Lalonde West is a small cottage community on NE 101st Street, just north of NE 99th Street, in the unincorporated stretch of Vancouver between Hazel Dell and Salmon Creek. The county approved it in 2024 as 39 cottage lots and two single-family lots on about four acres of the old LaLonde family farm. The homes are two-story cottages of about 1,080 to 1,400 square feet, with two or three bedrooms and two and a half baths, set around shared open-space strips.
It suits buyers who want a new, detached home with a small yard someone else mows: the homeowners' association maintains front and back yards under the CC&Rs. The draw is the setting. The 7.7-acre Kate and Clarence LaLonde Neighborhood Park is right next door on NE 99th, and I-5 is about five minutes away. The trade-off is that pricing isn't published yet and most of the lots are still to be built on, so this is a community to approach with good homework.
Community overview
Builder: NW Home Builder Group, a collective of smaller local builders; the plat's developer of record is RVHB, LLC (October 2026) Location: NE 101st St, NE 44th Ct and NE 45th Ct (private) off NE 99th St, Vancouver, WA 98686; unincorporated Clark County inside the Vancouver urban growth area (October 2026) Status: Now selling per the builder; a few homes built, most lots still to build (October 2026) Pricing: Listed as "TBD" on all three homes the builder shows; the last published asks, in October 2025, were $409,900 and $424,900 (October 2026) Home sizes: About 1,080 to 1,400 sq ft, two stories, 2 to 3 bedrooms, 2.5 baths (October 2026) Homesites: 41 lots: 39 cottage lots and 2 single-family lots, plat recorded November 2024 (October 2026) Lots: About 1,750 to 3,300 sq ft for the cottages, most near 1,750 to 2,100 (October 2026) HOA: Lalonde West Homeowners Association; $84 a month on the 2025 listings; current dues not published (October 2026) Schools: Battle Ground Public Schools: Pleasant Valley Primary, Pleasant Valley Middle, Prairie High (October 2026) Sales office: None; homes are shown by appointment through the builder's brokerage, Keller Williams Realty (October 2026)
The homes
The builder's community page lists three homes, each marked "New construction" with the price to be announced (as of October 10, 2026):
| Lot | Address | Beds / baths | Sq ft | Price |
|---|---|---|---|---|
| Lot 2 | 4405 NE 101st St | 3 / 2.5 | 1,080 | TBD |
| Lot 23 | 10107 NE 44th Ct | 2 / 2.5 | 1,139 | TBD |
| Lot 25 | 4410 NE 101st St | 3 / 2.5 | 1,399 | TBD |
All three are two-story cottages. The page offers floor-plan downloads, but the links don't open a file yet, and no ready dates are given. County records show a finished two-story home of about 1,140 square feet at 4405 NE 101st St, built in 2025, so if that one interests you, tell us and we'll confirm the square footage.
What the earlier listings included. In October 2025, two cottages here were listed in the MLS under Manor Homes' name: a 1,080-square-foot, three-bedroom plan at $409,900 and a 1,399-square-foot, three-bedroom plan at $424,900. Those listings described quartz counters, custom cabinetry, black appliances, luxury vinyl plank on the main floor, a heat pump with central air, a covered patio, and landscaped, fenced yards with sprinklers, plus a 2-10 Home Buyers Warranty. Parking was listed as a driveway, with no garage noted. Both listings came off the market in February 2026, and Manor Homes no longer shows the community on its website. We'd treat those features as a guide to the product, then get the current standard-features sheet and warranty in writing for the home you choose.
Other homes on the plat. Six lots on NE 45th Court belong to Karlsen Homes, per county records, and two cottages of about 1,155 square feet were built there in 2025. Karlsen doesn't advertise them for sale online. The two single-family lots hold a 1983 home that stayed with the plat and a larger home built in 2025.
Incentives: none published as of October 10, 2026.
