Livingston Ridge is a six-lot custom community in the foothills east of Camas, at the end of a private road off NE 286th Avenue. Each homesite is about two acres, and Kingston Homes, a Vancouver custom builder, sells the land and designs and builds the home on it. Two homes are finished and sold. Four sites remain: two listed as land at $475,000 and two listed with proposed homes at $2.4 million and $3.0 million.
It suits buyers who want acreage, a single-level plan with room to spread out, and space for a detached shop, while staying in the Camas School District. Kingston describes territorial views toward Mt. Hood and the Cascade foothills, and a natural landscape on part of each parcel keeps the mowing manageable. This guide covers what has sold, what a build here involves, the schools, well and septic, and what we'd check before you reserve a lot.
Community overview
Builder: Kingston Homes, selling through Parker Brennan Real Estate (October 2026) Location: NE 43rd Circle, a private road reached from NE 286th Ave, in unincorporated Clark County with a Camas mailing address (October 2026) Status: Now selling; four of six homesites available (October 2026) Pricing: Lots 4 and 6 listed at $475,000 each; proposed lot-and-home packages on Lot 1 at $2,400,000 and Lot 5 at $3,000,000 (October 2026) Home sizes: The two finished homes are 3,370 and about 4,570 sq ft; the proposed homes are 3,530 and 4,426 sq ft (October 2026) Homesites: 6, on the Livingston Ridge Cluster plat recorded in August 2023 (October 2026) Lots: About 2.05 acres each, plus a separate 23-acre parcel in the plat (October 2026) HOA: $50 a month in the 2025 home listings; the 2023 lot listings showed $350 a year (October 2026) Schools: Camas School District: Lacamas Lake Elementary, Liberty Middle, Camas High (October 2026) Sales office: Kingston's model at Ashbury, 1905 NW 123rd St, Vancouver; Tuesday through Saturday by appointment (October 2026)
The homes
Livingston Ridge has no fixed plan list or base prices. Kingston designs a custom home for each site, and the listings so far show the range: one-level homes with three en-suite bedrooms, two-story homes with a main-floor guest suite, three- and four-car garages with shop space, and covered outdoor rooms facing the view.
What's sold:
| Lot | Address | Home | Sold |
|---|---|---|---|
| 2 | 28312 NE 43rd Cir | 3,370 sq ft, 4 bed / 4 bath, guest suite on the main floor, 3-car garage | $2,163,478, March 2025 |
| 3 | 28300 NE 43rd Cir | About 4,570 sq ft, 4 bed / 3.5 bath, bonus room, office, gym, oversized 3-car garage, two-story great room | $2,650,000, May 2025 |
The Lot 3 home was listed while under construction, with the buyer still able to choose all finishes, and closed when it was completed. That's the model for most sales here: you pick a site, then design the home with Kingston.
What's for sale (October 2026):
- Lot 1, $2,400,000: a proposed 3,530 sq ft single-level home with three en-suite bedrooms, an office, a four-car garage with shop or gym space, a 20-foot vaulted kitchen and great room, a 14-foot panoramic door to a covered outdoor room, and a butler's pantry. Listed in May 2025 at $2,275,000 and raised to $2.4 million that November.
- Lot 5, $3,000,000: a proposed 4,426 sq ft home with four bedrooms and three and a half baths.
- Lots 4 and 6, $475,000 each: land listings, both on the market since November 2023. The listings say wells are installed and every lot has an approved perc test for septic.
The listings for Lots 1 and 5 describe the homes as examples of what's being built, so the plan, size and price can change with your design. There are no move-in-ready homes here right now, and Kingston's current buydown offers apply to its move-in-ready homes in other communities.
What the listings show as included: a heat pump with a heat-recovery ventilator, ENERGY STAR equipment, a fire sprinkler system, engineered hardwood and tile floors, quartz counters, high-end kitchen appliances with a butler's pantry, a gas fireplace, and an outdoor kitchen with a built-in barbecue and outdoor fireplace on the Lot 1 design. On a custom home these come down to your contract and allowances, so we'd get the specifications in writing for your design.
