The Rules Just Changed in Clark County — And This Development Proves It
Something is shifting in Vancouver's housing market, and most people haven't noticed yet.
In early 2026, Clark County finalized significant zoning changes through its Housing Options Study and Action Plan (HOSAP) and state-mandated middle housing legislation — codified through Ordinances 2024-03-02 and 2024-06-04. The short version: neighborhoods previously locked into single-family-only development can now accommodate a wider variety of housing types. Cottage clusters, detached condominiums, and other "missing middle" products that have been thriving in Portland and Seattle for years are now permitted in areas of Clark County where they simply weren't before.
The Mana Cottage Condominiums are a direct product of that shift — and one of the first developments in the county to actually take advantage of it.
I spent over two hours on-site with the developers this week. Here's what I learned.
What You're Looking At
Built by Posh Pockets Northwest, the Mana is a community of fully detached cottage-style homes on NE 57th Ct in Vancouver, WA. Every home is its own freestanding structure — no shared walls, no shared ceilings — constructed to commercial building standards with very high energy efficiency ratings. The difference in build quality compared to conventional residential construction is tangible when you're standing inside one.
Three floor plans are available:
- The Shirley — single-story, clean and efficient
- The Bula — 1.5-story with options, flexible by design
- The Amore — two-story with options, the most expansive plan
Sizes range from 855 sq ft (1 bed / 1.5 bath) up to 1,676 sq ft (4 bed / 3 bath). Every home comes with one covered parking space, one open parking space, and a dedicated storage unit — practical details that matter in day-to-day living and add genuine value to the ownership package.
The finishes are where this development separates itself. Custom cabinetry, engineered hardwood floors, custom kitchen islands, peninsula layouts, and primary suites with ensuite baths. The aesthetic is modern Pacific Northwest — dark siding, clean rooflines, expansive windows. These homes were designed with intention, and it shows in person in a way that doesn't always translate on a spec sheet.
The HOA covers all landscaping and trash/waste removal. Exterior maintenance of each home is the owner's responsibility — which, paired with the commercial-grade construction and energy-efficient build standards, means lower long-term operating costs than you'd typically expect. The community also includes a central Club House.
Where Things Stand Right Now
Phase 1 is nearly complete. There are currently three finished homes available — and I'll be direct: I already have two clients seriously considering two of them. If Phase 1 is on your radar, the window is genuinely short.
Once Phase 1 wraps, the developer moves into Phase 2 (six additional lots), followed by Phases 3 and 4 in similar fashion, ultimately building out to 24 total homes. Phase 2 gives buyers the opportunity to reserve a lot and select their floor plan before construction begins — always the smarter entry point if you can plan ahead.
Why This Is Bigger Than One Development
I want to zoom out, because the Mana is really a signal of something larger happening in this market.
Clark County's HOSAP zoning changes are not a minor administrative update. They represent a meaningful rewrite of what's possible on residential land in this county — and developers who understand that are already moving. We're going to see more cottage cluster communities, more detached condo products, and more creative density solutions appearing in neighborhoods where they would have been flatly impossible two years ago.
For buyers, that means new options that didn't previously exist. For homeowners, it means your land may carry more development value than you realize. For investors, it's a window — particularly in well-located infill parcels — that may not stay open indefinitely as the broader market catches up.
I watch this closely because it's material to what my clients buy, sell, and hold. If you want to understand what these changes mean for your situation specifically, I'm always happy to be that conversation.
Call or text me at (360) 947-1625, or visit davidmerrickrealestate.com.
David Merrick | Cascade Hasson Sotheby's International Realty Dual-Licensed OR & WA | CRS | CLHMS
