Bluffs at Granite Highlands is a Toll Brothers community in Washougal, WA — perched on a bluff above the Columbia River with direct views of the river and Mt. Hood. As of October 2026 Toll lists it as "Last Chance": the last homes are three quick move-ins from $1,604,000 to $1,649,000, and the view premium is doing most of the heavy lifting at those price points. If you're considering one of the final homes, the decisions that matter most happen before you sign, and most of them are about the specific lot and the terms rather than the floor plan.
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: Last chance. Three quick move-in homes listed. Toll's next collection on the hill, Ridge at Granite Highlands (63 homes, anticipated from $1,289,995), is coming soon next door.
- Homesites: 19 total
- Lot sizes: Approximately 7,500 sf to 23,000+ sf — a wide range within a small community
- Home sizes: 3,844 to 4,430+ square feet across the remaining homes
- Price range: $1,604,000–$1,649,000 (quick move-ins), as of October 2026
- School district: Washougal School District
- Architectural styles: Contemporary, Farmhouse, Prairie
- Floor plans: 4 designs were offered (Murus, Stratus, Cirrus, Nimbus); the remaining homes are a Nimbus, a Cirrus, and a Stratus
- Design Studio: Toll Brothers Design Studio in Portland, OR
Bluffs is selling its last homes. Three are listed, on homesites 4, 16 and 17, with move-ins from February to April 2027. That means the choice is among specific plan-and-lot combinations the builder has already set, rather than the full catalog.
(Pricing reflects information available as of October 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 offered four single-family plans at Bluffs at Granite Highlands, all with three-car garages or larger and multi-story configurations. Base pricing for Bluffs is no longer published; the April 2026 base prices are shown below for reference, alongside what's listed as of October 2026.
Murus — Contemporary, 5 bed, 4 bath, 3,329+ sqft, 1st-floor primary bedroom. April 2026 base: $1,449,995. No Murus is among the remaining homes.
Stratus — Farmhouse, 6–7 bed, 5–6 bath, 4,410+ sqft, 3–4 car garage. April 2026 base: $1,539,995. Homesite 16 at 610 N Y St is a Stratus Farmhouse, 4,410 sq ft, listed at $1,614,000 and marked coming soon.
Cirrus — Prairie, 6 bed, 4–5 bath, 4,430+ sqft. April 2026 base: $1,589,995. Homesite 17 at 630 N Y St is a Cirrus Prairie, 4,430 sq ft, listed at $1,604,000 with move-in in April 2027.
Nimbus — Contemporary, 5 bed, 4 bath, 3,844+ sqft, 1st-floor primary bedroom. April 2026 base: $1,689,995. Homesite 4 at 498 N Z Circle is a Nimbus Contemporary, 3,844 sq ft, listed at $1,649,000 with move-in in February 2027.
Toll's October 3–18, 2026 promotion at Bluffs advertises "Exceptional Savings for a Limited Time," including a 5.49% (5.76% APR) 30-year fixed rate on select homes, typically through Toll Brothers Mortgage. Promotions like this change often, and we help buyers weigh them against other levers that may offer more value, starting with an outside lender quote.
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 one of the first conversations to have, before you 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.
On a quick move-in, ask what's inside the price. The remaining homes come with their lot, structural options, and Design Studio selections already chosen, so the list price bundles all three. Ask the sales office for the breakdown on each home. The Cirrus on Homesite 17 lists at $1,604,000 against an April 2026 Cirrus base of $1,589,995, so the itemized options and lot premium tell you how much of the price is finishes you'd choose yourself and how much is position.
At 19 homesites and down to the last few, the levers change. Small communities like this one follow a different dynamic than a 200-home master plan. Late in a sellout, builders tend to move on closing costs, rate buydowns, and included items more than on list price, and a home that's months from completion leaves time to negotiate before move-in. Ask also when the builder plans to turn the HOA over to homeowners, and request the current budget and reserve study so you know what the association looks like after the last sale.
Ridge at Granite Highlands is coming next door. Toll's next collection on the hill is 63 homes, anticipated from $1,289,995. For a Bluffs buyer, that means more homes and more construction nearby as Ridge builds out. Ask the sales office about the Ridge site plan, construction timeline, and whether the two collections share an HOA, and get the answers in writing.
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.
Why bring your own representation
The sales office at Bluffs at Granite Highlands is staffed by people who work for Toll Brothers. That isn't a criticism — it's the job. But it means the lot premium, the Design Studio numbers, the incentives, and the contract all deserve a second set of eyes whose only obligation is to you. That's what we do, and everything we find goes in writing before you sign — here's how we work.
One strategy call before your next visit to the model home.
We’ll walk through your situation, show you where the leverage is in this community, and put what we find in writing before you sign anything.
Book a 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.
If you'd like someone on your side of the table, bring them to your first visit; most builders ask for your agent to be registered then.
Your options with The Tartan Team
On a new build, the model home is the marketing, the site plan is the inventory, and the sales rep is the counterparty — employed by Toll Brothers, paid by Toll Brothers. What you actually need from a buyer's agent here 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 The Tartan Team brings to Bluffs at Granite Highlands: written analysis of the lot, the contract, and the Design Studio numbers, backed by construction-trained judgment — Dave is a master electrician and carpenter, and he reads a build the way the trades do.
And before you commit to anything, you'll have a written Engagement Proposal in hand — exact scope, exact fee — so the decision is fully informed.
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, from the low $900s). 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: October 2026