Trails at Whipple Creek is a gated community of 48 custom homesites in the green corridor between Salmon Creek and Ridgefield, just west of NW 11th Avenue and the Clark County Fairgrounds. Cascade West Development, a Ridgefield custom builder, developed the lots and builds every home here, so you choose a lot, then a plan or a fully custom design, and Cascade West builds it. About two-thirds of the lots already have homes or owners. What's left in October 2026 is one home under construction, three proposed homes listed on the MLS, and ten open lots.
It suits buyers who want a newer custom home on a quarter-acre-plus lot with room for an RV garage or a four-car garage, inside a gate, with Ridgefield schools and I-5 about six minutes away. The draw is the setting: the plat borders county park and conservation land along Whipple Creek, and Whipple Creek Regional Park's trailhead is three minutes by car.
Community overview
Builder: Cascade West Development, the only builder here; unsold lots are held by its affiliate, Trails at WC Inc (October 2026) Location: NW 166th St off NW 11th Ave, in unincorporated Clark County inside the Vancouver Urban Growth Area (Ridgefield 98642 mailing address) Status: Now selling; one home under construction, three proposed homes listed, ten lots open (October 2026) Pricing: Listed homes from $1,592,900 to $1,894,900; lot-only prices aren't published (October 2026) Home sizes: Homes built here so far run about 2,800 to 5,400 sq ft; current listings are 2,990 to 4,025 sq ft (October 2026) Homesites: 48 lots on a plat recorded in August 2023; 32 sold to private owners (October 2026) Lots: About 10,000 to 16,000 sq ft, R1-20 zoning (October 2026) HOA: $151 a month on 2026 listings, covering the gate and management (October 2026) Schools: Ridgefield School District: South Ridge Elementary, View Ridge Middle, Ridgefield High (October 2026) Sales: Cascade West's office in Ridgefield; the model at 16613 NW 14th Ave opens for scheduled showings and open houses (October 2026)
The homes
Cascade West doesn't sell a fixed menu of plans with base prices here. Each home is drawn for its lot, either from a Cascade West plan (the builder has more than 20 Parade of Homes designs) or from scratch with the builder's design team. Homes built so far range from 3-bedroom single-levels around 2,800 square feet to two-story homes over 5,000. Here's what's for sale as of October 10, 2026.
Under construction:
- 16613 NW 14th Ave (Lot 30), $1,592,900. A single-level home of 2,990 square feet with 4 bedrooms and 3 baths, including two primary suites on opposite sides of the house, 9- to 12-foot ceilings, a kitchen with professional-grade appliances and a nook that opens to a covered patio with a 12-foot ceiling. It sits on a corner lot of about 11,500 square feet with southern exposure, backing onto green space. Cascade West uses it as its model. The listing says front-yard maintenance is included. A completion date isn't published.
Proposed homes (not started; priced with renderings, and you pick the finishes):
- 1201 NW 166th St (Lot 1), $1,752,900. About 3,870 square feet on two levels with 3 bedrooms, 3.5 baths, two offices, an upstairs recreation room and a four-car garage, on a lot of about 12,600 square feet. Cascade West's map marks this lot reserved while the MLS listing is still active; if it interests you, let us know and we'll find out where it stands.
- 16609 NW 14th Ave (Lot 31), $1,853,900. A single-level modern home of 3,476 square feet with 3 suites, a study, a studio space and an 870-square-foot garage, on about 11,500 square feet.
- 1204 NW 166th St (Lot 37), $1,894,900. A modern farmhouse of 4,025 square feet, 3,330 of it on the main floor, with 14-foot great-room ceilings, 4 bedrooms, a den, an upstairs recreation room and a three-car garage, on 12,689 square feet.
Open lots: Lots 29, 32, 33, 35, 36, 40, 42, 46, 47 and 48, from about 10,800 to 14,500 square feet, are available to reserve with a Cascade West build. Lot 45 is shown with a 4,246-square-foot two-story plan and no price yet, and Lot 6 is reserved.