Kingston's own video of the homesites:
One strategy call before your next visit to the model home.
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Book a Strategy Call →The builder
Kingston HomesCustom · Builds on your lot · Spec homesKingston Homes is a Vancouver custom builder with more than 10 years of building.Builder profile →
Kingston Homes is a Vancouver custom builder, registered with the state since 2011, and the Lot 3 listing describes it as a 2023 Parade of Homes award winner. Its published warranty covers workmanship and materials for one year, systems such as electrical, ductwork and plumbing for two, and structure for ten through Centricity. Kingston also builds at Ashbury in Felida, where its model home is, McIntosh Pointe in Camas, NorthSide in Washougal and Westhaven in Ridgefield. At Livingston Ridge Kingston sells the lot and the home together, so the design process and site selection start at the same meeting.
Schools
Livingston Ridge is in the Camas School District. Clark County's attendance-area maps place the plat in these schools, and the district's boundary page confirms that Lacamas Lake Elementary feeds Liberty Middle:
| School | Grades | Students (2025-26) | Drive |
|---|---|---|---|
| Lacamas Lake Elementary, 4825 North Shore Blvd | K–5 | 408 | 12 minutes |
| Liberty Middle, 1612 NE Garfield St | 6–8 | 712 | 16 minutes |
| Camas High, 26900 SE 15th St | 9–12 | 2,046 | 13 minutes |
Drive times are in free-flowing traffic from 28300 NE 43rd Cir. Some listing sites show Lacamas Heights Elementary instead, so tell us which lot you're considering and we'll confirm its school with the district. Camas publishes a boundary map rather than an address lookup, and the district office confirms assignments lot by lot. We didn't find boundary changes for 2026-27 or new schools planned near the community.
Inside the community
Livingston Ridge is six homes on a private road, with no clubhouse, pool or gate. The appeal is the land: two acres per home, with room Kingston describes for workshops and outbuildings, and a natural landscape across part of each parcel so the whole two acres isn't lawn. The two-acre sites sit outside the FEMA floodplain, and county maps show no wetland or stream buffer on them. The creek, floodplain and wetland areas fall on a separate 23-acre parcel in the plat.
HOA dues are modest: $50 a month in the 2025 listings. The HOA's name, budget and covenants aren't published, and the road is private, so we'd ask for the CC&Rs, the road maintenance terms and the shared well agreement before you reserve a lot. Those documents also answer the questions buyers ask most here, such as shop size, fencing, animals and RV parking.
Parks and outdoors nearby
Drive times in free-flowing traffic.
- Lacamas Prairie Natural Area: 10 minutes
- Green Mountain Park: 11 minutes
- Lacamas Regional Park and Round Lake: 12 minutes
- Camas Heritage Park on Lacamas Lake: 14 minutes
- Washougal River Greenway: 15 minutes
- Fallen Leaf Lake Park: 19 minutes
About two and a half miles north, Camp Bonneville, a former Army training site, is closed to the public. Clark County's stated goal is a regional park once the cleanup is complete, and no opening date has been set.
Getting around
Drive times from 28300 NE 43rd Cir in free-flowing traffic; rush hour adds time, especially at the bridges. The route in runs east from NE 162nd Ave and Fourth Plain, then south on NE 286th Ave.
