Cooper Grove Estates is a gated community of about 28 homes on a private road near NE 88th Street and NE 182nd Avenue, at the far east edge of Vancouver's urban growth area. The homes sit on flat lots of roughly a quarter acre, most with three-car garages, and farmland stretches north and east of the gate. Cascade West Development built most of the homes on the northern streets, Viewridge Homes built one of the newest, and the southern streets were built out by a production builder between 2022 and 2024.
It suits buyers who want a newer, mostly single-level home on a bigger lot, behind a gate, with Evergreen schools five minutes away and Camas and Lacamas Lake close by. In October 2026 the community is nearly finished: one new Cascade West ranch is for sale, a Viewridge home is pending, and the rest are owner-occupied, so most future openings here will be resales.
Community overview
Builders: Cascade West Development (most of the north plat), Viewridge Homes (Lot 2); the south plat's homes came from a builder the listings don't name (October 2026) Location: Near NE 88th St and NE 182nd Ave, east Vancouver, in unincorporated Clark County inside the Vancouver Urban Growth Area (Proebstel neighborhood, Vancouver 98682 mailing address) (October 2026) Status: Final phase. One new home for sale, one pending; every other lot is built or sold (October 2026) Pricing: The new home is listed at $1,499,900; recent new-home sales ran $1,499,900 to $1,537,000 (October 2026) Home sizes: About 2,800 to 4,500 sq ft; most Cascade West homes are single-level ranches (October 2026) Homesites: About 28 lots in two county plats, Anderson North and Anderson South, both recorded in December 2021 (October 2026) Lots: About 10,200 to 13,300 sq ft, flat, zoned R1-10 (October 2026) HOA: $208 a month on current listings; what it covers isn't published (October 2026) Schools: Evergreen Public Schools: Pioneer Elementary, Frontier Middle, Union High (October 2026) Sales office: None on site. The new home is shown by appointment through Cascade West, whose office is at 5687 S 6th Way in Ridgefield (October 2026)
The homes
Cooper Grove wasn't sold from a plan menu with base prices. Cascade West paired its lots with customizable plans, many drawn originally by Alan Mascord Design Associates, and buyers chose finishes and layouts. Here's what's for sale and what recently sold, as of October 10, 2026.
For sale: Lot 6, 18218 NE 87th Way, by Cascade West. A single-level ranch of about 3,090 square feet with 4 bedrooms, 3 baths and a three-car garage on a 10,665-square-foot lot, listed at $1,499,900 since May 26, 2026. The listing describes the secondary bedrooms split from the primary suite, engineered hardwood, a large island kitchen with quartz and a walk-in pantry, a great room with tall ceilings and a gas fireplace, and a covered patio over a fenced, landscaped yard with sprinklers. It was under construction with cabinets going in, and the listing gives an estimated completion of October 16, 2026. One listing photo is of a similar finished home, so we'd walk the house itself before you rely on the photos. Cascade West lists it at 3,094 square feet and the MLS at 3,091.
Pending: 8706 NE 182nd Pl, by Viewridge Homes. A modern one-level plan with a bonus suite over the three-car garage (wet bar, flex room and full bath), three main-floor bedrooms, an office and a butler's pantry. Listed in June 2026 at $1,599,999, reduced twice to $1,549,900, and pending since September 14, 2026.
Recent new-home sales:
- 8702 NE 182nd Pl (Lot 1): a 2025 single-level modern home of about 3,200 square feet with four bedroom suites, sold for $1,537,000 in May 2026.
- 8614 NE 183rd Pl (Lot 10): a 3,008-square-foot single-level model home with 4 bedrooms and 3 baths, 14-foot ceilings in the great room and about 728 square feet of covered outdoor living, sold for $1,499,900 in June 2026 after about 15 months on the market.
What Cascade West includes: its community page lists 11- to 14-foot great-room ceilings on one-level plans, 8-foot doors, a roll-in tile shower in the main-floor primary bath, quartz or granite counters, whole-home air conditioning, KitchenAid appliances, Milgard windows with a lifetime guarantee, James Hardie siding, 2x6 exterior framing with plywood sheathing, and a finished garage. Three- to five-car garages and RV garages or parking were offered as options, and the builder notes that features can be adjusted with its design team.
