Buying in NorthSide (Washougal, WA): Pulte and Kingston Homes With Camas Schools

NorthSide is a 281-lot master plan on Woodburn Hill in Washougal, on the Camas line between Crown Road and the Lookout Ridge neighborhood. Two builders work here. Pulte Homes sells ten two-story plans from $599,990, and Kingston Homes, a Vancouver custom builder, builds one- and two-level homes on its own lots from about $1.03 million. About a third of the land, 33.5 acres, is set aside as greenbelt and open space, with more than two miles of trails.

It suits buyers who want a new home in the Camas School District at a price that starts well below most new construction in Camas proper, and buyers who want a custom home on a city lot with greenbelt or foothill views. What makes it worth a look is the combination: Camas schools, a Washougal address and tax rate, and downtown Camas seven minutes away. This guide covers both builders' homes, the schools, the HOA, and what we'd check before writing an offer here.

Community overview

Builders: Pulte Homes (production homes) and Kingston Homes (custom homes) (October 2026) Location: Woodburn Hill, south of SE 23rd St and east of Crown Rd, City of Washougal; streets include W 2nd, W 3rd and W 4th Streets, W Maple, W Laurel, W Koa, W Juniper and W Fir Loop (October 2026) Status: Now selling. The plan was approved in 2019 for 281 lots in six phases; Phases 1 to 4 were recorded between April 2022 and July 2023, and the remaining phases are still to come (October 2026) Pricing: Pulte plans from $599,990 to $949,990 on the plans still available; Kingston homes listed from $1,029,000 to $1,118,900 (October 2026) Home sizes: Pulte 1,997 to 4,341 sq ft; Kingston's plan library runs 1,856 to 4,248 sq ft (October 2026) Homesites: 281 approved; about 244 addressed lots in the four recorded phases (October 2026) Lots: About 4,000 to 15,000 sq ft overall; Pulte homes sit on about 5,000 to 6,200 sq ft, and Kingston's open lots run 4,000 to 10,060 sq ft (October 2026) HOA: $71 a month per current listings (October 2026) Schools: Camas School District: Lacamas Lake Elementary, Liberty Middle, Camas High (October 2026) Sales office: Pulte, 4011 W 4th St, Washougal, open Monday and Thursday to Sunday 10 to 6, Tuesday and Wednesday by appointment. Kingston, model home in Ashbury at 1905 NW 123rd St, Vancouver, Tuesday through Saturday by appointment (October 2026)

The homes

Pulte Homes

Pulte's collection here is all two-story, with options to personalize each plan. Prices are Pulte's published "starting from" figures as of October 10, 2026.

• Vashon: 3–4 bed, 2.5 bath, 1,997 sq ft, two-car, from $599,990
• Andover: 3–4 bed (three bedrooms plus a loft), 2.5 bath, 2,503 sq ft, two-car, from $714,990
• Lakeview: 4–6 bed, 2.5–3 bath, 2,705 sq ft, two-car, from $739,990
• Quincy: 4–6 bed, 2.5–4 bath, 2,842 sq ft, two-car, upstairs game room, from $759,990 (model open)
• Wellington: 4–6 bed, 2.5–3 bath, 2,955 sq ft, two-car, main-floor den, from $784,990
• Roslyn: 4–5 bed, 3.5–4.5 bath, 3,025 sq ft, two-car, from $794,990
• Lynwood: 4–5 bed, 2.5–3 bath, 3,232 sq ft, two-car, main-floor den, from $829,990
• Davenport: 4–6 bed, 3.5–4.5 bath, 4,067 sq ft, three-car, from $949,990

Two larger plans, the Marsala (3,650+ sq ft, from $899,990) and the Rome (4,341+ sq ft, from $994,990), are marked sold out. The Marsala model is still open to tour. Pulte's listed homes carry HERS energy scores of 52 to 56, where 100 is a typical code-built new home and lower is more efficient.

