Buying in Beverly (Battle Ground, WA): LGI Homes Townhomes and Single-Family Homes a Mile From School

Beverly is LGI Homes' community in northeast Battle Ground, built along NE Clark Avenue and NE 9th Avenue between NE 10th and NE 17th Streets, inside the city limits. LGI plans 389 homes here at buildout, a mix of townhomes and single-family homes, and 266 lots are platted so far in two phases. Every plan is two stories, from a 1,112-square-foot, three-bedroom home to a 2,776-square-foot, five-bedroom home, and every one comes with LGI's included finish package rather than a design-studio upgrade list.

What makes it worth a look is the range of prices on one street grid: townhomes from $421,900, single-family homes from $448,900, and larger four- and five-bedroom plans in the $600s. All three assigned schools are about a mile away, and downtown Battle Ground's groceries and coffee are three to five minutes by car. It suits first-time buyers, families who want a new home close to school, and anyone moving up within Battle Ground who wants a choice of sizes in one neighborhood.

Community overview

Builder: LGI Homes, the only builder in the community (October 2026) Location: NE Clark Ave, NE 8th and 9th Aves and NE 10th–17th Sts, northeast Battle Ground, inside the City of Battle Ground (October 2026) Status: Now selling; ten homes listed for sale (October 2026) Pricing: Townhomes from $421,900; single-family from $448,900; largest plan $687,900 (October 2026) Home sizes: 1,112 to 2,776 sq ft, 3 to 5 bedrooms, all two-story (October 2026) Homesites: 389 planned. Phase 1 (133 lots) was recorded in November 2023 and Phase 2 (133 lots) in March 2026 (October 2026) Lots: About 2,000 to 7,800 sq ft, most between 2,400 and 5,000; townhome lots are the smallest (October 2026) HOA: $86 a month for single-family homes and $178 for townhomes, per current listings (October 2026) Schools: Battle Ground Public Schools: Captain Strong Primary, Chief Umtuch Middle, Battle Ground High (October 2026) Sales office: 1557 NE Clark Ave, Battle Ground, WA 98604, open daily 10 to 6 (October 2026)

The homes

LGI publishes a firm starting price for each plan. Prices below are as of October 10, 2026; each plan's price rose $2,000 to $5,000 in LGI's most recent update.

Townhomes:

• Ashland II: 3 bed, 2 bath, 1,382 sq ft, one-car garage, $421,900
• Bachelor II: 3 bed, 2.5 bath, 1,609 sq ft, two-car, $489,900
• Jefferson II: 4 bed, 2.5 bath, 1,854 sq ft, two-car, $501,900

Single-family, CompleteHome package:

• Chimera: 3 bed, 2 bath, 1,112 sq ft, one-car, $448,900
• Herring: 3 bed, 2.5 bath, 1,393 sq ft, one-car, fully fenced back yard, $485,900
• Rockfish: 4 bed, 2.5 bath, 1,622 sq ft, two-car, $509,900
• Sturgeon: 4 bed, 2.5 bath, 1,873 sq ft, $531,900 (LGI's plan data lists a two-car garage and its plan description a one-car, so we'll confirm it for the home you're considering)

Single-family, CompleteHome Plus package:

• Baker: 3 bed, 2.5 bath, 1,541 sq ft, two-car, upstairs game room, $509,900
• Juniper: 4 bed, 2.5 bath, 2,175 sq ft, two-car, $607,900
• Mercer: 4 bed, 2.5 bath, 2,378 sq ft, two-car, $632,900
• Pearl: 5 bed, 3 bath, 2,592 sq ft, two-car, with a main-floor bedroom, $657,900
• Whidbey: 5 bed, 3 bath, 2,776 sq ft, two-car, $687,900

Juniper, Mercer, Pearl and Whidbey are LGI's newest plans here.

What's included: LGI builds with a set package rather than a menu of options. The CompleteHome package includes granite or quartz counters, wood cabinets with crown molding, a full stainless Whirlpool appliance package including the refrigerator, front-yard landscaping, a programmable thermostat, a Wi-Fi garage door opener, Low-E windows and LED lighting. CompleteHome Plus adds a tile backsplash, taller 42-inch cabinets, a side-by-side refrigerator, faux-wood blinds, ceiling fans in the family room and primary bedroom, tile shower surrounds, 9-foot ceilings and hard-surface flooring across the main floor. LGI notes that included features vary by market, so tell us the plan you like and we'll get the Beverly feature sheet for it. The current listings describe heat pumps, ENERGY STAR equipment, electric water heaters and fiber-cement siding, and the single-family listings show fenced yards with sprinklers.