Resales: with the community nearly built out, resales are the main way in. In October 2026 a 2022 Cascade West single-level home at 18206 NE 87th Way (3 bedrooms, about 2,965 square feet, on a 0.3-acre lot) was listed at $950,000 after a cut from $1,000,000. Homes on the south streets, built 2022 to 2024, have resold around $1,070,000.
Incentives: none advertised on the new home in October 2026.
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Book a Strategy Call →The builders
Cascade West built most of the homes on the northern streets (NE 87th Way, NE 182nd Place and NE 183rd Place). It's a Ridgefield custom builder founded in 1990 that also builds at Trails at Whipple Creek, Firestone Ridge and Collins Crest.
Cascade West DevelopmentCustom · Builds on your lot · Spec homesCascade West Development is a Ridgefield custom builder founded in 1990 by Lloyd Stenersen.Builder profile →
Lots 1 and 2, sold as lots in June 2025, now hold two modern single-level homes; the listing for the one at 8706 NE 182nd Pl says it was built by Viewridge Homes. It's a custom and spec builder focused on modern design, with most of its other work in Washougal and Camas.
Viewridge HomesCustom · Spec homes · Builds on your lotViewridge Homes is a modern-style custom builder working in Washougal and Camas.Builder profile →
The 14 homes on the southern streets were built between 2022 and 2024 by a builder that bought those lots together in 2022. Their listings mentioned a sales center and builder financing, but don't name the builder, so if you're looking at a resale there, we'd confirm who built it and whether any warranty coverage is left.
Schools
Cooper Grove is in Evergreen Public Schools. Clark County's property records assign every lot in both plats to the same three schools, and Cascade West's page lists the same:
| Level | School | Grades | Drive time |
|---|---|---|---|
| Elementary | Pioneer Elementary | K–5 | 5 minutes |
| Middle | Frontier Middle School | 6–8 | 6 minutes |
| High | Union High School (Camas address) | 9–12 | 14 minutes |
Evergreen doesn't offer an online address lookup; its Boundary Department confirms assignments by address, so tell us which home you're considering and we'll confirm it with the district before you buy. We didn't find boundary changes or new schools announced nearby for 2026-27.
Inside the community
Cooper Grove is a gated enclave on a private road with no through traffic, with green-space tracts owned by the homeowners association, landscaped front yards with sprinkler systems and exposed-aggregate driveways. There's no clubhouse or pool; the appeal is privacy and lot size. The HOA's common tract is recorded under the name The Estates at Shanghai Creek.
Current listings show dues of $208 a month, though one resale lists $250 and earlier listings on the south streets showed about $100, so once a home interests you, we'd confirm the dues and what they cover with the HOA. The CC&Rs were recorded with the plats in December 2021 but aren't posted online; we'd pull them before you plan an RV pad, a shop, a pool or an ADU.
Parks and outdoors nearby
- Oak Grove Park: 5 minutes; a county neighborhood park with a playground, skate area, sport court and paths
- Hockinson Meadows Park: 7 minutes; a county community park with ballfields, an off-leash dog area and trails
- Pacific Community Park: 10 minutes; an off-leash dog park, skate park, sport court, playground and trails
- Camp Currie Park: 11 minutes; a county park with trails and water access
- Harmony Sports Complex: 11 minutes; the county's soccer complex
- Lacamas Lake: 12 minutes, with Round Lake and the Lacamas Heritage Trail about 16 minutes away
County park land just south of the community, mapped as Anderson Park, is undeveloped; we didn't find published plans for it.