Pulte quick move-ins (October 2026):

• 364 W Maple St: Lakeview, 5 bed, 3 bath, 2,705 sq ft, $849,990 (reduced from $882,545), anticipated completion January 2027
• 381 W Maple St: Vashon, 4 bed, 2.5 bath, 1,997 sq ft, $674,990 (reduced from $693,916). Pulte calls it the final Vashon available; the MLS listing says it hasn't been started and should be complete about six months after a purchase agreement. It has been listed since April 2026.

Pulte also lists proposed builds on the MLS, such as a 3,232-square-foot home at 4051 W 4th St at $902,205.

Pulte's incentive: On purchase agreements accepted September 1 through October 31, 2026, Pulte offers up to $30,000 toward closing costs plus up to $30,000 off eligible options, up to $60,000 in total. It can't be combined with other promotions, and Pulte notes a 10% down payment may be required. Separately, Pulte advertises a 4.75% promotional rate (about 5.7% APR) on a 7/6 adjustable-rate loan through Pulte Mortgage. That rate is fixed for seven years and then adjusts every six months, and some rate offers require financing with Pulte Mortgage. We'd price it against a fixed-rate quote from an outside lender before choosing.

Kingston Homes

Kingston builds custom homes on its own NorthSide lots, starting from a library of 42 plans that run from the 1,856-square-foot Ash (one level, three bedrooms) to the 4,248-square-foot Woodstock (two levels, five bedrooms). Kingston advertises NorthSide "starting in the $900s"; the homes listed today start at $1,029,000.

Its October 2026 community map shows seven open lots plus two spec homes:

• Open lots: 88 (5,873 sq ft, views), 90 (5,720 sq ft, views), 99 (6,307), 101 (6,483), 103 (6,416), 131 (8,599) and 231 (10,060, views). Kingston prices each build on request.
• Lot 22, 3900 W 2nd St: The Burlington Modern Farmhouse, 4 bed plus office, 2.5 bath, 2,441 sq ft, oversized two-car garage, on a 4,000-square-foot lot backing onto the HOA greenbelt. $1,029,000, available November 2026.
• Lot 92, 231 W Koa St: The Walnut, 4 bed plus den, 3.5 bath with a main-floor guest suite, 2,858 sq ft, three-car garage, foothill views from both floors. $1,079,000; Kingston lists it as move-in ready while the description still says under construction; if it's on your list, we'll confirm its stage with Kingston.
• Lot 131, 3547 W 2nd St: A proposed one-level Manzanita, 4 bed, 2.5 bath, 2,378 sq ft, on an 8,599-square-foot lot, listed at $1,118,900 to be built.

What Kingston includes: Its NorthSide feature sheet lists 9-foot main-floor ceilings, granite or quartz counters, a five-burner gas cooktop, soft-close custom cabinets, a mud-set tile primary shower, a gas fireplace, a heat pump with an energy recovery ventilation system and heat pump water heater, R-23 wall insulation, full front and back landscaping with sprinklers, and a 6-foot cedar backyard fence. Flooring, lighting and cabinets come with allowances, so the final price depends on those choices.

Kingston's incentive: Kingston invites buyers to ask about interest-rate buydowns on its move-in-ready homes. No amount or end date is published; tell us which home interests you and we'll ask Kingston what it can offer.

Kingston's own video of the community:

The builders

Pulte Homes is part of PulteGroup, a national builder that cites more than 70 years of building. Pulte describes its plans as Life-Tested designs, some plans here include a Pulte Planning Center, and its affiliated lender is Pulte Mortgage. Pulte publishes a one-year warranty on materials and workmanship, two years on plumbing, electrical and HVAC systems, five years on certain water infiltration, and a ten-year limited structural warranty, transferable to a later owner within the coverage period. Pulte also builds Meadowview in Ridgefield.

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, registered with the state since 2011, builds custom homes in Ashbury, Westhaven, McIntosh Pointe and Livingston Ridge as well as NorthSide. It publishes a one-year workmanship warranty, two years on electrical, ductwork and plumbing, and ten years structural through Centricity. Kingston sells through Parker Brennan Real Estate.

