Mountain Estates is a gated community of about 40 custom homesites in unincorporated Clark County north of Vancouver, on a 426-acre property bounded by NE 179th Street, NE 50th Avenue, NE 72nd Avenue and NE 199th Street. Each homesite is about an acre, 22 of them back to greenbelt, and some look out toward Mt. Hood. Affinity Homes, the Camas custom builder, is the featured builder here, and it prices true custom builds from $3 million including the homesite. The site is also the proposed home of the 2027 Parade of Homes.
It suits buyers who want a fully custom house on real acreage with room for a pool, a shop, a guest house or an ADU, five minutes from I-5 at NE 179th Street. What makes it worth a look is the land plan: the county application divides the property into about 42 home lots and leaves a single remainder of roughly 365 acres, so most of the ground around the homes stays open.
Community overview
Builder: Affinity Homes is the featured builder; lot listings say homes by several of the region's custom builders are planned, though no others are named yet (October 2026) Location: NE 179th St to NE 199th St between NE 50th Ave and NE 72nd Ave; current listings are on NE 50th Ave and NE 52nd Ave. Unincorporated Clark County, outside the urban growth area (October 2026) Status: Now selling lots and lot-plus-home packages while site work finishes. The final plat application (FLR-2026-00017) was received by the county in February 2026 and is in review (October 2026) Pricing: Affinity builds from $3 million including the homesite. Two home packages are listed at $3,897,900 and $4,814,250, and lots alone at $795,000 and $995,000 (October 2026) Home sizes: No set plans; the listed concepts are 5,536 and 5,900 sq ft (October 2026) Homesites: 40 per Affinity, 22 of them greenbelt lots. The county's final-plat application lists 42 residential lots plus a 365.2-acre remainder lot (October 2026) Lots: About one acre; listings show 1 to 1.2 acres (October 2026) HOA: Covenants are recorded on listings; monthly dues aren't published (October 2026) Schools: Battle Ground Public Schools: Daybreak Primary, Daybreak Middle, Prairie High (October 2026) Sales office: None on site. Lots are shown by appointment Monday through Friday; Affinity's office is at 3517 NW Camas Meadows Dr, Suite 220, in Camas (October 2026)
The homes
There are no floor plans or finish menus here. Affinity designs each home around the lot and the household, and its listed concepts are starting points: you can build one as drawn, change it, or start from a blank page. Affinity says many lots can take a pool, guest house, detached shop, ADU or outdoor living areas, depending on the lot, its site plan and permitting.
Listed now (October 2026):
| Listing | Builder | Home | Bed / bath | Sq ft | Lot | Price |
|---|---|---|---|---|---|---|
| 18910 NE 52nd Ave | Not named in the listing | Proposed contemporary design; listing photos show a previously built Parade home | 5 / 5.5 | 5,536 | 1.2 acres | $3,897,900 |
| Lot 24, NE 50th Ave | Affinity | Proposed two-level design with daylight lower level, Affinity's featured 2027 Parade concept | 4–5 suites / 5 | 5,900 | About 1 acre | $4,814,250 |
| Lot "A+" | Lot only | Rated A+ by the seller; mountain, greenbelt and wooded views | — | — | About 1 acre | $995,000 |
| Lot "B" | Lot only | Rated B by the seller | — | — | About 1 acre | $795,000 |
Affinity's Lot 24 concept: 3,650 square feet on the main level and 2,250 on a daylight lower level. The main floor has the great room, a kitchen with a prep pantry, a main-level primary suite, an office and an oversized mudroom; downstairs are a guest suite, a wellness and spa area, a gym and a recreation room, with outdoor living on both levels, three fireplaces and a four-car garage. The homesite and home are sold together, subject to the final plan, specifications and builder contract.
Quick move-ins: None. No homes are built or under construction yet, and the lot listings note that development work is still finishing. Every home here starts with design.
Incentives: Affinity says significant pricing incentives are available to buyers whose home takes part in the 2027 Parade of Homes. The amount and the deadline aren't published, so let us know you're interested and we'll get both in writing, along with what Parade participation asks of you (the show dates, public tours and finish timing).
How lots are priced: The two lot listings price by grade, $995,000 for A+ and $795,000 for B, a $200,000 spread. Tell us which lots catch your eye and we'll ask the seller how each is graded (views, greenbelt, size, slope) and request the full lot list with prices.
