Seasons at North Haven is Richmond American Homes' section of North Haven, a planned neighborhood just west of I-5 and NE 179th Street, next to the Clark County Fairgrounds. Richmond builds paired homes here: two-story homes that share one wall with a neighbor, each on its own small lot. Every plan has three bedrooms and two and a half baths, from about 1,520 to 2,050 square feet, and base prices start at $409,960.
It's one of the lowest entry prices for a new home in the Ridgefield School District, which makes it a good fit for first-time buyers and anyone who wants a newer home with a short drive to the freeway. It's also well along: of 88 homesites, 71 have sold. One thing to know up front: the mailing address says Ridgefield, but North Haven is in unincorporated Clark County, inside Vancouver's urban growth area, while the schools are Ridgefield's.
Community overview
Builder: Richmond American Homes, selling through its in-house brokerage, Sekisui House PNW (October 2026) Location: NW 178th Way and NW 10th Pl, off NW 179th St, in unincorporated Clark County with a Ridgefield 98642 address (October 2026) Status: Now selling; five homes listed, two of them ready now (October 2026) Pricing: Plans from $409,960; listed homes from $474,990 to $528,388 (October 2026) Home sizes: About 1,520 to 2,050 sq ft, 3 bed, 2.5 bath, two stories (October 2026) Homesites: 88 lots: 71 sold, 5 for sale, 2 models and 10 not yet released (October 2026) Lots: About 1,500 to 2,450 sq ft, most near 2,200 (October 2026) HOA: $60 a month (October 2026) Schools: Ridgefield School District: South Ridge Elementary, View Ridge Middle, Ridgefield High (October 2026) Model and sales: 1018 NW 178th Way, open daily 11 to 6; Richmond suggests calling ahead for an appointment, and we're glad to set that up (October 2026)
The homes
Seasons is Richmond American's most affordable collection, and here it's built as paired homes. The listings call them townhomes; each home sits on its own lot and shares one wall with the home next door. Five plans are offered:
| Plan | Size | Bed / bath | Garage | Base price |
|---|---|---|---|---|
| 1520 | About 1,520 sq ft | 3 / 2.5 | 1-car | $409,960 |
| Ironwood 2 | About 1,760 sq ft | 3 / 2.5 | 2-car | $460,990 |
| Ironwood | About 1,800 sq ft | 3 / 2.5 | 2-car | $473,990 |
| Ironwood 1 | About 1,800 sq ft | 3 / 2.5 | 2-car | $474,990 |
| Marblewood | About 2,050 sq ft | 3 / 2.5 | 2-car | $489,990 |
The Ironwood versions put the kitchen, great room, dining area and a powder room on the main floor, with three bedrooms, a loft and the laundry upstairs. The Marblewood adds a main-floor study. Prices are as of October 10, 2026 and don't include options or lot premiums.
Homes for sale now (October 2026):
- 818 NW 178th Way: Ironwood 1, about 1,800 sq ft, $474,990, ready now
- 814 NW 178th Way: Ironwood 2, about 1,800 sq ft, $479,990, ready now
- 944 NW 178th Way: Ironwood, about 1,820 sq ft, $504,990, ready November 2026
- 1002 NW 178th Way: Ironwood, about 1,800 sq ft, $522,354, ready December 2026
- 1006 NW 178th Way: Marblewood, 2,050 sq ft, $528,388, ready December 2026
Both move-in-ready homes have already come down in price since they were listed in August, by about $25,000 each.
What's included: the current listings describe quartz counters, stainless-steel appliances with a gas range, a kitchen island and pantry, luxury vinyl plank and carpet, a 95% efficient gas furnace paired with a heat pump for heating and cooling, double-pane vinyl windows and low-VOC materials. Several homes add a gas fireplace or a covered patio. Tell us which plan you like and we'll sort out which features are standard and which are upgrades on the listed homes.
