Si Ellen Farms is New Tradition Homes' community of larger homesites in east Vancouver, on new streets between NE 80th and NE 86th Streets around NE 172nd Avenue, a mile north of Fourth Plain Boulevard. The county recorded it as two plats, Si Ellen South Phases 1 & 2 in 2021 and Phases 3 & 4 in 2023, for 219 lots in all. New Tradition offers ten plans here, from the single-level Cashmere at $875,900 to the 3,445-square-foot Laurelhurst at $1,016,900, and most of them come with a three-car garage.
What sets it apart is room: lots run about 4,700 to 11,500 square feet, with a median near 6,900. Inside the community there's a private pickleball court, a basketball court and a playground, and groceries are four minutes away. It suits move-up buyers who want a three-car garage, households that need a main-floor guest suite, and downsizers looking at the Cashmere and Willamette. One detail shapes every purchase here: the school district changes at NE 172nd Avenue, right through the middle of the neighborhood.
Community overview
Builder: New Tradition Homes (October 2026) Location: NE 80th to NE 86th Streets between about NE 167th and NE 174th Avenues, north of Fourth Plain and east of NE 162nd Avenue, in unincorporated Clark County inside the Vancouver Urban Growth Area, ZIP 98682 (October 2026) Status: Now selling; one move-in-ready home plus pre-sale lots (October 2026) Pricing: Base plans from $875,900 to $1,016,900 (October 2026) Home sizes: 2,214 to 3,445 sq ft; two single-level plans, one main-level-living plan with a bonus floor, and seven two-story plans (October 2026) Homesites: 219 lots in two recorded plats: 94 in Phases 1 & 2 (August 2021) and 125 in Phases 3 & 4 (May 2023). County building records show homes on roughly 155 of them (October 2026) Lots: About 4,700 to 11,500 sq ft; the median is about 6,900. Lots east of NE 172nd Avenue run larger, about 6,200 to 11,500 (October 2026) HOA: About $49 to $51 a month, per recent listings (October 2026) Schools: Hockinson School District west of NE 172nd Avenue, Evergreen Public Schools east of it (October 2026) Sales office: 17202 NE 82nd St, Vancouver, WA 98682, open Monday to Saturday, 10:30 to 5:30 (October 2026)
The homes
New Tradition lists ten plans for Si Ellen Farms. Base prices as of October 10, 2026:
| Plan | Layout | Beds / baths | Sq ft | Garage | Base price |
|---|---|---|---|---|---|
| Cashmere | Single-level | 3 / 2 | 2,214 | 3-car | $875,900 |
| Deschutes | Single-level + bonus upstairs | 3 / 2 | 2,340 | 3-car | $884,900 |
| Everson | Two-story | 3–4 / 2.5 | 2,473 | 3-car | $889,900 |
| Whidbey | Two-story | 3–4 / 2.5 | 2,604 | 3-car tandem | $907,900 |
| Willamette | Main-level living + upper floor | 3 / 2 | 2,649 | 3-car | $927,900 |
| Winchester | Two-story | 3–4 / 2.5 | 2,917 | see note | $939,900 |
| Laurel | Two-story | 3 / 2.5 | 2,926 | 2-car | $941,900 |
| Bainbridge | Two-story, owner's suite on main | 4 / 2.5 | 3,031 | 3-car | $967,900 |
| LaCrosse | Two-story | 4–5 / 3.5 | 3,212 | 3-car | $982,900 |
| Laurelhurst | Two-story | 4 / 3.5 | 3,445 | 3-car | $1,016,900 |
- Cashmere: New Tradition's largest true single-level plan, with 11-foot ceilings in the great room, a den that can take a closet to become a fourth bedroom, and a covered patio.
- Deschutes: single-level living with two front bedrooms separated by a bath, plus an upstairs space for a media room, playroom or optional fourth bedroom.
- Willamette: the Cashmere's sibling, with the owner's suite on the main floor and an upper level for a fourth bedroom or bonus room, and an extra-deep third garage bay.
- Everson and Whidbey: open main floors with a den (the Everson's can become a guest suite with its own bath) and an upstairs rec room that can be a fourth bedroom. The Whidbey's garage is two cars wide with a deep tandem bay.
- Bainbridge: New Tradition's owner's-suite-on-main two-story, with a two-story great room and a den off the entry whose powder room can be expanded to a full bath.
- LaCrosse and Laurelhurst: the largest plans, both with a main-floor guest suite or den. New Tradition notes the LaCrosse has won Parade of Homes awards; the Laurelhurst has one of the largest kitchens in its lineup and an optional outdoor fireplace.
- Winchester: a main-floor den and dining room with an upstairs rec room. New Tradition's plan data lists a two-car garage while its description says three; tell us you're considering it and we'll confirm the garage for the version you'd build.
New Tradition's community page shows a top price of $1,018,900, $2,000 above the Laurelhurst's listed base, so let us know the plan and lot you're considering and we'll get the current price sheet for them, including any lot premium.
