Camas is a picture-perfect town: Tree-lined streets, strong schools, friendly neighbors, and quick access to Vancouver and Portland. Still, no place is perfect, and smart homeowners look at both the pros and cons before making a big move…

TLDR; Camas is pricey compared with nearby cities; it’s built for cars, the schools run hot, hills can complicate daily life, and growth creates both energy and friction. In early 2025, local reports and recent listings have the median home price around $850,000 in Camas, compared with $550,000 in Vancouver – a nearly 54% gap

We are breaking down the top 5 Reasons below ⬇

1. Limited Walkability Due to Sprawling Single-Family Homes

Camas favors single-family homes on spacious lots. Quarter-acre yards spread neighborhoods out, which feels peaceful, but it also stretches out commutes. Most residents drive for groceries, coffee, or a quick pharmacy run.

Walking or biking to shops is realistic only in a few pockets, like Downtown Camas with its historic 1900s homes near the old Camas paper mill site, or where rare condos cluster. Families enjoy the space and quiet. Urban-style seekers miss corner markets and frequent bus stops.

Tips for buyers who want more walkability & bikeability:

• Target downtown streets: Close to 4th Avenue, short strolls to dining and events.

• Look near Crown Park: Better access to parks, schools, and community spots.

• Check bike routes: Map safe paths before for a daily commute

2. Sky-High Housing Costs Can Price You Out

Housing prices in Camas climbed fast after COVID. In 2025, the median home in Camas hovers near $850,000, while nearby Vancouver sits around $550,000 – a difference of nearly 54%. That spread makes move-up purchases tough for newcomers without strong equity or cash.

Why it happened:

• Tight supply: Few resale homes, steady demand from Portland metro buyers.

• Lifestyle draw: Schools, trails, and small-town charm.

• Limited walkable inventory: Premium locations trade at a premium.

Future development:

• The North Shore Development is adding apartments, townhomes, and single-family homes, planned for about 10,000 new residents over time.

3. High-Pressure Schools with Intense Expectations

Camas schools post strong academic scores and win sports titles, but the flip side is high pressure. Parents report that grades and roster spots feel high stakes, especially in popular sports like Volleyball and Football.

Who thrives:

• Driven students who enjoy high expectations.

• Serious athletes seeking elite programs.

Who may struggle:

• Average or below-average learners who want flexibility and accommodation.

• Students who prefer smaller, less competitive settings.

Before deciding:

• Review the district website and school profiles

• Read recent parent reviews

• Visit during events to see the school culture in person

4. Hilly Terrain

Prune Hill, visible from I-205, has steep streets in older 1990s and 2000s neighborhoods. Snow is rare, usually 1 to 3 times a year, but icy days may keep you stuck at home away from work and school. Many homebuyers want flat yards for kids or pets, but level lots are scarce. When they exist, they often come with stiff competition and higher prices.

Grass Valley is the part of Camas that is mostly flat and very desirable, with large, level yards perfect for kids and pets.

5. Fast-Paced Growth and Development Concerns

Camas is growing fast. New neighborhoods and services arrive quickly, and opinions differ on how it’s changing the city makeup.

What’s changing:

• North Shore Development: Housing, schools, and parks in a large planned area north of the lake, designed to accommodate 10,000+ new residents in the next 20 years. Watch our informational video on the North Shore Development Here

• Grass Valley: Added commercial zoning

• Green Mountain: A former golf course that has turned into 1,000+ tract homes since being sold nearly a decage ago

• East Vancouver annexation: More residents and shared infrastructure.

• Columbia Palides: Multi-use development with townhouses and apartments, retail, office space, parks and community open area. Watch our video on the Columbia Palisades Mega Development Here

Camas City planning teams host meetings, collect feedback, and adjust, yet not everyone agrees on scale or speed. Growth brings more amenities and more traffic, often at the same time.

Conclusion

Camas shines for many reasons, but it still has trade-offs. Car-first neighborhoods, high prices, strong but intense schools, hilly topography, and rapid growth are all factors to consider. The right fit depends on budget, community, and priorities.

Thinking about buying or selling a home in Camas or Clark County, Washington? Reach out to the Dubyne Realty Group team for tailored guidance on neighborhoods, negotiations, and the current market.

Subscribe to Weekend Happenings with Hannah to get the best local, fun events straight to your inbox.