The Vancouver and Clark County housing market is not the same market it was after COVID. The extreme seller’s market has cooled off. Nearly half of homes are now selling below list price, but some homes in the right areas are still getting multiple offers.

That is where a lot of people get stuck. The market feels mixed because it is mixed. If you are buying or selling in Vancouver, WA, Camas, or Clark County, the big thing to understand is this: the market is splitting by price, location, and home type.

Why the Clark County market is shifting in 2026

The biggest reason is simple. Buyers have more choices.

That changes how the market works in a few clear ways:

• Buyers can take more time
• Sellers face more competition
• Pricing matters more
• Homes do not all sell the same way

A few years ago, buyers had to move fast and hope for the best. That is not the case anymore. Clark County is getting closer to balance, but that balance does not look the same in every neighborhood.

A home in Felida may sell differently from a home in Orchards. A smaller home in East Vancouver may still move quickly, while a larger home in a newer area may sit longer.

More homes are hitting the market again.

Inventory is back at a level buyers have not seen since before 2020. Right now, the market is sitting at 4.1 months of inventory, which is the highest post-COVID level so far.

That matters because months of inventory tells you how much supply is out there. It shows how long it would take to sell the current homes on the market if no new ones came along.

In simple terms:

• Buyers have more options
• Sellers have more competition
• High prices are harder to justify
• Homes need to stand out

This is still not a full buyer’s market, but it is much less tilted toward sellers than it was a few years ago.

Homes are taking longer to sell

Homes are also taking longer to go pending. In this market, it is about 91 days, and that does not include the closing time after that.

That does not mean every home sitting on the market has a problem. Sometimes buyers are waiting on rates. Sometimes they are comparing new construction with resale. Sometimes the home is fine, but the price is just too high.

For sellers, the main point is this: time matters now.

For buyers, longer days on market can create more room to:

• Compare homes
• Ask more questions
• Negotiate
• Wait for the right fit

How new construction is changing Clark County housing

New construction is a big part of why the market feels different in 2026. Builders are adding supply, and that changes what buyers expect and what resale homes have to compete with.

A few years ago, resale homes had less direct competition. Now buyers can look at an older home and a brand-new one in the same general area. That changes the conversation fast.

A resale home may have a better lot or a more established neighborhood. A new build may come with more financial help up front.

Why builders can offer incentives that resale sellers usually cannot

Builders have more room to help because they are running a business and selling multiple homes. They may need to move inventory, keep a project on track, or hit sales goals.

That is why they can often offer things like:

• Rate buydowns
• Closing cost help
• Fee credits
• Upgrade packages
• Preferred lender incentives

Those incentives can make a new home look more affordable, even if the list price is similar to a resale home.

That puts resale sellers in a tougher spot. They are not just competing on price. They are also competing with incentives.

Why is more dense development likely to continue

Land is getting harder to find, permits cost more, and development is more expensive than it used to be. Because of that, more of the future housing supply in Vancouver and Clark County will likely come from building up and building in, not spreading farther out forever.

That usually means:

• Smaller lots
• Attached homes
• Denser neighborhoods
• More projects in already growing areas

For buyers who want a larger lot, that can help keep those homes valuable. For everyone else, it means more housing choices over time.

Why are some price ranges hot while others are softening

The market is not moving the same way across every price point. That is one of the most important things to understand right now.

Some homes still move fast. Others sit longer. A lot of it comes down to price, condition, and location.

Entry-level homes with strong features are still moving fast

Well-priced smaller homes still get attention, especially when they offer something harder to find.

That could mean:

• A larger lot
• Mature landscaping
• A strong subdivision
• A good school area
• Clean updates and solid condition

In East Vancouver and Camas, homes in the lower local price ranges are still doing well when the location and condition are solid. Buyers may negotiate more than before, but they still jump on homes that check the right boxes.

Mid-range homes are feeling the most pressure.

The middle of the market is where buyers are most cautious. Payments matter more here, and buyers have more listings to compare.

That is why mid-range homes in areas with less location pull are seeing more time on market and more price negotiation. Orchards and parts of central Vancouver fit that pattern.

These are not bad areas. They just have more competition and fewer features that make one home clearly stand out.

What that means in practice:

• More similar homes on the market
• More buyer pickiness
• More room to negotiate
• Slower movement

Luxury homes can still attract strong interest

Higher-end homes are not weak across the board. When the home is in the right area and priced well, luxury buyers still show up.

That is especially true when a property offers something harder to replace, like:

• Views
• Privacy
• A premium lot
• A strong street
• High-end finishes

The market is uneven, not dead. Quality still matters a lot.

Which Vancouver and Clark County neighborhoods are holding up best

Neighborhood matters more than countywide averages right now. Areas that are closer in and have less room to expand are usually holding up better. Outer growth areas tend to give buyers more leverage.

Areas that are staying stronger

Felida, Fisher’s Landing, Prune Hill in Camas, The Heights, Cascade Park, and Salmon Creek are still holding up better.

Why do these areas stay stronger:

• Strong local demand
• Established reputation
• Less room for new development
• Better long-term appeal

These neighborhoods already have a lot of what buyers want. There is not an endless stream of new homes replacing them, which helps support values.

Areas where buyers have more leverage

Ridgefield, Battle Ground, Orchards, and Northeast Vancouver can give buyers more negotiating room in 2026.

That does not mean those areas are falling apart. It just means there is more supply, more expansion, and more competition.

When buyers have more options, sellers have to work harder to stand out.

The Portland spillover is still pushing demand into Clark County

Clark County still benefits from people moving over from Portland. Even with a cooler market, that demand has not gone away.

People keep moving for a mix of reasons, and that helps support Vancouver, Camas, and the surrounding areas.

Taxes are still a major reason people move across the river

Oregon income taxes are still a big reason many households look at Washington. For some buyers, that tax difference means real yearly savings.

That does not fix affordability by itself, especially with higher mortgage rates. But it is still a major reason people keep looking at Vancouver and Camas instead of staying in Portland.

Schools, commute, and lifestyle changes also matter

Taxes are not the only reason people move.

Other common reasons include:

• Better school options
• A better commute
• A different neighborhood feel
• More stability
• A better fit for family needs

That steady migration helps keep demand alive in Clark County, even as the market cools from its peak.

Conclusion

Clark County is moving into a more balanced market, but that does not mean every home is slow. The best neighborhoods and the best-priced homes can still move fast, while weaker listings sit longer.

If you are buying:

• Watch pricing closely
• Be ready in hot areas
• Act fast when the right home comes up

If you are selling:

• Price it right
• Make the home look its best
• Pay attention to the details buyers compare

The main takeaway is simple. Local data matters. In Vancouver, Camas, and Clark County, price, location, and timing matter more than ever.