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 →The builder
Affinity HomesCustom · Builds on your lotAffinity Homes is a Camas custom builder that builds on clients' land and in its own communities, McIntosh Pointe in Camas and Mountain Estates in Vancouver.Builder profile →
Affinity Homes is a Camas design-build firm on NW Camas Meadows Drive, registered with the state since 2018, and says it has completed more than 100 custom homes. Its homes were Parade of Homes entries in 2019, 2021, 2022 and 2024, and it offers interior design in-house. Besides Mountain Estates, it builds in McIntosh Pointe in Camas, Green Mountain Reserve and Westhaven, and on clients' own land. Its warranty terms aren't published; reach out and we'll request them in writing.
Schools
Clark County's school attendance maps, published for 2026, place Mountain Estates in Battle Ground Public Schools. Every point we checked across the property falls in the Daybreak attendance area; the Pleasant Valley area only touches the property's edge.
- Daybreak Primary School (Pre-K–4, 538 students in 2025-26), 1900 NW 20th Ave, Battle Ground: 5.5 miles, about 9 minutes
- Daybreak Middle School (5–8, 483 students), same campus: 5.5 miles, about 9 minutes
- Prairie High School (9–12, 1,520 students), 11500 NE 117th Ave: 6.9 miles, about 12 minutes
The current listings agree. One line on Affinity's community page says Vancouver Public Schools, but its own school section and the county maps say Battle Ground. Battle Ground's replacement operations levy failed in February 2026, and a new levy (Proposition 11) is on the November 3, 2026 ballot. We found no boundary change announced for 2026-27 and no new school planned nearby. Send us the lot you're considering and we'll confirm the assignment for that address with Battle Ground Public Schools.
Inside the community
Affinity and the lot listings both describe Mountain Estates as gated. The county application uses Clark County's rural cluster standards: the homes sit on about 42 one-acre lots, and the rest of the 426-acre property, about 365 acres, stays in one remainder lot. Affinity counts 22 greenbelt lots that back to open ground. Mill Creek, a fish-bearing stream, crosses the property, and the county maps floodplain, wetlands and stream buffers along it, which is a large part of why so much land stays open. The seller's listings mention planned amenities and landscaping, but specifics aren't published; the internal roads are concrete.
The lot listings show views of Mt. Hood and, on some, Mt. St. Helens, along with greenbelt and wooded views. The property is zoned for agriculture and rural residential use by Clark County.
HOA: Listings note recorded covenants, conditions and restrictions, but dues, the management company, what the gate and common areas cost to maintain, and rules on outbuildings, ADUs, RVs, fences and animals aren't published. Since the selling point here is room for a shop, guest house or pool, read the CC&Rs and the plat notes before you reserve a lot.
Parks and outdoors nearby
- Kozy Kamp Neighborhood Park (1.8 miles, 3 minutes): Clark County's newer neighborhood park near NE 179th St.
- Pleasant Valley Community Park (2.7 miles, 6 minutes): trails, a picnic shelter and an open field.
- Fairgrounds Community Park (4.2 miles, 9 minutes): a playground, sport court, restrooms and trails next to the Clark County Fairgrounds.
- Whipple Creek Regional Park (4.4 miles, 9 minutes): a wooded trail park west of I-5.
- Daybreak Regional Park (5.2 miles, 9 minutes): on the East Fork Lewis River with a boat launch, fishing, a playground and restrooms.
- Salmon Creek Regional Park and Klineline Pond (5.1 miles, 11 minutes): a swim beach with summer lifeguards, fishing and the Salmon Creek Greenway Trail.
- Battle Ground Lake State Park (9.9 miles, 17 minutes): a state park around a lake northeast of Battle Ground.
Getting around
Drive times from the NE 50th Ave side of the property in free-flowing traffic; NE 179th St, I-5 and both bridges run slower at rush hour.
- I-5 at NE 179th St: 2.6 miles, 5 minutes
- Start of I-205 (I-5 split near NE 134th St): 4.5 miles, 10 minutes
- Downtown Battle Ground: 5.7 miles, 10 minutes
- Downtown Vancouver: 11.9 miles, 19 minutes
- Glenn Jackson Bridge (I-205): 13.5 miles, 20 minutes
- Interstate Bridge (I-5): 13.6 miles, 21 minutes
- PDX airport: 17.6 miles, 28 minutes
- Downtown Portland: 19.7 miles, 31 minutes
- Transit: outside the C-TRAN service area; plan on driving
Daily life
- Groceries: Safeway on NE 20th Ave (9 minutes), Fred Meyer on NE Tenney Rd (10), WinCo on NE Highway 99 (12), Costco in Ridgefield (13)
- Dining and errands: downtown Battle Ground (10 minutes) and the Salmon Creek area around the Safeway and Fred Meyer above
- Healthcare: Legacy Salmon Creek Medical Center, the nearest hospital and ER, on NE 139th St (9 minutes)
What it costs to own
- Jurisdiction: unincorporated Clark County, outside the urban growth area, with the Clark County Sheriff and Clark-Cowlitz Fire Rescue.
