Pleasant Woods is a small New Tradition Homes neighborhood on NE 51st Avenue and NE 116th Street, just east of NE 50th Avenue in the south Salmon Creek area. New Tradition built 31 single-family homes here, on lots 29 through 59 of a plat recorded in April 2024, in single-level, story-and-a-half and two-story designs from about 1,780 to 3,450 square feet. The rest of the plat, lots 1 through 28, is a separate cottage section on NE 113th Loop built by a different builder; this guide covers New Tradition's homes.
The community is almost sold out. Of New Tradition's 31 lots, 28 belong to homeowners, one home is pending, and two finished homes are for sale: a Grandview at $724,900 and a Pacific at $729,900, each with a $36,000 incentive. It suits a buyer who wants a nearly new home on a settled street, with Battle Ground schools and I-5 and I-205 both about seven minutes away, and who would rather move in this fall than wait on a build.
Community overview
Builder: New Tradition Homes (October 2026) Location: NE 51st Ave and NE 116th St, east of NE 50th Ave and north of NE 113th St, unincorporated Clark County inside the Vancouver Urban Growth Area, ZIP 98686 (October 2026) Status: Final homes; two finished homes for sale and one pending (October 2026) Pricing: $724,900 and $729,900 for the two homes for sale; recent resales of New Tradition homes here closed between about $675,000 and $830,000 in 2026 (October 2026) Home sizes: About 1,780 to 3,450 sq ft; single-level, 1.5-story and two-story plans (October 2026) Homesites: 31 New Tradition lots, part of a 59-lot plat recorded April 2024 (October 2026) Lots: About 5,400 to 7,100 sq ft (October 2026) HOA: Yes, one association for the whole plat; about $89 a month on a 2026 listing in this section (October 2026) Schools: Battle Ground Public Schools: Pleasant Valley Primary, Pleasant Valley Middle, Prairie High (October 2026) Sales office: None on site; New Tradition shows the homes by appointment (October 2026)
The homes
New Tradition doesn't publish base-plan pricing for Pleasant Woods anymore, because there are no lots left to build on. What's for sale is the finished inventory. As of October 10, 2026:
| Address | Plan | Beds / baths | Sq ft | Garage | Lot | Price | Status |
|---|---|---|---|---|---|---|---|
| 5124 NE 116th St (Lot 48) | Grandview | 3 + den + flex / 2.5 | 2,463 | 2-car | 6,056 sq ft | $724,900 | Finished, move-in ready |
| 5214 NE 116th St (Lot 45) | Pacific | 3 + flex / 2.5 | 2,235 | 3-car (extended bay) | 6,098 sq ft | $729,900 | Finished, move-in ready |
| 5123 NE 116th St (Lot 39) | Pacific | 4 / 3.5 | 2,473 | 3-car (extended bay) | 5,634 sq ft | $749,900 | Pending |
- 5124, the Grandview: a main-floor den off the entry, then an open great room, dining area and kitchen with a large island, quartz counters, stainless appliances, wood-stained cabinets and a walk-in pantry. LVP runs through the main level, with a fireplace in the great room. Upstairs are three bedrooms and a flex or bonus room; the owner's suite has dual vanities, a soaking tub, a separate shower and a walk-in closet. A covered patio is out back. The builder's data lists it as four bedrooms, counting the den.
- 5214, the Pacific: on a cul-de-sac, with an open main floor, marbled quartz counters, real wood cabinets with soft-close doors and drawers, pendant lighting and champagne-gold fixtures. Upstairs are three bedrooms and a flex room, and the owner's suite has a soaking tub and a fully tiled shower. The third garage bay is extended for a workshop or gear, and the yard is fully landscaped.
New Tradition's walkthrough of the Grandview plan, the same plan as 5124 (filmed in another home, so finishes differ):
What's included: both homes for sale are ENERGY STAR NextGen certified, with a covered patio and finished landscaping. New Tradition's listings describe a 2-year workmanship warranty and 10 years of structural coverage.
