Southwest Washington · Washington
Cost of Living in Camas: Housing, Taxes, Utilities & Lifestyle (2026)
Most people moving to the Portland metro hear "$718,000 median" and assume Camas is priced in line with suburban Vancouver. It isn't. The actual median sold price in Camas runs closer to $849,000 — driven by MLS data reflecting what homes are changing hands for, not algorithmic estimates of what they're worth. That gap matters enormously when you're building a budget.
What shapes the cost picture in Camas isn't just real estate. It's the compound effect of Washington's strong school district levies, a property tax rate that sits at the high end for Clark County, and a cost-of-living index running roughly 40% above the national average. The trade-off you're making is a real one: premium schools, exceptional parks, and no Oregon state income tax in exchange for housing costs that regularly surprise buyers who've been quoting Vancouver averages.
This guide breaks down what homeownership actually costs here in 2026, what renters are paying, how utilities and daily expenses stack up, and whether the Washington tax advantage is as good as the relocation forums make it sound.
The median sold price in Camas sits at approximately $849,000 as of early 2026 — a figure that reflects actual closed transactions, not estimated home values. That number buys you a lot in terms of school district access and neighborhood quality, but the physical homes at that price point vary considerably. In established areas like Prune Hill or Lacamas Shores, $849,000 typically means a four-bedroom home built in the 1990s or early 2000s with updated finishes, often on a larger lot with territorial views. In newer subdivisions near Green Mountain, the same price might deliver a more recently built home with a smaller yard and HOA fees layered on top.
The market has shifted meaningfully toward balance. With 140-plus active listings representing roughly four to five months of supply, buyers who watched Camas homes evaporate in 48 hours a few years ago now have more room to negotiate — particularly above $1 million. The $700,000 to $900,000 range remains the most competitive bracket, where school district demand from Portland-side buyers keeps pricing firm and days on market average around 45 to 60 days for well-priced listings. Above $1 million, the picture changes: multiple offers are rare, price reductions are common, and buyers willing to be patient are often rewarded. The price-per-square-foot citywide runs $330 to $350, climbing higher for view properties on the west-facing slopes of Prune Hill and Green Mountain.
Townhomes and attached housing offer a more accessible entry point at a median around $598,000 — relevant for buyers who want the Camas school district without stretching to the full detached-home market. There aren't many of them, but they do trade regularly near the Fisher's Landing corridor and select areas along NE 3rd Avenue heading into Downtown Camas.
| Budget Range | What You're Likely to Find |
|---|---|
| Under $600K | Townhomes, condos, or older single-family homes needing updates |
| $600K–$750K | Entry-level detached homes, some older construction in established neighborhoods |
| $750K–$950K | The core market — 3-4BR homes in Prune Hill, Green Mountain, Lacamas Shores |
| $950K–$1.2M | Larger homes, newer construction, premium lots and views |
| $1.2M+ | Custom homes, Lacamas Heights, larger parcels, significant view premiums |
Property taxes in Camas are the highest in Clark County, with an effective rate of approximately 1.09% applied to assessed value — meaningfully above the county average of 0.98%. On a home at the median sold price, that translates to roughly $9,255 per year, or about $771 per month. The reason Camas sits at the top of the county tax table comes down to local school district levies and Local Improvement Districts that are layered on top of the county base levy, and that vary by subdivision — meaning your specific neighborhood can push the effective rate slightly higher or lower. Washington's levy limit system caps annual property tax increases at 1% per year on regular levies, which provides some long-term budget predictability, but voter-approved levies for schools and parks can and do increase total bills. Clark County offers a senior exemption program for residents 61 and older who meet income thresholds, which can meaningfully reduce the annual bill for retired buyers — worth verifying directly with the county assessor's office.
