Lacamas Hills sits on the north shore of Lacamas Lake in Camas, WA — a hillside community surrounded by 17 acres of greenbelt and open space, with many homesites offering lake and territorial views. The builder is Toll Brothers, the nation's largest luxury home builder, and they've put two collections here: single-level ramblers for buyers who want everything on one floor, and larger two- to three-story homes for families who need the space. Prices currently range from the low $800s to over $1.3 million before lot premiums and Design Studio selections.
If you've driven past the community, walked through one of the two model homes, or started browsing floor plans online, this page is the guide you should read before your next visit.
Community Overview
Builder: Toll Brothers (NYSE: TOL) Location: North shore of Lacamas Lake, Camas, WA — 4901 North Elk Drive (sales center at 2884 N 49th Ave) Status: Actively selling. Two model homes open. Quick move-in homes and to-be-built homesites available. Price range: Powell Collection from $829,000. Huron Collection from $1,124,000. Quick move-in homes currently listed from $875,000 to $1,327,000. Lot premiums additional. Home sizes: 1,813–4,248+ sq ft across both collections Architectural styles: Farmhouse, contemporary, and prairie exterior options School district: Camas School District — Lacamas Lake Elementary, Liberty Middle, Camas High School (all within a 5-minute drive)
(Pricing reflects information available as of April 2026. Contact The Tartan Team for current availability and pricing.)
What Makes Lacamas Hills Worth Considering
Start with the location. Lacamas Lake Park is directly across the street — not a short drive away, not "nearby," but across the street. That's 12-plus miles of hiking and biking trails, waterfalls, rock formations, camas lilies blooming in the spring, and a boat launch that turns the lake into a hub for kayaking, paddle-boarding, and swimming in the summer. The community itself has a park with a viewpoint and walking paths that connect into the regional trail system. For buyers who want outdoor access as a daily reality rather than a weekend drive, this is one of the strongest locations in Clark County.
The school district is a meaningful differentiator. Camas School District consistently ranks among the top districts in Washington state. Lacamas Lake Elementary, Liberty Middle, and Camas High School are all within a five-minute drive. For families making a decision that's partly about schools, this is a simpler equation than communities that fall in the Evergreen district and require boundary verification.
Downtown Camas is less than ten minutes away — local restaurants, boutique shopping, and the small-town character that draws people to this side of Clark County in the first place. You're also a short drive from the commercial corridor along SE 192nd Avenue (Costco, grocery stores, major retail) and within reasonable commuting distance of Portland and PDX airport via SR-14 and I-205.
Washington state's lack of income tax is another factor that relocating buyers — especially those coming from Oregon or California — should understand. You're living on the Washington side with no state income tax, and Portland's shopping and amenities are twenty minutes away.
The North Shore: What's Coming
This is worth understanding before you buy, because it will shape the neighborhood around Lacamas Hills for the next decade and beyond.
Lacamas Hills sits within the broader North Shore subarea of Camas — approximately 990 acres that the city has been planning for substantial development. The North Shore subarea plan, adopted in 2022 with design standards finalized in 2023, envisions nearly 3,000 residential units, around 8,000 new residents, and approximately 1,400 new jobs across six distinct zones.
The most concrete development so far: SunCal, a California-based real estate developer, has proposed a master-planned community on about 300 acres of former dairy farm land just north of Lacamas Lake. The proposal, which the Camas City Council reviewed in late 2025 with a public hearing expected in early 2026, includes a town center with a potential Fred Meyer as anchor tenant, a mix of housing types from single-family to townhomes and apartments, a central plaza, and an extension of North Shore Boulevard connecting through the site. The build-out is planned over 15 years.
For Lacamas Hills buyers, this is mostly opportunity. A town center with grocery, retail, and dining within walking or short driving distance would be a significant amenity upgrade. The city has also purchased 165 acres of lakeside land — the Legacy Lands — that will be permanently preserved as open space, trails, and parks. The long-term vision for this area is walkable, mixed-use, and well-connected to the natural environment.
That said, 15 years of development means 15 years of construction activity in the surrounding area. The neighborhood will look and feel different five years from now than it does today. Traffic patterns will change. Views may change. For some buyers, that trajectory is exactly what makes this a compelling long-term investment. For others, it's worth knowing before you commit.