Schools

Clark County's school attendance maps, published for 2026, place every address in NorthSide's four recorded phases in the Camas School District with these assignments:

• Lacamas Lake Elementary (K–5, about 408 students in 2025-26), 4825 North Shore Blvd: 4.5 miles, 11 minutes
• Liberty Middle School (6–8, about 712 students), 1612 NE Garfield St: 2.8 miles, 8 minutes
• Camas High School (9–12, about 2,046 students), 26900 SE 15th St: 1.8 miles, 5 minutes

Two things worth knowing. Woodburn Elementary, also a Camas school, is less than a mile away, but the recorded NorthSide lots aren't in its attendance area. And Pulte's community page shows "Lacamas Heights Elementary" from a third-party school data provider, at Lacamas Lake Elementary's address. Kingston and the MLS listings name Lacamas Lake. We didn't find boundary changes for 2026-27 or a new school planned nearby. Tell us which lot you're considering and we'll confirm the school for that address with the Camas School District before you write an offer, especially for lots in the later phases.

Inside the community

• Greenbelt and trails: 33.5 acres of open space, more than two miles of walking trails with public viewpoints, and a community park, according to Kingston and the original plan approval coverage. Pulte describes walking trails throughout.
• Views: Pulte advertises views of Mt. Hood and the Columbia River; Kingston marks several lots for foothill views to the north. The county assessor codes many Phase 1 lots with a fair or limited view.
• Greenbelt lots: A row of lots along W 2nd St backs onto the HOA-owned greenbelt, including Kingston's Lot 22.
• HOA: $71 a month per current listings. The management company and what the dues cover aren't published. One Pulte listing also shows an unexplained second HOA charge, so we'd get the dues schedule in writing before you commit.
• Amenities: We didn't find a clubhouse, pool or gate.
• CC&Rs: Rules on fences, RVs and rentals aren't published. Kingston includes a 6-foot cedar backyard fence as standard. If you plan to park a trailer or rent the home later, let us know and we'll get the CC&Rs before you commit.

Parks and outdoors nearby

• Lookout Ridge Park (Washougal), the neighborhood park just south: 0.6 miles, 2 minutes
• Woodburn Park (Camas): 0.9 miles, 3 minutes
• Lacamas Regional Park, with Round Lake and the county's trail network around Lacamas Creek: 3.1 miles, 7 minutes
• Camas Heritage Park and the Lacamas Heritage Trail along Lacamas Lake: 3.1 miles, 8 minutes
• Washougal Waterfront Park on the Columbia: 2.9 miles, 10 minutes
• Steigerwald Lake National Wildlife Refuge, on the Columbia east of Washougal: 6.2 miles, 11 minutes

Getting around

Drive times are free-flow estimates; rush hour will be longer, especially at the I-205 bridge.

• SR-14: about 10 minutes via Crown Rd and downtown Camas
• Downtown Camas: 7 minutes
• I-205 and the Glenn Jackson Bridge: about 20 minutes via SR-14
• Downtown Vancouver: 27 minutes
• PDX airport: 29 minutes
• Interstate Bridge (I-5): 30 minutes
• Downtown Portland: 38 minutes
• Transit: C-TRAN Route 92 (Camas/Washougal) is the nearest line, about a mile away

Daily life

• Groceries: Grocery Outlet on the Camas–Washougal line (7 minutes), Safeway on NE 3rd Ave in Camas (7), Safeway on Evergreen Way in Washougal (10)
• Coffee and dining: Dev's Coffee Bar on NE 3rd Ave (5 minutes), Hello Waffle on NE 2nd Ave (6), Daily Paper Coffee Roasters on NE Everett St (7), and the restaurants of downtown Camas (7)
• Healthcare: Vancouver Clinic's Camas location on SE Columbia Palisades Dr (14 minutes); PeaceHealth Southwest Medical Center's hospital and ER in Vancouver (24 minutes)

