Fisher's Landing vs. Felida: Which Vancouver, WA Neighborhood Is Right for You? (2026 Guide)
Fisher's Landing vs. Felida: Which Vancouver WA Neighborhood Is Right for You?
Two of Clark County's most searched neighborhoods - but they couldn't feel more different once you're actually standing in them. Here's the honest breakdown.
Comparing Fisher's Landing and Felida in Vancouver, WA? Cassandra Marks (Realtor Cas), a top-rated real estate agent in Clark County licensed in both Washington and Oregon, breaks down the real differences - home prices, lot sizes, HOAs, walkability, school ratings, commute times, and age of homes - so you can choose the right neighborhood for your lifestyle and budget in 2026.
If you're relocating to Vancouver, Washington, chances are Fisher's Landing and Felida have both landed on your shortlist - and for good reason. They're two of the most searched neighborhoods in Clark County, but they couldn't feel more different once you're actually standing in them.
I'm Cassandra Marks - Realtor Cas - and I've walked buyers through both neighborhoods more times than I can count. Here's the honest breakdown: no fluff, no real estate speak, just what you actually need to know to make the right call for your budget and your life.
Quick answer: Fisher's Landing (East Vancouver) is the better fit if you want walkable shopping and dining at a more attainable price point - median home values run roughly $612K–$788K depending on the subdivision. Felida (Northwest Vancouver) is the better fit if you want bigger lots, more privacy, and one of the lowest crime rates in the metro - but expect to pay for it, with a median around $857K, and expect to drive farther for everyday errands.
Note: Figures reflect 2025–2026 market data and will shift. Always confirm current numbers before making a decision.
At a Glance: The Side-by-Side
Quick Comparison
Overview · 2026 Data
Fisher's Landing vs. Felida - The Numbers Side by Side
$612K–$788K
Fisher's Landing
Median Home Price
Median Home Price
Varies by subdivision
$857K
Felida
Median Home Price
Median Home Price
Higher due to larger lots & custom builds
2/10
Fisher's Landing
Crime Score
Crime Score
Safer than avg U.S. neighborhood
1/10
Felida
Crime Score
Crime Score
Well below national avg of 4
~8,100
Fisher's Landing East
Population
Population
Denser, suburban feel
~10,800
Felida
Population
Population
More spread out, larger footprint
| 🏡 Fisher's Landing | 🌲 Felida | |
|---|---|---|
| Location | East Vancouver, off SR-14 & I-205 | Northwest Vancouver, near Vancouver Lake & Salmon Creek |
| Home Era | Mixed - Fisher's Landing East: 2000+; Fisher's Creek/Village: 1970s–90s | Split - 1960s–70s ranch/split-levels plus new custom builds from ~2015 |
| Lot Sizes | Smaller, traditional suburban lots | Larger - more 4–5+ BR homes than 97% of U.S. neighborhoods |
| HOAs | Common - many run ~$90/mo; some CC&R-restricted | Less common - meaningful share have no HOA at all |
| Walkability | Higher - grocery, restaurants, parks within the neighborhood | Lower - small Felida Village node; most errands require driving |
| Commute to Portland | ~20 min to downtown Vancouver; 15–40 min to Portland via I-205 | Comparable access to Vancouver & Portland via I-5; better for PDX airport |
| Best For | Buyers who want walkability, schools, and attainable price | Buyers who want space, privacy, top schools, and don't mind driving |
Sources: NeighborhoodScout neighborhood profiles, Homes.com, Niche.com. Figures reflect 2025–2026 data. Always confirm current numbers with your agent before making a decision. Want a side-by-side market snapshot with real current listings? Reach out and I'll pull it for you.
The Full Breakdown
Section 1
Location & Commute
Location & Commute - Which Side of Vancouver Works for Your Life?
Fisher's Landing - East Vancouver, SR-14 & I-205
Fisher's Landing sits in East Vancouver, built out around the Fisher's Creek, Fisher's Landing East, and Village at Fisher's Landing subdivisions. Its location just off SR-14 makes it genuinely one of the fastest neighborhoods in Vancouver for reaching the Columbia River Gorge - a real draw if weekend hiking and windsurfing are part of your lifestyle. Strong I-205 access puts Camas, Washougal, and the Portland side of the river within easy reach. Roughly 20 minutes to downtown Vancouver and 15–40 minutes to Portland depending on your specific subdivision and traffic.
Felida - Northwest Vancouver, Near Vancouver Lake & I-5
Felida sits in the northwest corner of Vancouver, closer to Vancouver Lake and the Salmon Creek corridor. Its location is arguably more central for commuters who split time between downtown Vancouver and Portland, and it has quick access to I-5 - which also makes it a convenient option if you fly frequently, since it shaves time off the drive to Portland International Airport. The tradeoff is a longer drive for everyday errands, since the neighborhood is more residential and spread out.
