Trying to decide between Camas and Ridgefield for your next home? You’re not alone. Both cities offer strong value in Clark County, but the day-to-day experience can feel very different depending on your commute, yard goals, HOA tolerance, and access to amenities. In this guide, you’ll get a clear, side-by-side look at what matters most so you can choose with confidence. Let’s dive in.
Camas vs Ridgefield at a glance
Camas sits along the Columbia River east of Vancouver with established neighborhoods, lake access, and a mature mix of shops and services. Ridgefield lies to the northwest, near the Ridgefield National Wildlife Refuge and I‑5, with rapid growth and many newer subdivisions. Both appeal to move-up buyers, but they deliver that value in different ways.
- Camas: Established feel, varied home ages and styles, strong access to parks and daily services, and generally shorter drives to Vancouver and NE Portland.
- Ridgefield: Newer construction options, larger yards in many neighborhoods, a quieter small-town vibe, and quick I‑5 access for north–south travel.
For context and planning updates, explore the City of Camas and City of Ridgefield official sites.
Housing and lot sizes
Camas: Established neighborhoods and variety
Camas offers a wide range of housing, from historic homes near downtown and Lacamas Lake to suburban subdivisions built from the 1990s to recent years. You’ll see Craftsman, ranch, contemporary single-family homes, and some townhomes or small condo projects. Lot sizes vary a lot, with many suburban parcels in the .10 to .25 acre range and select larger properties on the outskirts or in scenic areas.
Ridgefield: Newer builds and room to spread out
Ridgefield’s growth has centered on newer subdivisions and master-planned communities, especially through the 2010s and 2020s. If you want modern floorplans, energy-efficient systems, and builder-era features, you’ll find plenty of options here. Many neighborhoods offer larger yards, commonly around .20 to .5 acres, and you can find even bigger parcels in semi-rural zones.
What this means for you
If your top priority is a larger yard for outdoor entertaining, gardening, or a future workshop, Ridgefield’s typical inventory makes that search easier. If you prefer character homes, mature landscaping, and immediate access to established retail and services, Camas gives you more of that feel, though you may need to hunt for larger lots.
Commutes and transportation
Primary routes and patterns
- Camas: SR‑14 along the river connects you to I‑205 for bridge crossings. This often makes Camas favorable for commutes to Vancouver or NE Portland.
- Ridgefield: Local arterials feed into I‑5. Commutes south to Vancouver and Portland can be longer at peak times, though off-peak trips are competitive for many destinations.
Public transit options exist but are limited compared with urban cores. Check current schedules and express options on C‑Tran. For live traffic and planning around peak congestion, use WSDOT’s real-time travel tools.
How to test your commute
Before you decide, model your likely route at different times of day using a mapping app. Do a test drive during peak hours if possible, and note any choke points near schools, bridges, or interchanges. A small timing difference each way can add up over a week.
HOAs and community rules
Both cities have a mix of HOA and non-HOA neighborhoods. In Camas, many older areas do not have HOAs, while newer subdivisions and attached housing often do. In Ridgefield, HOAs are common in newer communities and may include landscape maintenance, community parks, and design standards.
Before you write an offer, review the HOA budget, dues, reserve study, CC&Rs, and recent meeting minutes. Confirm policies on exterior changes, rentals, accessory structures, and potential special assessments. Your lender and escrow will typically request key HOA documents during the purchase process.
Schools and boundaries
School priorities are highly personal. The Camas and Ridgefield districts each serve their respective communities, and both have seen investment and updates as the area grows. Camas has a longer-established set of schools. Ridgefield has expanded to support rapid residential growth. For current boundary maps, programs, and capacity information, go directly to the districts and state resources:
- Camas School District
- Ridgefield School District
- Washington’s Office of Superintendent of Public Instruction
Always verify a property’s assigned schools and any pending boundary changes before you decide.