- Water and sewer: Clark Public Utilities serves water, with mains along the property. There's no sewer district here and no public sewer line on the property, and the lot listings say sewer is more than 500 feet away, so plan on a septic system for each home. Two home listings mention public sewer, so we'll ask the seller to confirm in writing which applies to the lot you choose. A septic design follows Clark County Public Health's soil and site evaluation, and our custom homes guide lists those fees.
- Power: Clark Public Utilities; the concept homes are drawn with gas appliances.
- Property tax: the 2026 levy for this tax area is about $6.84 per $1,000 of assessed value. On a $4 million home that's about $27,300 a year. If Battle Ground's November levy passes, add about $1.76 per $1,000, or about $7,000 on $4 million.
- HOA: dues aren't published yet; a gate carries upkeep costs, so reach out and we'll request the HOA budget.
- Impact fees: paid at building permit to the county, including Battle Ground's school impact fee. County fee schedules change November 12, 2026. On a lot-plus-build contract, we'll get it in writing whether the fees are inside the builder's price.
What's changing nearby
The first change is inside the community: the final plat is in county review and site work is finishing, so building here starts with the first homes, and construction will run for some years as about 40 custom homes go up. Across NE 50th Ave, Ramble Creek is still building, and Mill Creek Terrace, a 110-lot cottage community, received final approval in 2026 farther west on NE 179th St. Clark County is improving the NE 179th St corridor through 2030, including turn lanes at NE 50th Ave and a roundabout at NE 29th Ave, and WSDOT is rebuilding the I-5 interchange at NE 179th St on a 2024–2031 timeline.
What to check before you buy
- Plat status and lot numbers. Affinity says 40 homesites, the final-plat application says 42 lots, and the 2024 preliminary approval said 43. Tell us you're interested and we'll get the current lot map and find out whether the plat has recorded before you put down a deposit; a reservation can be written to depend on recording.
- Sewer or septic for your lot. County maps show no sewer, the lot listings say sewer is 500-plus feet away, and two home listings say public sewer. Reach out and we'll get the answer in writing, and if it's septic, request any soil work done so far so the drainfield can be planned with your pool or ADU.
- Mill Creek, floodplain and wetlands. County maps show floodplain, wetlands, stream buffers and wet soils along Mill Creek on the property. Let us know the lot you're considering and we'll have the seller show where they sit relative to it, and work with your builder to confirm the building envelope before you design.
- What happens to the 365-acre remainder. We'll pull the plat notes and covenants that govern the remainder lot and find out who owns it and what uses are allowed there.
- Road noise on the south edge. The county flags NE 179th St traffic influence on the property. Lots farther north or back from the road sit away from it; we can walk the lots with you at rush hour.
- Power lines. The county's utility map shows overhead distribution lines at the property. Tell us the lot you like and we'll check what's near it.
- Lot grades and pricing. Lots are priced by grade, with a $200,000 spread between the two listed. We'll find out how each lot is graded and compare it with the land's recorded purchase price as a reference.
- HOA documents. Reach out and we'll get the CC&Rs, architectural rules and HOA budget in front of you before you reserve, especially for outbuildings, ADUs, RVs and fences.
- Parade commitments. If you take the Parade incentive, we'll get the discount, the show schedule and the completion deadline in writing.
- Warranty and inspections. We'll get Affinity's warranty in writing and help you plan licensed inspections at the foundation, before drywall, before closing and before the first-year warranty ends.
How we help here
At Mountain Estates we'd start with the land: we pull the county plat file, the lot map and the environmental layers for each lot you're considering, and walk the lots with you for views, slope, creek buffers and distance from NE 179th St. Before you reserve, we get the sewer-or-septic answer, the CC&Rs, the remainder-lot terms and the HOA budget in writing, and we write the reservation so it depends on the plat recording. If you're weighing Affinity's Parade program, we put the incentive next to the schedule and finish commitments it asks of you. For the build, we compare Affinity's proposal line by line with the lot price and the published concepts, and use the time these listings have been on the market to negotiate price, allowances or terms. Dave's background as a master electrician and builder helps us know what to watch for during construction, and we schedule the licensed inspections at each stage.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking at custom homes on larger lots? See Mountain Valley Estates north of Battle Ground, Affinity's McIntosh Pointe in Camas, our custom homes guide, and the full Vancouver new-construction page.
Last updated: October 2026