What comes standard: Cascade West's published package for this community includes fully landscaped front and back yards with sprinklers, exposed-aggregate driveways, natural gas, 11- to 14-foot great-room ceilings on single-level plans, a roll-in tiled shower in a main-floor primary bath, whole-home air conditioning, quartz or granite counters, KitchenAid stainless appliances, Milgard windows with a lifetime guarantee, fiber-cement siding, 2x6 exterior walls and Aeroseal and AeroBarrier air sealing. Three- to five-car garages, RV garages or RV parking, and pre-stained cedar fencing are available. The builder notes the package can be adjusted with its design specialist, so we'd get the included items in writing for your specific home.
For context: lots here sold to buyers for $350,000 to $410,000 in 2023 and 2024, $400,000 to $465,000 in 2025, and $425,000 to $430,000 in 2026. Two finished homes have resold, for $1,555,000 (about 3,080 sq ft) in August 2024 and $2,160,000 (about 3,790 sq ft) in March 2025. We didn't find a builder incentive advertised.
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Cascade West DevelopmentCustom · Builds on your lot · Spec homesCascade West Development is a Ridgefield custom builder founded in 1990 by Lloyd Stenersen.Builder profile →
Cascade West has built in Clark County since 1990 and enters the Parade of Homes regularly, most recently with The Meridian at Emerald Grove, about half a mile south of here. It also builds at Firestone Ridge and Collins Crest in Camas and Cooper Grove Estates in east Vancouver. Its listings here carry a builder warranty, but the terms aren't published beyond the lifetime guarantee on the windows, so we'd ask for the warranty document before you sign.
Schools
Every lot in Trails at Whipple Creek is in the Ridgefield School District, per Clark County's attendance-area maps and property records, and Cascade West's community page agrees:
| Level | School | Grades (2026-27) | Drive time |
|---|---|---|---|
| Elementary | South Ridge Elementary | K–5 | 5 minutes |
| Middle | View Ridge Middle School | 6–8 | 11 minutes |
| High | Ridgefield High School | 9–12 | 12 minutes |
Starting in 2026-27, Ridgefield moved to K–5 elementary and 6–8 middle schools and opened Sunset Ridge Elementary, with redrawn elementary boundaries. The county's August 2026 maps still show South Ridge for this plat, but the district hadn't posted a final boundary map online when we checked, so tell us which lot you're weighing and we'll confirm the school for that address with the district. The Ridgefield address and these schools come with a county location: the community isn't inside Ridgefield city limits.
Inside the community
The community is gated, with quiet streets (NW 166th Street, NW 166th Way, NW 167th Street and short sections of NW 12th, 13th and 14th Avenues) and a cul-de-sac layout. There's no clubhouse or pool. The amenity is the land around it: the homeowners association owns about 11 acres of tracts, and a 10-acre tract on the south side holds School Land Creek, protected wetlands and a wooded slope that's part of a county-mapped biodiversity area. To the west and south, the plat borders land owned by Clark County Parks and the county's Legacy Lands program along Whipple Creek.
The HOA dues were $151 a month on 2026 listings ($148 in 2025), and the listings name the gate and management as what they cover. The CC&Rs and the management company aren't published online. Cascade West offers RV garages, RV parking and backyard fencing, which suggests those are allowed, but we'd read the recorded CC&Rs for rules on fences, RVs, outbuildings and rentals before you choose a lot or a plan.
Parks and outdoors nearby
- Fairgrounds Community Park: 2 minutes; 88 acres, about 30 developed, with a playground, paved paths and picnic shelters
- Whipple Creek Regional Park: 3 minutes to the trailhead at NW 21st Ave and NW 179th St; 300 acres with more than 4 miles of hiking and equestrian trails
- Salmon Creek Regional Park and Klineline Pond: 10 minutes; a swim beach, fishing and the paved Salmon Creek Greenway Trail
- Vancouver Lake Regional Park: 11 minutes; beach, picnic areas and lake access
- Ridgefield National Wildlife Refuge: about 16 minutes to downtown Ridgefield and the refuge's Carty Unit trails
Getting around
Drive times in free-flowing traffic; rush hour adds time, especially at the bridges.
