River Bend is Aho Construction's Battle Ground community: 237 lots in four recorded phases on the north edge of the city, between NW 10th Avenue and the rural acreage that stretches toward the East Fork of the Lewis River. Aho has 25 homes for sale here now, single-level and two-story, listed from $586,900 to $729,400, and most of them are finished and open for self-guided tours.
It suits buyers who want a newer single-level home in Battle Ground schools, with the elementary and middle school about a mile away, and people who want parks and the river close by: Lewisville Park and Battle Ground Lake State Park are both under ten minutes. Paved trails run through the neighborhood, some lots back to open space, and a handful of homes have three-car garages or RV parking. This guide covers every home for sale, the lender incentive and its conditions, the schools, what's being built nearby, and what we'd check before writing an offer here.
Community overview
Builder: Aho Construction, a family-run Washington builder since 1987 (October 2026) Location: NW 28th, 29th, 31st and 32nd Streets and NW 6th and 8th Avenues, north Battle Ground, inside the city limits (October 2026) Status: Now selling, with 18 finished homes, two with ready dates and five starting soon (October 2026) Pricing: Listed homes from $586,900 to $729,400; Aho doesn't publish base prices by plan (October 2026) Home sizes: Plans from 1,549 to 2,847 sq ft, 3–5 bedrooms; homes for sale run 1,549 to 2,664 sq ft (October 2026) Homesites: 237 lots across Phases 1–4, recorded between May 2021 and November 2023; county records show Aho still holding 64 of them, 48 in Phase 4 (October 2026) Lots: 5,000 to 7,669 sq ft on the homes for sale; some back to greenbelt (October 2026) HOA: River Bend Homeowners Association, $380 a year, subject to change annually (October 2026) Schools: Battle Ground Public Schools: Captain Strong Primary, Chief Umtuch Middle, Battle Ground High (October 2026) Sales office: Model home at 762 NW 28th St, Battle Ground, WA 98604; appointments Monday to Friday, 9 to 5; self-guided tours daily, booked online (October 2026)
The homes
Aho builds from numbered plans, and the plan number is the square footage. Twelve are offered at River Bend:
Single-level plans:
- Plan 1549: 3 bed, 2 bath, 1,549 sq ft
- Plan 1714: 3 bed, 2 bath, 1,714 sq ft
- Plan 1852: 3 bed, 2 bath, 1,852 sq ft
- Plan 2061: 3 bed, 2 bath, 2,061 sq ft (the furnished model)
- Plan 2111: 3 bed, 2.5 bath, 2,111 sq ft
Two-story plans:
- Plan 1867: 3 bed, 2.5 bath, 1,867 sq ft
- Plan 2196: 3–4 bed, 2.5 bath, 2,196 sq ft
- Plan 2237: 4 bed, 2.5 bath, 2,237 sq ft
- Plan 2364: 4 bed, 2.5 bath, 2,364 sq ft
- Plan 2556: 4 bed, 2.5 bath, 2,556 sq ft
- Plan 2664: 5 bed, 3 bath, 2,664 sq ft
- Plan 2847: 4 bed, 2.5 bath, 2,847 sq ft
What's included: the listings describe 9-foot ceilings, quartz slab counters, painted cabinets, a full-height subway tile backsplash, stainless gas appliances, under-cabinet and pendant lighting, a corner pantry and a linear gas fireplace. Living areas have laminate plank flooring and the baths have tile; the laundry room has cabinets and a sink. Every home comes with an electric heat pump with air conditioning, a covered patio, full front and back landscaping with fencing, a garage door opener and a 50-amp car-charger circuit. Options are chosen through Aho's online design center.