Floor Plans and Pricing Overview
Toll Brothers offers two collections at Lacamas Hills, and the distinction between them is straightforward: do you want single-level living, or do you need more space spread across multiple stories?
Powell Collection (Single-Level Living)
The Powell Collection is designed for buyers who want everything on one floor — empty nesters, aging-in-place buyers, or anyone who simply prefers single-story living. These are ramblers, some with included daylight walkout basements that add flexible lower-level space without compromising the main-level-living design.
Wenatchee — 3 bedrooms, 2 bathrooms, 1,937+ sq ft, 2-car garage. Starting from $829,000. First-floor primary bedroom with covered patio. Available in farmhouse, contemporary, and prairie elevations.
Merwin — 3 bedrooms, 2 bathrooms, 1,813+ sq ft, 2-car garage. Starting from $910,000. First-floor primary bedroom. The model home on-site is the Cushman with Basement, a Powell Collection design that showcases what these single-level plans look like with a finished daylight walkout — lake house decor, walnut finishes, and views of the surrounding greenbelt.
Quick move-in homes in the Powell Collection are currently listed from $875,000 to $959,000, with move-in dates ranging from immediate availability to mid-2026.
Huron Collection (Two- to Three-Story Homes)
The Huron Collection is for buyers who need scale. These are larger homes with dramatic two-story foyers, versatile floor plans, and the kind of space that accommodates multi-generational living, home offices, and flexible rooms that can serve different purposes as your life changes.
Cultus — 4–5 bedrooms, 4 bathrooms, 3,226+ sq ft, 2–3 car garage. Starting from $1,124,000. Versatile living options include first-floor bedrooms, lofts, and flex spaces. The second model home on-site is the Quinault with Basement — a three-story contemporary design that demonstrates how the Huron Collection plans handle vertical space.
Cultus with Basement — 6 bedrooms, 5 bathrooms, 4,248+ sq ft, 2-car garage. Starting from $1,327,000. Daylight basement adds a full additional level of living space — bedrooms, a recreation room, and flexible areas that work for a multi-gen suite, home theater, or guest quarters.
Quick move-in homes in the Huron Collection are currently listed from $1,099,000 to $1,327,000.
What Base Price Includes vs. What It Doesn't
This is where the math changes. The starting prices above represent the base home on a standard homesite — before lot premiums and before the Design Studio.
Toll Brothers' Design Studio experience is one of the things that distinguishes them from other production builders. You'll work with a professional Design Consultant at their Portland studio to select finishes, fixtures, and upgrades across virtually every surface and system in the home. The studio is impressive. The selections are extensive. The process is collaborative and professional.
It's also an environment specifically designed to present options and encourage upgrades. The Design Consultant's job is to help you build the home you want — and the home you want, once you're sitting in a studio surrounded by beautiful options, tends to cost more than the home you budgeted for. This isn't a criticism of Toll Brothers. It's how the model works. The base price gets you in the door. The Design Studio is where the real spending happens.
Structural upgrades — adding a bedroom, extending a garage, converting a flex space — are handled separately at the sales office before the Design Studio process begins. These add to the base price as well.
For current floor plan availability and pricing, reach out to The Tartan Team — we'll walk you through what's available and help you evaluate your options before you visit the sales office.
What to Watch Out For
This is the section that matters. Everything above, the builder's website can tell you. What follows is what they won't.
Lot premiums are significant and vary widely. The base prices you see advertised assume a standard homesite. But at Lacamas Hills, where many lots back to greenbelt, offer lake views, or sit on cul-de-sacs, the lot premium can add substantially to your purchase price. A view lot or a greenbelt-backing lot commands a meaningful premium over an interior lot facing another home. You'll see these numbers when you visit, but understanding which lot represents the best value for your priorities — views, privacy, orientation, proximity to the trail system — is a different conversation than the sales team is incentivized to have with you.
The Design Studio is engineered to get you to spend more than you planned. Toll Brothers' Design Studio is a beautiful experience. It's also an upsell environment engineered to get you to spend more than you planned. Knowing what's worth the upgrade and what's pure margin is worth a conversation before you sit down with the Design Consultant. Buyers at this price point are accustomed to quality finishes. The question isn't whether to upgrade — it's knowing which upgrades deliver real value in your daily life and at resale, and which ones carry markups that wouldn't survive scrutiny if you saw what they actually cost the builder.