- I-5 at NE 179th St: 6 minutes
- Interstate Bridge (I-5): 16 minutes
- Downtown Vancouver: 17 minutes
- Glenn Jackson Bridge (I-205): 25 minutes
- PDX airport: 28 minutes
- Downtown Portland: 29 minutes
- Downtown Ridgefield: 16 minutes
- Transit: the area is outside C-TRAN's service area; the Salmon Creek Park & Ride is 7 minutes away
Daily life
- Groceries: Fred Meyer on NE Tenney Road (6 minutes), Safeway on NE 20th Ave (8), Costco in Ridgefield (12), Rosauers in Ridgefield (12)
- Healthcare: Legacy Salmon Creek Medical Center (8 minutes)
- Events: the Clark County Fairgrounds, the Event Center and the Cascades Amphitheater are all within about 4 minutes
What it costs to own
- Jurisdiction: unincorporated Clark County inside the Vancouver Urban Growth Area. Police service is the Clark County Sheriff, fire is Clark County Fire District 6, and building permits come from the county. The county's long-range plans list the area for possible annexation in fifteen to twenty years.
- Utilities: Clark Public Utilities for water and power, Clark Regional Wastewater District for sewer, and NW Natural gas.
- Property tax: the 2026 levy for this tax code area is about $9.97 per $1,000 of assessed value, roughly $15,900 a year on a $1.6 million home and $18,900 on a $1.9 million home. First-year bills on a new home can run low while the lot is still assessed as land, so budget for the full amount.
- HOA: $151 a month on 2026 listings.
- Impact fees: for a new home here, the county charges the Ridgefield School District fee ($16,880, changing November 12, 2026), Park District 10 ($3,852) and the Mt. Vista traffic fee (about $8,521), roughly $29,250 in all. We'd find out from Cascade West whether they're in the price of the home or the contract. Our custom homes guide compares fees across the county.
What's changing nearby
Inside the gate, expect construction to continue for a while: ten lots are open, four more homes are listed or reserved, and two private custom builds started in 2026. Close by, the Highlands at Whipple Creek is building out about a third of a mile north on NW 173rd Circle, and Emerald Grove has eight lots still to build on along NW 158th Street. In county review as of October 2026 are the Salmon Creek Apartments at 16001 NW 11th Ave, the Northridge Subdivision to the north, and the Towhee Creek subdivision and rezone, which is on hold. On the roads, the county plans to realign NE Delfel Road with a roundabout at NE 179th Street, and WSDOT's rebuild of the I-5 / NE 179th Street interchange is in its project pipeline.
What to check before you buy
- Which homes actually exist. Only Lot 30 is under construction; the other listings are proposed homes shown with renderings, and the listings note the finished home will vary. We'd get the plan, the specifications and a build timeline in writing before you commit.
- The real price of a proposed home. Upgrades, lot premiums and site work can move the number. We'd compare the contract against the builder's standard package and against the two finished-home resales and recent lot sales here.
- Lot 1's status. The builder's map shows it reserved while the MLS listing is active. Reach out before you plan around it and we'll check its status with Cascade West.
- The south tract and its buffers. School Land Creek, wetlands and steep slopes on the open-space tract are protected, which keeps the view green but can limit what you build near the back of an adjoining lot. The county's critical-areas maps and the plat show the buffers.
- Events nearby. The fairgrounds, event center and Cascades Amphitheater are within about a mile, and NW 11th Ave carries event traffic. Visit on a concert night or during the August fair.
- The CC&Rs and HOA budget. They aren't published online; we'd pull them before you choose a lot, especially for an RV, a shop or a pool.
- The school assignment. Ridgefield redrew elementary boundaries for 2026-27. Once you've picked a lot, we'll confirm the assignment for that address with the district.
- Warranty and inspections. We'll request Cascade West's written warranty and help line up independent licensed inspections at pre-drywall and before closing.
How we help here
At Trails at Whipple Creek, buying usually means contracting a custom build, so most of our work happens before anything is framed. We walk the open lots with you and weigh exposure, the green-space edge and how each lot fits the home you want. We compare Cascade West's proposed homes against what's sold here and nearby, read the builder's contract and standard package line by line, and pull the CC&Rs and confirm the school assignment for your lot. Then we stay with you through design selections, the build and the walk-throughs, and our construction background helps us look closely at a custom home while it can still be changed.
Before you commit to anything, you'll have a written Engagement Proposal with the exact scope and fee.
Also looking at custom homes north of Salmon Creek? See Emerald Grove, the Highlands at Whipple Creek, the custom builders in Clark County and the full Ridgefield new-construction page.
Last updated: October 2026