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NW Home Builder GroupCustom · Builds on your lot · Spec homesNW Home Builder Group is a collective of smaller Southwest Washington home builders, including Revin Homes, DMK Homes, Panache Properties and J & J Builders, that develops land and markets its…Builder profile →
NW Home Builder Group is a collective of smaller Southwest Washington builders, including Revin Homes, DMK Homes, Panache Properties and J & J Builders, that develops land and markets its members' homes together. It lists more than 40 sold-out subdivisions and short plats in Clark and Cowlitz counties. Its other current projects include the custom-home street at Martin Meadow. The group doesn't publish warranty terms; tell us which home you're considering and we'll find out which member builder builds it and get its warranty in writing.
Schools
Every lot in Lalonde West is in Battle Ground Public Schools, per Clark County's attendance-area maps and its parcel records, and the 2025 listings agree:
| Level | School | Grades | Drive time |
|---|---|---|---|
| Elementary | Pleasant Valley Primary School | PreK–4 | 7 minutes |
| Middle | Pleasant Valley Middle School | 5–8 | 7 minutes |
| High | Prairie High School | 9–12 | 10 minutes |
Pleasant Valley Primary and Middle share a campus on NE 50th Avenue, about three miles north; Prairie High is on NE 117th Avenue. Enrollment in 2025-26 was about 590, 430 and 1,520. Vancouver Public Schools' boundary is close by to the north and west, so homes a short drive away go to different schools; we'll confirm by address with the district. We didn't find boundary changes announced for 2026-27. Battle Ground's replacement levy (Proposition 11) is on the November 3, 2026 ballot after earlier measures failed, which may affect programs; the district's levy page has the details.
Inside the community
Lalonde West is laid out on both sides of NE 101st Street, a public street, with cottages facing narrow open-space strips. NE 45th Court is a private road, and the plat doesn't allow driveways onto NE 99th. There's no clubhouse or pool; the shared spaces are the open-space tracts the HOA owns, and the county park next door.
What the recorded CC&Rs say, in the points buyers ask about:
- Yards: the HOA professionally maintains front and back yards, and can use each home's water for irrigation. It also handles exterior cleaning, such as moss, as needed.
- Fences: cedar, 6 feet, with the declarant's approval.
- RVs and boats: stored in a garage, screened from view or off site. Street parking is limited to 48 hours.
- Rentals: allowed. Tenants are bound by the CC&Rs and the owner is responsible for their fines.
- Pets: household pets only, leashed outside your lot.
- Changes: exterior changes, fences, lighting and grading need approval first.
Homes on NE 45th Court and Lots 11 and 12 also share a private road maintenance covenant, which sets a fee of $15 per developed lot for road upkeep. Each lot drains roof water into its own infiltration system, which the owner maintains under a county covenant.
Parks and outdoors nearby
- Kate and Clarence LaLonde Neighborhood Park: next door at 4608 NE 99th Street; 7.7 acres with a farm-themed playground, a basketball half court, picnic tables and a paved loop path, on land the LaLonde family farmed for nearly a century
- Greyhawk Park: 6 minutes
- Hazel Dell Park: 7 minutes
- Pleasant Valley Park: 7 minutes, near the Pleasant Valley schools
- Curtin Creek Park: 8 minutes
- Salmon Creek Regional Park and Klineline Pond: 10 minutes; the swim beach, fishing pond and the paved Salmon Creek Greenway Trail
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 99th Street: 5 minutes
- I-205 via Padden Parkway: 6 minutes
- Interstate Bridge (I-5): 12 minutes
- Downtown Vancouver: 14 minutes
- Glenn Jackson Bridge (I-205): 15 minutes
- PDX airport: 24 minutes
- Downtown Portland: 25 minutes
- Transit: C-TRAN Route 25 stops on NE 99th Street at NE 43rd Avenue, a short walk from the plat
Daily life
- Groceries: WinCo on Highway 99 (5 minutes), Chuck's Produce (6), Safeway in Salmon Creek (8), Fred Meyer in Hazel Dell (8)
- Coffee and a bite: Compass Coffee and The Coffee Corral (4 minutes each), Carol's Corner Cafe (4), Hearth Coffee (5), Starbucks and Black Rock Coffee near NE 88th St and St. Johns Road (6–7)
- Healthcare: GoHealth Urgent Care in Hazel Dell (8 minutes), Legacy Salmon Creek Medical Center (9), PeaceHealth Southwest Medical Center (16)
What it costs to own
- Jurisdiction: unincorporated Clark County. Police service is the Clark County Sheriff and fire service is Clark County Fire District 5, served by Vancouver Fire. Zoning is R1-6.