New Tradition's own walkthrough of the Laurelhurst plan:
What's included: New Tradition builds to ENERGY STAR standards and tests every home with a third-party energy rater; the plans offered here carry HERS scores of 44 to 47, where a lower number is more efficient. Its published energy package includes mastic-sealed, pressure-tested ductwork, a 95% efficient gas furnace, a tankless water heater and R-49 attic insulation. Si Ellen's community page doesn't post its standard-features list, so before you pick finishes we'll get the base specification and the Design Studio price list in writing.
Homes for sale now: one. 17108 NE 82nd St (lot 174) is a Whidbey with 4 bedrooms, 2.5 baths, 2,604 sq ft and the three-car tandem garage, listed at $829,900 with a September 2026 move-in date and a $41,000 buyer incentive. It's on the Hockinson side of the community. Everything else is a pre-sale, where you choose the lot and plan and the home is built for you.
Current incentive: on a pre-sale home, New Tradition will contribute up to 5% of the base price toward financing, upgrades or closing costs when you finance with one of its Trusted Lenders, through December 15, 2026. New Tradition's Si Ellen example is $55,000 on a $1.1 million base price. The offer can end sooner and doesn't combine with other offers; the move-in-ready home carries its own incentive instead, which also depends on the Trusted Lender for the full amount. A credit used to buy down the rate and the same credit used for upgrades or closing costs work out differently depending on how long you keep the loan, so it's worth comparing both 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. Its homes are ENERGY STAR certified, and buyers choose finishes with its in-house Design Studio. Homes come with a 2-year workmanship warranty and a 2-10 Home Buyers Warranty covering structural defects for up to 10 years. Its other Clark County communities include Harmony View in east Vancouver, Amira's Song in Battle Ground, Paradise Pointe in Ridgefield and Stephens Hillside Farm in La Center.
New Tradition's video of the community:
Schools
Si Ellen Farms sits on the line between two school districts. We checked all 219 lots against Clark County's attendance-area maps (published October 2026), and the line follows NE 172nd Avenue:
| Part of the community | Elementary | Middle (6–8) | High (9–12) |
|---|---|---|---|
| West of NE 172nd Ave, plus the west side of NE 172nd (156 lots): NE 80th St, NE 167th–171st Aves, NE 86th St, and NE 81st–83rd Sts up to about the 17115 block | Hockinson Heights (PK–5) | Hockinson Middle | Hockinson High |
| East of NE 172nd Ave, plus its east side (63 lots): NE 173rd and 174th Aves, NE 84th St, and NE 81st–83rd Sts from the 17200 block east | Pioneer (PK–5) | Frontier Middle | Union High |
Drive times in free-flowing traffic: Hockinson Heights Elementary 13 minutes, Hockinson Middle 10 and Hockinson High 11, all to the north in Brush Prairie; Pioneer Elementary 5 minutes, Frontier Middle 6 and Union High 16. The sales office at 17202 NE 82nd St is on the Evergreen side, and the move-in-ready home at 17108 is on the Hockinson side. New Tradition's page lists all six schools without saying which addresses go where.
Changes in Hockinson: Hockinson Heights is the district's one elementary school and had 924 students in 2025–26. A February 2025 bond to build a second elementary school next to Hockinson Meadows Park didn't pass (46.9% yes). The district has since announced a grade reconfiguration, and its August 2026 update describes 5th grade moving to Hockinson Middle School next year. We didn't find boundary changes for 2026–27 in Evergreen. Hockinson and Evergreen each confirm the school for a specific address, so tell us which lot you're considering and we'll confirm it with the right district before you write an offer.
Inside the community
New Tradition lists a private pickleball court, a basketball court and a playground inside Si Ellen Farms, along with a limited number of greenbelt lots. Listing remarks describe a neighborhood park and landscaped islands, and some homes look east toward the foothills. There's no clubhouse or pool, and we found no mention of a gate.
The county's records show the whole community outside the FEMA flood zone, with no power-line corridor or road-noise influence across the plats. The streets are new and residential, with access from NE 167th, NE 172nd and NE 174th Avenues.
HOA dues run about $49 to $51 a month, per recent listings; one listing describes the shared amenities as commons and management. The management company and the CC&Rs aren't published online, so we'd ask for the HOA documents and budget before you commit, including the rules on fences, parking, RVs and rentals.
