Martin Meadow is a gated street of 32 lots off NW 150th Street on the Felida and Salmon Creek line, developed by Songbird Homes in 2022 and shared out to a handful of local builders rather than sold to one. Every lot is over 10,000 square feet. The homeowners' association costs $250 a year and mows your front yard. The homes that have closed since 2024 sold between roughly $1.0 million and $1.4 million, and the ones listed today run from $1,045,000 to $1,490,000, with a Japanese production builder, Ichijo, opening a model in January and an in-house Genesis daylight-basement plan on the last hillside lot.
It is one of the more interesting buys in the county right now for a specific reason: five builders on one street, closed sales you can actually see, and a low-overhead HOA, in a Felida location a mile north of Ashbury and a few minutes from Salmon Creek's retail, the greenway and the fairgrounds. It is also nearly done. This is a final-phase guide.
Community overview
Developer: Songbird Homes (Vancouver); Martin Meadow HOA incorporated August 2022 Builders selling: NW Home Builder Group (three homes listed), Ichijo USA (model at 1209 NW 151st St, open Tuesday through Sunday), Glavin Homes, TimberCrest Homes and Genesis Homes NW. NW Home Builder Group's partner builders include Revin, DMK, Panache and J&J. Location: NW 150th St, NW 151st St, NW 11th Pl and NW 13th Ave, Vancouver, WA 98685; gated, private road Status: Final phase. The developer's builders describe "a couple of lots remaining." Listed today: three NW Home Builder Group homes, two Ichijo plans plus a priced-by-lot third, a Genesis daylight-basement home, a $1.45 million farmhouse on NW 13th Ave and one vacant lot at $419,900. Total homesites: 32 Lot sizes: Every lot over 10,000 sq ft; examples 10,018 to 10,454, one at about a quarter acre Home sizes: 2,312–3,616 sq ft among listed homes; sold homes to 3,415 Pricing: NW Home Builder Group: 1109 NW 150th St, 2,312 sq ft ranch, $1,045,000 (shown pending on one builder site); 1210 NW 151st St, 2,415 sq ft ranch, $1,270,000; 15012 NW 13th Ave, 3,616 sq ft ranch, $1,490,000. Ichijo: Amalfi, 2,686 sq ft, from $1,195,000; Siena, 3,442 sq ft, $1,395,000; Santorini, 3,468 sq ft, priced by lot. Vacant lot at 1215 NW 150th St, $419,900. HOA: $250 a year, including front-yard maintenance School district: Vancouver Public Schools. See the schools section, because the sources disagree.
(Pricing and inventory reflect the builders' sites and MLS as of September 3, 2026. Contact The Tartan Team for current availability.)
What makes Martin Meadow worth considering
Closed sales, first. Most new communities give you a price sheet and nothing to check it against. Martin Meadow has four public closings in two years: a 3,014 square foot two-story at $1,395,000 in December 2024, a 3,327 square foot two-story listed at $1,299,000 and closed at $1,137,500 in February 2025, a 3,415 square foot home at $1,280,000 in September 2025, and a 2,548 square foot single-level at about $999,000 in May 2026. That is a range of roughly $390 to $465 a square foot, and it includes one home that closed $161,500 under its list price. Nobody's sign says that.
The lots and the gate. Ten thousand square feet on a private gated road with a $21-a-month association is a combination that does not exist in the production communities, and it is why the resale math here is different from a Holt or a Lennar down the hill.
The builders. NW Home Builder Group designs every home around universal-design principles, wider doors and halls, primary on the main, which shows in its listings: ten-foot ceilings, eight-foot doors, two laundry rooms in one. Ichijo builds to Earth Advantage Platinum with its Japanese factory-panel system and is offering up to $50,000 in flex cash through the end of September. Genesis's Lot 17 is a 3,220 square foot daylight-basement plan with three bedrooms on the main and an office, designed with a local interior studio, on the hillside lot with the best view. Glavin quotes $1.2 million to $3.0 million with optional RV bays.
And Felida itself: Felida Community Park, the Salmon Creek Greenway and Klineline Pond, Whipple Creek's trails, Trader Joe's and the Salmon Creek retail a few minutes east, the I-5 and I-205 interchanges close enough that listings lead with them.
What to watch out for
Five builders means five contracts
Each builder here sells on its own agreement, its own warranty and its own lender relationship. NW Home Builder Group publishes no warranty terms and names no lender beyond "traditional partners" and an in-house one-time-close construction loan. Ichijo's flex cash is conditional on its terms. Glavin and TimberCrest sell through outside brokerages. The house next door is not a comparable for the paperwork. Read the one in front of you.
The one that is pending on one site and available on another
1109 NW 150th St is listed at $1,045,000 on NW Home Builder Group's page and "sale pending" on TimberCrest's. The same happens with lot counts: the developer's page says 32, one builder says a couple remain, another shows four. In a community this small, inventory changes weekly and the websites do not. Call before you drive.
Schools, and three different answers
Two closed-sale listings assign Chinook Elementary, Alki Middle and Skyview High. A land listing says Salmon Creek Elementary. A local guide says Felida Elementary and Columbia River High. The community sits at NW 150th, north of Skyview's street, so the Felida Elementary assignment that people assume from the neighborhood name is the least likely of the three. The district's boundary lookup by address is the only answer that counts.
The amphitheater and the fairgrounds
Martin Meadow is close to the Clark County Fairgrounds and the amphitheater. On a summer concert night, that is traffic on NE 179th and the interchange, and on a still night it can be sound. Visit on an event evening before you decide it does not matter.
What "custom" costs
NW Home Builder Group and Glavin will customize plans; Ichijo sells fixed plans with option packages. The allowances, upgrade pricing and design process are not published by any of them. Get the standard-features sheet and the upgrade schedule from the builder you are talking to before you compare a $1.27 million ranch to a $1.2 million Amalfi.
Inspections
Yes, three, by a licensed inspector: pre-drywall if you are buying a home still in framing, pre-closing, and before the one-year warranty expires. We schedule them and walk them with you.
Why bring your own representation
Five builders and four brokerages sell on this street, and every one of them is paid by the seller. In nearly all cases the builder covers the buyer's agent's fee. What you get is someone who pulls the closed sales and prices your house against them, reads the specific contract and warranty in front of you, runs the Ichijo flex cash or the builder's construction loan against an outside quote, and settles the school question by address. Everything we find goes in writing before you sign — here's how we work.
One strategy call before your next visit to the model home.
We’ll walk through your situation, show you where the leverage is in this community, and put what we find in writing before you sign anything.
Book a Strategy Call →Your options with The Tartan Team
Martin Meadow is a small community with unusually good information, if someone gathers it. We bring written analysis and construction-trained judgment to every new-construction purchase: closed-sale comparison, builder-to-builder spec and warranty review, contract review, financing comparison and inspection oversight, with Dave's background as a master electrician and carpenter behind all of it.
And before you commit to anything, you will have a written Engagement Proposal in hand, exact scope and exact fee, so the decision is fully informed.
Also looking in Felida? See our guide to Ashbury, the 2023 Parade of Homes hilltop a mile south with lots to 16,000 sq ft and homes from $2.0M, or the full Vancouver new-construction page filtered to Felida.
New to Vancouver? Read our full area guide →
Last updated: September 2026