- Downtown Camas: 16 minutes
- I-205 at SR-500: 21 minutes
- Glenn Jackson Bridge (I-205): 25 minutes
- Downtown Vancouver: 30 minutes
- Interstate Bridge (I-5): 31 minutes
- PDX airport: 33 minutes
- Downtown Portland: 41 minutes
- Transit: we didn't find a C-TRAN route near the community; plan on driving
Daily life
- Groceries: Fern Prairie Market for basics (7 minutes); Costco on SE 1st St (14), Safeway in downtown Camas (16), Walmart Supercenter on SE 192nd Ave (16), Grocery Outlet in Camas (17), Fred Meyer on SE McGillivray Blvd (19)
- Coffee and dining: downtown Camas's restaurants and coffee shops (16 minutes)
- Library: Camas Public Library (16 minutes)
- Healthcare: Vancouver Clinic in Camas (19 minutes); PeaceHealth Southwest Medical Center's hospital and ER (26)
What it costs to own
- Jurisdiction: unincorporated Clark County, outside the urban growth area, zoned Rural-5. The Clark County Sheriff and East County Fire and Rescue serve the community, and the county issues building permits.
- Water and sewer: a shared well and a private septic system. The lot listings say wells are installed and every lot has an approved perc test, and the county shows septic permits on the two finished homes. Budget for septic pumping and inspections, and for water testing.
- Power and gas: Clark Public Utilities for electricity. The Lot 1 design lists a gas fireplace and gas hookup; we'll find out from Kingston whether that's propane or a utility line.
- Property tax: the 2026 levy for this tax area is about $9.64 per $1,000 of assessed value. On a $2.4 million assessment that's about $23,100 a year. A new home is assessed in stages, so budget from the full value.
- HOA: $50 a month, per the 2025 listings.
- Impact fees: in unincorporated Clark County, the school, park and traffic fees are paid at permit. On a custom build, we'll check how they're handled in your contract. Our custom homes guide compares fees across the county.
What's changing nearby
The land around Livingston Ridge is zoned for rural homes on five-acre lots, and the Lot 3 listing describes the community as surrounded by five-acre parcels. Inside the plat, four sites remain, so expect construction on neighboring lots as they sell. Camp Bonneville's cleanup is the larger long-term project nearby. We didn't find approved subdivisions or road projects close to the community.
What to check before you buy
- The real budget. Lot prices and proposed-home prices are starting points. Once you reach out, we'll get a written design, specifications and allowances from Kingston before you compare a Livingston Ridge home with a finished one elsewhere, and confirm what's included in site work: driveway, septic, well hookup and landscaping.
- Slope on your lot. County maps show slopes over 15 percent on parts of most lots. We'll walk the site with you and the builder to see where the house, driveway and shop fit, and find out whether a geotechnical review is needed.
- Well and septic. Tell us which lot you like and we'll request the well log, water test and shared well agreement, and the septic design for it. We'll help line up a licensed septic inspector and water test before closing so you start with clean records.
- The HOA and private road. Let us know what you're planning, especially a shop, animals or RV parking, and we'll pull the CC&Rs, the HOA budget and the road maintenance agreement.
- Time on the market. The two lot listings have been active since November 2023, and the proposed-home listings for about 16 to 17 months. That gives room to negotiate on the lot price or the build.
- The school for your lot. County maps show Lacamas Lake Elementary, but some sites show Lacamas Heights. Send us the lot and we'll confirm it with the Camas School District.
- Timeline. Unincorporated county permits averaged about 65 days over the past year, and design comes first. Plan your current home's sale or lease around that.
- Inspections. On a custom build, licensed inspections before drywall and before closing, and again before the first-year warranty ends, keep fixes on the builder.
How we help here
At Livingston Ridge we start with the four remaining sites. We walk each one with you to see the view, the slope and where a shop would go, and we pull the well, septic and HOA records for the lot you like. Then we compare Kingston's proposed pricing against the two homes that sold here in 2025 and recent acreage sales around Camas, and negotiate the lot and the build together, with the allowances and specifications written into the contract. During the build we follow each draw with you and your lender, collect lien releases, and schedule the licensed inspections before drywall, before closing and before the first-year warranty walk-through. Our construction background helps us read a custom bid and spot what's missing from it.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking at custom homes near Camas? See McIntosh Pointe, Firestone Ridge, our custom homes guide and the full Camas new-construction page.
Last updated: October 2026