If you have been watching the for-sale signs around Happy Valley, the newest roofs belong to three communities that are all actively selling right now: Avery Terrace, Pleasant Valley Villages, and Scouters Mountain. Together they span townhomes in the $400s, single-family homes in the $600s, and larger plans above $700,000. Here is the current lineup, straight from each builder's published lineup, and how it fits into the fall resale market.
Avery Terrace: townhomes and detached, side by side
D.R. Horton's Avery Terrace, with its sales office at 9339 SE Middleton Street, offers both townhomes and single-family detached homes across roughly 1,619 to 2,704 square feet, with three to five bedrooms and two to 3.5 baths. The builder's published pricing starts at $578,995 for the single-family Tradition series, while townhomes list from the mid-$400,000s in third-party data, and current Avery Terrace listings on the market run from about $569,995 to $679,995. Homes here are built and closing in 2026, so buyers are looking at a finished product rather than a distant completion date.
Pleasant Valley Villages: two builders, one master plan
The master-planned Pleasant Valley Villages, roughly 325 homes in total, is being built out by two builders at once. Holt Homes, at 11689 SE Bridal Veil Falls Place, sells townhomes starting in the $400,000s and single-family homes starting in the $600,000s, with published plans spanning roughly $459,960 to $790,000. Lennar, at 12061 SE Majestic Falls Avenue, is selling its Alpine Farmhouse plans from $689,900 to $724,900. Two builders on one site means two sets of floor plans, finishes, and incentive structures under one neighborhood umbrella, which gives buyers real leverage to compare before choosing.
Scouters Mountain: move-in-ready in the hills
Holt Homes' Scouters Mountain, at 10631 SE Heritage Road, is the valley's hillside showpiece: single-family detached homes from about 1,594 to 3,370 square feet, three to six bedrooms, and 15 floor plans, with the builder advertising prices from the $600,000s and third-party listings ranging from about $630,000 to $860,000 across the roughly 180-home community. The notable change this fall: move-in-ready homes are available now, including a listed three-bed, two-bath plan at $674,960. When a community reaches that stage, buyers skip the waiting period, but they also face less say over finishes, so the trade-off deserves a conversation.
How new construction fits the fall resale market
The context for these prices matters. Happy Valley's resale median sits near $658,000 in the latest Redfin reading, which puts most new-home pricing squarely in the same band as resale, not above it. With mortgage rates holding north of 7 percent, builders are competing for the same payment-constrained buyers as resale sellers, and incentives are part of the pitch. Our piece on builder incentives explains how subsidized-rate buydowns can look like great deals now while shaping your resale position later, and the rate post runs the monthly math.
What to watch before you buy new
Builder pricing shifts by release, and published starting prices are exactly that: starting points. The tests that matter are the lot premium, the finish package, the HOA dues, and the tax bill on a brand-new assessment. On the timeline side, last month's reporting on final phases and completing townhomes is worth a read, because communities that are winding down behave differently than communities that are just opening, especially on price. If you want the neighborhood-level view of which pockets fit your commute and school plans, our neighborhoods comparison lays it out.
The takeaway
Happy Valley's new-home pipeline is healthy and, unusually, spread across price points: entry townhomes in the $400s at Avery Terrace and Pleasant Valley Villages, production single-family from the $600s, and larger plans up to the $800s at Scouters Mountain. With resale inventory high and rates above 7 percent, new construction is negotiating like everyone else, which is good news for buyers who come prepared to compare apples to apples.