Camas vs Washougal: Why I Would Choose Washougal Over Camas In The Next 10 Years
Camas vs Washougal: Why I Would Choose Washougal Over Camas In The Next 10 Years
Both cities offer scenic Columbia River living — but one has a once-in-a-generation waterfront transformation already underway.
If you're exploring homes in Clark County, Washington, you've probably noticed the buzz around Camas and Washougal real estate. Both cities offer scenic Columbia River views, vibrant communities, and quick access to Vancouver, WA, and the greater Portland metro area. But when it comes to long-term home equity, lifestyle upgrades, and future development, I'm placing my bet on Washougal over Camas for the next 10–15 years.
In this guide, I'll break down the key differences between Camas and Washougal, highlight upcoming development projects, and explain why Washougal's waterfront and downtown infill represent a once-in-a-generation opportunity for savvy homebuyers.
Whether you're looking for quiet neighborhoods, riverfront access, or transformational real estate opportunities, this article will give you a comprehensive overview of Washougal vs. Camas, the future growth potential, and how to strategically shop for homes in Clark County.
Camas vs Washougal: Location and Lifestyle
Both Camas and Washougal sit along SR14, just about 20 minutes east of Vancouver, WA. You'll shop in both towns, play in both, and enjoy the Columbia River corridor. Camas has a polished, boutique-style downtown that's absolutely stunning. But Washougal has something Camas doesn't — a large, developable waterfront that's finally moving from renderings to reality.
The Next 10–15 Years: Washougal Waterfront & Downtown Development
Here's where the excitement starts. Washougal's waterfront and adjacent downtown blocks are undergoing a multi-phase buildout that promises to reshape the city in a way similar to what Vancouver experienced on its waterfront a few miles west.
Key Highlights:
Port-led Riverfront District (Hyas Point): The Port of Camas-Washougal's waterfront project, developed by RKm Development on the roughly 35-acre Parker's Landing site, is already under construction — this isn't "someday." Phase 1 broke ground in October 2024, and confirmed details include 4 mixed-use buildings with 276 apartments and ground-floor retail. The fuller long-term master plan envisions additional mixed-use buildings, an east-west main street along the river, vendor markets, plazas, and homes with river views.
Downtown Infill & Mill Site Redevelopment: The Pendleton Woolen Mills site in downtown Washougal spans roughly 63–64 acres, and the city and Pendleton finalized a 15-year development agreement in March 2025. The master plan allows for up to 780 housing units plus retail, office space, and preserved wetland green space, while the mill itself continues operating.
Waterfront Parks & Trail Access: The city and port are building new access trails, picnic plazas, kayak/canoe launches — the kind of amenities that raise the quality of life and draw in lifestyle buyers.
If you've watched Vancouver's waterfront evolve from dirt to date-night destination in under a decade, you can see why this is such a once-in-a-generation opportunity for Washougal.
Why Buy in Washougal Right Now
Let's talk about why now is an opportune time to make a move in Washougal.
1. Transformational Upside
Buying now gives you ahead-of-the-curve access to the waterfront + downtown infill that will bring in new restaurants, trails, plazas, homes, and community energy. When that happens, the value of the neighborhoods (not just the homes) rises.
2. More Home for Your Money
When you compare apples to apples, many buyers find larger homes or newer construction in Washougal at a similar spend compared to Camas. This matters when interest rates are taking bites out of your monthly payment.
3. Quieter Neighborhoods, Scenic Views & Better Access
Washougal offers calmer residential rhythm: hillsides with river outlooks, close access to the Columbia River greenways and trails. Lower profile yet strong location.
The Trade-Offs: What You Give Up (and What You Get)
Of course, no place is perfect. Here's how Camas and Washougal differ in trade-off terms.
Camas
- Instant charm, premium finishes, established downtown vibe.
- Very competitive market, higher entry cost.
- More bustle, less opportunity to buy ahead of the curve in terms of major infrastructure transformation.
Washougal
- Slightly less "polished today" compared to Camas but a huge future equity play.
- Slightly less built-out in terms of lifestyle extras today, but much more "rising tide" upside.
- Your call: do you pay for the finished product now, or pay less and position for tomorrow's riverfront lifestyle?
Shopping Smart in Camas vs Washougal
When you're looking in either market, here are my tips:
- Lock in your non-negotiables: yard size, garage, stairs/no stairs, specific neighborhood vibe.
- In Washougal: figure out how close you want to be to the waterfront build-out, how much you care about being on the earlier side of the growth curve.
- In Camas: understand you're paying premium for schools, finish, established lifestyle. Make sure that matches your priorities.
- Financing: Because you may get more size in Washougal, monthly payment matters. Use your budget wisely.
- Resale and timing: Even if you intend to live in for a while, the move in Washougal benefits buyers who buy now and ride the wave of growth.
- Neighborhood vigilance: Since Washougal is evolving, watch the infrastructure, amenities, traffic, and growth plan for "how that street will look in 5-10 years."
Location & Commuting Considerations: Camas vs Washougal
Because location matters — not only for lifestyle but for resale and equity — let's compare features. Both towns are along SR-14, giving scenic river views, easy access to Vancouver and Portland. Camas has the boutique downtown and highly rated schools (e.g., the Camas School District has high ratings). Washougal offers slightly more "room to grow" with less immediate competition and more undeveloped opportunity.
If your commute is similar, then the decision becomes about lifestyle and long-term upside.
Neighborhoods to Watch in Washougal
Since Washougal is a bit more under the radar right now, being selective about location matters. The waterfront zones and immediate downtown infill will likely appreciate fastest. Hillside pockets with river views give extra premium. Neighborhoods a little removed from construction might offer quieter life but less immediate upside.
When I show buyers in Washougal, I always start with their non-negotiables: view, yard, garage, stairs or no stairs, neighborhood feel. Then we layer in "which part of Washougal will capture the future value?" It's about being strategic.
Want to Learn More About Washougal?
If you're curious about Washougal and want an insider look at restaurants, amenities, and local hotspots, I've got a few video tours that highlight the best the city has to offer. You can also reach out to me via text, email, or DM on socials at Realtor Cas.
Camas vs Washougal — Common Questions Answered
Why choose Washougal over Camas for the next 10-15 years?
What development is planned for the Washougal waterfront?
What is happening with the old mill site in downtown Washougal?
Is Washougal or Camas more affordable?
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Cassandra Marks
Realtor, Licensed in OR & WA License ID: 201225764
Realtor, Licensed in OR & WA License ID: 201225764