Selling in Camas, Ridgefield or Battle Ground?A flat fee, not a commission.
Moving to Camas, Ridgefield and Battle Ground?
Licensed local agents who list, negotiate and close your Clark County home for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
A licensed local buyer's agent for one flat fee set by the price of the home you buy, usually covered by the seller's contribution.¹
Camas (27,749 people by the Census Bureau’s July 1, 2025 estimate), Ridgefield (16,132) and Battle Ground (23,513) are Clark County cities on the Washington side of the Portland metro, and Landian works across all three, and Vancouver between them, with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $5,999 flat for a home around $600,000. $6,999 flat for a home around $750,000. $9,999 flat for a home around $1,000,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution; anything the seller contributes above it comes back as a rebate or closing credit where allowed.⁶
What's your home worth in Camas?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Camas, Ridgefield and Battle Ground at a glance
Three cities, three price points, one county. Zillow put the typical home at $742,336 in Camas, $669,771 in Ridgefield and $603,770 in Battle Ground in September 2026, against $498,160 in the city of Vancouver. Ridgefield has grown 55.6% since the 2020 Census, the fastest of any Washington city of 10,000 or more.
Camas
Clark County
Residents (2025 est.)
27,749
Median home value*
$711,700
Homeowners
78.3%
Average commute
24.6 min
Ridgefield
Clark County
Residents (2025 est.)
16,132
Median home value*
$613,500
Homeowners
82.0%
Average commute
24.8 min
Battle Ground
Clark County
Residents (2025 est.)
23,513
Median home value*
$485,100
Homeowners
72.9%
Average commute
27.2 min
U.S. Census Bureau QuickFacts: residents are the July 1, 2025 population estimate; *median value of owner-occupied homes, homeowners (owner-occupied share of homes) and mean travel time to work are American Community Survey 2020-2024 figures, so recent sale prices can run higher.
Living in Camas, Ridgefield and Battle Ground
A paper-mill town above the Columbia, the state’s fastest-growing small city beside a wildlife refuge, and a lake-country town named for a battle that never happened.
Lacamas Creek trail bridge, Camas
Camas
The mill town that was planned before the town
Camas exists because Henry Pittock, owner of The Oregonian, needed paper for his presses. His La Camas Colony Company bought about 3,000 acres in 1883, filed a town plat that September, and the mill produced its first paper in May 1884; the name, from the camas lily whose bulbs Native peoples across the region prized as food, lost its “La” the same year when the Postal Service wanted to stop confusion with La Center and LaConner. The city incorporated on June 2, 1906, and by 1913 the mill claimed to have the largest paper-making machine in the world.
The mill still runs: about 150 people make commercial paper towels there today, and Georgia-Pacific has announced a revitalization that will spend several years and millions of dollars upgrading the site and removing buildings no longer needed for papermaking. The town around it wears the history openly, from downtown’s storefronts to Camas High School’s mascot, the Papermakers. Up the hill, 312-acre Lacamas Regional Park strings 9.5 miles of trails between Round Lake and Lacamas Creek, and its namesake camas lilies bloom in mid-April.
The Cathlapotle Plankhouse on a fall morning, Ridgefield National Wildlife Refuge
Ridgefield
The fastest-growing city in Washington, beside a refuge
The Census Bureau’s Vintage 2025 estimates put Ridgefield at 16,132 residents, up 55.6% from its April 2020 base of 10,367, the fastest growth of any Washington city of 10,000 or more people. The town sits on Interstate 5 between Vancouver and the Lewis River, and its small downtown ends at the Ridgefield National Wildlife Refuge, more than 5,000 acres of marshes, grasslands and forests along the Columbia that host nearly 200 bird species. The city’s mascot is a sandhill crane named Carty.
The refuge land was also Cathlapotle, a Chinookan town Lewis and Clark stopped at on March 29, 1806 for about three hours of trading; Clark described “a large village” whose front “occupies nearly ¼ of a mile.” A full-scale cedar plankhouse, built in 2005 from evidence at the archaeological site, interprets that history, and local tribes still hold events there. On the Lake River waterfront, the Port of Ridgefield selected a developer in 2024 after about 25 years of planning and cleanup of a former mill site; what gets built on those 40 acres is still being worked out with the community.
No battle was ever fought in Battle Ground. In 1855, volunteer soldiers followed a group of Klickitat people who had quietly left their ordered confinement at Vancouver Barracks to a spot about 10 miles north of Vancouver; shots were fired into the air, the group agreed to return, and the Klickitat leader, Chief Umtux, was killed in circumstances no one settled, with some blaming a soldier and others the chief’s own men. As Clark County’s history puts it, “A battle didn’t take place in Battle Ground; it was a shooting with one casualty.” The name stuck anyway, became official when A.M. Richter platted the town in 1902, and the city incorporated in 1951.
Today Battle Ground is the most approachable of the three cities on price and the gateway to Clark County’s lake and waterfall country. Spring-fed Battle Ground Lake, ringed by forest in its state park just northeast of town, draws swimmers, paddlers and anglers, with campsites, cabins and even winter camping; up the East Fork of the Lewis River, Moulton Falls Regional Park covers 387 heavily forested acres on both sides of the river.