Aho's community video, from the builder's own channel:
Homes for sale now (October 2026): Aho lists 25 homes. Eighteen are finished and open for self-guided tours:
| Address | Plan | Beds / baths | Garage | Lot (sq ft) | Price |
|---|---|---|---|---|---|
| 742 NW 28th St | 1714, single level | 3 / 2 | 2-car | 5,000 | $586,900 |
| 734 NW 28th St | 1714, single level | 3 / 2 | 2-car | 5,375 | $597,000 |
| 645 NW 31st St | 1549, single level | 3 / 2 | 2-car | 5,000 | $598,400 |
| 3039 NW 6th Ave | 1714, single level | 3 / 2 | 2-car | 5,462 | $612,000 |
| 669 NW 29th St | 2196, two-story | 3 / 2.5 | 3-car | 5,939 | $634,500 |
| 3023 NW 6th Ave | 1714, single level | 3 / 2 | 3-car | 6,000 | $643,000 |
| 646 NW 28th St | 2237, two-story | 4 / 2.5 | 2-car | 5,510 | $644,800 |
| 3031 NW 6th Ave | 1852, single level | 3 / 2 | 2-car | 5,500 | $645,000 |
| 3015 NW 6th Ave | 1714, single level | 3 / 2 | 3-car | 6,000 | $645,700 |
| 2925 NW 6th Ave | 1852, single level | 3 / 2 | 2-car | 5,573 | $648,400 |
| 2916 NW 8th Ave | 2237, two-story | 4 / 2.5 | 2-car | 5,997 | $650,200 |
| 2820 NW 8th Ave | 2061, single level | 3 / 2 | 3-car | 6,000 | $674,400 |
| 2812 NW 8th Ave | 2061, single level | 3 / 2 | 3-car | 6,090 | $674,800 |
| 661 NW 29th St | 2364, two-story | 4 / 2.5 | 3-car | 5,500 | $675,300 |
| 2809 NW 8th Ave | 2364, two-story | 4 / 2.5 | 3-car | 6,141 | $684,900 |
| 755 NW 29th St | 2664, two-story | 5 / 3 | 2-car | 5,602 | $695,600 |
| 771 NW 29th St | 2664, two-story | 5 / 3 | 2-car | 6,520 | $701,800 |
| 2801 NW 8th Ave | 2664, two-story | 5 / 3 | 2-car | 6,446 | $706,000 |
Two more have ready dates: a Plan 1852 at 669 NW 31st St ($654,800, ready in December) and a single-level Plan 2061 with a three-car garage on the largest lot listed, 7,669 sq ft, at 3135 NW 8th Ave ($729,400, ready in January). Five are marked "Starting Soon," with a possible choice of color package: Plan 1714 homes at 746 NW 28th St ($608,200), 777 NW 31st St ($631,700) and 3223 NW 8th Ave ($655,500, three-car garage), a Plan 1714 with RV parking at 818 NW 32nd St ($646,700), and a Plan 1852 at 825 NW 32nd St ($648,400). Aho doesn't publish completion dates for those, so tell us which home you're weighing and we'll get an estimate from the sales office.
Ten of the eighteen finished homes are single level, and five of the finished homes have three-car garages. If you have a trailer or boat, let us know early and we'll ask about the RV-parking home; Aho notes only a limited number of River Bend homes have that option.
Current incentive: up to $15,000 toward a rate buydown or closing costs through December 31, 2026. The terms on Aho's flyer: $13,000 comes from Aho and $2,000 from CMG Home Loans, the loan has to be with Aho's named CMG loan officer at settlement, the offer is for owner-occupied homes, and it doesn't apply to bond, HELOC or down-payment-assistance loans or combine with other offers. The deadline is for loan applications received by December 31. Aho asks buyers to show a CMG pre-qualification or proof of funds before moving forward on a home; using CMG is optional, but the incentive only comes with it. We can help you price an outside loan alongside it so you can compare the total cost 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 builder
Aho Construction is a family-run Washington home builder that has been building since 1987 and describes itself as a Clark County builder for more than 30 years. In Clark County it sells at River Bend, at Falcon Pointe in northeast Vancouver and, down to its last townhome, at The Courtyards at Hidden Crest in Salmon Creek, and it also builds in Quincy, Moses Lake, Cheney and West Richland. The same numbered plans appear across its communities, so you can compare how a plan is priced at River Bend against Falcon Pointe. Aho's published warranty is a limited one-year warranty on materials and workmanship, plus a 2-10 Home Buyers Warranty: two years on major systems such as plumbing, electrical and heating, and ten years on structural defects. Its sales staff are salaried rather than commissioned, and buyers can tour the model and finished homes on their own through Aho's Self Tour system, which sends an entry code after you book and verify your identity.