Camas is an overwhelmingly owner-occupied city — roughly 78% of residents own their homes, which means the rental market is thin and not particularly competitive on price. Apartment options are limited compared to Vancouver or Gresham, and most of what exists skews toward newer construction with market-rate pricing that reflects the Camas zip code premium.
| Unit Type | Average Monthly Rent |
|---|---|
| Studio | ~$1,250 |
| 1-Bedroom Apartment | ~$1,600–$2,100 |
| 2-Bedroom Apartment | ~$1,900–$2,500 |
| 3-Bedroom Apartment/Townhome | ~$2,400–$3,350 |
| Single-Family Rental (3-4BR) | $2,800–$4,500+ |
The one genuine cost advantage Camas holds over most Pacific Northwest metros is utilities. The local utility index sits roughly 5% below the national average — a direct benefit of Pacific Northwest hydropower, which keeps electricity rates approximately 19% below the state average. Clark Public Utilities handles electricity for most of the city, and the combination of lower rates and moderate Pacific Northwest weather (not too hot in summer, rarely freezing in winter) keeps monthly electricity bills manageable. A typical household pays around $122 per month for electricity, $50 to $100 for natural gas through NW Natural depending on the season, around $91 for water and sewer combined, and roughly $191 for internet service. All-in, monthly utilities for a family household typically run $454 to $504.
Car dependency is the transportation reality in Camas — there's no light rail, no practical bus transit for most residents, and the city's layout is oriented around driving. The 29-minute commute to Portland is entirely highway-dependent, running SR-14 to the Glenn Jackson Bridge (I-205) or surface streets to the CRC corridor. Rush-hour timing matters: a 7:15 a.m. departure to Portland's Lloyd District runs close to the 29-minute average; a 7:50 a.m. departure often adds 20 minutes. Budget for two cars and the associated insurance, fuel, and maintenance — this is not optional for most households.
Daily expenses for groceries and dining run close to national averages, with the grocery index sitting about 10% above average. Fred Meyer on NE 3rd Avenue handles most routine shopping needs, and the Highway 14 corridor into Vancouver adds access to Costco and a broader range of retail options within 15 minutes. Restaurant options in Downtown Camas are strong for a city this size — the Roundhouse Pizza, Red Ginger, and Grains of Wrath Brewing are frequently mentioned by residents as genuine local staples worth the trip. Coffee culture runs through the downtown corridor, and the Saturday Camas Farmers Market on Fourth Avenue brings fresh produce from May through October.
| City | Median Home Price | Property Tax Rate | State Income Tax | Avg Commute to PDX | School Rating |
|---|---|---|---|---|---|
| Camas, WA | ~$849,000 | ~1.09% | None | 29 min | A |
| Vancouver, WA | ~$480,000 | ~0.98% | None | 25 min | B+ |
| Washougal, WA | ~$495,000 | ~0.98% | None | 35 min | B |
| Battle Ground, WA | ~$485,000 | ~0.87% | None | 45 min | B |
| Gresham, OR | ~$430,000 | ~1.10% | Up to 9.9% | 25 min | C+ |
| Troutdale, OR | ~$420,000 | ~1.10% | Up to 9.9% | 30 min | B- |
| Portland (SE), OR | ~$510,000 | ~1.10% | Up to 9.9% | 20 min | B |
When people ask me about cost of living in Camas, the conversation almost always comes back to location within the city. Neighborhoods like Prune Hill and Lacamas Shores tend to hold their value exceptionally well, and homes there move fast — sometimes within days of hitting the market. Columbia Summit Estates attracts buyers looking for more space and newer construction, often with prices climbing well above what buyers initially budget for. If you're targeting something under $750,000 in any of these areas, you need to be genuinely ready to move, not just browsing.
That's exactly why I encourage every buyer to sit down with a lender before they ever walk through a front door. Knowing your approval amount is only part of the picture — what really matters is understanding your full monthly payment, which includes property taxes, homeowner's insurance, any HOA dues, and how your loan is structured. Those numbers together tell you what's actually comfortable versus what's technically possible. In a market like Camas, the buyers who've already had that conversation are the ones who don't lose the house they love.
