Buying in Fircrest Meadows (Vancouver, WA): The Final D.R. Horton Homes Near I-205

Fircrest Meadows is a 57-home D.R. Horton community in east Vancouver's Fircrest neighborhood, on NE 122nd Court, NE 121st and 123rd Avenues and NE 14th Street, a few blocks south of NE 18th Street. It opened in 2025 with a mix of one- and two-story Express Series plans, and almost every home has sold. Three are for sale now, all the same four-bedroom Cambridge II plan with a bonus room, at $599,995 and $609,995.

It suits buyers who want a newer, larger home close to the I-205 corridor: the freeway is four minutes away, LeRoy Haagen Memorial Park is two, and Safeway and WinCo are four and five. This guide covers the three homes for sale and the Red Tag price cut that ends November 1, what sold here and for how much, the schools, the HOA, the transmission corridor along the north edge, and what we'd check before writing an offer. D.R. Horton's smaller Fircrest Landing sits just west and sells from the same office.

Community overview

Builder: D.R. Horton (Express Series) Location: NE 122nd Ct, NE 121st Ave, NE 123rd Ave and NE 14th St, south of NE 18th St between NE 112th and NE 136th Avenues, inside the City of Vancouver (October 2026) Status: Final homes; three listed for sale (October 2026) Pricing: Cambridge II from $599,995; homes for sale $599,995 to $609,995 (October 2026) Home sizes: About 1,460 to 2,450 sq ft across the plans built here; the homes for sale are 2,449 sq ft (October 2026) Homesites: 57 homes on the Fircrest Meadows plat, recorded January 2025 (October 2026) Lots: About 2,500 to 6,100 sq ft; 53 of the 57 run about 2,500 to 4,350 (October 2026) HOA: $94 a month, per current MLS listings (October 2026) Schools: Evergreen Public Schools: Fircrest Elementary, Cascade Middle, Evergreen High (October 2026) Sales office: 1514 NE 122nd Court, Vancouver, WA 98684; open daily 11 to 6 (October 2026)

The homes

D.R. Horton describes Fircrest Meadows as 57 single-family homes with one- and two-story plans, three or four bedrooms, and 1.5- or 2-car garages. With the community nearly sold, the builder's page now shows one plan:

• Cambridge II: 4 bed plus a bonus room, 2.5 bath, 2,449 sq ft, two stories, two-car garage, from $599,995. A mud room off the garage, an open great room with a 48-inch electric fireplace, a kitchen island with seating, quartz counters, stainless appliances and a large pantry, a powder room on the main floor, and a covered patio off the dining area. Upstairs are four bedrooms, the bonus room, the laundry and a full hall bath; the primary suite has a walk-in closet and a double vanity.

Earlier homes here were smaller. MLS listings and the county's sales records show the Cypress (3 bed, 2 bath, about 1,484 sq ft, with an upstairs loft), the Juniper (4 bed, 2 bath, about 1,484 sq ft), the one-story Spruce II (3 bed, 2 bath, about 1,458 sq ft), and two-story plans of about 1,800 to 2,000 square feet. County records show 49 homes deeded to buyers between July 2025 and July 2026, at $449,995 to $613,995:

• Two-story homes of about 1,500 sq ft: mostly $449,995 to $479,995
• One-story homes of about 1,455 sq ft: $489,995 to $514,995
• Two-story homes of about 1,850 to 2,000 sq ft: $499,995 to $533,995
• Cambridge-size homes of about 2,450 to 2,490 sq ft: $589,995 to $613,995

What's included: quartz counters, shaker-style cabinets, premium laminate and LVT flooring, stainless appliances, an electric fireplace, a privacy-fenced backyard, a covered patio, irrigated front landscaping, a smart doorbell and thermostat, and a 10-year limited warranty. Listings describe the homes as all-electric, with a heat pump and central air, an electric water heater and a heat recovery ventilator. As an Express Series community, the options list is short, so the home you tour is close to the home you get.

Homes for sale now:

Address	Plan	Beds / baths	Sq ft	Lot	Price
12221 NE 14th Street	Cambridge II	4 / 2.5 + bonus	2,449	About 4,350 sq ft	$599,995 (was $609,995)
12219 NE 14th Street	Cambridge II	4 / 2.5 + bonus	2,449	About 3,980 sq ft	$609,995
12217 NE 14th Street	Cambridge II	4 / 2.5 + bonus	2,449	About 4,040 sq ft	$609,995

The MLS listing for 12219 gives an estimated completion of October. The builder doesn't publish ready dates for 12221 and 12217; let us know which one interests you and we'll find out where it stands. All three sit together at the south end of the community. County records also show three other lots still in the builder's name that don't appear on its page, likely under contract or recently closed.