What the numbers say about the Portland metro’s Washington side.
Washington’s fastest-growing city
Ridgefield grew from a 10,367 April 2020 base to 16,132 residents by July 1, 2025 in the Census Bureau’s Vintage 2025 estimates, up 55.6%, the fastest of any Washington city of 10,000 or more. Camas reached 27,749 and Battle Ground 23,513 in the same estimates.
Two states, one metro
Washington does not currently have an individual income tax, its Department of Revenue says (a new 9.9% tax starting in 2028 applies only above $1 million of yearly income), while Oregon, across the river, has no general sales tax. Many households plan around the line: Oregon taxes wages only for work done inside Oregon.
The mill towns are reinvesting
Georgia-Pacific announced in January 2026 a revitalization of the Camas mill that will spend several years and millions of dollars upgrading the site, and the Port of Ridgefield selected a developer for its 40-acre Lake River waterfront in 2024 after about 25 years of planning and cleanup.
Prices have steadied
Zillow’s typical home values for September 2026, $742,336 in Camas, $669,771 in Ridgefield and $603,770 in Battle Ground, were all within half a percent of a year earlier, after the growth that made Clark County one of the Northwest’s busiest markets.
What homes here look like
Owners dominate all three cities: 78.3% of occupied homes in Camas, 82.0% in Ridgefield and 72.9% in Battle Ground are lived in by their owners, against median owner-occupied values of $711,700, $613,500 and $485,100 (ACS 2020-2024). Zillow’s September 2026 typical values run higher: $742,336, $669,771 and $603,770, against $498,160 in the city of Vancouver.
Camas
The county’s high end: a Census median of $711,700 and a Zillow typical value of $742,336 in September 2026, from view lots above the Columbia to newer construction near Lacamas Lake.
Ridgefield
Mostly new: the city has grown 55.6% since 2020, so much of the housing stock is recent subdivisions. Census median $613,500; Zillow’s September 2026 typical value $669,771; 82.0% of occupied homes are owner-occupied, the highest share of the three.
Battle Ground
The most approachable of the three: a Census median of $485,100 and a Zillow typical value of $603,770 in September 2026, with acreage properties toward the Lewis River country at the city’s edges.
Schools
Each city anchors its own district. Camas School District counted 7,319 students and Ridgefield School District 4,370 in Washington OSPI’s 2025-26 report card enrollment, while Battle Ground Public Schools, Clark County’s third-largest district by its own description, supports more than 13,000 students in 19 schools across one of the largest and most geographically diverse districts in the state. Attendance boundaries follow the street address, so check a specific home with the district that serves it.
The Census puts the average commute at 24.6 minutes in Camas, 24.8 in Ridgefield and 27.2 in Battle Ground (ACS 2020-2024). Ridgefield sits directly on Interstate 5, the Portland-Seattle corridor; Camas rides State Route 14 along the Columbia’s north bank, minutes from the I-205 loop through east Portland; Battle Ground connects south and west to both interstates through Vancouver’s suburbs.
Plenty of residents cross the river for work, and the border cuts both ways at tax time: Oregon taxes the wages you earn for work done inside Oregon, while Washington residents shop Oregon’s stores with no general sales tax. Where you work, and where your employer counts your work as done, is worth understanding before you move (see “Buying in Clark County” below).
A 5,300-acre refuge, a spring-fed lake and waterfall country
The first thing Lewis and Clark’s party recorded about this stretch of the Columbia was the wildlife, loudly. Camped near today’s refuge on November 4, 1805, Clark wrote that he “could not Sleep for the noise kept by the Swans, Geese, white & black brant, Ducks &c.” The birds still come: the Ridgefield National Wildlife Refuge was established in 1965 to winter the dusky subspecies of the Canada goose, and its marshes host nearly 200 bird species today.
Ridgefield National Wildlife Refuge
About 5,300 acres of marshes, grasslands and floodplain forest at Ridgefield’s edge, established in 1965 for wintering dusky Canada geese, with an auto tour route through the wetlands and the 2005 Cathlapotle Plankhouse interpreting the Chinookan town Lewis and Clark visited in 1806 (NPS, USFWS).
Lacamas Regional Park
312 acres in Camas with 9.5 miles of trails, rock formations called the potholes near the falls of Lacamas Creek, bass, bluegill and perch in Round Lake, and camas lilies that bloom in mid-April; the Lacamas Heritage Trail follows the south shore of Lacamas Lake (Clark County).
Battle Ground Lake State Park
A spring-fed lake in the forest northeast of Battle Ground that draws swimmers, paddlers and anglers, with standard and primitive campsites, cabins, equestrian sites and winter camping (Washington State Parks).
Moulton Falls and the East Fork
387 heavily forested acres on both sides of the East Fork Lewis River, with an arch bridge more than three stories high, a 2.5-mile trail downstream to Lucia Falls and access to the 7.5-mile Bells Mountain Trail (Clark County).
