Bluffs at Granite Highlands is a new Toll Brothers community in Washougal, WA — perched on a bluff above the Columbia River with direct views of the river and Mt. Hood. Homes start around $1.45 million and run into the $1.8M+ range on the quick-move-in side, and the view premium is doing most of the heavy lifting at those price points. If you're considering a purchase here, the decisions that matter most happen before you sign — and most of them have nothing to do with the floor plan you pick.
Community Overview
Bluffs at Granite Highlands sits in the broader Granite Highlands neighborhood of Washougal, a part of town that has quietly become Washougal's upscale pocket. The community is 19 homesites arranged along N. Z Circle and N. Y Street, with the south-row lots backing directly to the bluff and the north-row lots facing the view across the street. The sales center is at 486 N. Y St, Washougal, WA 98671.
- Builder: Toll Brothers
- Location: Washougal, WA (Clark County), within the Granite Highlands neighborhood
- Status: Now selling. Model home tours available.
- Homesites: 19 total
- Lot sizes: Approximately 7,500 sf to 23,000+ sf — a wide range within a small community
- Home sizes: 3,329 to 4,430+ square feet
- Price range: From $1,449,995 (base) to $1,850,000 (current quick-move-in), as of April 2026
- School district: Washougal School District
- Architectural styles: Contemporary, Farmhouse, Prairie
- Floor plans: 4 designs (Murus, Stratus, Cirrus, Nimbus)
- Design Studio: Toll Brothers Design Studio in Portland, OR
The community is brand-new — model home tours opened in April 2026 — so a meaningful number of homesites are already under contract, and the remaining availability skews toward specific plan-and-lot combinations rather than the full catalog.
(Pricing reflects information available as of April 2026. Contact The Tartan Team for current availability and pricing.)
What Makes This Community Worth Considering
The view is the reason this community exists. From the south-facing lots, you're looking across the Columbia River into the western edge of the Columbia River Gorge National Scenic Area, with Mt. Hood on the horizon. The Gorge is a genuine lifestyle draw — windsurfing and kiteboarding in the summer, hiking at Woodburn Falls and Hardy Falls year-round, and the Steigerwald Lake National Wildlife Refuge sitting just east of town with over 1,000 acres of restored floodplain and more than 200 bird species. If your weekends involve water sports, trails, or the kind of scenery that shows up on postcards, Washougal's location puts all of it within a few minutes.
Washougal itself has a small-town character that Camas and Ridgefield don't share in the same way. Downtown Washougal is walkable in a quiet way — not a destination, but a place with a rhythm. The Washougal Waterfront Park is a newer addition, with a walking trail along the Columbia and open views toward Mt. Hood. The commute to Portland runs west on SR-14, connecting to I-205 or I-5, and benefits from the tax advantages of living in Washington while working across the river.
The community is served by Washougal School District. Families evaluating schools should do their own research — Washougal SD is smaller than neighboring districts, and rankings, programs, and enrollment options vary. If schools are a primary driver, visit the schools you'd be assigned to and talk to the principal, not the builder's sales rep.
Floor Plans and Pricing Overview
Toll Brothers offers four single-family plans at Bluffs at Granite Highlands, all with three-car garages or larger and multi-story configurations. Current base pricing as of April 2026:
Murus — Contemporary, 5 bed, 4 bath, 3,329+ sqft, 1st-floor primary bedroom. Starting at $1,449,995.
Stratus — Farmhouse, 6–7 bed, 5–6 bath, 4,410+ sqft, 3–4 car garage. Starting at $1,539,995.
Cirrus — Prairie, 6 bed, 4–5 bath, 4,430+ sqft. Starting at $1,589,995.
Nimbus — Contemporary, 5 bed, 4 bath, 3,844+ sqft, 1st-floor primary bedroom. Starting at $1,689,995.
There is currently one quick-move-in home available: a Cirrus Prairie on Home Site 5 at 526 N. Z Circle, listed at $1,850,000. That's roughly $260,000 above the Cirrus base price — a useful reference point for what "finished" looks like versus what "starting at" actually means.
Toll Brothers is currently running a National Sales Event offering up to $30,000 toward Design Studio options on select homesites through April 19, 2026 — the kind of promotion that moves frequently and that we help our buyers weigh against other levers that may offer more value.
Pricing and availability change. Don't rely on this page as a quote — rely on it as a framework for asking better questions when you do get a quote. For current floor plan availability and pricing, contact The Tartan Team to discuss your options before your first model home visit.
What to Watch Out For
This is the section the builder's sales rep isn't going to read to you. These are the things that actually move the math on a Toll Brothers purchase at Bluffs at Granite Highlands.
Lot premiums at a 19-lot community are not small, and they are not posted. Lot sizes here range from roughly 7,500 square feet to more than 23,000 — a three-times spread inside a single small community. On top of that, the view is directional: south-row lots back to the bluff with unobstructed Columbia River and Mt. Hood views, while north-row lots see the view across the street, over the roofs of the homes opposite them. These are materially different products at materially different prices, and the premium schedule that determines those differences is not something the builder posts on a sign. Asking to see the premium schedule, and understanding what each lot is actually charging you for, is where a significant amount of money is made or lost before you ever pick a floor plan.
