The Glades at Green Mountain is one of the largest new construction communities in Camas, and Holt Homes has been building here since 2019. Multiple phases, hundreds of lots, and a steady march uphill into newer sections of the development have made this community a fixture of the Green Mountain area. If you've driven Leadbetter Road, seen the signs, or walked through the model home, you already know Holt is one of the more active builders in Clark County. What you might not know is what the experience of actually buying here looks like — and where the decisions that cost buyers money tend to hide.
This page is the guide you should read before your next visit.
Community Overview
Builder: Holt Homes Location: Green Mountain area, Camas, WA — 8517 N Hargrave Street Status: Actively selling. Multiple phases under construction, with move-in-ready homes and to-be-built lots available. Price range: Starting in the low $700,000s. Current move-in-ready inventory ranges from approximately $760K to $910K depending on plan and lot. Lot sizes: Average 7,500 sq ft with 55' frontage Home sizes: 1,800–2,928 sq ft (3–4 bedrooms) HOA: Approximately $70/month. Includes access to the community center, playground, and outdoor pool. School district: Camas School District — Lacamas Lake Elementary, Liberty Middle School, Camas High School
(Pricing reflects information available as of March 2026. Contact The Tartan Team for current availability and pricing.)
What Makes The Glades Worth Considering
The location is the headliner. The Glades sits in the Green Mountain area of Camas, roughly five and a half miles from downtown, and it's in the Camas School District — Lacamas Lake Elementary, Liberty Middle, and Camas High — which is consistently among the highest-rated districts in Washington state. For families who are making a buying decision based on schools, this checks the box without qualification.
The outdoor access is equally strong. Lacamas Lake Regional Park is seven minutes away, with six miles of hiking and biking trails through dense forest, around Round Lake, along Lacamas Creek, and past waterfalls. Camas Meadows Golf Club, Dakota Dog Park, and Harmony Sports Complex are all within a short drive. The Columbia River Gorge is less than an hour out. This is not a community where you have to manufacture reasons to get outside.
Daily conveniences are close. Costco, Walmart, New Seasons Market, Providence Mill Plain Medical Plaza, and Legacy Medical Group Camas are all nearby. Downtown Camas — Main Street, the antique shops, the restaurants — is a short drive. Portland International Airport is less than 30 minutes away.
The community itself includes a clubhouse with an outdoor swimming pool, a playground, and walking trails. At roughly $70 per month in HOA dues, it's a reasonable package for what you get — particularly the pool, which would be a significant expense to maintain privately.
Holt shares The Glades with SHAWOOD, a brand of Sekisui House building higher-end homes in a separate section of the community starting from $1.2 million. The two sections share the community amenities but target entirely different buyers. If you're considering both, we've written a separate guide to SHAWOOD at The Glades that covers the construction, pricing, and what to watch out for at that price point.
Floor Plans and Pricing Overview
Holt currently offers eleven floor plans at The Glades, ranging from 1,800 to 2,928 square feet. The plans are named by their square footage, which makes comparison straightforward. Both one-story and two-story layouts are available, with several plans offering a primary bedroom on the main floor — a layout that's increasingly in demand from buyers who want single-level living without giving up the space of a two-story home.
Single-story and smaller plans:
The 1800 — 3 bed, 2 bath, 1,800 sq ft. The entry point into The Glades. For buyers who want a new Holt home in the Camas School District without paying for square footage they don't need.
The 1998 — 4 bed, 2 bath, 1,998 sq ft. Four bedrooms under 2,000 square feet means efficient use of space, though the fourth bedroom may function more as an office or flex room at this size.
The 2050 — 3 bed, 2 bath, 2,050 sq ft. A three-bedroom layout with more room to breathe than The 1800, with bedrooms clustered near the laundry room and primary suite across the staircase for separation.
The 2096 — 3 bed, 3 bath, 2,096 sq ft. Three bedrooms and three full bathrooms in a single-story layout — a configuration that works well for buyers who host frequently or want each bedroom to have its own bath.