Price history: both homes have come down from earlier asks; listing records show the Grandview at $739,900 before its current $724,900. Both were finished in August 2026. That gives a buyer some room to talk about price, closing costs or the rate.
Current incentive: New Tradition's Built-In Savings program puts a set incentive on each finished home, and both of these show $36,000. The full amount requires financing with one of New Tradition's Trusted Lenders; it can't be combined with other offers, it's based on the list price, and it can change without notice. No end date is published. New Tradition's 5% pre-sale offer, which runs through December 15, 2026 at its other communities, doesn't apply here, because there are no lots left to pre-sell. We'd compare the $36,000 used as a rate buy-down and as a closing-cost credit against an outside lender's quote.
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New Tradition HomesBuilds on your lot · Semi-custom · Spec homesA family-owned Vancouver builder founded by the Helmes family in 1987 and one of the larger homebuilders in Washington.Builder profile →
New Tradition Homes was founded by the Helmes family in 1987 and is based in Vancouver, with its office on NE 113th Street. It builds to ENERGY STAR standards, finishes are chosen in its in-house Design Studio, and its homes carry a 2-year workmanship warranty with 10 years of structural coverage. If you like the builder but want to choose your own lot and plan, its Clark County communities still selling pre-sale homes include Harmony View and Si Ellen Farms in Vancouver, Amira's Song and Walker Field in Battle Ground, and Paradise Pointe in Ridgefield.
Schools
Pleasant Woods is in Battle Ground Public Schools, even with a Vancouver mailing address. Clark County's parcel records assign every one of New Tradition's 31 lots to the same schools, and New Tradition lists the same three:
| Level | School | Grades | Drive time |
|---|---|---|---|
| Elementary | Pleasant Valley Primary School | PreK–4 | 4 minutes |
| Middle | Pleasant Valley Middle School | 5–8 | 4 minutes |
| High | Prairie High School | 9–12 | 8 minutes |
Drive times are free-flowing. Pleasant Valley Primary and Middle share a campus on NE 50th Avenue, about a mile and a half north. Vancouver Public Schools' boundary is close by, so homes a short drive away attend different schools; we'll confirm by address with the district. We didn't find boundary changes for 2026–27. Battle Ground's replacement levy (Proposition 11) is on the November 3, 2026 ballot, and the district's levy page explains what it funds.
Inside the community
New Tradition's homes sit on two public streets, NE 51st Avenue and NE 116th Street, with 5214 on a cul-de-sac and 5123 backing to a line of mature evergreens. The homeowners association owns the plat's common tracts, including a stormwater tract and the open space around the cottage section. There's no clubhouse or pool.
One association covers both New Tradition's homes and the cottages on NE 113th Loop, which has its own private road. A 2026 listing in New Tradition's section showed dues of $89 a month, and cottage listings show $99, so we'd confirm the current figure for your address. The CC&Rs and budget aren't published online; we'd get them before you write an offer, including what the dues cover and the rules on fences, parking, RVs and rentals.
Parks and outdoors nearby
- Greyhawk Park: 2 minutes
- Kate and Clarence LaLonde Neighborhood Park: 4 minutes, with a farm-themed playground, a half court and a paved loop path
- Pleasant Valley Park: 4 minutes, next to the Pleasant Valley schools
- Curtin Creek Park: 6 minutes
- Salmon Creek Regional Park and Klineline Pond: 7 minutes, with the swim beach, fishing pond and the paved Salmon Creek Greenway Trail
- Hockinson Meadows Park: 12 minutes
- Whipple Creek Park: 14 minutes
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-205 near NE 134th St: 7 minutes
- I-5 at NE 134th St: 7 minutes
- Interstate Bridge (I-5): 14 minutes
- Downtown Vancouver: 15 minutes
- Glenn Jackson Bridge (I-205): 16 minutes
- PDX airport: 24 minutes
- Downtown Portland: 27 minutes
- Transit: C-TRAN Route 25 (St. Johns) runs within about a mile, and the area is inside C-TRAN's service area
Daily life
- Groceries: Chuck's Produce on NE 117th St (4 minutes), WinCo on Highway 99 (7), Costco on NE 84th St (7), Grocery Outlet in Hazel Dell (7), Fred Meyer in Salmon Creek (9)
- Coffee and a bite: Hearth Coffee (4 minutes), Compass Coffee and Carol's Corner Cafe on St. Johns Road (4), The Coffee Corral on NE 88th St (4)
- Healthcare: The Vancouver Clinic in Salmon Creek (7 minutes), urgent care on NE 134th St (7), Legacy Salmon Creek Medical Center (7), PeaceHealth Southwest Medical Center (16)
What it costs to own
- Jurisdiction: unincorporated Clark County, inside the Vancouver Urban Growth Area. 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. Natural gas is available in the area.
