Buying in Stone's Throw (Vancouver, WA): Holt Homes' Townhomes and Duplexes in the Orchards

Stone's Throw is Holt Homes' neighborhood in the Orchards area of east Vancouver, on NE 83rd to NE 87th Streets just west of NE 137th Avenue. Clark County approved it as a 163-lot planned unit development, with 117 detached homes and 46 attached homes, and Holt recorded it in three phases from 2023 to 2025. County sales records show about 144 of those lots sold to homeowners, so this is the closing stretch: the homes for sale now are townhomes and duplex-style homes, from $399,960 for a listed townhome.

It suits buyers who want a new home in the Evergreen school district at a lower price than most new detached homes in this part of the county, and who like having daily errands close. Sifton Elementary and Heritage High are each about three minutes away, a small shopping center with coffee and takeout sits at the edge of the neighborhood, and I-205 is about five minutes west on Padden Parkway. The trade is space: townhome lots here run about 2,500 square feet, and the attached homes carry a higher HOA that covers exterior maintenance. This guide covers the plans, the three homes for sale, the resales, the schools, the costs of owning here and what we'd check before writing an offer.

Community overview

Builder: Holt Homes (October 2026) Location: NE 83rd Way, NE 84th St, NE 86th St, NE 87th St and NE 133rd to NE 136th Ave, west of NE 137th Ave, in unincorporated Clark County inside the Vancouver Urban Growth Area (October 2026) Status: Now selling; Phase 3 was recorded in June 2025, and about 19 lots hadn't closed in county records yet (October 2026) Pricing: Base plans from $444,960 to $519,960, before lot premiums and upgrades; listed homes $399,960 to $499,960 (October 2026) Home sizes: 1,520 to 2,167 sq ft, 2 to 5 bedrooms (October 2026) Homesites: 163 lots: 66 in Phase 1, 53 in Phase 2, 44 in Phase 3 (October 2026) Lots: About 2,500 sq ft for townhomes, about 3,000 to 4,300 sq ft for duplex homes, mostly 3,600 to 4,300 sq ft for detached homes with corners to about 5,600 (October 2026) HOA: About $155 to $160 a month for attached and duplex homes; about $70 to $72 for detached homes (October 2026) Schools: Evergreen Public Schools: Sifton Elementary, Frontier Middle and Heritage High (October 2026) Sales office: Community Information Center, 8402 NE 134th Pl, open daily 11 to 6 (October 2026)

The homes

Holt names its plans by square footage. These are Holt's published starting prices for Stone's Throw, which don't include lot premiums or builder-selected upgrades:

• The 1520: townhome, 3 bed, 2.5 bath, 1,520 sq ft, one-car garage, vaulted primary suite upstairs, from $444,960
• The 1634: attached home, 2–3 bed, 2.5 bath, 1,634 sq ft, one-car garage with a storage room, upstairs bonus room that can become a third bedroom, from $444,960
• The 2166: duplex home, 4–5 bed, 3.5 bath, 2,166 sq ft, primary suite on the main floor with an option for a second primary suite, from $514,960
• The 2167: duplex home, 3–5 bed, 2,167 sq ft, primary suite on the main floor, upstairs bonus room, two bedrooms and a loft that can become another bedroom, from $514,960
• The 1609: two-story, 3 bed, 2.5 bath, 1,609 sq ft, from $519,960
• The 1670: two-story, 3–4 bed, 2.5 bath, 1,670 sq ft, loft or optional fourth bedroom, from $519,960

The 2166 and 2167 are a matched pair: the two homes join at the garage on the main floor and at a bonus room or bedroom upstairs, so no living room shares a wall. With the primary suite on the main floor, they work well for buyers who want to keep daily living on one level. Holt still lists the 1609 and 1670 detached plans for Stone's Throw, but with most detached lots sold, let us know if you're interested and we'll ask the sales office whether any remain.

Holt's included features here include an electric heat pump with air conditioning, mini-splits, a heat-pump water heater, slab quartz counters with a full-height backsplash, stainless appliances, 8-foot doors on the main floor, 6-foot cedar fencing, and front-yard landscaping with irrigation. The garage door opener is included on two-car garages only. The homes are all-electric.

Homes listed now (Holt's site, October 10, 2026; all three are move-in ready):

• 13505 NE 86th St (Lot 124): The 1520 townhome, 3 bed, 2.5 bath, 1,520 sq ft, $399,960. A listing site shows it first listed in January at $439,960, and it's now $45,000 under the plan's base price.
• 8625 NE 136th Ave (Lot 140): The 2167, 4 bed, 3.5 bath, 2,167 sq ft, $489,960
• 8641 NE 136th Ave (Lot 144): The 2166, 4 bed, 3.5 bath, 2,166 sq ft, $499,960

For context, a 2167 at 8605 NE 136th Ave listed at $542,585 in September 2025 and sold in July 2026 for $529,960. Both duplex homes listed today are below that sale and below the plan's base price.

