Ramble Creek is a planned community of about 600 homesites between NE 179th Street and NE 190th Street, east of I-5 in unincorporated north Clark County. Two builders sell here. Holt Homes, the Northwest builder now owned by Sekisui House, offers 18 plans: a pair of townhome plans from about $420,000 and single-family homes from about $525,000 to $760,000. Lennar has a 30-homesite section on NE 188th Circle with six plans from about $590,000, five of them single-level with three-car garages.
The mix is the reason to look. Within half a mile you can compare an entry-priced townhome, a two-story family plan and a single-level Lennar home with a three-car garage, all sharing the same HOA, about 25 acres of open space and trails, and dues of about $39 a month. I-5 at NE 179th Street is six minutes away. The schools are Battle Ground's, and the ones assigned are a 12-minute drive, which is worth knowing before you fall for a floor plan.
Community overview
Builders: Holt Homes (single-family and townhomes) and Lennar (single-family) Location: NE 179th St to about NE 190th St, NE 41st to NE 50th Ave, in unincorporated Clark County inside the Vancouver Urban Growth Area (Vancouver 98686 mailing address) Status: Now selling; Phase 6 recorded June 2026 (October 2026) Pricing: Holt townhomes from $419,960 and single-family from about $525,000; Lennar from $589,900 (October 2026) Home sizes: Holt 1,547–3,370 sq ft; Lennar 1,810–2,557 sq ft (October 2026) Homesites: Approved by the county in 2021 as the Woodbrook planned unit development, for roughly 655 to 685 lots on about 142 acres. Six phases totaling 600 lots were recorded from August 2022 to June 2026 (October 2026) Lots: About 2,000 to 2,500 sq ft for the townhomes, about 3,500 to 4,000 for most Holt single-family lots in the middle phases, and 6,000 to 7,700 on the newer streets, including Lennar's (October 2026) HOA: About $39 a month per Lennar and a recent MLS sale; one listing site shows higher dues on some Holt homes, so we'll confirm the dues for the home you choose (October 2026) Schools: Battle Ground Public Schools: Daybreak Primary, Daybreak Middle and Prairie High (October 2026) Sales offices: Holt at 4519 NE 183rd St, open daily 11 to 6. Lennar at 4103 NE 188th Cir, open Monday, Tuesday and Friday through Sunday 10 to 6, Wednesday and Thursday by appointment (October 2026)
The homes
Holt Homes
Holt's plans are named for their square footage. The prices below are Holt's Ramble Creek prices, and Holt notes they don't include lot premiums or builder-selected upgrades.
| Plan | Style | Bed / bath | Sq ft | From |
|---|---|---|---|---|
| The 1626 | Townhome, two-story | 3 / 2.5 | 1,626 | $419,960 |
| The 1547 | Townhome, two-story | 3 / 2.5 | 1,547 | $439,960 |
| The 1609 | Two-story | 3 / 2.5 | 1,609 | $529,960 |
| The 1670 | Two-story with loft | 3 / 2.5 | 1,670 | $529,960 |
| The 1594 | One-level | 3 / 2 | 1,594 | $554,960 |
| The 1833 | Two-story | 3 / 2.5 | 1,833 | $559,960 |
| The 2038 | Two-story, loft or 4th bedroom | 3–4 / 2.5 | 2,038 | $609,960 |
| The 2001 | One-story | 4 / 2.5 | 2,001 | $639,960 |
| The 1956 | 11-foot great room ceilings | 3 / 2 | 1,956 | $649,960 |
| The 2096 | Primary on main, garage plus shop | 3 / 3 | 2,096 | $654,960 |
| The 2321 | Two-story | 3–4 / 3 | 2,321 | $664,960 |
| The 2260 | Primary on main | 3 / 3 | 2,260 | $669,960 |
| The 2539 | Bonus room and loft | 3–4 / 3 | 2,539 | $669,960 |
| The 2676 | Main-floor den, up to 5 bedrooms | 4 / 3 | 2,676 | $699,960 |
| The 2618 | Two-story | 4 / 3 | 2,618 | $724,960 |
| The 2582 | Three-car garage | 4 / 3 | 2,582 | $734,960 |
| The 2822 | Two-story | 4 / 3 | 2,822 | $739,960 |
| The 3370 | Suites on each floor | 5 / 3 | 3,370 | $759,960 |
The 1547 and 1626 are offered only at Ramble Creek and are the two plans priced in the $400s, which is where Holt's "townhomes from the $400,000s" come from. They sit on lots of about 2,000 to 2,500 square feet.