Parks and outdoors nearby
- Oak Grove Park: 4 minutes
- 5th Plain Park and Otto Brown Neighborhood Park: 5 minutes each
- Hockinson Meadows Park: 8 minutes north; the park New Tradition highlights for this community
- Hartwood Golf Course: 9 minutes
- Pacific Community Park: 10 minutes
- Green Mountain Park: 11 minutes
- Lacamas Regional Park: 18 minutes, with Round Lake and the trails around Lacamas Lake
Getting around
Drive times from the sales office in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-205: 11 minutes, by way of NE 162nd Avenue and Padden Parkway
- Interstate Bridge (I-5): 19 minutes
- Downtown Vancouver: 21 minutes
- Glenn Jackson Bridge (I-205): 22 minutes
- PDX airport: 25 minutes
- Downtown Portland: 33 minutes
- Transit: C-TRAN Route 74 serves east Fourth Plain. C-TRAN is planning an extension of The Vine bus rapid transit along Fourth Plain to NE 162nd Avenue and on to Fisher's Landing, with service scheduled for 2028 in its latest fact sheet
Daily life
- Groceries: Safeway on NE 162nd Ave (4 minutes), Walmart Supercenter on Fourth Plain (6), Fred Meyer on NE 117th Ave (9), WinCo on NE 119th St (11)
- Coffee and dining: Starbucks and several restaurants in the Safeway center on NE 162nd (4 minutes), Magnolia Tavern on NE Ward Road (4), The Human Bean on Fourth Plain (5), Di-Tazza on NE 84th St (7)
- Healthcare: GoHealth Urgent Care on SE Chkalov Dr (15 minutes), PeaceHealth Southwest Medical Center's hospital and ER (17), Legacy Salmon Creek Medical Center (18)
What it costs to own
- Jurisdiction: the mailing address says Vancouver, but Si Ellen Farms is in unincorporated Clark County, inside the Vancouver Urban Growth Area. Police service is the Clark County Sheriff, roads and land use are the county's, and fire service is Clark County Fire District 5 (served by Vancouver Fire).
- Utilities: City of Vancouver water and sewer for every lot; Clark Public Utilities for power. The homes use natural gas for the furnace, and listings show gas ranges and fireplaces.
- Property tax: the rate depends on the side of NE 172nd. The 2026 levy is $8.28 per $1,000 of assessed value on the Hockinson side and $9.92 on the Evergreen side, about $7,250 or $8,690 a year on an $875,900 home. Early tax figures on new lots reflect the land before the home is assessed, so budget for the full amount.
- HOA: about $49 to $51 a month.
- Impact fees: paid by the builder at permit and built into the price; the county's school and park fees differ between the Hockinson and Evergreen areas. Our custom homes guide compares fees across the county.
What's changing nearby
Most of the change is inside Si Ellen Farms itself: county records show homes on roughly 155 of the 219 lots, so building will continue around the open lots for a while. Around it, the recent subdivisions are small: Hockinson Hollow (25 lots, recorded in 2022) about half a mile northwest, and a handful of short plats of two to eight lots near NE 152nd and NE 162nd Avenues. The largest planned change is C-TRAN's Vine extension on Fourth Plain and NE 162nd Avenue, scheduled for 2028. We didn't find road projects planned on NE 172nd Avenue or NE 83rd Street.
What to check before you buy
- The school district for your exact lot. The line at NE 172nd Avenue means neighbors on the same street can attend different districts. Pick the lot with the schools you want in mind, and share it with us so we can confirm the address with the district before you write an offer.
- Hockinson's plans, if you're on the west side. The district is reconfiguring grades and moving 5th grade to the middle school. Let us know your children's grades and we'll check with the district how the change affects their years; it also helps to drive the route to Hockinson Heights at school time, since it's 13 minutes north.
- Tax by side. The Evergreen side carries a higher levy, about $1,400 a year more on an $875,900 home. Factor it into the monthly payment when comparing lots.
- Lot size and premiums. Lots range from about 4,700 to 11,500 square feet, larger on the east side. Tell us which lots you like and we'll get the premium on each; walking them shows you the yard, the slope and the neighbors.
- Which lots New Tradition is selling. A few recent listings inside the plat describe plans that aren't on New Tradition's list, so we'll get the sales office's current available-lot map for you.
- Construction around you. With roughly 60 lots still without homes, let us know the lot you like and we'll find out what's planned near it and when.
- The HOA documents. The CC&Rs, the budget and the management contact aren't online; reach out and we'll get them in front of you before you commit.
- The incentive math. The 5% offer plays out differently as a rate buy-down and as a credit, and the finished home carries a $41,000 incentive; tell us which you're weighing and we'll run them side by side with an outside lender's quote.
- Inspections. A licensed inspector at pre-drywall and before closing, and again before the 2-year workmanship warranty ends, keeps any fixes on the builder.
How we help here
At Si Ellen Farms we start with the lot map, because the lot decides the schools, the tax rate and the yard. We sort the available lots by district, size, premium and what's going in next door, and confirm the school assignment for each address with Hockinson or Evergreen. If you're weighing the finished Whidbey on NE 82nd against a pre-sale, we put the $41,000 incentive and the 5% offer side by side, each run as a rate buy-down and as a credit next to an outside lender's quote. We get the price sheet and base specification in writing, help you set a Design Studio budget, and get the HOA documents in front of you before you sign. During the build we coordinate the licensed inspections, and our construction background helps us look closely at a home while the walls are still open.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking in east Vancouver? See Harmony View, New Tradition's newer community near Pacific Park, Harmony Heights, and the full Vancouver new-construction page.
Last updated: October 2026