer, dryer and blinds
- 1836 NW 17th Pl: Aspen, 1,170 sq ft, $449,900
- 1722 NW 18th St: Birch, 1,447 sq ft, $439,900
- 1806 NW 18th St: Birch, 1,447 sq ft, $451,900
- 1804 NW 18th St: Birch, 1,447 sq ft, $453,900, move-in ready
- 1849 and 1853 NW 17th Pl: Birch, 1,447 sq ft, $479,900 each, under construction
- 1833 NW 17th Pl: Spruce, 1,585 sq ft, $479,900
- 1614 NW 18th St: Spruce, 1,585 sq ft, $493,900, backs to the greenbelt, one shared wall
- 1702 NW 18th St: Spruce, 1,585 sq ft, $497,900, backs to the greenbelt and trail
- 1708 and 1712 NW 18th St: Juniper, $512,900 each; 1708 backs to the greenbelt
- 1610 NW 18th St: Hemlock, 1,913 sq ft, $534,900, backs to the greenbelt, one shared wall
- 1606 NW 18th St: Hemlock, $537,900, marketed with four bedrooms and backing to greenspace
- 1735 NW 18th Way: Spruce, $459,900, under a contingent contract that a new offer could bump
Two listings give sizes that differ from the plan: 1712 NW 18th St lists 1,767 sq ft for a Juniper, and 1606 NW 18th St lists 1,977 sq ft for a Hemlock. We'd confirm the size and bedroom count for the specific home before an offer.
Current incentives: for homes bought before construction, New Tradition will contribute up to 5% of the base price toward financing, upgrades or closing costs when you finance with one of its Trusted Lenders, through December 15, 2026 (the offer can end sooner, and it doesn't combine with other offers). Its Vancouver-area lending partners include Summit Mortgage and CMG Home Loans. Move-in-ready and under-construction homes carry their own incentives instead, from $21,000 to $26,000 depending on the home. A credit used as a rate buy-down and the same credit used toward the price work out differently depending on how long you keep the loan, so it's worth comparing both against a quote from an outside lender.
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New Tradition HomesBuilds on your lot · Semi-custom · Spec homesA family-owned Vancouver builder founded by the Helmes family in 1987 and one of the larger homebuilders in Washington.Builder profile →
New Tradition Homes was founded by the Helmes family in 1987 and is based in Vancouver, with thousands of homes built across Washington. Every home is ENERGY STAR certified with a third-party HERS energy score, and New Tradition was among the first builders in the country certified to ENERGY STAR NextGen, which adds a heat-pump water heater and wiring for an EV charger. Homes come with a 2-year workmanship warranty and a 2-10 Home Buyers Warranty covering structural defects for up to 10 years, and finishes are chosen with New Tradition's in-house Design Studio. Next door, New Tradition is also building single-family homes at Walker Field; its other Clark County communities include Harmony View and Si Ellen Farms in Vancouver.
The homes are listed by New Tradition Realty, the builder's own brokerage, so the person at the sales office represents New Tradition. You're welcome to bring your own representation, and it helps to do that from your first visit.
Schools
Amira's Song is in Battle Ground Public Schools. Clark County's attendance-area maps and the current listings agree on these assignments:
| Level | School | Grades | Drive time |
|---|---|---|---|
| Elementary | Daybreak Primary | Pre-K–4 | 1 minute (across the street) |
| Middle | Daybreak Middle | 5–8 | 1 minute (same campus) |
| High | Battle Ground High | 9–12 | 6 minutes |
Drive times are free-flowing from the community. Daybreak Primary and Daybreak Middle share a campus at 1900 NW 20th Ave, so younger kids can walk to school. We didn't find a boundary change for 2026–27. Tell us the address you're considering and we'll confirm the assignment with the district's Transportation and Boundaries office (360-885-6577).
Battle Ground Public Schools' operations levy failed in April 2025 and February 2026, and a new levy, Proposition 11, is on the November 3, 2026 ballot at about $1.76 per $1,000 of assessed value. It's worth following, since it affects both the schools and your property tax.
Inside the community
The community's best feature is the greenbelt: a wooded open-space tract of about 6.8 acres on the plat, with a new walking trail, and a row of homes on NW 18th St backing onto it. There's no clubhouse, pool or playground.
HOA dues are $150 a month, paid to the Rolling Rock Community association. According to the listings, the dues cover the common areas, exterior maintenance, front-yard landscaping and insurance. That's higher than many detached-home neighborhoods nearby, and it reflects a different arrangement: the association takes on work a single-family owner would handle. We'd get the CC&Rs, the budget and the insurance details before you commit, so you know exactly which exterior items the HOA maintains and what the rules say about fences, parking, RVs and rentals.
Some homes are in two-unit buildings with a single shared wall; point us to the home you like and we'll find out how many shared walls it has.
