The short version
Camas is a city of roughly 27,000 in Clark County, Washington, on the north bank of the Columbia River just east of Vancouver. It began as a company town for the paper mill founded in the 1880s and has become one of the most desirable addresses in the Portland metro area, known for three things above all: excellent public schools, an unusual amount of lakes and trail-laced parkland inside city limits, and a historic downtown that still functions like a real main street.
People typically move here for the schools, the outdoor access, or a Washington address with an easy Portland commute — and often all three.
Cost of living and home prices
Camas is one of the more expensive markets in Clark County, and noticeably pricier than most of neighboring Vancouver. Typical home values generally sit in the $700,000s, with median sale prices in many months landing between roughly $700K and $850K depending on the mix of homes sold. Larger newer homes in view neighborhoods like Prune Hill or near Lacamas Lake commonly run well above that, while older homes near downtown and smaller properties can come in below it.
The premium is real, but so is what it buys: school quality, low crime, parks, and resale strength. Camas homes have historically held value well relative to the wider metro area.
Tax advantage worth understanding: Washington has no state income tax. Oregon, five minutes away, has no sales tax. Camas residents commonly earn under Washington's tax rules and do big shopping trips across the river. For high earners especially, the move from Portland to Camas can meaningfully change the math. (One caveat: Oregon taxes income earned in Oregon, so commuters working in Portland still pay Oregon income tax on those wages.)
Neighborhoods, briefly
| Area | Feel | Good to know |
|---|---|---|
| Downtown / Historic Camas | Walkable, older character homes, tree streets | Walk to restaurants, library, First Friday |
| Prune Hill | Established suburban, many view lots | Some of the best Columbia River & Mt. Hood views |
| Lacamas Lake area / North Camas | Newer construction, larger homes | Close to lake trails; newer schools nearby |
| Grass Valley | Family suburban | Parks, schools, convenient shopping corridor |
| Fern Prairie (edge of town) | Semi-rural, acreage | Bigger lots, quieter, slightly longer drives |
Commutes and getting around
Camas sits on Highway 14. Downtown Portland is usually 25–35 minutes in normal traffic; Portland International Airport (PDX) is often closer to 20, which is a genuine everyday perk. Vancouver's job centers and the Columbia Tech Center area are 10–20 minutes. Several major employers — including tech and semiconductor operations — are in and around Camas itself, so plenty of residents work locally. This is a car town; transit exists (C-TRAN serves Clark County) but most households drive.
Weather and what living here feels like
Classic Pacific Northwest: mild, wet winters with rare snow, and famously good summers — dry, sunny, 75–90°F, with daylight past 9pm in June. The gray season from November through March is real; locals cope with rain shells, trail walks anyway, and trips to the Gorge. Spring brings the town's namesake spectacle, when camas lilies bloom violet-blue across the lake prairies in April.
The rhythm of the town runs through its calendar: Camas Days in July, Friday night football in the fall, the downtown tree lighting in December, First Friday every month. It's the kind of place where you'll run into people you know at the farmers market. Some people move here precisely for that; if you want big-city anonymity and nightlife, Portland is close enough to borrow.
The honest trade-offs
- Price of entry. You're paying a premium over most of Clark County for the schools and setting.
- It's quiet. Restaurants close earlyish, nightlife is limited, and that's by design.
- Growth pains. North Camas is building out, and traffic on 14 and at the bridges into Portland can back up at peak times.
- Gray winters. If low winter light wears on you, know yourself before you commit.
Get a local expert in your corner
The Camas market moves fast and varies block by block. Tell us what you're planning and we'll connect you with a Camas-based real estate professional for a no-pressure conversation.
Planning the move itself
Once you're under contract, the logistics start. A few things people relocating to Camas ask about most: interstate movers book out 4–6 weeks ahead in summer; utilities here are straightforward (city water/sewer, Clark Public Utilities for power, and multiple internet providers serve most of town); and Washington gives new residents 30 days to transfer their driver's license and vehicle registration.