The Portland Design Studio is where most buyers overspend. Toll Brothers runs a consistent Design Studio experience across its local communities: two appointments, a catalog of options without pricing attached until you're actively selecting, and a Design Consultant whose role is to help you personalize your home within the builder's margin structure. It's a professionally run experience, and the selections can genuinely make the home feel like yours. It's also where most buyers overspend. Knowing which upgrades hold value, which are worth it for lifestyle reasons, and which are pure builder margin — before you sit down for your first appointment — is one of the most leverage-heavy conversations you can have.
The quick-move-in home tells you what "loaded" costs. The current QMI at $1,850,000 is a Cirrus Prairie — same plan that starts at $1,589,995. The delta is a combination of lot premium, Design Studio selections, and structural options. Use that gap as a benchmark: if you're pricing a build-to-order Cirrus, that $260K range is your realistic "add" number before you start negotiating which items to include or credit.
At 19 homesites with roughly half already committed, the negotiating levers shift. Small communities like this one follow a different dynamic than a 200-home master plan. The builder has less volume to cushion discounts, which means base-price reductions are unlikely. But the levers that actually move — upgrades, closing cost credits, rate buydowns, and lot premium adjustments at the margin — can still move meaningfully, especially early in a community's life cycle when Toll Brothers has absorption targets to hit. You just need to know which lever to pull and when to pull it.
Views have resale implications. The buyer who pays a view premium at a community like this is also the buyer who depends on that view being preserved at resale. The site plan puts the community above a protected slope, which is part of the appeal — but Washougal is still a growing market, and understanding easements, development rights on adjacent land, and HOA-level protections for view corridors is worth doing before you commit to a premium lot.
Three mistakes new construction buyers make that cost them $15,000–$30,000
1. They trust the person sitting across the table.
The Toll Brothers sales rep at Bluffs at Granite Highlands is friendly, knowledgeable, and genuinely helpful. They also work for the builder. Every recommendation, every Design Studio suggestion, every "most of our buyers choose..." is a sentence built around the builder's margin structure, not yours. That doesn't make them bad people. It makes them the other side of a table most buyers didn't realize had sides.
2. They negotiate the wrong things — or nothing at all.
On a community like Bluffs at Granite Highlands, with lot sizes ranging from 7,500 to 23,000+ square feet and south-row view lots that command premiums most buyers never see quantified, the real money isn't in the sticker price. It's in the lot premium schedule, the Design Studio line items, closing cost credits the builder will offer but never volunteer, and rate buydowns that can outperform any price reduction over the life of the loan. The buyers who leave $15,000 to $30,000 on the table aren't careless. They just didn't know where to look.
3. They skip representation because "it's just new construction."
It's a new home. What could go wrong? Quite a lot, actually. Toll Brothers' purchase agreements are written by Toll Brothers' attorneys. Warranty terms are buried in addenda most buyers never read carefully. Inspection windows are structured tightly. And the view you're paying a premium for today is the view you'll be reselling on ten years from now — which means understanding the easements, the HOA, and the adjacent land matters more, not less, at this price point.
You don't need a traditional agent to buy new construction. But you do need someone who knows where the money is hiding and whose job it is to find it for you — not for the builder.
One free strategy call. Before your next visit to the model home.
We'll walk through your specific situation, show you where the leverage is, and make sure you're not the buyer who finds out what they missed after closing.
Schedule Your Free Strategy Call →The Builder's Sales Rep Works for the Builder
At Bluffs at Granite Highlands, the person greeting you at the sales center is a Toll Brothers employee. They are knowledgeable — in many cases, very knowledgeable. They will walk you through the model, explain the plans, talk you through the Design Studio process, and answer every question you ask with professionalism. They are also paid by Toll Brothers, and their job, the one they are compensated for doing well, is to protect Toll Brothers' margin.
That doesn't make them adversaries. It makes them the other side of the table. There are things they can tell you and things they can't. There are questions they'll answer fully and questions they'll answer with language that sounds like an answer but isn't. There are points in the process where their interests and yours are aligned, and points where they are not. Knowing the difference is the entire reason independent representation exists on a new construction purchase.
Most buyers don't know there are sides. That's the part that costs them.
Your Options with The Tartan Team
The traditional real estate commission model was built for resale transactions, where an agent does a substantial amount of the work — marketing, showings, MLS coordination, negotiation across multiple offers. On new construction, the builder does most of that work. The model home is the marketing. The site plan is the inventory. The sales rep is the counterparty. What you actually need from a buyer's agent on a new build is something different: judgment about where to negotiate, expertise in what builder contracts hide, and someone whose only allegiance is to you.
That's what we charge for — and we charge a flat fee of $15,000 for full-service representation on a new construction purchase, not a percentage.
Toll Brothers still allocates a buyer's agent commission on transactions at Bluffs at Granite Highlands. Because our fee is fixed, the difference between the builder-allocated commission and our flat fee is credited back to you at closing, subject to lender approval. At this price point, that difference can be meaningful — and it goes into your pocket, not ours.
Flat-fee representation is not discount service. It's right-sized service for a transaction type where the traditional model overcharges.
Toll Brothers operates multiple communities in Clark County. If you're weighing Bluffs at Granite Highlands against the alternatives, see our guides to Lacamas Hills (Camas, lake-adjacent, Camas School District) and Quail Ridge (Ridgefield, smaller town, lower price point). Same builder, same Portland Design Studio, different geography and different math.
Also considering other new construction communities in Clark County? See our guides to Schnell Farms, Harmony Heights, The Glades — SHAWOOD, The Glades — Holt Homes, The Nines at Camas Meadows, and The Enclave at Camas Meadows.
Last updated: April 2026