Larger and multi-level plans:
The 2493 — 4 bed, 3 bath, 2,493 sq ft. A three-level plan with a 3-car garage. Open main level with a large kitchen and great room, a lower level with a flexible media area and guest bedroom with full bath, and an upper level with the primary suite (featuring two walk-in closets), two secondary bedrooms, and laundry.
The 2539 — 4 bed, 3 bath, 2,539 sq ft.
The 2582 — 4 bed, 3 bath, 2,582 sq ft.
The 2674 — 4 bed, 3 bath, 2,674 sq ft. A daylight plan designed around main-level living. Primary suite on the main floor with a full bathroom and walk-in closet, open great room with fireplace, kitchen with corner pantry, and a 3-car garage. Downstairs: a second living room with covered patio, two secondary bedrooms, another full bath, and storage.
The 2676 — 4 bed, 3 bath, 2,676 sq ft.
The 2822 — 4 bed, 3 bath, 2,822 sq ft.
The 2928 — 4 bed, 3 bath, 2,928 sq ft. Holt's largest plan at The Glades. Main-floor guest suite, formal dining room, bonus room on the second floor, and a primary suite with dual vanity and walk-in closet. This is the plan for buyers who need the space and want a room for everything.
What's included in every Holt home at The Glades: Delta faucets, 8-foot doors on the main floor (interior and exterior), exterior masonry, gourmet kitchen with gas where available, apron sink, upgraded bath fixtures, Craftsman lighting, garage door windows and hardware, full wood-wrapped windows on the main level, 6-inch baseboard, laminate flooring throughout the main living areas, and full tile primary bathroom showers with mudset floors.
That included-features list has gotten noticeably better as Holt has moved into newer phases of the community. The homes being built today at The Glades come with a level of standard finish — the laminate flooring, the 8-foot doorways, the tile showers — that would have been upgrade territory in earlier phases. It's worth noting, because it means the base-price homes in the current phase are more finished out of the box than what Holt was delivering here three or four years ago.
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
Everything above, the builder's website can tell you. What follows is what they won't.
You cannot customize a Holt home at The Glades. At all. This is the most important thing to understand before you walk in. Holt sells homes after they've gone through permitting, which means every structural decision — the floor plan, the lot placement, the layout — has already been made before you enter the picture. You're choosing from what's available, not designing what you want. If you need a fourth bedroom where the bonus room is, or you want the garage on the other side, or you'd prefer a different roofline — that conversation doesn't exist here. This is a production builder operating at scale, and the tradeoff for Holt's pricing and included features is that you get zero say in the structural configuration of the home. For some buyers, that's perfectly fine. For others, it's a dealbreaker they don't discover until they're already emotionally invested in a lot.
Design selections are handled through a third-party partner, not by Holt directly. Unlike builders who bring you into their own design center with their own staff, Holt's upgrade and finish selection process runs through a separate company. The experience is different — not necessarily worse, but different — and it's worth knowing in advance. Expect to add 5–10% or more to your base price in upgrades, mostly for hard surfaces: flooring, countertops, and tile selections. On a $750K home, that's $37,500–$75,000 in additions. The standard finishes are solid — better than they've ever been in the current phase — but most buyers will want to upgrade at least some surfaces, and the costs add up quickly in an environment designed to show you everything that's available.
The community is massive, and that cuts both ways. The Glades has been building since 2019 across multiple phases, and the site map shows lots numbered into the high 200s. That scale means Holt almost always has inventory — move-in-ready homes, homes under construction, and future lots — which gives buyers more options and more leverage than you'd have in a six-lot boutique community. But it also means you're buying into a neighborhood that will have active construction around it for years to come. Dust, truck traffic, early-morning noise, and the general presence of a working job site are part of the deal until the final phase is built out. If you're in one of the newer phases higher on the hill, the development will continue to fill in below and around you. That's not a reason not to buy. It's a reason to pick your lot with your eyes open about what the next two to three years will look like from your front porch.
Settling issues are real, but manageable. New construction settles. At The Glades, that can show up as tile separation, drywall cracks, and nail pops — cosmetic issues that are common in new homes and not unique to Holt. What matters is how the builder handles them, and Holt's warranty team has a good reputation for being responsive and following through on repairs. The warranty process works. But buyers should expect that a brand-new home will need some attention in the first year or two, and they should document everything and submit warranty requests promptly. "New" does not mean "perfect from day one."
