Five Corners Vancouver WA: The Under-the-Radar Neighborhood Buyers Are Discovering

Looking for homes in Vancouver, Washington? Before you write another offer in Salmon Creek or join the bidding war in Camas, let me introduce you to Five Corners—the neighborhood that savvy Clark County buyers are quietly discovering in 2025.

Tucked between I-205 and SR-503 in unincorporated Clark County, Five Corners Vancouver WA offers something increasingly rare in the Portland-Vancouver metro area: genuine suburban convenience without the inflated price tag. We're talking 10-minute errands, easy freeway access, and home prices that won't make you question every life decision.

Whether you're relocating to Southwest Washington, upgrading from a Portland apartment, or simply exploring neighborhoods near Vancouver WA, this comprehensive Five Corners guide covers everything you need to know—from real estate market data and school districts to local amenities and who this area is perfect for (spoiler: probably you).

Let's dive into why Five Corners might be the Vancouver WA neighborhood you've been searching for.

Where Is Five Corners Vancouver WA? Location, Boundaries & Geography

Five Corners Location in Clark County Washington

Here's the thing about Five Corners: it's technically an unincorporated community in Clark County, but you'll see homes listed with a Vancouver, WA 98682 and 98686 zip codes. So it's not technically within Vancouver city limits, but it carries a Vancouver address. (Yes, you'll explain this to confused relatives. No, they still won't fully understand.)

Five Corners Geographic Boundaries:

• Western Border: Interstate 205 (I-205) frames the southwest edge
• Eastern Border: State Route 503 (SR-503), also known as 117th Avenue or NE 76th Street depending on the section
• Southern Neighbor: Vancouver city limits
• Northern Neighbors: Brush Prairie and Battle Ground
• Neighboring Communities:
  • South: Downtown Vancouver (8 miles)
  • Southwest: Walnut Grove neighborhood
  • Northwest: Barberton community
  • North: Brush Prairie
  • East: Orchards neighborhood

Five Corners Name Origin: The community gets its distinctive name from a historic five-pointed intersection where NE 78th Street meets NE 94th Avenue—one of those intersections that makes new drivers nervous but locals navigate without thinking.

Five Corners Distance to Major SW Washington & Portland Metro Destinations

• Downtown Vancouver: 8 miles (approximately 15-20 minutes depending on traffic)
• Portland International Airport (PDX): 18 miles (25-30 minutes via I-205)
• Downtown Portland: 16 miles (25-35 minutes via I-205 South)
• Vancouver Waterfront: 9 miles (18 minutes)
• Camas: 15 miles (20 minutes via SR-14)
• Battle Ground: 10 miles north (15 minutes)
• Salmon Creek: 6 miles northwest (10 minutes)

Highway Access from Five Corners:

• I-205: Direct access for north-south travel
• SR-500: Quick connection for east-west commutes
• SR-503: Direct route to Battle Ground and rural Clark County
• Highway 99: Easy access to central Vancouver shopping

This central location makes Five Corners ideal for commuters working anywhere in Clark County, North Portland, or even downtown Portland.

What Makes Five Corners Different?

The Convenience Factor

Let's talk about the real selling point: you can run most errands in 10 minutes or less. No joke.

Shopping nearby:

• Fred Meyer, Lowe's, and Walmart down 117th in Mill Plain
• Costco and Home Depot just across I-205 on Padden Parkway
• Multiple grocery store options
• Coffee shops on the way to everywhere

Commute accessibility: Quick access to I-205 means you can reach the 164th area or central Vancouver without it eating half your day. For Southwest Washington living, that's gold.

Parks and Outdoor Spaces

Five Corners isn't all strip malls and subdivisions. The area features scattered parks and green spaces, with sidewalks and bikeable stretches that improve year after year. It's suburban, but you can still get outside.

Five Corners Schools: What Parents Need to Know

Most of Five Corners feeds into Evergreen Public Schools, while a small northern section falls under Battle Ground Public Schools.

Battle Ground pocket typically includes:

• Glenwood Heights Primary
• Laurin Middle School
• Prairie High School

Important: School district lines shift, and city limits don't match school boundaries. Always verify your exact address with the district boundary map tool before writing an offer. Don't assume—check.

Five Corners Real Estate Market: What to Expect

As of late 2025, here's what the market looks like:

• Typical home value: Low to mid-$500s (around $519,000)
• Recent median sales: Higher $400s (approximately $489,000)
• Construction era: Most homes built in the 1990s-2000s
• Home styles: You'll see lots of classic ranches with oak cabinets everywhere (it was a vibe back then)

The housing stock here is newer than most of the Portland-Vancouver metro area, with a median construction year in the '90s. That means you're getting relatively modern bones without the sticker shock of brand-new construction.