- Property tax: the 2026 levy for the plat's tax code area is about $6.57 per $1,000 of assessed value, roughly $4,760 a year at $724,900. If Battle Ground's Proposition 11 passes, it would add to that. A finished new home can show a lower land-only tax figure at first, so budget for the full amount.
- HOA: about $89 a month on a 2026 listing in this section; we'll confirm the current dues and what they cover.
- Impact fees: paid by the builder at permit and built into the price, including Battle Ground's school fee ($10,760 at current county rates) plus county park and traffic fees. County rates change November 12, 2026. Our custom homes guide compares fees across the county.
What's changing nearby
Pleasant Woods itself is nearly finished, but the cottage section on NE 113th Loop still has about a dozen vacant lots, and county records show most of them changed owners in early 2026, so building there may continue. Nearby, Clark County is reviewing Taylor Reserve, a 40-lot townhome plat on NE 114th Street just west of the cottages (submitted August 2026), Pleasant Woods North, a separate 29-lot subdivision on NE 129th Circle, and Marseille, 18 lots on NE 119th Street. A 9-lot compact development on NE 50th Avenue is approved, and a stealth wireless tower has been proposed at the church on NE 119th Street. We didn't find road projects planned on NE 50th Avenue or NE 119th Street.
What to check before you buy
- What the two homes have sold for nearby. New Tradition homes here closed between about $675,000 and $830,000 in 2026, depending on size and plan. We'd line up the closings for the Grandview and Pacific plans before you make an offer.
- The incentive math. The $36,000 needs a Trusted Lender. Run it as a rate buy-down and as a closing-cost credit, side by side with an outside quote, and get the exact amount in your purchase agreement since it's tied to the list price.
- Construction next door. The cottage lots on NE 113th Loop and the proposed Taylor Reserve townhomes may bring building activity for a while. Drive NE 113th and NE 114th on a weekday to see it for yourself.
- The shared HOA. One association covers both sections, and dues on recent listings range from $89 to $99. We'll get the CC&Rs, the budget and the management contact, and find out how costs for the cottages' private road are handled.
- Bedroom count. The builder's data lists both homes as four bedrooms, while the descriptions describe three bedrooms plus a den or flex room. Walk the rooms, and we'll find out how the home will be described when you sell.
- The school for the address. The district line with Vancouver Public Schools is close. Tell us which home you like and we'll confirm the schools with Battle Ground Public Schools.
- Inspections. A finished home still benefits from a licensed inspection before closing, and a second look before the 2-year workmanship warranty ends keeps any fixes on the builder.
How we help here
At Pleasant Woods the choice is between two finished homes, so we start with the numbers. We pull the 2026 closings for the Grandview and Pacific plans on NE 116th Street and NE 51st Avenue, look at how long each home has been on the market and what it was listed at before, and help you decide what to ask for: price, closing costs or a rate buy-down. We run the $36,000 Trusted Lender incentive against an outside lender's quote, get the HOA documents for the shared association in front of you, and confirm the schools for the address with Battle Ground Public Schools. Then we coordinate the licensed inspection, and our construction background helps us look closely at a finished 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 around Salmon Creek? See The Crossing at Pleasant Valley just north on NE 132nd Circle, Lalonde West near NE 99th Street, New Tradition's Harmony View, and the full Vancouver new-construction page.
Last updated: October 2026