Resales. Because Stone's Throw has been selling since 2023, owners are listing too. In October 2026 the resale market here included a single-level detached home at $575,000, a 1609 two-story at $535,000 and a corner townhome at $420,000. County records show a few earlier resales at or below what their first owners paid: one home on NE 133rd Avenue bought new for $676,766 in 2024 resold for $649,000 in March 2026. That's useful when you weigh a new home against a nearly new one next door.

Current offers. Holt is offering a 4.999% 30-year fixed FHA rate (5.737% APR) on select homes through HomeAmerican Mortgage, its affiliated lender, for contracts written October 1 to 18, 2026 that close by December 31, 2026, with a 680 minimum credit score and 3.5% down. Holt also offers the Imagine Happier Bonus, a cash credit you can put toward upgrades, closing costs or a rate buydown (the amount is quoted per buyer), and a $3,500 Community Heroes credit for educators, military members, healthcare workers, firefighters and law enforcement. Terms apply to each.

Holt's own video of the community:

The builder

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. Holt's published warranty steps include a 30-day service request, a one-time courtesy touch-up and a one-year warranty review, and its insurance-backed warranty program through Residential Warranty Company carries structural coverage for up to 10 years. We'll request the warranty booklet before you sign so you know the claim deadlines. In Clark County, Holt is also building at Heartwood and Ramble Creek in Vancouver, Greely Farms and Paradise Pointe in Ridgefield, Golden Grove in La Center and The Glades in Camas.

Schools

Stone's Throw is in Evergreen Public Schools. Clark County's attendance-area maps put the whole neighborhood in the same three schools, Holt's community page lists them, and every current listing here carries them:

Level	School	Grades	Drive
Elementary	Sifton Elementary, 7301 NE 137th Ave	K–5	3 minutes (0.8 mi)
Middle	Frontier Middle, 7600 NE 166th Ave	6–8	7 minutes (2.9 mi)
High	Heritage High, 7825 NE 130th Ave	9–12	3 minutes (0.6 mi)

Drive times are from the sales office in free-flowing traffic. The county's school data for 2025-26 lists about 490 students at Sifton, 750 at Frontier and 1,550 at Heritage. We didn't find boundary changes or new schools announced for 2026-27. Send us the address you're considering and we'll confirm its schools with Evergreen Public Schools before you commit.

Inside the community

Listing remarks describe a community park maintained by the HOA, and the county's approval describes open-space and stormwater tracts within the 28-acre plan. The largest tract, about 2.4 acres, sits at the north end. Some homes back onto green space, which listings note as a view. Every home gets a 6-foot cedar-fenced backyard, and the HOA maintains front yards. There's no clubhouse, pool or gate.

Directly west of the neighborhood, the county's park inventory shows Mackie Park, a county-owned neighborhood park site of about six acres that hasn't been developed. We didn't find a published plan or timeline for it.

Dues differ by home type. Detached homes show $70 to $72 a month, which covers front-yard care and the community park. Townhomes and duplex homes show $155 to $160 a month, and one duplex listing says that covers the commons, exterior maintenance, front-yard landscaping and management. The CC&Rs and the HOA budget aren't published online, so we'd get them before you commit, especially if you want to know what exterior maintenance includes on an attached home or you're planning a rental.

A small shopping center, Padden Market Center, sits on NE 84th Street at the edge of the neighborhood, about a one-minute drive or a short walk, with Di-Tazza coffee, Subway, Talay Thai and a dental office.

Parks and outdoors nearby

• Little Prairie Park (3 minutes): a county neighborhood park with play equipment, a skate feature and paths.
• Tiger Tree Park (4 minutes): a county neighborhood park with a playground, swings, picnic tables and a walking path.
• Padden Parkway Trail (3 minutes to the trailhead): a trail that follows Padden Parkway.
• Cherry Park (4 minutes): a county neighborhood park with a sport court, play equipment and a trail.
• Hockinson Meadows Park (6 minutes): a large county community park with an off-leash dog area, ballfields, soccer fields, a shelter, restrooms and trails.
• Orchards Park (8 minutes): a county community park with a shelter, restrooms, horseshoes and trails.

For indoor activity, the Clark County Family YMCA is 8 minutes away and the Firstenburg Community Center, with its pool and fitness center, is 10 minutes.

Getting around

Drive times are from the sales office in free-flowing traffic; rush hour adds time, especially at the bridges.

• I-205 at Padden Parkway: 2.3 miles, 5 minutes
• I-205 at SR-500: 4.8 miles, 9 minutes
• Glenn Jackson Bridge (I-205): 12 miles, 18 minutes
• Interstate Bridge (I-5): 10.6 miles, 16 minutes
• Portland International Airport: 12.6 miles, 21 minutes
• Downtown Vancouver: 10.1 miles, 17 minutes
• Downtown Portland: 18 miles, 29 minutes
• Vancouver Mall: 5 miles, 10 minutes

Transit: C-TRAN's Route 72 (Orchards) and Route 74 (East Fourth Plain/162nd Ave) run within about a mile, with stops at NE 76th Street and at Fourth Plain, each near NE 137th Avenue. Route 7 runs on NE 117th Avenue.