Section 2
Home Age & Budget
Age of Homes & What That Means for Your Budget
This is one of the biggest practical differences buyers overlook - and it has real cost implications. Older homes mean near-term replacement costs for roofs, HVAC, and water heaters that newer builds won't have.
Fisher's Landing - A Mixed Bag by Subdivision
"Fisher's Landing" is really an umbrella covering several distinct subdivisions with different build eras. Fisher's Landing East trends newer, with most homes built in 2000 or later. The Fisher's Creek and Village at Fisher's Landing side skews older - largely 1970s through 1990s construction, plus a 55+ manufactured home community (Vista Del Rio) dating to the late 1970s and '80s. Across the board, it's common to see listings advertising "newer roof" or "newer water heater" as selling points - budget for these near-term replacement costs even on a home that shows well.
Felida - The Widest Range of Any Vancouver Neighborhood
Felida has a more split identity: a base layer of 1960s and 1970s ranch and split-level homes, plus a wave of new construction and custom builds from around 2015 onward - communities like Ashbury and Erickson Farms. If you buy one of the newer builds, you're likely getting systems under warranty. If you buy one of the original ranch homes, you're in a similar boat to the older Fisher's Landing subdivisions - budget for updates.
Budget tip for older homes in both neighborhoods: In the Pacific Northwest, rain and moss accelerate roof wear. A roof inspection is non-negotiable. If the roof is over 15 years old, factor $12,000–$25,000 into your offer negotiations. Same goes for HVAC - a full replacement runs $10,000–$20,000+. For help thinking through your full buying budget, try my Vancouver WA Home Affordability Calculator.
Section 3
Lot Size & HOAs
Lot Size, HOAs & Privacy - The Biggest Lifestyle Difference
Fisher's Landing - HOA-Heavy, Consistent Look
Many Fisher's Landing subdivisions - Village at Fisher's Landing, The Cottages, Summer's Walk - are HOA-governed, with some newer sections running around $90/month and detailed covenants, codes, and restrictions (CC&Rs) that dictate landscaping and exterior maintenance. For buyers who want a managed, uniform look and don't want to deal with yard work or roof maintenance themselves, that's a feature, not a bug. Lots run smaller and more traditional suburban - you're not getting a quarter-acre of privacy here.
Felida - Bigger Lots, Fewer Rules
Felida is the clear winner if bigger lots and more privacy are priorities. Quarter-acre and larger lots are common, and a meaningful share of homes have no HOA at all - appealing if you want an RV, a shop, or just fewer rules about what color you can paint your fence. Felida has more 4–5+ bedroom homes than 97% of U.S. neighborhoods. The tradeoff is you're responsible for your own yard, maintenance, and exterior - but for many buyers, that's exactly what they want.
Section 4
Walkability & Lifestyle
Walkability, Shopping & Food - Where You Can Leave the Car at Home
Fisher's Landing - The More Walkable Neighborhood by Far
Fisher's Landing is built around a real commercial core - Westfield Vancouver Mall, dozens of restaurants, Fred Meyer, New Seasons Market, QFC, and everyday retail - plus an extensive network of neighborhood parks and trails: Fisher's Creek Park, Heritage Park, Clearmeadows Park. You can genuinely run most errands without getting in the car. Still technically "car-dependent" by Walk Score standards, but incomparably more convenient than Felida for daily life.
Felida - Quieter, But Better for Nature Access
Felida is quieter and more residential. There's a small commercial node at Felida Village with a handful of restaurants and coffee shops, but for a full grocery run or a wider restaurant selection, plan on driving. What Felida trades in walkability, it makes up for with proximity to Vancouver Lake, Salmon Creek, and the Salmon Creek Greenway Trail - better suited to buyers who want nature access over retail access.
Section 5
Safety & Crime
Safety - Both Are Good, But Felida Has the Edge
Both neighborhoods score well for safety relative to the rest of Vancouver - but Felida edges out Fisher's Landing. Felida carries a CAP Index crime score of 1 out of 10 - well below the national average of 4. Fisher's Landing scores around 2 out of 10 - still safer than the typical U.S. neighborhood, but not quite as low as Felida. If low crime is a top priority, Felida has the numbers on its side, though both neighborhoods rank well within Vancouver overall.
2/10
Fisher's Landing
Crime Score
Crime Score
Safer than avg U.S. neighborhood
1/10
Felida
Crime Score
Crime Score
Well below national avg of 4
4/10
National Average
Crime Score
Crime Score
Benchmark for comparison
Section 6
Schools
Schools - Both Feed Strong Districts, Different Pathways
Both neighborhoods feed into highly rated schools - this often comes down to preference rather than a clear winner. Here's how they break out:
Fisher's Landing Schools
Evergreen Public Schools
- Fisher's Landing Elementary - Niche Grade: B+
- Shahala Middle School
- Mountain View High School - Niche Grade: A-
Felida Schools
Vancouver Public Schools
- Felida Elementary
- Jefferson Middle School
- Skyview High School - consistently among the district's highest-rated
School district tip: Always confirm current school boundaries and ratings directly with the districts before making a buying decision - boundaries can shift. Both Evergreen and Vancouver Public Schools are strong districts overall. If schools are your primary filter, visit both Niche.com and GreatSchools.org and compare specific campuses, not just district-level averages.
