Buying in Harmony View (Vancouver, WA): New Tradition's Six New Plans Next to Pacific Park

Harmony View is New Tradition Homes' newest community in east Vancouver, on new streets south of NE 18th Street between NE 172nd and NE 179th Avenues. The city approved 118 single-family lots here in 2025, to be built in up to three phases, and the first phase of 37 lots was recorded in July 2026. New Tradition is introducing six new Discovery Series plans for it, from a 1,223-square-foot single-level home to a 2,285-square-foot two-story, with base prices from $519,900 to $634,900.

What makes it worth a look is the setting for the price. It sits inside the City of Vancouver, across NE 172nd Avenue from Pacific Park, near the Harmony Sports Complex, and about five minutes from the shops and clinics around NE 192nd Avenue and Columbia Tech Center. It suits first-time buyers, households moving up from a townhome, and downsizers who want the single-level Iris. Because the community is new, buyers right now are choosing lots and plans before construction, which is also when New Tradition's 5% incentive applies.

Community overview

Builder: New Tradition Homes, Discovery Series (October 2026) Location: NE 16th St, NE 17th St and NE 178th Ave, south of NE 18th St between NE 172nd and NE 179th Aves, inside the City of Vancouver, ZIP 98684 (October 2026) Status: Now selling; Phase 1 lots recorded, no finished homes listed yet (October 2026) Pricing: Base plans from $519,900 to $634,900 (October 2026) Home sizes: 1,223 to 2,285 sq ft; one single-level plan and five two-story plans, 3 bedrooms with 4-bedroom or loft options (October 2026) Homesites: 118 lots approved; Phase 1 (37 lots) recorded July 2026, Phase 2 (25 lots) in review, Phase 3 to follow (October 2026) Lots: About 2,850 to 4,600 sq ft in Phase 1, most between 2,850 and 3,250 (October 2026) HOA: Yes; the association owns the common tracts. Dues aren't published yet (October 2026) Schools: Evergreen Public Schools: Illahee Elementary, Shahala Middle, Union High (October 2026) Sales office: New Tradition lists the community at NE 18th St and NE 179th Ave; hours aren't published (October 2026)

The homes

All six plans are new for Harmony View and part of New Tradition's Discovery Series, which pairs set floor plans with designer-curated interior collections. Base prices as of October 10, 2026:

Plan	Stories	Beds / baths	Sq ft	Garage	Base price
Iris	1	2–3 / 2	1,223	1-car	$519,900
Sage	2	3 / 2.5	1,495	1-car	$534,900
Wisteria	2	3 / 2.5	1,682	1-car	$559,900
Camellia	2	3–4 / 2.5	1,943	2-car	$594,900
Larkspur	2	3 + loft / 2.5	2,161	1-car	$619,900
Trillium	2	3 + den / 2.5	2,285	2-car	$634,900

• Iris: the single-level plan, with an open kitchen, dining area and great room, a private owner's suite and a covered patio. A kitchen island and fireplace are options.
• Sage: kitchen with a center island and walk-in pantry on the main floor; three bedrooms and laundry upstairs.
• Wisteria: adds a dedicated entry and a larger pantry, with dual vanities in the owner's bath and a full laundry room.
• Camellia: the upstairs can be an open loft or a fourth bedroom, and the owner's bath comes in several layouts.
• Larkspur: an oversized patio door, an entry with optional bench and pet-nook storage, and an upstairs loft that can be enclosed as a flex room with a closet.
• Trillium: the largest plan, with a main-floor den that can take an optional full bath and an upstairs flex area. New Tradition's description gives 2,260 sq ft while its plan data shows 2,285; tell us you're considering it and we'll confirm the size for the version you'd build.

What's included: each plan's description lists a covered patio, and the two-story plans include a center island and a pantry. New Tradition builds its homes to ENERGY STAR standards with a third-party HERS energy score. It hasn't published a standard-features list for Harmony View yet, so before you choose finishes we'll get the base specification and the Design Studio price list in writing for you.

Homes for sale now: none yet. New Tradition hasn't listed any finished or under-construction homes at Harmony View, so today's purchases are pre-sale: you pick the lot and plan and the home is built for you. Let us know you're interested and we'll find out which Phase 1 lots are released and what each lot's premium is.