The community is maturing — inventory is limited. Lacamas Hills is not a brand-new community. Two model homes are open, several quick move-in homes are available, and the remaining homesites are finite. That changes the negotiation dynamic. On one hand, builders sometimes offer incentives to move remaining inventory — Toll Brothers is currently advertising their National Sales Event and up to $20,000 toward closing costs with their mortgage company. On the other hand, limited inventory means less flexibility on lot selection and potentially less room to negotiate on popular homesites.
The purchase agreement is a Toll Brothers contract. Toll Brothers is a publicly traded Fortune 500 company with an in-house legal team, an in-house mortgage company, and an in-house title company. Their purchase agreement reflects that infrastructure. It's thorough, it's detailed, and it's written to protect Toll Brothers. Warranty provisions, inspection timelines, change order policies, financing contingencies, and delay provisions are all structured with the builder's interests in mind. That's not unusual — every builder's contract is written by the builder's attorneys. But the sophistication of the contract matches the sophistication of the company, and having someone review it whose job is to protect your interests is not optional at this price point.
The North Shore development will change the surroundings. As outlined above, the area around Lacamas Hills is poised for significant development over the next 15 years. The city's preserved Legacy Lands protect the lakefront views and access. But the land to the north and east is zoned for thousands of additional homes, commercial development, and a town center. If the views, the quiet, or the sense of being at the edge of nature are part of what draws you to Lacamas Hills, understand that the area's character will evolve.
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.
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The Builder's Sales Rep Works for the Builder
Toll Brothers' sales team at Lacamas Hills is experienced and professional. They know the product, they know the community, and they'll make the buying process feel smooth and well-managed. That's the Toll Brothers brand — a polished experience from model home walkthrough to Design Studio appointment to closing day. None of that changes who they work for.
The sales rep's job is to sell homes for Toll Brothers at the best possible terms for Toll Brothers. They're not going to advise you that a different lot might save you tens of thousands in premiums for a minimal difference in experience. They're not going to walk you through the Design Studio and flag which upgrades carry margins that might surprise you. They're not going to suggest you push back on the builder's preferred closing timeline or financing structure — especially when Toll Brothers has its own mortgage and title companies that keep the transaction in-house. That's not a criticism. It's the business model. They represent the builder.
On a new construction purchase at this price point, the dynamic deserves attention. Toll Brothers has an in-house legal team, an in-house mortgage company, an in-house title company, and a professional Design Studio with trained consultants. The entire transaction is designed to flow through Toll Brothers' ecosystem. That ecosystem is efficient and well-run. It's also built to serve the builder's interests at every step. The question isn't whether the experience is good. The question is whether you have someone at the table whose only job is to protect your money.
Independent representation on new construction isn't about doing paperwork. It's about knowing where the leverage points are — lot premiums, Design Studio selections, closing cost structures, rate buydowns, contract terms — and having someone whose financial incentive is aligned with yours, not the builder's.
Your Options with The Tartan Team
The Tartan Team offers flat-fee buyer representation for new construction at $15,000 — full service, including contract review, negotiation strategy, Design Studio guidance, and closing oversight. The traditional commission model charges a percentage of the purchase price, which on a $1.1 million home means the builder is typically allocating $27,000–$33,000 for the buyer's agent. That's a lot of money for a transaction where the builder does most of the heavy lifting.
Here's where it gets interesting. When you work with The Tartan Team, the builder still allocates that commission — but our fee is $15,000. The difference goes back to you. On a home at Lacamas Hills, that means you're getting experienced, full-service representation and putting thousands of dollars back in your pocket compared to what a traditional agent would cost. The higher the purchase price, the wider that gap becomes.
That's flat-fee representation done right. You're not getting less service. You're getting right-sized service for a transaction type where the traditional model overcharges — and you're keeping the savings instead of handing them to an agent whose actual contribution doesn't warrant a percentage-based fee at this price point.
Toll Brothers operates multiple communities in Clark County. If you're weighing Lacamas Hills against the alternatives, see our guides to Quail Ridge (Ridgefield, smaller town, 27 homes from $1M) and Bluffs at Granite Highlands (Washougal, 19 estate homes from $1.45M with Columbia River and Mt. Hood views). 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: April 2026