Included at Holt: an electric heat pump with air conditioning, stainless appliances, Delta faucets, tile counters with a 6-inch backsplash, laminate or vinyl in the kitchen, baths and laundry, 8-foot doors on the main floor, a natural-wood fence, front-yard irrigation and bark dust in back, and a garage door opener on two-car plans. Some current homes list slab counters, gas appliances and a gas fireplace, so tell us which home you like and we'll pull the spec sheet for it, since counters and fireplaces vary by plan and home.
Holt homes for sale now (October 10, 2026):
- 18621 NE 44th Ave: The 1626 townhome, 3 bed, 2.5 bath, $419,960, move-in ready
- 18617 NE 44th Ave: The 1547 townhome, 3 bed, 2.5 bath, $449,959, move-in ready
- 4211 NE 188th St: The 1609, 3 bed, 2.5 bath, $524,960, move-in ready
- 4114 NE 187th St: The 1670, 4 bed, 2.5 bath, $549,960, under construction
- 4313 NE 187th St: The 2038, 4 bed, 2.5 bath, $579,959, move-in ready
- 18710 NE 41st Ave: The 1594 one-level, 3 bed, 2 bath, $645,765, move-in ready
- 18511 NE 41st Ave: The 2001 one-story, 4 bed, $672,715, under construction
- 18713 NE 41st Ave: The 2260, 4 bed, 3 bath, $689,960, move-in ready
The three NE 41st Avenue homes sit on lots of 6,000 to 6,900 square feet and are listed $20,000 to $90,000 above their plans' base prices, which is the lot premium and upgrades showing up. Holt's pages don't give completion dates for the two under construction. For a recent comparison, a 2038 plan at 4319 NE 186th St listed at $589,960 and closed September 28, 2026 after 58 days on the market.
Holt's own community video:
Holt incentive: a 30-year fixed FHA loan at 4.999 percent (5.737 percent APR) on select homes, for contracts signed October 1 to 18, 2026 and closed by December 31, 2026, through HomeAmerican Mortgage, Holt's affiliated lender. It requires a 680 credit score, 3.5 percent down, a debt-to-income ratio of 43 percent or less and owner occupancy, and Holt says funds are limited. Holt's Imagine Happier Bonus is a separate credit toward upgrades, closing costs or a rate buydown, with the amount quoted per buyer.
Lennar
Lennar's section is 30 homesites on NE 188th Circle at the north end of the community, on lots of about 6,000 to 7,700 square feet. Five of its six plans are single-level, and those five have three-car garages.
| Plan | Style | Bed / bath | Sq ft | From |
|---|---|---|---|---|
| Marigold | Single-story, 3-car | 3 / 2 | 1,810 | $599,900 |
| Elmhurst | Single-level, 3-car | 3 / 2 | 1,916 | $625,000 |
| Endicott | Single-story, 3-car | 4 / 2 | 1,958 | $629,000 |
| Deschutes | Single-level, 3-car | 3 / 2.5 | 2,387 | $704,000 |
| Mulberry | Two-story, 2-car | 3 / 2.5 | 2,557 | $709,000 |
| Camden | Single-story Next Gen, 3-car | 4 / 3 | 2,507 | $744,900 |
The Camden is Lennar's Next Gen plan, with an attached private suite that has its own entrance, living room, kitchenette, bedroom and bath, which suits a parent, an adult child or a long-term guest. Lennar's video tour of the Elmhurst, one of the single-level plans here:
Lennar homes for sale now (October 10, 2026): seven move-in ready and two under construction, all on NE 188th Circle.
- 4217: Marigold, $589,900 (was $603,400)
- 4213: Endicott, $615,900 (was $629,000)
- 4212: Endicott, $624,900 (was $638,500)
- 4205: Elmhurst, $625,000
- 4303: Elmhurst, $629,900 (was $633,500)
- 4315: Mulberry, $659,900 (was $714,500)
- 4307: Mulberry, $665,050 (was $720,000)
- 4000: Deschutes, $707,000, under construction
- 4008: Camden, $744,900, under construction
Lennar incentive: the reductions are part of Lennar's national Fall Super Sale, which runs through October 18, 2026. Several homes are marked "Home of the Week," which Lennar says may qualify for more. Lennar advertises financing promotions through Lennar Mortgage, its affiliated lender.
With both builders, rate offers like these usually depend on using the builder's lender. Share the offer with us and we'll set its total cost against an outside lender's quote over the years you expect to keep the loan.