Homes for sale now (all listed by LGI Homes):

• 970 NE 14th St: Ashland townhome, 1,382 sq ft, $389,900 after a $30,000 reduction; built in 2024
• 811 NE 14th St: Ashland townhome, 1,382 sq ft, $399,900; built in 2024
• 1365 NE 8th Ave: Bachelor townhome, 1,609 sq ft, $487,900; built in 2026
• 1306 NE 8th Ave: four-bedroom townhome, 1,854 sq ft, corner lot, $499,900 after a $10,000 reduction; built in 2024
• 1328 NE Clark Ave: three-bedroom home, 1,112 sq ft, $448,900; built in 2025
• 1351 NE Clark Ave: three-bedroom home, 1,112 sq ft, $452,900; built in 2026
• 1334 NE Clark Ave: four-bedroom home, 1,622 sq ft, $509,900; built in 2025
• 1567 NE 9th Ave: three bedrooms plus a tech room and loft, 2,175 sq ft, $614,900; built in 2026
• 1575 NE 9th Ave: Mercer, 2,378 sq ft, $632,900; built in 2026
• 1510 NE 9th Ave: Pearl, 2,592 sq ft, $657,900 after a $7,000 reduction; built in 2026

The two Ashland townhomes are listed below the plan's current $421,900 starting price, and several homes have been on the market for months. That's useful context when you negotiate.

Current incentive: LGI's Make Your Move sales event offers up to $50,000 on select inventory homes, combining price discounts, closing-cost help and a rate incentive. The advertised rate is 4.99% (5.864% APR) on eligible FHA and VA 5/1 adjustable-rate loans: fixed for five years, then adjusting once a year, by up to 1% a year and 5% over the life of the loan. To qualify you sign a purchase agreement and close on or before November 14, 2026, and finance through LGI's affiliated mortgage brokers, lgi Mortgage Solutions or One Trust Home Loans. Credit and income limits apply and funds are limited. LGI states that using its affiliated lenders isn't required to buy a home, only to receive the offer. An adjustable rate can be a good fit if you expect to move or refinance within five years; if you plan to stay longer, compare it against a fixed-rate quote from an outside lender with the credits applied to price or closing costs instead.

The builder

LGI Homes is a publicly traded national builder (NASDAQ: LGIH) headquartered in The Woodlands, Texas, founded in 2003; it reports more than 80,000 homes sold. Its model is move-in-ready homes with included upgrades and a dedicated new home consultant, aimed largely at first-time buyers, with keys in as little as 30 days on finished homes. LGI files Beverly under its Portland market and also builds at Park Meadow at Walnut Grove in Vancouver. Each home comes with a 12-month workmanship warranty and, per the Beverly page, a six-year structural warranty; LGI says it responds to warranty requests within one business day. Before you sign, we'll request the warranty document itself, since the website summarizes rather than spells out coverage.

Schools

Beverly is in Battle Ground Public Schools. Clark County's attendance-area maps return the same three schools for every address we sampled across both phases, and the current listings agree:

Level	School	Grades	Drive time
Elementary	Captain Strong Primary	Pre-K–4	3 minutes (1.1 miles)
Middle	Chief Umtuch Middle	5–8	3 minutes (1.1 miles)
High	Battle Ground High	9–12	4 minutes (1.1 miles)

Drive times are free-flowing from the sales office. Captain Strong and Chief Umtuch share a campus on NW 6th Ave, so families with kids in both grade bands have one drop-off. 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

Beverly's neighborhood park has a children's playground, a covered pavilion, open green space, walking trails and its own parking lot. The plat sets aside tracts for the park, stormwater and parking, and the townhome listings note sidewalks. There's no clubhouse, pool or gate.

HOA dues are $86 a month on single-family listings and $178 on townhome listings; the county lists the common tracts under "Beverly HOA." LGI doesn't publish what the dues cover, who manages the association, or the CC&R rules on fences, parking, RVs and rentals. We'd get the budget and CC&Rs in hand before you write an offer, and ask what the townhome dues cover that the single-family dues don't.

Parks and outdoors nearby

• Oak Meadows Park: 1 minute, just west of the sales office
• Whispering Pines Park: 2 minutes
• Fairgrounds Park: 3 minutes
• Kiwanis Park: 5 minutes, near downtown Battle Ground
• Remy Nature Park: 5 minutes
• Tukes Mountain Park: 6 minutes
• Battle Ground Lake State Park: 7 minutes
• Lewisville Regional Park: 9 minutes
• Moulton Falls Regional Park: about 16 minutes

Getting around

Drive times in free-flowing traffic; rush hour adds time, especially at the bridges. LGI's page describes Beverly as right off I-5 and I-205; in practice both freeways are about a quarter hour away, and SR-502 and SR-503 are the main routes out of town.