Schools
River Bend is in Battle Ground Public Schools. We checked all 237 platted lots against Clark County's attendance-area maps (published August 2026), and every one goes to the same three schools, which match the builder's listing:
| Level | School | Grades | Drive from the model |
|---|---|---|---|
| Elementary | Captain Strong Primary, 1002 NW 6th Ave | Pre-K–4 | 1.0 mi, 3 min |
| Middle | Chief Umtuch Middle, 700 NW 9th St | 5–8 | 1.2 mi, 3 min |
| High | Battle Ground High, 300 W Main St | 9–12 | 1.8 mi, 4 min |
Captain Strong and Chief Umtuch sit next to each other, about a mile south of the community. Battle Ground doesn't offer an online address lookup that we could find, so tell us which home you're considering and we'll confirm the school with the district's Transportation and Boundaries office. We found no announced boundary changes for 2026–27 and no new schools planned nearby.
Battle Ground's operations levy failed in April 2025 and again in February 2026, and a new levy (Proposition 11, about $1.76 per $1,000 of assessed value) is on the November 3, 2026 ballot. The result affects both school programs and your tax bill, so we'd look at it before you commit.
Inside the community
River Bend has paved walking trails, open spaces with picnic tables, and pet waste stations. Some homes sit on greenbelt lots that back to open space or neighboring acreage; county records show several open-space tracts of three to five acres held by the homeowners association across the four phases. There's no clubhouse, pool or gate. Every home for sale comes fenced and landscaped front and back, with a covered patio.
The HOA is $380 a year. Aho doesn't publish what the dues cover, the management company or the CC&Rs. County records list the open-space tracts under a separate association name for each phase, so we'd ask how the association is set up, along with the budget and the rules on fences, parking, RVs and rentals, before you sign.
Parks and outdoors nearby
- Whispering Pines Park: 3 minutes; a City of Battle Ground neighborhood park
- Lewisville Park: 8 minutes; Clark County's regional park on the East Fork of the Lewis River, with a boat launch, fishing, picnic shelters, trails, tennis courts and play equipment (parking fee)
- Kiwanis Park: 5 minutes; city community park with play equipment, a shelter, restrooms and a multiuse field
- Daybreak Park: 7 minutes; county regional park on the East Fork with a boat launch, fishing, trails and play equipment
- Battle Ground Lake State Park: 7 minutes; camping, fishing, a boat launch and trails around the lake
- Moulton Falls Park: 17 minutes; county park with trails, a viewpoint and river access
Getting around
Drive times from the model home in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 219th St (SR-502, exit 11): 12 minutes
- I-205 at Padden Parkway: 14 minutes
- Glenn Jackson Bridge (I-205): 24 minutes
- Downtown Vancouver: 28 minutes
- Interstate Bridge (I-5): 30 minutes
- PDX airport: 32 minutes
- Downtown Portland: 40 minutes
- Transit: C-TRAN stops along W Main St, about 1.3 miles south, on Routes 7 (Battle Ground) and 47 (Battle Ground/Yacolt)
Daily life
- Groceries: Fred Meyer on NW 12th Ave (3 minutes), Safeway on W Main St (4), Albertsons on W Main St (4), Walmart Supercenter on SW 13th Ave (5), Battle Ground Produce Co. (6)
- Coffee and dining: Starbucks on SW 12th St (3 minutes), Dutch Bros on W Main St (3), Earthen Cup Bistro on N Parkway Ave (4), Dev's Coffee Bar on E Main St (5), Mill Creek Pub (4)
- Healthcare: Kaiser Permanente Battle Ground on W Main St (3 minutes), Rose Urgent Care (4), Legacy Salmon Creek Medical Center (19), PeaceHealth Southwest Medical Center (25)
- Community: Battle Ground Community Center (5 minutes)
What it costs to own
- Jurisdiction: River Bend is inside the City of Battle Ground. Police service is the Battle Ground Police Department, and fire service is Clark County Fire District 3.