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 builders
Holt Homes has built in Oregon and Southwest Washington for more than three decades and calls itself the largest locally grown builder in the region. It's now owned by Sekisui House, the Japanese homebuilder, and HomeAmerican Mortgage is an affiliated lender under the same ownership. In Clark County, Holt is also building at Greely Farms and Paradise Pointe in Ridgefield, Heartwood and Stone's Throw in Vancouver, Golden Grove in La Center and The Glades in Camas. Every Holt home comes with an insurance-backed warranty program through Residential Warranty Company, with Holt servicing the claims and structural coverage for up to 10 years. Before you sign, we'll get the booklet for you so you know the claim deadlines.
Lennar started as a Miami homebuilder in 1954 and is one of the largest in the country. In Clark County it's also selling Heartwood, Salmon Creek Ridge, Camas Heights and Ridgefield Heights. Its published warranty is 1-2-10: one year on workmanship, two on systems and ten on structure. Older versions of Lennar's warranty booklet send disputes to binding arbitration; reach out and we'll get the current one in front of you before you sign.
Schools
Ramble Creek is in Battle Ground Public Schools. Clark County's attendance-area maps (published August 2026) put every phase in the same three schools, and every lot in the county's records carries them:
| Level | School | Grades | Drive |
|---|---|---|---|
| Elementary | Daybreak Primary, 1900 NW 20th Ave, Battle Ground | Pre-K–4 | 12 minutes |
| Middle | Daybreak Middle, same campus | 5–8 | 12 minutes |
| High | Prairie High, 11500 NE 117th Ave | 9–12 | 13 minutes |
Drive times are from the Holt sales office in free-flowing traffic. Pleasant Valley Primary and Middle are closer, about six minutes south on NE 50th Ave, but they aren't the assigned schools for Ramble Creek. We didn't find boundary changes or new schools announced for 2026-27.
Funding is the other thing to know. Battle Ground's operations levy failed in April 2025 and again in February 2026, and the district reports about $34 million in cuts over two years. A new levy, Proposition 11, is on the November 3, 2026 ballot at about $1.76 per $1,000 of assessed value. The district's website doesn't load for automated lookups, so tell us which address you're considering and we'll confirm the schools with the district's Transportation and Boundaries office at 360-885-6577.
Inside the community
Both builders list a park, a playground, a dog park and walking paths, and listing remarks describe wooded green space along a creek. County records show 68 tracts owned by the Ramble Creek HOA, about 25 acres in all, which hold the open space, trails and stormwater areas. A state-mapped fish-bearing stream and its buffer run through the older phases, so some homes back onto protected woods instead of a neighbor's yard. There's no clubhouse, pool or gate.
HOA dues are about $39 a month per Lennar's community data and a September 2026 MLS sale. One listing site shows $156 a month on some Holt homes and another shows $34 for the attached homes, so let us know which home you're considering and we'll get the HOA budget and the dues on it from the builder. The management company and what the dues cover aren't published. The CC&Rs are recorded but aren't online, so we'd get them before you commit, especially if you're planning a fence change, an RV pad or a rental.
Parks and outdoors nearby
- Kozy Kamp Neighborhood Park: 4 minutes; a county park of about 5 acres, opened in 2024, with two play areas, paved trails and a sport court
- Pleasant Valley Park: 6 minutes; 37 acres with trails, a picnic shelter and an open field
- Fairgrounds Park: 9 minutes; a 75-acre community park with a playground, sport court, restrooms and trails
- Whipple Creek Regional Park: 9 minutes; about 300 forested acres with more than 5 miles of trails, open to horses
- Daybreak Park: 11 minutes; 72 acres on the East Fork Lewis River with a boat launch, fishing and a playground
- Salmon Creek Regional Park and Klineline Pond: 13 minutes; a swim beach, a splash pad and the Salmon Creek Greenway Trail
Getting around
Drive times from the Holt sales office in free-flowing traffic; rush hour adds time, especially at the bridges and on NE 179th Street.
