Ask three different sources what a home costs in the Village at Fisher's Landing this month and you'll get three different answers, and none of them agree on which direction the neighborhood is even moving. One shows prices falling by nearly a quarter. Another shows them climbing by double digits. A third shows homes sitting for almost four months. Same walled neighborhood off Southeast 34th Street in east Vancouver. Same season. Same roughly 1,700 to 1,900 square foot homes on the same handful of streets.
If you're comparing Fisher's Landing East against the Village at Fisher's Landing for a move up purchase, or you own a home inside that neighborhood and you're wondering whether to list this fall, this contradiction matters more than any single number in it. It tells you something about how thin markets actually work, and it changes how you should read every price claim you see about a specific pocket of Clark County between now and closing.
Same Six Blocks, Three Different Stories
Here's what the data shows for the Village at Fisher's Landing when you line up three separate snapshots side by side.
| Source and window | Price signal | Days on market |
|---|---|---|
| Three months ending May 2026 | Median sale price $807,000, down 23.9% year over year | 18 days, down from 52 a year earlier |
| Trailing 12 months as of April 2026 | Median sale price $787,500, up 12% year over year | Not comparable across the two periods |
| August 2026 snapshot | Median list price $847,000 | 112 days |
Read that middle row against the top row again. One measurement says the neighborhood dropped nearly a quarter in value. Another, covering a longer and overlapping window, says it rose 12%. The bottom row says homes are sitting for almost four months, which contradicts the first row's claim that homes are moving faster than ever, down to 18 days from 52.
None of these numbers are fabricated or fraudulent. Each one is a mathematically accurate description of a real set of closed or listed transactions. The problem is what happens when you try to describe a neighborhood with only a handful of sales a month using a single number.
How a Single Sale Moves a Median 24 Percent
The Village at Fisher's Landing is not a large, undifferentiated slice of Vancouver. It's a specific, covenant-bound subdivision established in 1993, bounded by a five foot masonry wall running along Southeast 34th Street and Southeast 164th Street, governed by a 57-page set of covenants, codes, and restrictions that require every homeowner to maintain two flowering or deciduous trees on their property. The single-family housing stock inside those walls runs a tight range, mostly 1,700 to 1,900 square feet, built to a consistent architectural standard.
That consistency is exactly why the price data gets noisy. When only one or three homes close in a given month, the "median" isn't measuring the neighborhood. It's measuring whichever specific houses happened to sell. A remodeled home with an updated kitchen selling in May pulls the median up. A smaller, unrenovated home selling in June pulls it back down. Neither sale tells you the neighborhood's underlying value changed by 24%. It tells you which two houses transacted.
Redfin's own count makes this concrete: three homes sold in the Village at Fisher's Landing in May 2026, up from just one the year before. Going from one sale to three is a real change in activity, but it's also a sample size small enough that a single high-end or low-end closing can swing the reported median by tens of thousands of dollars without any actual shift in what buyers are willing to pay for a comparable home.
There's a second layer of noise here too. The area locals call Fisher's Landing actually contains at least three distinct neighborhoods, plus a 55-and-over manufactured home community, Vista Del Rio, where homes have sold for as little as $135,000. Depending on how a given platform draws its boundary lines and which property types it includes, "the Village at Fisher's Landing" can mean a slightly different pool of homes from one data source to the next. That's a second reason three trackers can report three different prices for what sounds like the same place.
The Neighborhood Next Door Doesn't Have This Problem
Compare all of that to Fisher's Landing East, the master-planned community just outside the wall. Every source checked lands in the same narrow range: a median sale price around $520,000 to $530,000, homes moving in 15 to 30 days, and a trailing 12-month median up a modest 7% year over year. Homes.com currently lists eight houses for sale there, ranging from $449,900 to $690,000, which is a large enough and steady enough flow of transactions that a single closing doesn't distort the average.