Daily life

• Groceries: Walmart Supercenter on Fourth Plain (5 minutes), Fred Meyer on NE 117th Ave (5 minutes), Safeway on NE 162nd Ave (6 minutes), Grocery Outlet on NE 156th Ave (7 minutes) and WinCo on NE 119th St (7 minutes)
• Coffee and dining: Di-Tazza, Subway and Talay Thai at Padden Market Center (1 minute), Dutch Bros on Fourth Plain (5 minutes)
• Healthcare: Kaiser Permanente Orchards Medical Office on NE 137th Ave (2 minutes), Vancouver Clinic on NE 136th Ave (10 minutes) and Legacy Salmon Creek Medical Center for hospital and emergency care (13 minutes)

What it costs to own

• Jurisdiction: unincorporated Clark County inside the Vancouver Urban Growth Area. Police service is the Clark County Sheriff's Office, and fire service is Clark Fire District 5, served by the Vancouver Fire Department.
• Utilities: water and sewer through the City of Vancouver's districts. The homes are all-electric, with a heat pump and a heat-pump water heater, so there's no gas bill.
• Property tax: the 2026 levy for this tax code area is about $10.04 per $1,000 of assessed value, which works out to about $4,000 a year on a $400,000 assessment and $5,000 on $500,000. Current resale listings show about $4,300 for a townhome and $5,300 to $5,700 for detached homes.
• HOA: about $155 to $160 a month for townhomes and duplex homes, which includes exterior maintenance; about $70 to $72 for detached homes.
• Impact fees: paid by the builder at permit and built into the price. The county's table lists $6,432 for Evergreen schools and $4,353 for Park District 5 on a single-family home, with lower multifamily and townhouse rates, plus a traffic fee for this district. Our custom homes guide compares fees across the county.
• Flood zone: FEMA zone X, outside the mapped flood area.

What's changing nearby

Inside Stone's Throw, the change is the finish: about 19 lots left to close and three homes listed, so construction traffic on these streets is winding down. Around it, county permit records show several small projects approved or proposed within about a mile: a 10-lot subdivision at 7010 NE 137th Ave (approved 2025), a 16-lot compact subdivision at 14218 NE 83rd St (pre-application 2025), a 45-lot phase of Austin Heritage to the north (pre-application 2025), a 14-home cottage development on NE 131st Ave (approved 2025), a 17-unit apartment building on NE 72nd St (approved 2024) and a 40-unit senior housing building with ground-floor retail on NE 117th Ave (pre-application 2024). None of them is large on its own; together they add households along NE 137th Ave and Fourth Plain.

What to check before you buy

• Traffic on NE 137th Avenue. The county counted about 11,800 vehicles a day on NE 137th Ave beside the neighborhood in 2023, at 35 mph. If you're choosing a home, we can tour one on an interior street and one near 137th or near the shopping center with you at different times of day.
• Shared walls. The townhomes share walls with neighbors, and the duplex homes join at the garage and one upstairs room. Holt designed the duplex seams to keep living spaces apart; we can tour both sides with you at a quiet hour and find out from Holt what sound insulation is in the shared wall.
• The attached-home HOA. At $155 to $160 a month, dues for attached homes are more than double the detached rate. Reach out and we'll get the CC&Rs, the budget and the reserve study so you can see what exterior maintenance covers, including whether roofs and paint are part of it, and when big items are scheduled.
• The land's history. A 2023 county permit record for a Phase 1 lot describes the site as carrying a surface mining overlay and a "Mining" plan designation, and county maps show a possible wetland area touching Phase 2. Tell us the lot you like and we'll request the plat notes and geotechnical report from Holt and look into what the overlay meant for this site.
• Pricing and resales. Holt has cut the listed townhome $40,000 since January, and both duplex homes are listed under base price. Nearly new resales are on the market at the same time, and a few have sold below their original price. We'll set the new home's price, incentives and warranty beside the resale next door before you write an offer.
• The lender offer. Holt's FHA rate runs through its affiliated lender with a short contract window. We'll compare it against an outside lender's quote over the years you expect to keep the loan.
• Inspections. New homes still have defects. A licensed inspector before closing, and again before the one-year warranty review, keeps fixes on the builder.

How we help here

At Stone's Throw we'd start by putting the new and nearly new homes side by side. With three Holt homes listed and owners reselling homes built in 2023 and 2024, we'd line up each listed home against its plan's base price, the July 2026 sale of a 2167 next door, the recent resales and their time on market, then set an offer with Holt's FHA rate or Imagine Happier Bonus counted as part of the deal. We'd pull the plat notes and the county's overlay and wetland maps for the lot you like, and get the CC&Rs, the HOA budget and the warranty terms in writing early, so you know exactly what the attached-home dues pay for. Then we coordinate the licensed inspections before closing and before the one-year warranty review. Our construction background helps us spot what to look at in a production home, including shared walls, 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 in east Vancouver? See Holt's Heartwood about two miles north, Ramble Creek for more Holt townhomes, and the full Vancouver new-construction page.