The table below reflects a household purchasing at the $849,000 median sold price with 20% down ($169,800), financing $679,200 at approximately 7% over 30 years.
| Cost Category | Estimated Monthly Cost |
|---|---|
| Mortgage (P&I) | ~$4,520 |
| Property Taxes (~1.09%) | ~$771 |
| Homeowners Insurance | ~$200 |
| HOA Fees (where applicable) | $0–$400 |
| Electricity | ~$122 |
| Natural Gas | ~$75 |
| Water & Sewer | ~$91 |
| Internet | ~$191 |
| Groceries (family of four) | ~$900 |
| Transportation (2 vehicles) | ~$1,100 |
| Dining & Entertainment | ~$600 |
| Healthcare | ~$500 |
| Total (no HOA) | ~$9,070/month |
| Total (with HOA) | ~$9,270–$9,470/month |
The reason buyers relocate from Portland and Oregon into Camas — rather than just to Vancouver — often comes down to two things: schools and the state income tax calculation. Washington has no personal income tax. A dual-income household earning $200,000 per year that moves from Oregon to Camas typically saves $14,000 to $18,000 annually in state income tax alone, depending on deductions. That number, annualized over a decade, more than offsets the price premium over comparable Oregon suburbs for many buyers.
What the tax picture doesn't fix is the property tax reality. Camas's 1.09% effective rate is nearly identical to what Oregon homeowners pay in comparable suburbs — so the property tax savings argument doesn't hold the same way the income tax argument does. The full Washington advantage requires earning meaningful income in the state. Retired buyers living off Social Security, pensions, or investment draws at modest levels may find the income tax benefit smaller than advertised, though Washington also has no tax on Social Security income and no state inheritance tax below the exemption threshold.
Washington does offer a senior property tax deferral program for homeowners 60 and older who meet income qualifications, allowing them to defer a portion of their property tax bill until the property sells. For fixed-income retirees carrying a Camas-level tax bill, this program is worth understanding in detail through the Clark County Assessor's office.
Local Expert Takeaway: The buyers who feel best about Camas costs a year after moving in are the ones who anchored their budget to the actual sold median — not the Zillow estimate — and built in the full 1.09% property tax rate from the start. If you're comparing Camas to Portland-side suburbs, run the income tax calculation first: for a dual-income household, the Washington advantage often covers two to three years of the home-price premium over time. And if you're buying in the $750K–$900K range, focus your search around Lacamas Shores, Prune Hill, and the established parts of Green Mountain — those are the neighborhoods where the price-to-school-quality ratio makes the most financial sense in this market.
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Is Camas an affordable place to live?
Camas is not affordable by national standards — the cost-of-living index runs roughly 40% above the national average, driven almost entirely by housing. That said, the combination of Washington's no-income-tax environment, below-average utility costs, and strong long-term appreciation has made it financially defensible for households earning $150,000 or more, particularly those relocating from Oregon.
What are property taxes like in Camas compared to the rest of Clark County?
Camas carries the highest effective property tax rate in Clark County at approximately 1.09%, compared to the county average of 0.98% and Battle Ground's low of 0.87%. The higher rate reflects school district levies and local improvement districts layered on top of the county base — the same funding structure that keeps Camas School District consistently rated among the strongest in Southwest Washington.
How does the cost of living in Camas compare to Portland?
For a household buying at the median price point, Camas carries higher housing costs than most Portland neighborhoods — but eliminates Oregon's state income tax, which can be worth $12,000 to $20,000 per year for dual-income households. Utilities run lower in Camas than in the Portland area, and day-to-day grocery and dining expenses are roughly comparable. The net cost comparison depends heavily on income level and how much of your budget is captured by housing versus earned income.
Explore the full Camas series: Living in Camas · Is Camas Safe? · Cost of Living · Best Neighborhoods · Schools & Family Life · Youth Sports · Parks & Rec · Retiring in Camas