• I-5 at NE 219th St (SR-502): 14 minutes
• I-205 at Padden Parkway: 16 minutes
• Glenn Jackson Bridge (I-205): 25 minutes
• Downtown Vancouver: 29 minutes
• Interstate Bridge (I-5): 31 minutes
• PDX airport: 32 minutes
• Downtown Portland: 41 minutes
• Transit: inside C-TRAN's service area. The nearest stops are on E Main St at NE Grace Ave and at SE Clark Ave, about three-quarters of a mile away, served by Routes 7 (Battle Ground) and 47 (Battle Ground/Yacolt)

Daily life

• Groceries: Battle Ground Produce Co. (3 minutes), Fred Meyer on NW 12th Ave (4), Safeway and Albertsons on W Main St (5 each), Walmart Supercenter on SW 13th Ave (6)
• Coffee: Earthen Cup Bistro on N Parkway Ave and Dev's Coffee Bar on E Main St (3 each), Starbucks and Dutch Bros near Main St (4 each)
• Healthcare: Kaiser Permanente in Battle Ground (4 minutes), Rose Urgent Care and The Vancouver Clinic in Battle Ground (5 each), Legacy Salmon Creek Medical Center (20), PeaceHealth Southwest Medical Center (29)

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: City of Battle Ground water and sewer, per the county's district maps; Clark Public Utilities for power. The homes are all-electric, with heat pumps and electric water heaters. Garbage pickup is Waste Connections on Mondays.
• Property tax: the 2026 levy for this tax code area is about $6.38 per $1,000 of assessed value, roughly $3,200 a year on a $500,000 home. The current listings show a tax figure of $1,095 on homes built this year, which reflects the lot before the house was assessed; budget for the full amount. If the school levy passes in November, add about $1.76 per $1,000 starting in 2027.
• HOA: $86 a month for single-family homes, $178 for townhomes.
• 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

The biggest change is Beverly itself. LGI's plan is 389 homes and 266 lots are platted, so roughly 120 more homes are still to come, and Phase 2 includes an unplatted tract of about 8.6 acres. LGI hasn't published a schedule for the next phase, so expect construction traffic and new homes going up around the finished streets for a while. The city's 2026 street preservation program, budgeted at $8.82 million, includes work on NE Grace Ave, a few blocks from the community; the city hasn't published the schedule for that segment.

What to check before you buy

• Price history on the home you like. Some homes have been listed for months, a few with reductions of $7,000 to $30,000, and two townhomes are listed below the plan's current starting price. That's room to negotiate, and we'll pull how nearby homes sold before you make an offer.
• The incentive math. The headline rate is a five-year adjustable FHA or VA loan through LGI's affiliated lenders. Share the terms with us and we'll set them beside an outside lender's fixed-rate quote over the years you expect to keep the loan, and check that the November 14 close-by date works for your timeline.
• Garage and parking. The Ashland II, Chimera and Herring have one-car garages, and the Sturgeon's garage size differs between LGI's sources. If you have two cars or a trailer, let us know and we'll find out about driveway parking and the HOA's parking rules.
• The HOA documents. Dues come from listings, not published documents. Reach out and we'll request the CC&Rs, the budget and the management contact, and find out what the townhome dues cover.
• Ground and drainage. County maps show potential wetland soils (somewhat poorly drained Hockinson loam) on part of the plat and an oak-woodland habitat area nearby; the community is outside the FEMA flood zone. Tell us which lot you're considering and we'll ask LGI for its drainage plan; walking it after a heavy rain helps too.
• Future phases. We'll ask the sales office where the remaining homes will go and when, so you know what construction will be near your home after you move in.
• Inspections. New homes still have defects. We'll help you line up a licensed inspector before closing and again before the 12-month workmanship warranty ends, which keeps fixes on the builder.

How we help here

At Beverly we start with the ten homes already for sale. We compare each one's price history and days on market against the plan's current price, line up what's included in CompleteHome versus CompleteHome Plus for the plans you're weighing, and check where the lot sits relative to the park, the stormwater tract and the phases still to come. Then we look at the Make Your Move offer side by side with an outside lender's fixed-rate quote, so you can see whether the rate, a price reduction or closing-cost help costs you less over the years you plan to stay, and we negotiate with that in hand. We get the CC&Rs and HOA budget in front of you, confirm the schools for the exact address, and coordinate the licensed inspections before closing and before the first-year warranty ends. Our construction background helps us know what to look at in a production home before you sign off on it.

Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.

Also looking in Battle Ground? See Amira's Song, New Tradition Homes' townhome community, Sterling Ranch, LGI's Park Meadow at Walnut Grove in Vancouver, and the full Battle Ground new-construction page.