- Utilities: Clark Regional Wastewater District for sewer; Clark Public Utilities for water and power.
- Property tax: the 2026 levy for this tax code area is about $6.57 per $1,000 of assessed value, roughly $2,790 a year on a $425,000 home. If Battle Ground's Proposition 11 passes at about $1.76 per $1,000, that would add roughly $750 a year at that value. New homes are often taxed at land-only values at first, so budget for the full amount.
- HOA: $84 a month on the 2025 listings, with yard care included; we'll request the current budget when you reach out. Homes on the private road add the road maintenance fee.
- Impact fees: the plat's covenant assigns the Battle Ground school fee, the Park District 8 fee and the Hazel Dell traffic fee, about $19,200 per home at current county rates, paid by the builder at permit and built into the price. County rates change November 12, 2026. Our custom homes guide compares fees across the county.
What's changing nearby
The area around NE 99th Street is filling in with small infill projects. Within about a mile, the county has approved or is reviewing Hidden Pine (37 compact lots), August Meadows (27 lots off St. Johns Road), a 25-lot subdivision on NE 39th Avenue and a 40-lot townhome plat on NE 114th Street. A convenience store with a 12-pump fueling station and a drive-through coffee shop is approved at NE 88th Street and St. Johns Road. New Tradition's Pleasant Woods is building out on NE 50th Avenue. Inside Lalonde West itself, expect construction on most lots for a while.
What to check before you buy
- The price and what it includes. Pricing is listed as TBD. We'd ask for a written price, the standard-features list and the lot premium, if any, and compare them with the 2025 asks of $409,900 to $424,900 and nearby cottage sales.
- Who is selling and who stands behind the home. County records show most lots changing hands in early 2026, and the community has been marketed under two builder names. We'd confirm the seller on title, the builder who holds the permit and the warranty company, and have your escrow and title officer review it before you sign.
- Construction around you. Most lots are unbuilt. Tell us which lot you like and we'll ask about the build schedule for the lots beside it; a weekday visit helps too.
- Parking. These are small lots with driveway parking, and the 2025 listings noted no garage. Look at where guests park and how the 48-hour street rule works for you.
- The listing details. Square footage for 4405 NE 101st St differs between the builder's page and county records. We'd verify the figures for your home.
- The private road and drainage. If you buy on NE 45th Court or Lots 11 and 12, we'll go through the road covenant with you, and for every lot, we'll find out how the on-lot infiltration system is maintained.
- HOA documents. The CC&Rs are posted on the builder's page; reach out and we'll get the current HOA budget and dues before you commit.
- Inspections. Even a new cottage benefits from an independent licensed inspection before closing and a walk-through before the first-year warranty ends.
How we help here
At Lalonde West we start with the paperwork, because that's where this community needs the most care. We confirm who owns the lot you like and who is building and warranting the home, get the price, features list and warranty in writing, and compare them against the 2025 asks here and recent cottage sales nearby, including Pleasant Woods. We read the CC&Rs, the road covenant and the HOA budget with you, confirm the Battle Ground school assignment for the address, and check the build schedule on the lots next door. Then we negotiate and coordinate the licensed inspections before closing and before the warranty walk-through. Our construction background helps us look closely at a small new 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 at cottages and smaller new homes? See Pleasant Woods a mile north, Mill Creek Terrace in Ridgefield, and the full Vancouver new-construction page.
Last updated: October 2026