Parks and outdoors nearby
- Fairgrounds Park: 6 minutes, on the east side of Battle Ground
- Daybreak Park: 6 minutes, a county park in Cherry Grove
- Kiwanis Park: 6 minutes, near downtown Battle Ground
- Remy Nature Park: 5 minutes
- Battle Ground Lake State Park: 9 minutes
- Tukes Mountain Park: 10 minutes
- Moulton Falls Regional Park: 19 minutes
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 219th St (SR-502): 10 minutes
- I-205 at Padden Parkway: 18 minutes
- Glenn Jackson Bridge (I-205): 25 minutes
- Downtown Vancouver: 28 minutes
- Interstate Bridge (I-5): 29 minutes
- PDX airport: 33 minutes
- Downtown Portland: 40 minutes
- Transit: the community is inside C-TRAN's service area; reach out and we'll find the nearest C-TRAN stop for you, since most errands here are by car
Daily life
- Groceries: Albertsons on W Main St (4 minutes), Fred Meyer on NW 12th Ave (4), Safeway on W Main St (5), Walmart Supercenter on SW 13th Ave (6)
- Coffee: Starbucks on W Main St (3 minutes), Dutch Bros on W Main St (4), Black Rock Coffee (6)
- Healthcare: The Vancouver Clinic in Battle Ground (3 minutes), Rose Urgent Care on NW 20th Ave (3), Legacy Salmon Creek Medical Center (18), PeaceHealth Southwest Medical Center (26)
What it costs to own
- Jurisdiction: City of Battle Ground. Police service is the Battle Ground Police Department and fire is Clark Fire District 3.
- Utilities: public water and sewer per the listings, in the Battle Ground water district; Clark Public Utilities for power. The homes are all-electric, with heat pumps and electric water heaters.
- Property tax: the 2026 levy for this tax code area is about $6.38 per $1,000 of assessed value, roughly $2,880 a year on a $451,900 home. Listing estimates that show a much lower tax reflect the lot before the home was assessed. If the school levy passes in November, add about $1.76 per $1,000 starting in 2027.
- HOA: $150 a month, covering common areas, exterior maintenance, front-yard landscaping and insurance.
- Impact fees: paid by the builder and built into the price. Battle Ground's 2026 schedule includes a $10,760 school fee, $4,538 for parks and $3,943 for traffic, plus water and sewer connection charges. Our custom homes guide compares fees across the county.
What's changing nearby
Building continues here and next door. Amira's Song's second phase, 33 lots, was recorded in March 2026, and New Tradition's Walker Field recorded its own second phase the same month, so expect construction traffic on NW 20th St for a while. The city's 2026 street preservation program, budgeted at $8.82 million, includes work on portions of NW and SW 20th Ave, and a compact roundabout is planned at NW 20th Ave and NW 9th St, still at the concept stage. North and west of the community, the county's maps show land zoned for mixed use inside Battle Ground's growth area and agricultural land outside it.
What to check before you buy
- Price history. Some homes have been listed for a year or more with several reductions; 1722 NW 18th St started at $484,900 in October 2025 and is now $439,900. That gives buyers room to negotiate, and we'd look at each home's history before an offer.
- Size, bedrooms and garage. Two listings differ from the plan sizes, and the Juniper's garage is listed both ways. Tell us which home you're considering and we'll get them confirmed in writing.
- Garage and parking. The Aspen, Birch and Spruce have one-car garages on lots of about 3,000 sq ft. If you have two cars, let us know and we'll find out about driveway and guest parking and the HOA's rules.
- The HOA documents. The CC&Rs, budget and insurance details show which exterior items the association maintains and how roof and siding replacement is funded; reach out and we'll pull them for you.
- Greenbelt lots. The homes backing onto the greenbelt are the most private. County maps show wet, poorly draining soils in that area, so tell us which lot you're looking at and we'll ask the builder about its drainage; a visit after a rain helps too.
- School traffic. Daybreak is across the street, which is a plus for families. Visit at morning drop-off to see how NW 20th Ave feels.
- The incentive math. The 5% pre-sale offer or a move-in home's credit is worth weighing against a fixed-rate quote from an outside lender; tell us which home you're considering and we'll lay the options side by side.
- Inspections. A licensed inspector before closing, and again before the 2-year workmanship warranty ends, keeps any fixes on the builder.
How we help here
At Amira's Song our first job is sorting the homes for sale by what they're really asking: each listing's price history, its incentive, and whether it backs onto the greenbelt, so you can see which ones have the most room to negotiate. We confirm the plan, size and garage for the specific home in writing, get the CC&Rs and HOA budget so you know what the $150 covers, and confirm the schools for the address. Then we run the builder's incentive as a rate buy-down and as a price or closing-cost credit, side by side with an outside lender's quote. We coordinate the licensed inspections before closing and before the workmanship warranty ends, and our construction background helps us look closely at a home that's still being built.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking in Battle Ground? See Walker Field, New Tradition's single-family community next door, Maple Grove Manor, and the full Battle Ground new-construction page.
Last updated: October 2026