Current incentive: D.R. Horton's Red Tag Event runs through November 1, 2026. At Fircrest Meadows it shows up as a $10,000 price cut on 12221 NE 14th Street, now $599,995. Recent MLS remarks here also describe a below-market rate and a flex credit through DHI Mortgage, the builder's affiliated lender, for closing costs, options or upgrades. Tell us which home you're considering and we'll confirm with the sales office which offer applies, then set any lender offer beside an outside quote over the years you expect to keep the loan.

The builder

D.R. Horton, based in Arlington, Texas, has been the largest homebuilder in the country by volume for 24 years running; it closed nearly 85,000 homes in fiscal 2025. Fircrest Meadows is part of the Express Series, the company's value line, launched in 2014 around a limited set of options. Its other communities nearby include Fircrest Landing next door, Oakpointe Crossing and Fisher's Creek Terrace in east Vancouver, Kunze Farms near Vancouver Mall, and Cascade Terrace in Camas.

The published warranty is a 10-year limited builder warranty. D.R. Horton's general warranty overview describes one year on workmanship and materials, two years on major systems and ten on structural items, with a third-party administrator for the structural coverage. Reach out before you sign and we'll get the Washington warranty booklet from the sales office, so you know exactly what's covered and how to file a request.

Schools

Fircrest Meadows is in Evergreen Public Schools. Clark County's attendance-area maps (published August 2026) and the county's parcel records place all 57 lots in the same three schools, and the builder's page and MLS listings agree:

School	Grades	Students (2025-26)	Drive from the sales office
Fircrest Elementary, 12001 NE 9th St	K–5	320	3 minutes
Cascade Middle, 13900 NE 18th St	6–8	810	4 minutes
Evergreen High, 14300 NE 18th St	9–12	1,345	4 minutes

Drive times are in free-flowing traffic. Cascadia Technical Academy, a regional skills center for juniors and seniors, is about a mile north on NE 28th Street.

Evergreen doesn't publish an online address lookup; its Boundary Department confirms the school for a specific address. Tell us which home you're considering and we'll confirm the school with the district before you write an offer. We didn't find boundary changes for 2026-27 or new schools planned nearby.

Inside the community

Fircrest Meadows is four short streets of homes with no clubhouse, pool or gate; the builder points to the parks and services around it instead. The HOA owns six common tracts totaling about 1.3 acres, the largest about 40,000 square feet at the northwest corner. The plat information online doesn't say which tracts are open space and which are stormwater; if it matters for the lot you like, we'll find out. Every home has a privacy-fenced backyard, a covered patio and irrigated front landscaping. The county maps the plat outside the flood zone, with no mapped wetlands.

HOA dues are $94 a month, per current MLS listings. The management company, the budget and the CC&Rs aren't published online, and listings note that covenants apply. We'd ask for the HOA documents and budget before you commit, including the rules on fences, parking, RVs and rentals.

Parks and outdoors nearby

• LeRoy Haagen Memorial Park: 2 minutes. A 29.5-acre City of Vancouver community park with walking paths, a playground, a soccer field, a sport court, a picnic shelter and restrooms
• Fir Crest Park: 3 minutes. A 4.7-acre neighborhood park with a playground, swings and paths
• Endeavour School Park: 3 minutes. A neighborhood park with play equipment, a field and paths
• Firstenburg Community Center: 5 minutes. The city's east-side community center, next to Cascade Park Community Library
• Oakbrook Park: 6 minutes. A 13-acre park with a tennis court and play equipment
• Wintler Park on the Columbia River: 14 minutes
• Lacamas Heritage Trail in Camas: about 15 minutes

Getting around

Drive times from the sales office in free-flowing traffic; rush hour adds time, especially at the bridges.

• I-205 at NE 18th Street: 4 minutes
• Glenn Jackson Bridge (I-205): about 4 miles, 8 to 10 minutes
• PDX airport: 15 minutes
• Downtown Vancouver: 16 minutes
• Interstate Bridge (I-5): about 10 miles, 16 to 19 minutes
• Downtown Portland: 25 minutes
• Transit: C-TRAN Route 12 stops at NE 112th Avenue and 18th Street, and Routes 30 and 80 run on NE 28th Street. Ask us and we'll check current C-TRAN schedules against your commute.