What it costs to own

• Jurisdiction: City of Washougal, even though the schools are Camas. Fire and EMS service is the Camas-Washougal Fire Department.
• Utilities: City of Washougal water and sewer; Clark Public Utilities for power. Kingston's standard features include a gas cooktop and fireplace, so plan for a gas bill on those homes.
• Property tax: the 2026 levy for this tax code area is $9.079 per $1,000 of assessed value. That's about $6,100 a year on a $675,000 assessment and about $9,350 on $1,029,000. Listings on unfinished homes show the lower land-only tax, so budget for the full amount.
• HOA: $71 a month.
• Impact fees: paid at permit and built into the price. Washougal's 2025 schedule lists $6,650 for the Camas School District, $6,848 for parks and $8,275 for traffic, plus water and sewer connection charges. Our custom homes guide compares fees across the county.

What's changing nearby

The biggest change is NorthSide itself. The 2019 approval covered 281 lots in six phases, and about 244 addressed lots sit in the four recorded phases, so more homes are still to come. Kingston's map shows a street, W Hood Ave, that isn't yet in the county's address records. Before you choose a lot, reach out and we'll find out from the builders where the next phase will go. Pulte is still building, with a home on W Maple St due in January 2027. County Business Park zoning touches the community's north edge; we didn't find an application for that land. We didn't find road projects planned on Crown Rd or SE 23rd St.

What to check before you buy

• The power facilities on the northeast side. Clark County maps the North Camas electrical substation just east of the W Maple and W 3rd St ends of the community, and a Bonneville Power transmission corridor runs along the east edge. Three lots at 3130 to 3260 W 2nd St carry the assessor's powerline-influence code. Walk the lot and look at what's in view from the backyard; tell us which lots you're weighing and we'll compare resale prices near the lines with those across the community.
• Slope. The county maps slopes over 15% in parts of Phases 1, 2 and 4. On a hillside lot, we'll request the grading plan, the drainage path and who maintains any retaining or landscaped slope behind the home once you tell us which one you like.
• The school for your exact address. The recorded lots are in Lacamas Lake Elementary's area, but Pulte's page names a different elementary and Woodburn Elementary is closer. Share the address with us and we'll confirm with the district, especially in a later phase.
• Where a "quick move-in" really stands. The Vashon at 381 W Maple is listed as available but hadn't been started per the MLS, and Kingston's Walnut is shown as both move-in ready and under construction. Tell us which home you're considering and we'll get the build stage and a completion date in writing.
• Price history. Pulte's two listed homes have been reduced by about $19,000 and $32,500, and Kingston's Lot 131 has been listed about 253 days. That's room to negotiate on price, rate or options, and it's worth comparing with the county's recorded sales here: new two-story homes sold from $650,000 to about $1 million in 2026.
• The HOA documents. Dues of $71 come from listings, and one listing shows a second charge without explanation. Reach out and we'll request the CC&Rs, the budget and the management contact.
• Custom-build allowances. Kingston's pricing includes allowances for flooring, lighting and cabinets. We'll go through the allowance amounts against the finishes you want before you sign, so upgrades are priced up front.
• The lender offer. Pulte Mortgage's 7/6 ARM is worth weighing against a fixed-rate quote from an outside lender over the years you expect to keep the loan; send it to us and we'll run the comparison.
• Inspections. New homes still have defects. A licensed inspector before closing, and again before the first-year warranty ends, keeps fixes on the builder.

How we help here

At NorthSide we start by narrowing which builder fits. For a Pulte home, we compare the listed homes and plan prices against the county's recorded sales on the same streets, time the purchase agreement against the October 31 incentive window, and run Pulte Mortgage's rate offer against outside quotes so you know which costs less over your timeline. For a Kingston custom home, we walk the open lots with you, check each one for slope, views and its distance from the power corridor, and go through the allowances line by line before the price is set. In both cases we confirm the school for that address, get the HOA documents in front of you, and coordinate the licensed inspections before closing and before the first-year warranty walk-through. Our construction background means we know what to look at in a production home and a custom build before you sign off.

Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.

Also looking around Camas and Washougal? See Camas Heights, McIntosh Pointe, Granite Highlands and the full Washougal new-construction page.