That's the real lesson underneath the Village at Fisher's Landing's confusing numbers. Sales volume determines how much you can trust a median. A neighborhood that closes two dozen homes a month gives you a stable, boring, believable number. A neighborhood that closes one to three gives you a number that can look like a crash or a boom depending entirely on which specific houses happened to sell that month, whether or not the underlying market moved at all.
What the Wider Market Says This Is Really About
Zoom out to Clark County and the picture gets calmer, because the sample size gets bigger. In January 2026, the Clark County Association of Realtors reported inventory at 4.1 months of supply, total market time up to 91 days, and a median sale price up 3.8% year over year to $549,000. New listings were up 18.5% over the same month the year before, while closed sales were down 12%, a combination that points to a market where more sellers are testing the waters and buyers are taking longer to commit.
That loosening trend has continued into summer. Across the Northwest Multiple Listing Service's 27-county territory, which includes Clark County, active listings climbed 19.8% year over year to 24,888 by the end of July 2026, and the region overall sat at roughly 3.74 months of supply, edging toward the four to six month range considered balanced.
This is the backdrop that makes the Village at Fisher's Landing's contradictory numbers make sense. The county as a whole is shifting from a tight seller's market toward something closer to balanced, with more inventory and slower absorption than a year ago. In a high-volume neighborhood, that shift shows up as a gentle, believable trend line. In a low-volume neighborhood like the Village at Fisher's Landing, the same underlying shift gets amplified by small sample noise into headline numbers that look like a crash one month and a rally the next.
What This Means If You're Buying or Selling Here This Fall
If you're a seller inside the Village at Fisher's Landing, ignore any single platform's neighborhood-wide median. It was likely built from one, two, or three closings, and it may or may not reflect your specific home's square footage, updates, or exact street. What actually protects your pricing is a comparative market analysis built from recent closings adjusted for condition, not an aggregator's automated estimate.
There's also a closing detail worth knowing before you list. The Village at Fisher's Landing is governed for single-family homes by its own neighborhood association, registered with the City of Vancouver since 1993, not by a homeowners association. That distinction matters at the title company, because HOA-governed communities typically require a formal resale certificate at closing, while a neighborhood association like this one usually does not. Confirm which applies to your specific property early, since a separate condominium association with a similar name exists nearby for attached units, and mixing the two up can slow down escrow.
If you're a buyer cross-shopping the Village against Fisher's Landing East, think in cost per square foot rather than headline price. The Village's homes run smaller on average, 1,700 to 1,900 square feet, inside a stricter covenant structure with architectural and landscaping requirements written into a 57-page document. Fisher's Landing East offers a wider range of floor plans and, based on current listings, a broader price spread from around $450,000 to $690,000. Neither is objectively the better value. They're different products serving different priorities, and the sticker price alone won't tell you which one fits.
Frequently Asked Questions
Why do Redfin, Homes.com, and Movoto show different prices for the same neighborhood? Each pulls from a different window of time, a different definition of the neighborhood's boundaries, and in a low-volume market like the Village at Fisher's Landing, a different tiny handful of closed or listed homes. With only one to three sales a month, a single high-end remodel or a single dated fixer can swing the reported median by double digits without the underlying market moving at all.
Is the Village at Fisher's Landing a gated community? Not in the sense of a guarded entrance. It's bounded by a five foot masonry wall along Southeast 34th Street and Southeast 164th Street, with entries governed by the neighborhood's covenants and codes rather than a gate attendant.
Do I need an HOA resale certificate to sell here? For a single-family home inside the neighborhood association's boundary, typically no, since it operates as a City of Vancouver neighborhood association rather than a homeowners association. A separate condominium association with a similar name covers attached units nearby, so confirm which entity applies to your specific address before you open escrow.
If you're trying to price a home in the Village at Fisher's Landing, or figure out whether it or Fisher's Landing East fits your family better, a single portal's median isn't going to get you there. Property Sisters & Co. builds every valuation from actual recent closings on your specific street, adjusted for the details an algorithm can't see. Request Your Free Home Valuation and get a number you can actually trust before you make your next move.