Early summer at Ridgefield National Wildlife Refuge
Buying in Clark County: two states, one metro
The Washington-Oregon line is a real budget item here. Washington does not currently have an individual income tax, the state Department of Revenue says; a new 9.9% tax beginning in 2028 applies only to yearly adjusted gross income above $1 million. Oregon, for its part, “doesn’t have a general sales or use/transaction tax.” The catch for commuters: Oregon taxes nonresidents on Oregon-source income, and per its Department of Revenue, “If you don’t live in Oregon, you only have to pay tax on the wages from your job for work you do inside Oregon.” Remote and hybrid arrangements change the math, so get advice that fits your situation.
The other thing to know is how much of the housing stock is new. Ridgefield has grown 55.6% since 2020, so associations, assessments and still-building subdivisions are common there; ask for governing documents early. In Camas and Battle Ground, older neighborhoods mix with new, and acreage properties toward the Lewis River country can bring wells, septic systems and floodplain questions that deserve a careful read before you offer.
What you'd keep in Camas, Ridgefield and Battle Ground
Three example prices across Camas, Ridgefield and Battle Ground, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $5,999 flat for a home around $600,000. $6,999 flat for a home around $750,000. $9,999 flat for a home around $1,000,000.⁶
On a home around $600,000
Traditional listing side (2.5%)$15,000
1% service (about $3,000 minimum)$6,000
Landian flat fee$5,999
$9,001⁵⁶
more in your pocket than a traditional listing
On a home around $750,000
Traditional listing side (2.5%)$18,750
1% service (about $3,000 minimum)$7,500
Landian flat fee$6,999
$11,751⁵⁶
more in your pocket than a traditional listing
On a home around $1,000,000
Traditional listing side (2.5%)$25,000
1% service (about $3,000 minimum)$10,000
Landian flat fee$9,999
$15,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$6,999 flat for a home around $750,000. That’s 0.93%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
How Landian works in Camas, Ridgefield and Battle Ground
The same three steps as everywhere on Landian, with licensed agents who work Camas, Ridgefield, Battle Ground and the rest of Clark County.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Forest trail along Lacamas Creek, Camas
Moving to Camas, Ridgefield and Battle Ground?How buying in Camas, Ridgefield and Battle Ground works
Moving for the refuge, the lake country or a Washington address in the Portland metro? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works Clark County.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.¹
Questions about Camas, Ridgefield and Battle Ground
How much does it cost to sell a house in Camas, Ridgefield or Battle Ground with Landian?
One flat fee set by your home's price, not a percentage: $5,999 flat for a home around $600,000. $6,999 flat for a home around $750,000. $9,999 flat for a home around $1,000,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Camas, Ridgefield and Battle Ground?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Washington. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian have agents in Camas, Ridgefield and Battle Ground?
Yes. Landian has office pages for Vancouver and Portland and matches you with licensed local agents within about 75 miles of your home, so Camas, Ridgefield, Battle Ground and the rest of Clark County are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Why is it called Battle Ground if there was no battle?
In 1855, soldiers followed a group of Klickitat people who had left Vancouver Barracks to a spot about 10 miles north of Vancouver; after shots were fired into the air, the group agreed to return, and only the Klickitat leader, Chief Umtux, was killed. Clark County’s history sums it up: “A battle didn’t take place in Battle Ground; it was a shooting with one casualty.” The name became official with the 1902 town plat.
Is Ridgefield really the fastest-growing city in Washington?
Among cities of 10,000 or more, yes. The Census Bureau’s Vintage 2025 estimates put Ridgefield at 16,132 residents on July 1, 2025, up 55.6% from its April 2020 base of 10,367, the fastest growth of any Washington city that size.
Do people in Clark County pay Oregon income tax?
Only on Oregon-source income. Oregon’s Department of Revenue says a nonresident pays tax “on the wages from your job for work you do inside Oregon,” so a Camas resident working in Portland pays Oregon tax on those wages, while one working remotely in Washington generally does not. Washington itself does not currently have an individual income tax; a 9.9% tax starting in 2028 applies only above $1 million of yearly income.
Which school districts serve Camas, Ridgefield and Battle Ground?
Three separate districts: Camas School District (7,319 students in OSPI’s 2025-26 enrollment), Ridgefield School District (4,370) and Battle Ground Public Schools (more than 13,000 students in 19 schools, Clark County’s third-largest district). Boundaries follow the street address, so check a specific home with its district.
Is the Camas paper mill still running?
Yes. About 150 people make commercial paper towels at the mill Henry Pittock’s company founded in 1883 to supply The Oregonian, and Georgia-Pacific announced in January 2026 a multi-year revitalization of the site. Camas High School’s teams are still the Papermakers.
How does buying a home in Camas, Ridgefield or Battle Ground work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.
What's your home worth in Camas?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Looking at homes in Camas?
Get matched with a licensed buyer's agent who works the area, for a flat fee set by the price of the home you buy.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