Who Should Choose Each Neighborhood
Decision Guide
Which Neighborhood Is Right for You?
Stop trying to pick the "better" neighborhood - pick the one that fits your actual life. Here's the breakdown by buyer type.
Choose Fisher's Landing If...
🏡 The Walkable, Attainable Pick
- You want walkable access to shopping, restaurants, and daily errands
- Your commute or weekend plans run toward Camas, Washougal, or the Columbia River Gorge via SR-14
- You're comfortable with an HOA in exchange for consistent neighborhood upkeep
- You're a first-time buyer or move-up buyer looking for a more attainable entry price
- You want a newer home (Fisher's Landing East) without paying Felida prices
Choose Felida If...
🌲 The Space, Privacy & Nature Pick
- You want a bigger lot, more privacy, and little to no HOA oversight
- You split time between Portland and Vancouver, or fly frequently via PDX
- You want the option of new custom construction with modern warrantied systems
- You prioritize outdoor access - Vancouver Lake, Salmon Creek trails - over walkable retail
- Top-tier safety numbers matter and you're willing to pay for the neighborhood's track record
Not sure which fits your situation? I can pull current listings and a real side-by-side market snapshot for both neighborhoods so you're comparing actual homes at actual prices - not just neighborhood averages. Reach out and let's talk through your specific needs. Also check out the full SW Washington Relocation Guide if you're still orienting to the area.
Frequently Asked Questions
FAQ
Fisher's Landing vs. Felida - Common Questions Answered
Is Felida more expensive than Fisher's Landing?
Yes. Felida's median home price is around $857,000, compared to roughly $612,000 in Fisher's Landing East and $648,000–$788,000 in the Fisher's Creek/Village at Fisher's Landing subdivisions. Felida's larger lots, lower HOA presence, and higher share of custom and new-construction homes are the main reasons for the price gap.
Which neighborhood is more walkable - Fisher's Landing or Felida?
Fisher's Landing is significantly more walkable. It has grocery stores, restaurants, and everyday retail within the neighborhood itself, plus an extensive park and trail system. Felida has just a small commercial node at Felida Village, so plan on driving for most errands.
Do Fisher's Landing homes have HOAs?
Many do. Several Fisher's Landing subdivisions - including Village at Fisher's Landing and The Cottages - are HOA-governed, with some newer sections running around $90/month and CC&Rs in some communities. Felida has a much higher share of homes with no HOA at all.
Which neighborhood has newer homes?
It depends on the specific subdivision. Fisher's Landing East is mostly 2000-and-newer, while the Fisher's Creek/Village at Fisher's Landing side skews older (1970s–1990s). Felida has the widest range - from 1960s–70s ranch homes to custom new construction built since around 2015. If modern warrantied systems are a priority, Felida's newer developments have an edge.
Which neighborhood is safer - Fisher's Landing or Felida?
Felida scores slightly better, with a CAP Index crime score of 1 out of 10 versus roughly 2 out of 10 for Fisher's Landing. Both are considered significantly safer than the average U.S. neighborhood (which scores 4 out of 10).
Which neighborhood is better for commuting to Portland or PDX airport?
Felida's location near I-5 works well for both downtown Portland and PDX airport trips. Fisher's Landing has strong I-205 access - roughly 20 minutes to downtown Vancouver - and is the faster option if your commute or weekend plans run toward Camas, Washougal, or the Columbia River Gorge via SR-14.
What are the best neighborhoods in Vancouver WA overall?
Fisher's Landing and Felida are two of the most popular - but Vancouver has a lot of strong neighborhoods depending on your priorities. Check out my full Moving to Vancouver WA guide and the SW WA Relocation Guide for a broader look at the area.
📚 Related Reading from Realtor Cas
Moving to Vancouver, WA: Complete Guide SW Washington Relocation Guide Pros & Cons of Living in Vancouver WA First-Time Home Buyer in Vancouver WA Best New Construction Neighborhoods 2026 5 Reasons to Retire in Vancouver WA Cost of Living in Vancouver WA Portland vs. Vancouver: Best for Retirement? Vancouver WA Market Snapshot Home Affordability Calculator WA vs OR Taxes 2026 All Blog Posts - Realtor Cas
Ready to Tour Fisher's Landing or Felida?
I can pull current listings and a real side-by-side market snapshot for both neighborhoods - so you're comparing actual homes at actual prices, not just averages. Let's find the right fit for your budget and your life.
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Cassandra Marks (Realtor Cas)
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Cassandra Marks
Realtor, Licensed in OR & WA | License ID: 201225764
Realtor, Licensed in OR & WA License ID: 201225764