Three Five Corners Homes That Show the Range

Starter/Updated Ranch: $475,000

• 3 bed, 2 bath, 1,700+ sq ft
• Built 1975, tastefully remodeled
• Updated kitchen and bathrooms
• Large backyard with fire pit and covered patio

Family-Sized with Room to Grow: $699,000

• 4 bed, 3.5 bath, 2,100+ sq ft
• Built 1994 with higher ceilings and open concept
• Solar panels
• Updated with new flooring, paint, and electric fireplace
• Big backyard plus shop

Acreage with Income Potential: $1.2 Million

• 3 bed, 2 bath, 2,600+ sq ft on 3+ acres
• Built 1928, completely remodeled
• Gourmet kitchen with cafe appliances
• Functions as event venue with rustic barn
• Lot is dividable for future opportunities

Who Five Corners Vancouver WA Is Perfect For (And Who Should Look Elsewhere)

Five Corners Is Ideal For:

✓ Practical Buyers who prioritize function over flash

• You'd rather have a great layout than Instagram-worthy architectural details
• Your dream isn't a farmhouse sink; it's not sitting in traffic

✓ Commuters working in Portland, Vancouver, or Clark County

• Easy I-205 access means reasonable drive times
• Multiple route options when traffic hits

✓ Families wanting established neighborhoods

• Mature trees, actual grass, yards kids can use
• Schools within reasonable distance
• Parks and playgrounds nearby

✓ First-Time Buyers priced out of trendier areas

• More house for your money compared to Salmon Creek or Camas
• Options across multiple price points ($400s-$700s+)

✓ Downsizers from rural Clark County

• Keep the suburban feel but gain convenience
• Less property maintenance than acreage
• Still have yard space and privacy

✓ Investors looking at emerging areas

• Under-the-radar means appreciation potential
• Strong rental demand from families and professionals
• Newer construction = lower maintenance costs

Five Corners Might NOT Be Right If You Want:

✗ Master-Planned Communities with HOA amenities

• No community pools or clubhouses here
• Neighborhoods are established, not designed from scratch

✗ Walkable Urban Lifestyle

• You'll drive to most places (but it's quick)
• Not a "park once on Saturday morning" kind of place

✗ Water Views or River Access

• No Columbia River views here
• Look east toward Camas or south toward Columbia waterfront

✗ Brand New Construction

• Most homes are 20-35 years old
• If you want 2024-built, look at new developments farther east

✗ Trendy Restaurant Scene

• Dining here is chain-focused and practical
• For foodie culture, head to downtown Vancouver or Portland

✗ Acreage and Privacy

• Lots are suburban-sized (under 1/4 acre typically)
• For land, look north to Brush Prairie or Battle Ground

Who Might Want to Keep Looking

If you're dreaming of:

• Master-planned communities with HOA amenities
• River views and waterfront access
• Ultra-modern new builds
• Walkable downtown lifestyle

...you'll want to look a bit farther east or south. Five Corners is about substance over flash.

The Bottom Line on Five Corners Vancouver WA

Five Corners isn't trying to be the flashiest neighborhood in Clark County. It's not going to show up on "Best Places" listicles or Instagram reels. But if your priorities are short errands, simple commutes, and a yard that actually gets used, Five Corners will quietly check those boxes.

It's the neighborhood for people who'd rather spend their weekend at a backyard fire pit than sitting in traffic. And in Southwest Washington's competitive market, that's increasingly hard to find.

Ready to explore Five Corners homes for sale? Whether you're a first-time buyer eyeing that $475K remodeled ranch or looking for acreage with income potential, Five Corners offers options that bigger-name neighborhoods can't match. The key is knowing the area and understanding which pocket fits your lifestyle.

Looking for more Vancouver WA neighborhood guides? Check out our deep dive into Orchards, another convenient Clark County community with its own unique character.

Frequently Asked Questions About Five Corners Vancouver WA

Is Five Corners part of Vancouver city limits?

No, Five Corners is an unincorporated community in Clark County, but it has a Vancouver mailing address.

What is the average home price in Five Corners?

As of late 2025, typical home values sit around $519,000, with recent median sales around $489,000.

What school district is Five Corners in?

Most of Five Corners is in Evergreen Public Schools, with a small northern section in Battle Ground Public Schools. Always verify your specific address with district maps.

How far is Five Corners from downtown Vancouver?

Approximately 8 miles, making it an easy commute without downtown congestion.

Are there parks in Five Corners?

Yes, the area has parks and green spaces scattered throughout, with sidewalks and bikeable routes that continue to improve.

Related Guides:

• Orchards Vancouver WA Neighborhood Guide
• Complete Clark County Neighborhood Comparison

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