Four builders are actively selling new homes in Happy Valley this fall, and their current price lists sort into a cleaner picture than the chatter suggests: an entry townhome tier in the $420,000s, a single-family core in the $600,000s, and a master-plan range that runs from the high $600,000s into the $800,000s. With resale inventory up sharply, builders are competing on price and incentives in a way they have not had to for years. Here is the current published picture, builder by builder, and the fine print that matters.

The entry tier: Avery Terrace's townhomes

D.R. Horton's Avery Terrace, near 9339 SE Middleton Street, is where the newest entry product lives. The Tradition Series community mixes townhomes and single-family plans from about 1,619 to 2,704 square feet with three to five bedrooms. The Jubilee townhome plan, 1,619 square feet with three beds, two and a half baths, and a two-car garage, starts in the $440,000s, with the builder currently listing an available Jubilee at 17195 SE Maple Hill Lane at $441,995 and Homes.com showing the plan from about $424,995. Community-wide, currently listed homes begin around $578,995 on the builder's own site, so the entry townhomes are the most accessible new-construction price point in the valley.

The single-family core: Scouters Mountain

Holt Homes' Scouters Mountain, with its sales center at 10631 SE Heritage Road, sells detached single-family homes starting around $629,960 and running to about $849,960 depending on plan and homesite. The community spans 1,594 to 3,370 square feet with three to six bedrooms, and its homeowners association runs about $65 per month. With the builder's final phase expected to begin in late 2026, the remaining inventory is worth watching closely, since end-of-community pricing and incentives often change as the lots thin out. Our post on the final phases explains that arithmetic.

The master-plan middle: Pleasant Valley Villages

Across the eastern hills, Lennar's Pleasant Valley Villages, at 12061 SE Majestic Falls Avenue, is selling from $689,900, a starting price the builder recently reduced, with homes running up to about $724,900 across 1,711 to 2,341 square feet, three to four beds, and three floor plans. Four quick move-in homes are available now, which matters for buyers on a closing timeline. Lennar, Holt, Sekisui House, and Ichijo USA all sell inside the same master plan, making it the rare address in the valley where several builders compete head to head. Our Pleasant Valley guide and the new-home price ladder map the full picture.

The efficiency play: Sekisui House

Sekisui House PNW, the Pacific Northwest arm of the Japanese homebuilder, is selling energy-focused homes in the same eastern hills, with current listings starting around $589,960 and five-bedroom plans running from about $724,960 into the mid-$800,000s. The ENERGY STAR heating, air-conditioning-ready setups, and EV-ready garages that set the homes apart are part of the value story, and the post we published when the builder arrived runs through the details.

What the sticker prices do not show

The published starting prices are the beginning of the conversation, not the end. In a market with deep resale inventory, builders are increasingly sweetening the deal with rate buydowns, closing-cost credits, and upgraded finish packages rather than cutting the sticker price, which is why the effective price after incentives is the number that matters. Quick move-in homes, like the four currently listed at Pleasant Valley Villages and the available Jubilee at Avery Terrace, are where that math is most visible, since builders price them to move. Our post on builder incentives and subsidized rates explains exactly how a buydown works and what it means at resale.

The takeaway

New construction in Happy Valley now overlaps resale at nearly every price level, which is a gift for buyers: you can weigh a brand-new home with a builder warranty against an existing home with a mature yard, and let the effective monthly cost, not the sticker, make the decision. The current price lists give entry buyers a real path in the $420,000s and up, and the master plans keep choice wide. For a walk-through of what each tier actually buys, the price ladder post is the best map, and a local set of eyes on the incentive fine print is the best tool.