Current incentive: on a pre-sale home, New Tradition will contribute up to 5% of the base price toward financing, upgrades or closing costs when you finance with one of its Trusted Lenders, through December 15, 2026. The offer can end sooner and doesn't combine with other offers; New Tradition's own example is $31,000 on a $636,900 base price. Its Vancouver-area lending partners are Summit Mortgage and CMG Home Loans. A credit used as a rate buy-down and the same credit used toward upgrades or closing costs work out differently depending on how long you keep the loan, so it's worth comparing both against a quote from an outside lender.

The builder

New Tradition HomesBuilds on your lot · Semi-custom · Spec homesA family-owned Vancouver builder founded by the Helmes family in 1987 and one of the larger homebuilders in Washington.Builder profile →

New Tradition Homes was founded by the Helmes family in 1987 and is based in Vancouver, with thousands of homes built across Washington. Its homes are ENERGY STAR certified, and finishes are chosen with its in-house Design Studio. Homes come with a 2-year workmanship warranty and a 2-10 Home Buyers Warranty covering structural defects for up to 10 years. Buyers don't take out a separate construction loan; payments start after move-in. Its other Clark County communities include Si Ellen Farms in Vancouver, Amira's Song and Walker Field in Battle Ground, and Paradise Pointe in Ridgefield.

Schools

Harmony View is in Evergreen Public Schools. Clark County's attendance-area maps put the plat in these schools, and the district told the city during the subdivision review that students here would be bused to them:

Level	School	Grades	Drive time
Elementary	Illahee Elementary	K–5	6 minutes
Middle	Shahala Middle	6–8	6 minutes
High	Union High	9–12	9 minutes

Drive times are free-flowing from the community. Harmony Elementary and Pacific Middle are just across NE 18th Street, but they aren't the assigned schools for this plat. Evergreen doesn't publish an online address lookup; its Boundary Department (boundaries@evergreenps.org) confirms the school for a specific address, so tell us the lot you're considering and we'll confirm it 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

Harmony View is built on reclaimed land: the site was part of a gravel mine, and the approved plans regrade it to gentle slopes of up to 10%, with low landscape walls, no more than about four feet, at the back of some lots. The city found no regulated wetlands or other critical areas on the site.

The approved street plans include planter strips and five-foot sidewalks on both sides of the local streets, and two short private lanes shared by the homes that use them. A pedestrian path on the north side is set aside to connect to a future county trail in the power-line corridor, and the city required a signalized pedestrian crossing of NE 172nd Avenue at NE 16th Street so residents can walk to Pacific Park.

The homeowners association will own and maintain the community's common tracts. New Tradition hasn't published the dues, the management company or the CC&Rs yet, so we'd ask for them, including the rules on fences, parking, RVs and rentals, before you sign. We found no plans for a clubhouse or pool.

Parks and outdoors nearby

• Pacific Park: 2 minutes, just across NE 172nd Ave; a Clark County community park with a skate park, off-leash dog area, play equipment, a sport court, picnic shelter, restrooms and walking paths
• Harmony Sports Complex: 5 minutes by car, a little over half a mile east as the crow flies; county soccer and multi-use fields
• Harmony Ridge Park: 3 minutes, a county neighborhood park with play equipment, a skate area and trails
• Fisher Basin Park: 6 minutes, a Vancouver community park with soccer fields, tennis courts and a picnic shelter
• Lacamas Heritage Trail: 10 minutes, the lakeside trail in Camas
• Lacamas Regional Park: 12 minutes, with Round Lake and the trails around the lake
• Columbia Springs: 14 minutes, a nature area near the Columbia River

Getting around

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

• SR-14 at NE 192nd Ave: 8 minutes
• I-205 at Mill Plain: 13 minutes
• Glenn Jackson Bridge (I-205): 13 minutes
• Downtown Vancouver: 20 minutes
• Interstate Bridge (I-5): 21 minutes
• PDX airport: 21 minutes
• Downtown Portland: 30 minutes
• Transit: C-TRAN stops on NE 162nd Ave are about three-quarters of a mile west, and the Mill Plain Transit Center, the east end of The Vine on Mill Plain, is 6 minutes by car

Daily life

• Groceries: Trader Joe's on Mill Plain (5 minutes), Walmart Supercenter on SE 192nd (7), New Seasons on SE 164th (7), WinCo on NE 136th (7), Fred Meyer on McGillivray (7)
• Coffee: Black Rock and Starbucks on NE 192nd (5 minutes), Ume Coffee & Tea on SE 1st St (5), Dutch Bros on Mill Plain (6), and the restaurants around Columbia Tech Center (5)
• Healthcare: The Vancouver Clinic near Columbia Tech Center (4 minutes), PeaceHealth Union Station Clinic on NE 192nd (5), PeaceHealth Southwest Medical Center's hospital and ER (14), Legacy Salmon Creek Medical Center (22)