Daily amenities and recreation
Camas offers a mature retail base that includes downtown shops and dining, plus broader services along major arterials. You’ll find easy access to parks, trails, and lake recreation at city sites like the Lacamas Lake area. Ridgefield has a charming historic core, new neighborhood retail serving recent development, and excellent outdoor access near the national wildlife refuge. For current amenity maps, development news, and parks information, use the City of Camas and City of Ridgefield websites.
How to choose: the practical decision lens
Use these lenses to compare specific homes and neighborhoods:
Commute tolerance
- Prefer a shorter, consistent drive to Vancouver or NE Portland: Camas often comes out ahead.
- Comfortable with a longer drive in exchange for space and newer construction: Ridgefield can fit better.
Lot size and outdoor use
- Want larger yards, potential room for projects or gardening: Ridgefield typically offers more options in the same price band.
- Want smaller yard upkeep with quick access to parks and shops: Camas neighborhoods fit well.
New vs established
- Want modern floorplans and newer systems: many Ridgefield communities and newer Camas subdivisions qualify.
- Want mature trees, established streetscapes, and older architectural styles: focus on Camas legacy neighborhoods.
School planning and resale
- Verify attendance boundaries and programs through district pages, and consider how that aligns with your long-term plans.
HOA preferences
- Prefer fewer community rules: target older, non-HOA areas in Camas.
- Value shared amenities and uniform standards: many Ridgefield subdivisions provide this through HOAs.
Services and lifestyle
- Want a dense cluster of retail, dining, and services nearby: Camas is convenient.
- Want a quieter setting with close access to open space and wildlife areas: Ridgefield is compelling.
Touring checklist for side-by-side days
Use the same checklist in both cities so you can compare apples to apples:
- Commute test: Drive to your workplace during a weekday peak.
- Lot and privacy: Yard size, orientation, sunlight, fencing, and usable space.
- Neighborhood feel: Street activity, parking, and proximity to parks or trails.
- HOA review: Dues, rules on exterior changes, and upcoming projects.
- School logistics: Confirm assigned schools and bus routes with the district.
- Utilities and taxes: Check providers and recent tax history with the Clark County Assessor.
- Future development: Scan city planning and permit pages at Clark County Community Development and each city site.
- Environmental checks: Look at floodplain or drainage notes in county GIS and seller disclosures.
Next steps
If you’re still weighing Camas vs Ridgefield, schedule a same-day tour in both. Compare drive times, neighborhood feel, and how each home matches your yard and lifestyle goals. When you are ready, get pre-approved and factor in ongoing costs like HOA dues and yard maintenance to keep your budget realistic.
Want a clear plan that balances commute, lot size, and resale strategy? Let’s map it out together. Reach out to Josh Mccuistion for hands-on local guidance and a tailored search that fits your goals.
FAQs
What are the key differences between Camas and Ridgefield for homebuyers?
- Camas offers established neighborhoods, strong amenity access, and generally shorter commutes to Vancouver and NE Portland, while Ridgefield offers more newer homes and larger lots with a small-town feel.
How do commutes from Camas and Ridgefield compare during rush hour?
- Camas often has shorter drives via SR‑14 and I‑205, while Ridgefield commutes on I‑5 can run longer at peak; confirm with WSDOT’s real-time tools and a live test drive.
Where can I find public transit options for both cities?
- Check routes and schedules on C‑Tran to see if any commuter or express service matches your work hours.
Which city has more HOA communities, Camas or Ridgefield?
- Ridgefield’s newer subdivisions often include HOAs, while Camas has a mix, with many older neighborhoods that are not in HOAs; always review CC&Rs and dues before you offer.
Are lot sizes generally bigger in Ridgefield than in Camas?
- Many Ridgefield neighborhoods feature larger lots, while Camas offers a broader range with more small-to-midsize suburban parcels and select larger lots in certain areas.
How should I verify school boundaries for a specific property?
- Confirm attendance areas and programs with the Camas School District, the Ridgefield School District, and Washington’s OSPI site for current information.