Daily life

• Groceries: Safeway on NE 112th Ave (4 minutes), WinCo on NE 136th Ave (5), Fred Meyer on Mill Plain (6), Trader Joe's on SE Chkalov Dr (6)
• Coffee and dining: Starbucks in the Safeway center (4 minutes), Dutch Bros on NE 138th Ave (4), and the Mill Plain and Chkalov restaurants, including Burgerville, Fuji's Grill & Sushi, Thai Terrace and Breakfast at Valeries (about 6 to 7)
• Healthcare: The Vancouver Clinic on NE 136th Ave (5 minutes), Kaiser Permanente Cascade Park Medical Office (6), PeaceHealth Southwest Medical Center's hospital and ER (9)

What it costs to own

• Jurisdiction: Fircrest Meadows is inside the City of Vancouver. Police service is the Vancouver Police Department, fire service is Vancouver Fire, and land use and streets are the city's.
• Utilities: City of Vancouver water and sewer; Clark Public Utilities for power. The homes are all-electric.
• Property tax: the 2026 levy for this tax code area is $10.097 per $1,000 of assessed value, about $6,060 a year on a $600,000 assessment. New-construction listings here show a partial-year figure (about $1,700); budget for the full amount.
• HOA: $94 a month.
• Impact fees: paid by the builder at permit and built into the price. In Vancouver, Evergreen Public Schools charges no school impact fee, and the city's park fee is $6,130 per home. Our custom homes guide compares fees across the county.

What's changing nearby

Not much is changing right around Fircrest Meadows. The community is down to its final homes, and Fircrest Landing next door is down to one, so construction traffic on these streets should wind down over the coming months. NE 18th Street between I-205 and NE 136th Avenue was widened in phases finished in 2012 and 2018. The bigger road project in east Vancouver is the SE 192nd Avenue corridor, several miles east, with construction listed for 2027. We didn't find new development proposals within a mile.

What to check before you buy

• The transmission corridor. County maps show the Bonneville Power Administration transmission right-of-way about 85 feet north of the community's north edge, with a Clark Public Utilities 115 kV line farther north, and the assessor flags five lots at the north end of NE 122nd Court with a buffer influence. The three homes for sale sit at the south end on NE 14th Street, roughly 1,000 feet from the corridor. Walk the north end to see the towers for yourself, and we'll pull resales near the line so you can see whether it shows up in value.
• Lot size. Most lots are about 2,500 to 4,350 square feet, so yards are compact. We'll check which way each backyard faces and how much usable space it has with you; the three listed lots run about 4,000 to 4,350 square feet, on the larger side for this plat.
• Price and recent sales. Cambridge-size homes here sold for $589,995 to $613,995 over the past year, and smaller homes here were cut and relisted several times before closing. With three identical homes left and a Red Tag cut on one, tell us which one you like and we'll find out what the builder will do on price, closing costs or the rate, then compare it against those sales.
• Ready dates. Only 12219 has a published estimate (October). Let us know you're interested and we'll get a completion date on the other two, so you can plan your rate lock and current-home sale around it.
• The school for your address. The county maps put the whole plat in Fircrest, Cascade and Evergreen. We'll confirm the address with Evergreen's Boundary Department before you write an offer.
• The HOA documents. The dues come from listings, not published documents. Reach out and we'll request the CC&Rs, the budget, the reserve plan, the management contact and what each common tract is for.
• The lender offer. A DHI Mortgage rate or credit is worth weighing against an outside lender's quote over the years you expect to keep the loan; send us the offer and we'll run them side by side.
• Inspections. New homes still have defects. A licensed inspector before closing, and again before the warranty's first year ends, keeps fixes on the builder.

How we help here

At Fircrest Meadows the choice is among three of the same plan, so we start with what sets them apart: lot size and orientation, how far along each home is, and which one carries the Red Tag cut. We walk them with you, compare each asking price against the year of Cambridge-size sales here and at Fircrest Landing next door, and negotiate the levers a builder has on its final homes: price, closing costs and the rate offer, run against outside quotes so you can see which costs less. We confirm the school with Evergreen, get the HOA documents and budget in front of you before you commit, and coordinate the licensed inspections before closing and before the first-year warranty walk-through. Our construction background means we 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 east Vancouver? See Fircrest Landing next door, Oakpointe Crossing, Fisher's Creek Terrace, and the full Vancouver new-construction page.