- Utilities: city water and sewer through Battle Ground; Clark Public Utilities for power. The homes heat and cool with an electric heat pump and have gas appliances and a gas fireplace.
- Property tax: the 2026 levy for this tax code area is $6.378 per $1,000 of assessed value, about $3,740 a year on a $586,900 assessment. That rate includes only Battle Ground's school technology levy; if Proposition 11 passes, expect it to rise by roughly $1.76 per $1,000. New listings often show a low placeholder tax figure from when the lot was taxed as land, so budget for the full amount.
- HOA: $380 a year.
- Impact fees: paid by the builder at permit and built into the price. In Battle Ground for 2026 that's $10,760 for schools, $4,538 for parks, $3,943 for traffic, $21,923 in water and sewer connection charges and a $1,019 fire fee. Our custom homes guide compares fees across the county.
What's changing nearby
The most visible change is River Bend itself: Aho still holds 64 lots, 48 of them in Phase 4 at the north end, so construction will continue there for a while. Directly east is D.R. Horton's Sterling Ranch (platted in 2024 as the NW 30th Street subdivision), where homes are still being built, so expect construction on that side as well.
About a mile north, Clark County approved an expansion of the Lewisville Mine, an existing gravel operation on NE Lewisville Highway, onto 150 acres in December 2023. The application said annual production wasn't expected to change much from the current operation. In town, the city's $8.82 million 2026 street program includes reconstruction on portions of NW and SW 20th Avenue.
What to check before you buy
- Your position in the build-out. Most of the remaining lots are in Phase 4. Tell us which home you like and we'll ask the sales office which nearby lots are still to be built, so you know what construction will be next to you after you move in. The Phase 2 and 3 homes for sale have more finished streets around them.
- The open space behind a greenbelt lot. County maps show potential wetlands and hydric soils in parts of the community, and many lots carry a buffer designation. That's often what keeps the space behind a home open, but it also limits what can go there. We'll pull the plat notes on any greenbelt lot you like, and it helps to look at drainage in the back yard after a rain.
- Road noise on the west edge. The county assessor flags eight Phase 2 lots on NW 9th Place, backing NW 10th Avenue, for road noise. None of the homes for sale are on that street; if you look at a resale there, visit at a weekday commute hour.
- Gravel trucks on Lewisville Highway. With the mine expansion approved to the north, drive the route you'd take to SR-503 at a weekday morning hour before you decide.
- The incentive conditions. The $15,000 depends on using Aho's named CMG loan officer, and it doesn't work with bond or down-payment-assistance loans. If you're using one of those programs, let us know and we'll ask what Aho will do on price instead, and compare an outside lender's quote either way.
- Completion timing on "Starting Soon" homes. No dates are published. If your move depends on it, we'll get an estimate in writing, or we can focus on the eighteen finished homes.
- The HOA documents. Reach out and we'll request the CC&Rs, budget and management contact, and find out how the phase associations fit together, before you commit.
- The school levy. Watch the November 3 result; it affects both Battle Ground programs and your tax bill.
- Inspections. New homes still have defects. A licensed inspector before closing, and again before the one-year warranty ends, keeps fixes on the builder.
How we help here
At River Bend we start with the eighteen finished homes, because you can walk them today and compare the same plan on different lots: there are five finished Plan 1714 homes between $586,900 and $645,700, and the difference is mostly lot size and a third garage bay. We line each one up against the others on the street and against how Aho has priced the same plan at Falcon Pointe, and we pull the county plat records for any greenbelt lot so you know what the open space behind it can and can't become. We look at which Phase 4 lots will be built next to the home you like, run the CMG offer against outside lender quotes so you can see which costs less over the years you'll keep the loan, and put the HOA documents and the school-levy picture in front of you before you sign. We coordinate the licensed inspections before closing and before the one-year warranty walk-through, and our construction background helps us spot what to ask Aho about on a finished home.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking nearby? See Amira's Song and Walker Field in Battle Ground, Aho's Falcon Pointe in northeast Vancouver, and the full Battle Ground new-construction page.
Last updated: October 2026