Current incentive: on select homes, Richmond's affiliated lender, HomeAmerican Mortgage, offers 30-year fixed rates of 4.999% (5.737% APR) FHA with 3.5% down, 4.999% (5.287% APR) VA with nothing down, or 5.375% (5.508% APR) conventional with 10% down. The rate comes from closing-cost assistance applied to a permanent buydown, so the same money can't also cover your closing costs. You'd need a contract by October 18, 2026 and to close by December 31, 2026, and the offer is limited to owner-occupants with a 680 credit score and a debt-to-income ratio of 43% or less. Richmond's disclosures say you aren't required to use its lender, title or insurance affiliates, so it's worth comparing the buydown with what an outside lender offers on the same home.
The video is Richmond's overview of the Seasons Collection as a whole, not a tour of this community.
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Richmond American Homes has been building for more than 45 years and reports homebuilding operations in 15 states and more than 240,000 homes. The company, its mortgage lender (HomeAmerican Mortgage), its insurance agency and American Home Title and Escrow are all owned by Sekisui House U.S. In Clark County, Richmond has also built at Luden Estates in Vancouver and Seasons at Maple Grove in Battle Ground, which has sold out.
Richmond describes limited warranties on certain materials, home systems and workmanship, plus longer coverage on major structural items, with details that vary by community. Let us know you're interested and we'll get the warranty booklet for this community so you know what's covered in the first year and beyond. The homes are listed by Sekisui House PNW, Richmond's own brokerage, so the person at the model represents Richmond. You're welcome to bring your own representation, and it helps to do that from your first visit.
Schools
Seasons at North Haven is in the Ridgefield School District, based on Clark County's attendance-area maps (August 2026) and the current listings:
| Level | School | Grades (2026-27) | Drive time |
|---|---|---|---|
| Elementary | South Ridge Elementary | K–5 | 4 minutes |
| Middle | View Ridge Middle | 6–8 | 10 minutes |
| High | Ridgefield High | 9–12 | 9 minutes |
Drive times are free-flowing from the community. Starting in 2026-27, Ridgefield moved to K–5 elementary and 6–8 middle schools and opened a third elementary school, Sunset Ridge, which meant redrawing attendance boundaries. The county's map still shows South Ridge for North Haven, but we didn't find the district's final 2026-27 boundary map online, so tell us which homesite you're considering and we'll confirm the assignment for that address with the Ridgefield School District before you write an offer.
Inside the community
North Haven is a larger planned neighborhood; Richmond's Seasons homes line the north side along NW 178th Way and NW 10th Place, with other builders' homes to the south. The listings describe a dog park, a playground and walking trails, and Richmond's photos show a neighborhood park and greenspace. The North Haven PUD homeowners association owns 12 common parcels, including two open-space tracts of about two and three acres.
HOA dues are $60 a month. We didn't find the CC&Rs, the HOA budget or the management company published online, so we'd ask for them early, along with the rules on fences, parking, rentals and how the shared wall between paired homes is maintained and insured. We didn't see a clubhouse or pool in Richmond's materials.
Parks and outdoors nearby
- Whipple Creek Regional Park: 4 minutes; 300 acres with 4.3 miles of trails for hikers and horseback riders (dirt trails are foot-only from November 1)
- Fairgrounds Community Park: 4 minutes; playground, about a mile of paved paths, a half-court and picnic shelters
- Clark County Fairgrounds and Cascades Amphitheater: 5 minutes; the county fair each August and a summer concert season
- Salmon Creek Regional Park and Klineline Pond: 10 minutes; the pond and the Salmon Creek Greenway Trail
- Ridgefield National Wildlife Refuge: about 27 minutes; wildlife viewing on the river lowlands
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 179th St: about 1 mile, 3 minutes
- WSU Vancouver: 10 minutes
- Interstate Bridge (I-5): 15 minutes
- Downtown Vancouver: 17 minutes
- Glenn Jackson Bridge (I-205): 18 minutes
- PDX airport: 27 minutes
- Downtown Portland: 28 minutes
- Transit: North Haven is outside C-TRAN's service area; the nearest stops are in the Felida area along NW 139th St, about 3 miles south
Daily life
- Groceries: Trader Joe's, Safeway and Fred Meyer in Salmon Creek, each about 8 minutes; Costco in Ridgefield, 10 minutes
- Dining: Don & Jo's Drive-In, 7 minutes, with more around Salmon Creek
- Healthcare: Legacy Salmon Creek Medical Center, 8 minutes
What it costs to own
- Jurisdiction: unincorporated Clark County. Police service is the Clark County Sheriff's West Precinct and fire is Clark County Fire District 6. County long-range plans list this area for possible future annexation within 15 to 20 years.