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-205 at Padden Parkway: 9 minutes
- Glenn Jackson Bridge (I-205): 15 minutes
- Downtown Vancouver: 21 minutes
- Interstate Bridge (I-5): 22 minutes
- PDX airport: 25 minutes
- Downtown Portland: 33 minutes
- Transit: Cooper Grove is outside C-TRAN's service area; Fisher's Landing Transit Center is about 16 minutes away
Daily life
- Groceries: Safeway on NE 162nd Ave (5 minutes), Fred Meyer on NE 117th Ave (8), Costco on NE 84th St (12), WinCo on NE 136th Ave (13), New Seasons on SE 164th Ave (14), Chuck's Produce on Mill Plain (16)
- Coffee: Starbucks at the NE 162nd Ave Safeway center (5 minutes) and Dutch Bros on Fourth Plain (7)
- Healthcare: Kaiser Permanente Cascade Park (16 minutes), GoHealth Urgent Care on SE Chkalov Dr (16), PeaceHealth Southwest Medical Center (17), Legacy Salmon Creek Medical Center (17)
What it costs to own
- Jurisdiction: unincorporated Clark County. Police service is the Clark County Sheriff and fire is Clark County Fire District 5.
- Utilities: Clark Public Utilities for water and power, with public sewer through the City of Vancouver's sewer district. Listings show gas cooktops and fireplaces.
- Property tax: the 2026 levy for this tax code area is about $9.92 per $1,000 of assessed value, roughly $14,900 a year on a $1.5 million home. Lot 6 was assessed at $775,675 for 2026 while still under construction, so the first bills on a new home run low; budget for the full amount once it's assessed as finished.
- HOA: $208 a month on current listings; let us know you're interested and we'll request the budget and reserve study, since the HOA maintains the gate and private road.
- Impact fees: school, park and traffic impact fees are paid at permit and already built into the price of the new home. Our custom homes guide compares fees across the county.
What's changing nearby
Inside Cooper Grove, construction is wrapping up with Lot 6. Just west, the Ardenelle Estates cluster subdivision at 17802 NE 88th St is under county review to divide about 70 acres into 7 home lots, with a 61.7-acre remainder that can't be built on. To the south, Summit View Church on NE 182nd Ave has an approved site plan for an addition. The land north and east of the gate is zoned for agriculture outside the urban growth area, so under current zoning it stays rural.
What to check before you buy
- The new home's finish. Lot 6 was still under construction in October, and one listing photo shows a similar home. We'd walk it at completion and line up a licensed home inspection before closing, plus a walk-through before the builder's warranty period ends.
- The listing details. Square footage differs by a few feet between the builder and the MLS on Lot 6, and by about 110 feet on one resale, and the HOA figure varies between listings. We'd verify each against county records and the HOA.
- HOA dues and the CC&Rs. Dues appear to have risen from about $100 to $208 on the south streets, and the gate and private road are the HOA's to maintain. Reading the budget, reserves and CC&Rs before you commit shows what's covered and what's planned.
- The rural edge. Farmland borders the community to the north and east, which keeps the setting open but can bring farm equipment, dust and seasonal smells. A visit on a weekday and a weekend gives you a feel for it.
- The commute. I-205 is about 9 minutes away and there's no C-TRAN service, so this works best for buyers who drive. Test the trip at rush hour if you cross a bridge daily.
- Wetland mapping. County maps flag possible wetlands in the area, outside the mapped flood zone. If you plan a pool, shop or addition, tell us early and we'll check the lot's critical-areas status first to keep the permit simple.
- Who built a resale. For homes on the south streets, reach out and we'll ask the seller for the builder's name and warranty documents so you know what coverage, if any, transfers.
How we help here
At Cooper Grove we'd start by comparing the new Lot 6 ranch against the recent sales right here: two new homes closed between $1,499,900 and $1,537,000 this year, and the model home took about 15 months to sell, which gives us real numbers to negotiate with. We'd confirm the square footage and the school assignment for the address, pull the HOA budget and recorded CC&Rs, and schedule the licensed inspector for the final walk-through and again before the warranty period ends. If a resale fits you better, we'd help you weigh the Cascade West and south-street homes against each other, confirm who built each one, and time an offer around the HOA documents and inspection. Our construction background helps us look closely at how a custom home was built before you commit to it.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking at gated custom communities? See Trails at Whipple Creek, Cascade West's gated community near Ridgefield, Firestone Ridge and Collins Crest in Camas, and the full Vancouver new-construction page.
Last updated: October 2026