- I-5 at NE 179th St: 6 minutes
- Interstate Bridge (I-5): 17 minutes
- Downtown Vancouver: 19 minutes
- Glenn Jackson Bridge (I-205): 21 minutes
- PDX airport: 28 minutes
- Downtown Portland: 31 minutes
- Transit: Ramble Creek is outside C-TRAN's service area; the nearest routes run through Salmon Creek
Daily life
- Groceries: Safeway on NE 20th Ave (9 minutes), Fred Meyer on Tenney Road (10), WinCo on Highway 99 (12), Costco in Ridgefield (13)
- Dining: Holt points buyers to Kitchen Table Cafe, Margarita Factory and Barrel Mountain Brewing in Battle Ground (13 minutes)
- Healthcare: Legacy Salmon Creek Medical Center, with a hospital and ER, is 9 minutes away, and Kaiser Permanente has a Salmon Creek medical center nearby
What it costs to own
- Jurisdiction: the address says Vancouver, but Ramble Creek is in unincorporated Clark County. Police service is the Clark County Sheriff's West Precinct, fire is Clark-Cowlitz Fire Rescue, and roads and permits are the county's.
- Utilities: Clark Public Utilities for water and power, Clark Regional Wastewater District for sewer, and natural gas in the neighborhood.
- Property tax: the 2026 levy for this tax code area is about $6.84 per $1,000 of assessed value, roughly $4,100 a year on a $600,000 home. That's lower than much of Vancouver partly because Battle Ground schools currently collect only a technology levy; if Proposition 11 passes in November, add about $1.76 per $1,000 from 2027. MLS tax figures on new homes reflect land-only assessments, so budget for the full amount.
- HOA: about $39 a month; we'll confirm the figure for your home.
- Impact fees: paid by the builder at permit and built into the price. Ramble Creek was approved under the county's NE 179th Street development agreement, which set its own impact-fee rates. Our custom homes guide compares fees across the county.
What's changing nearby
Ramble Creek is still building. Phase 6 was recorded in June 2026, the developer still holds about 170 lots across Phases 4 to 6, the original approval allows more lots than the 600 recorded so far, and the same developer owns about 21 more acres along NE 50th Avenue. Next door to the west, Mill Creek Terrace is building 110 cottage homes. Within about a mile, the county has approved Kozy Manor Estates (39 lots), the 174th Street Subdivision (100 lots), Mountain View Ridge (72 lots) and Mill Creek Meadows (40 lots), with more in review.
On the roads, the county approved left-turn pockets and intersection work at NE 179th Street and NE 50th Avenue, is two years into a roundabout at NE 179th and NE 29th Avenue, and lists corridor improvements along NE 179th Street through about 2030. WSDOT's rebuild of the I-5 / NE 179th Street interchange is on its 2024 to 2031 timeline.
What to check before you buy
- Which builder, side by side. Holt and Lennar list different included features, lenders and incentives. Reach out and we'll get both spec sheets, price the same square footage and add lot premiums, so you can compare before deciding.
- The lot premium. Holt's base prices exclude lot premiums, and the larger lots on NE 41st Avenue carry homes listed well above base. Tell us which lots you like and we'll get the premium on each in writing, along with the price of the same plan on a standard lot.
- The transmission line. OpenStreetMap shows a 230-kilovolt line running north and south about 100 feet west of the western edge of Phases 5 and 6. If you're looking at a home on that side, walk the lot and see how close it is.
- Road noise and construction. The county's road-noise map flags parts of the southern phases nearest the arterials, and building will continue in the newer phases into the next few years. Visit at rush hour, and let us know the lot you like so we can find out what's planned around it.
- Wet ground and buffers. County maps show a creek, wetland areas and poorly drained soils in parts of the community. Tell us which lots you're weighing and we'll find out which back onto buffer tracts; we'll also have your inspector look closely at grading and drainage.
- The schools. The assigned schools are about 12 minutes away and the district's funding is on the November ballot. Share the address with us and we'll confirm the assignment with the district.
- The incentive deadlines. Both builders' current offers end October 18, 2026. A deadline is a good reason to run the numbers quickly; reach out and we'll compare the offer against an outside lender before you sign.
- Inspections. New homes still have defects. A licensed inspector before drywall where possible, before closing and before the first-year warranty ends keeps the fixes on the builder.
How we help here
At Ramble Creek we start by lining up the two builders against each other: Holt's and Lennar's homes for sale, their included features, their lot premiums and their incentives, so you can see what the same budget buys a few blocks apart. We check the lot you like against the county's maps for buffers, drainage and the transmission line on the west side, confirm the schools for that address, and get the HOA budget and CC&Rs in front of you before you commit. Then we negotiate, and we run each builder's lender offer against outside quotes so you know which one really costs less. We coordinate the licensed inspections and stay with you through the first-year warranty walk-through. Our construction background helps us look closely at a production 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 nearby? See Mill Creek Terrace next door, Greely Farms in Ridgefield, Heartwood, and the full Vancouver new-construction page.
Last updated: October 2026