- Utilities: Clark Public Utilities for water and power, Clark Regional Wastewater District for sewer, and natural gas for the range, furnace and fireplace.
- Property tax: the 2026 levy for this tax code area is about $9.97 per $1,000 of assessed value, roughly $4,700 a year on a $475,000 home. The listings say taxes are "to be determined" because the county has only assessed the land so far; expect the bill to rise once the home is on the roll.
- HOA: $60 a month.
- Impact fees: paid by the builder and built into the price. The county's Ridgefield school fee is $16,880 for a single-family home and changes November 12, 2026; Park District 10 and the Mt. Vista traffic fee add about $12,000 more, with lower rates for attached homes. Our custom homes guide compares fees across the county.
What's changing nearby
The NE 179th Street area is in the middle of a long growth program. The county is designing a realignment of NE Delfel Road with a new roundabout at NE 179th Street, with construction planned for 2028 to 2029, and WSDOT's I-5 / 179th Street interchange improvements are scheduled to go to bid around 2028. Nearby, the Northridge subdivision is in county review just to the north, the county approved an expansion of the Clark County Event Center's administration building in April 2026, and The Highlands at Whipple Creek is building larger custom homes just to the south. Within Seasons, ten lots haven't been released yet and three homes are still under construction.
What to check before you buy
- The shared wall. Paired homes share one wall. Reach out and we'll pull the CC&Rs on how that wall, the roof and the exterior are maintained and insured, and we can listen for sound between units together at the model.
- The 1520 plan's garage. The lowest-priced plan has a one-car garage. If you have two cars, tell us and we'll check the parking rules and street parking before you choose it.
- The fairgrounds next door. County land tied to the Clark County Fairgrounds borders the east end of NW 178th Way, and the Cascades Amphitheater is under a mile away. We can set up a visit on a fair or concert day so you can see the traffic and hear the sound.
- Pricing room. Recent closings here came in about $14,000 to $57,000 under the homes' first list prices, and the two ready homes have already been reduced. Ask us for the full list of closings before you make an offer.
- Rentals. Several finished homes are owned by investment companies. If owner-occupancy matters to you, let us know and we'll pull the rental rules from the CC&Rs.
- The rate offer. Share the offer with us and we'll compare the buydown with an outside lender's quote, and with using the same money for closing costs, over the years you expect to keep the loan.
- Roadwork. NE 179th Street and the Delfel Road work will bring construction traffic over the next several years.
- Inspections. A licensed inspector before closing, and again before the first-year warranty ends, keeps fixes on the builder.
How we help here
At Seasons at North Haven we'd start with the numbers. Recent sales here have closed well under first list prices, so we'd pull every closing in the community and use them to set your offer, then compare Richmond's buydown against an outside lender's quote and against taking the incentive as closing costs, so you can see which version costs less over the years you'll keep the loan. We'd get the CC&Rs and HOA budget in writing early, with special attention to the shared-wall terms and the rental rules, and help you pick a lot with the fairgrounds, the open space and the unreleased lots in mind. We'd also confirm the 2026-27 school assignment with the district and coordinate the licensed inspections before closing and before the first-year warranty walk-through. Our construction background helps us spot what to look at in a new 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 The Highlands at Whipple Creek and Mill Creek Terrace nearby, Greely Farms in Ridgefield, and the full Ridgefield new-construction page.
Last updated: October 2026