What it costs to own

• Jurisdiction: City of Vancouver (the area was annexed in 2008). Police service is the Vancouver Police Department and fire is Vancouver Fire.
• Utilities: City of Vancouver water and sewer; Clark Public Utilities for power. Stormwater is handled on site.
• Property tax: the 2026 levy for this tax code area is $10.13 per $1,000 of assessed value, about $5,270 a year on a $519,900 home. Early tax figures on new lots reflect the land before the home is assessed, so budget for the full amount.
• HOA: dues not yet published; the association maintains the common tracts.
• Impact fees: paid by the builder and built into the price. In the City of Vancouver in 2026 that's a park fee of $6,130, a traffic fee of $2,006 to $3,750 by district and $7,552 in water and sewer charges; Evergreen's school fee in the city is $0. Our custom homes guide compares fees across the county.

What's changing nearby

Most of the change is within a few blocks. Harmony View's second phase (25 lots) is in county review, and a third phase will extend the community west to NE 172nd Avenue. To the north, two retail pads are marketed at NE 18th Street and NE 172nd Avenue, with plans for a quick-service restaurant, a convenience store and gas station, and more retail. The county's plat records also show Harmony Terrace (124 units) proposed just south, plus Harmony Heights East (104) and more Harmony Heights phases to the east. For traffic, the subdivision approval anticipated new signals at NE 179th Avenue and NE 187th Avenue on NE 18th Street. Longer term, the city's Section 30 plan guides the larger former quarry area to the south toward mixed-use and employment development.

What to check before you buy

• The power-line corridor. A Bonneville Power Administration right-of-way runs along the north edge, between the community and NE 18th Street. It also brings open space and a future trail; walk the lot to see how close the lines are and choose a lot further south if that matters to you.
• The nearby shooting ranges. Clark County's English Pit range and the sheriff's training range sit off NE 192nd Avenue, about three-quarters of a mile southeast. Visit on a weekday and a weekend afternoon to hear for yourself, and know that the county has discussed the ranges' future as land around them develops.
• Neighboring land use. When the subdivision was approved in 2025, the land to the south and east was still in mine and rockery use under a surface-mining overlay. Reach out and we'll ask the builder what's planned there and go through the plat notes and disclosures with you.
• Lot size and grading. Most Phase 1 lots are about 2,850 to 3,250 square feet, with driveways set close together and some low retaining walls at the back. We'll compare a few lots on the site plan with you and confirm the yard size and wall placement for the one you choose.
• Traffic at NE 179th and NE 18th. The traffic study rated that intersection poorly at the evening peak without a signal, and the signal was expected before homes are occupied. Tell us if it matters to you and we'll check its status with the city or the builder; a drive at rush hour shows you the rest.
• Construction around you. Phases 2 and 3, the retail pads and the neighboring plats mean building activity nearby for a while. Let us know which lots you like and we'll find out which ones will border later phases.
• The HOA documents. The dues, budget and CC&Rs aren't published yet; tell us you're interested and we'll get them in front of you before you commit.
• The incentive math. The 5% offer works differently as a rate buy-down and as a credit; reach out and we'll run both side by side with an outside lender's quote.
• Inspections. A licensed inspector at pre-drywall and before closing, and again before the 2-year workmanship warranty ends, keeps any fixes on the builder.

How we help here

At Harmony View the decisions come early, because every home is a pre-sale right now. We start with the site plan: which Phase 1 lots are released, their premiums, how far each sits from the power lines and later phases, and where the retaining walls fall. We confirm the plan size and the base specification in writing, get the HOA documents as soon as they exist, and confirm the schools for the address with Evergreen. Then we run New Tradition's 5% incentive as a rate buy-down and as an upgrade or closing-cost credit, next to an outside lender's quote, and help you set a Design Studio budget before you're in the studio. During the build we coordinate the licensed inspections, and our construction background helps us look closely at a home while the walls are still open.

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

Also looking in east Vancouver? See Harmony Heights, the Holt and David Weekley community just to the east, Garden Grove, and the full Vancouver new-construction page.