Three builder communities are actively marketing in Happy Valley this fall, and a fourth, age-qualified neighborhood is rising in the valley as well. From roughly $430,000 entry plans to high-$700,000 detached homes, here is what is on the ground right now, who is building it, and what buyers of new homes should weigh in this market.
Scouters Mountain, by Holt Homes
Scouters Mountain is Holt Homes' single-family community off Southeast Heritage Road, with a sales center at 10631 SE Heritage Rd. Detached homes start around $630,000, and the community draws buyers who want the new-home experience without leaving Happy Valley's school and commute footprint.
Avery Terrace, by D.R. Horton
D.R. Horton's Avery Terrace, at 9339 SE Middleton St, is listed as coming soon this fall, with townhome and detached plans priced from roughly $570,000 to $680,000. For buyers who want an in-town new build with a lower-maintenance footprint, this is one to watch in the coming weeks as release dates land.
Pleasant Valley Villages
The largest of the three is Pleasant Valley Villages, a Holt Homes master plan developed with Ichijo USA east of the city's core. The plan calls for roughly 325 homes across about 820 lots, with 13 to 14 floor plans and pricing from about $430,000 to $790,000, including a community pool on the amenity list. That depth of inventory, across starter and move-up plans in one neighborhood, is unusual in a suburb where new supply has been tight for years.
Shadowbrook, for 55-plus buyers
Shadowbrook, an age-qualified community under construction in Happy Valley, is worth flagging for empty-nesters and retirees who want to stay in the valley without maintaining a large lot. Age-qualified communities often carry lower maintenance costs than resale homes on acreage, but financing rules differ, so it pays to ask early about what the community allows and requires.
What is next on the map
Two bigger forces will shape supply over the next several years. The city's Pleasant Valley/North Carver Comprehensive Plan sets the framework for development on roughly 2,700 acres east of Happy Valley, phased over coming years. And the region is adding housing beyond the city limits: the Housing Authority of Clackamas County and Metro broke ground in June 2026 on Clackamas Heights in Oregon City, turning a 16-acre former public housing site into about 200 new cottage-style homes, while Milwaukie's Hillside Park is being redeveloped into roughly 500 units, with the first phase of 275 under way. More housing in the corridor means more choice for everyone shopping the east side of the metro.
Buying new construction in this market
With more inventory and builders competing for buyers, incentives are back on the table: rate buydowns, closing-cost credits, and upgraded finish packages. Our post on builder incentives and subsidized rates walks through why those offers deserve a second look, especially if you may sell within a few years. The practical rule this fall is to negotiate the whole deal, not just the sticker price.