Lot premiums vary, and nobody's going to explain the pricing logic to you. At a community this size, the difference between a lot that backs to green space and a lot that faces another home's driveway can be tens of thousands of dollars. Holt has a lot premium structure, but it's not something the sales team walks you through with a spreadsheet and a candid explanation of what you're paying for. Understanding which lots carry premiums, why, and whether those premiums are justified based on the actual views, privacy, and orientation of the lot is one of the most valuable things an independent buyer's agent can do on a Holt purchase. It's also one of the things most buyers never think to question.
Three mistakes new construction buyers make that cost them $15,000–$30,000
1. They trust the person sitting across the table.
The builder's sales rep is friendly. They're knowledgeable. They walk you through the model home, answer your questions, and make the whole process feel easy. And they work for the builder. Their job — the one they're paid to do — is to protect the builder's margin. Not yours. Every recommendation they make, every upgrade they steer you toward, every timeline they suggest is designed to serve the builder's interests first. That doesn't make them bad people. It makes them the other side of the table. You just didn't realize there were sides.
2. They negotiate the wrong things — or nothing at all.
Most buyers walk in thinking the sticker price is the sticker price. Some try to negotiate the sale price, which is usually the least flexible number in the deal. Meanwhile, the real money is sitting in places most buyers never think to look: lot premiums that vary by tens of thousands of dollars based on placement, upgrades with markups that would make you uncomfortable if you saw the actual cost sheets, closing cost credits the builder will offer but never volunteer, and rate buydowns that can save you more over the life of the loan than any price reduction ever would. The buyers who leave $15,000–$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. Builder purchase agreements are written by the builder's attorneys to protect the builder. Warranty limitations are buried in addenda most buyers never read carefully. Inspection timelines are structured so tightly that missing a window means waiving your right to object. And the HOA — if there is one — was created by the developer, with rules and financial structures that serve the developer's interests during the build-out phase, not yours after you move in. A new home doesn't mean a simple transaction. It means a transaction where the complexity is hidden behind fresh paint and a model home that smells like vanilla.
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
Holt's sales and construction staff at The Glades are friendly and professional. Buyers consistently say positive things about the experience — the communication, the responsiveness, the willingness to answer questions. None of that is in dispute.
But friendly and professional doesn't mean they're working for you. The sales team works for Holt. Their job is to sell homes at the best possible terms for the builder. When they recommend a lot, they're not running a cost-benefit analysis on your behalf. When they walk you through upgrade options, they're not flagging which ones are overpriced relative to what you could install after closing. When the contract is on the table, they're not pointing out the clauses that favor the builder over you.
On a Holt purchase at The Glades, the stakes aren't as high as a $1.5M luxury build — but they're high enough. You're spending $750K to $950K or more. The no-customization model means the decisions you can influence are concentrated in fewer places: lot selection, upgrade selections, contract terms, and closing negotiations. That makes each of those decisions more important, not less. And it means having someone at the table who understands where the leverage points are — and whose financial incentive is aligned with yours — is worth more than most buyers realize until after closing.
The sales rep's job is to make you feel taken care of. Your agent's job is to make sure you actually are.
Your Options with The Tartan Team
The Tartan Team offers flat-fee buyer representation for new construction. On a typical Holt home at The Glades — say, $800K — the traditional commission model would charge $20,000–$24,000 in buyer agent fees for a transaction where the builder does most of the heavy lifting. That model doesn't make sense for new construction. Our flat-fee representation means you get experienced representation — lot premium analysis, contract review, upgrade strategy, and closing oversight — at a cost that reflects the actual work involved. The difference between our fee and what a traditional agent would charge you is real money that stays in your pocket.
Also considering other new construction communities in Clark County? See our guides to SHAWOOD at The Glades, Schnell Farms (Pacific Lifestyle Homes), The Nines at Camas Meadows (Pacific Lifestyle Homes), Harmony Heights, Lacamas Hills (Toll Brothers), and The Enclave at Camas Meadows.
Last updated: March 2026