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Rhubarb Pie Capital

Moving to
Sumner, Washington

Discover small-town charm in the Rhubarb Pie Capital of the World. Historic downtown, valley views, family-friendly neighborhoods, and easy highway access to the Seattle metro.

Cost of Living Data Get Free Quote

Sumner at a Glance

Population ~10,600
Median Home Price $575,000
Distance to Seattle 38 miles
Distance to Tacoma 12 miles
School District Sumner-Bonney Lake
Famous For Rhubarb Pie Capital
Valley Living

Experience Sumner's Charm

From historic downtown antique shops to scenic valley views, Sumner offers authentic small-town character just minutes from big-city conveniences.

Historic small town main street

Historic Downtown

Charming main street with antique shops, local restaurants, and community events

Scenic valley landscape

Valley Views

Nestled in the picturesque Puyallup River Valley with mountain vistas

Residential neighborhood

Family Neighborhoods

Well-maintained homes in friendly communities like Ryan Road and Frog Hollow

Small town shops

Local Shopping

Mix of vintage boutiques, antique stores, and convenient big-box retailers

Green parks and trails

Parks & Recreation

Well-maintained parks, walking trails, and outdoor recreational facilities

Community gathering

Community Events

Annual Rhubarb Pie Festival, farmers markets, and year-round local celebrations

Why Choose Sumner

The Rhubarb Pie Capital of the World

Sumner earned its unique title from its rich agricultural heritage. Today, it blends that small-town character with modern amenities, making it an ideal place for families and commuters alike.

Historic Downtown

Walkable main street filled with antique shops, local eateries, and vintage charm that preserves Sumner's heritage while serving modern needs.

Affordable Housing

With a median home price around $575K, Sumner offers more affordable options than Seattle suburbs while maintaining quality neighborhoods.

Easy Highway Access

Quick access to SR-410, SR-167, and I-5 makes commuting to Tacoma, Puyallup, or Seattle straightforward for working professionals.

Where to Live

Best Sumner Neighborhoods

From established family communities to newer developments, Sumner offers diverse neighborhoods to match your lifestyle and budget.

Ryan Road

Newer Family Development

One of Sumner's most popular areas featuring newer construction homes, family-friendly streets, and close proximity to schools and shopping. Well-maintained neighborhoods with modern amenities.

Price Range: $550K - $650K
Best For: Young families, professionals
Highlights: New construction, modern layouts

Frog Hollow

Established Community

Charming established neighborhood with mature trees, tree-lined streets, and a strong sense of community. Mix of vintage and updated homes with larger lots and classic character.

Price Range: $500K - $600K
Best For: Established families, nature lovers
Highlights: Mature trees, quiet streets

Downtown Historic District

Walkable Urban Living

Live in the heart of Sumner's historic downtown. Walk to antique shops, restaurants, and community events. Mix of vintage homes, apartments, and restored historic properties.

Price Range: $450K - $550K
Best For: Downsizers, walkability seekers
Highlights: Vintage charm, walkable

East Hill

Valley Views & Space

Elevated location offering stunning valley and mountain views. Larger lots, spacious homes, and a more rural feel while still being minutes from downtown Sumner amenities.

Price Range: $600K - $750K
Best For: View seekers, larger families
Highlights: Valley views, larger lots
Financial Planning

Cost of Living in Sumner

Sumner offers more affordable housing than Seattle and Eastside suburbs while maintaining easy access to employment centers and urban amenities.

Median Home Price Comparison

Monthly Living Expenses

$575K
Median Home
$2,400
Avg. Rent (3BR)
9.5%
Sales Tax Rate
$0
State Income Tax
Education

Schools in Sumner

Sumner-Bonney Lake School District serves the community with highly-rated schools, strong academics, and comprehensive extracurricular programs.

Sumner High School

Home of the Spartans, offering strong academics, athletics, and arts programs. Well-regarded for college preparation and community involvement.

High Achievement Scores

Lakeridge Elementary

Top-rated elementary school known for dedicated teachers, strong parent involvement, and emphasis on STEM education and character development.

Excellent Parent Reviews

Liberty Ridge Elementary

Modern facility with focus on collaborative learning, technology integration, and comprehensive support services for diverse learners.

Technology-Forward

Sumner-Bonney Lake School District

The district serves Sumner and neighboring Bonney Lake with a commitment to academic excellence, strong athletics, and comprehensive arts programs. Known for community partnerships and high graduation rates.

High Graduation Rates
Strong STEM Programs
Award-Winning Athletics
Getting Around

Commute Times & Location

Sumner's strategic location in Pierce County provides easy highway access to major employment centers while maintaining small-town character.

Average Commute Times

To Seattle 45-55 min

Via SR-167 and I-5 (80-100 min rush hour)

To Tacoma 20-25 min

Via SR-410 and I-5 (30-40 min rush hour)

To Puyallup 8-12 min

Via SR-410 (easy commute anytime)

To Auburn 15-20 min

Via SR-410 and SR-164

Transportation & Access

Major Highways

Direct access to SR-410, SR-167, and I-5. Easy connections to major employment hubs and urban centers.

Public Transit

Pierce Transit serves Sumner with bus routes to Puyallup, Tacoma, and regional transit connections.

Airport Access

Sea-Tac Airport is 35-40 minutes away. Convenient for frequent travelers and visiting guests.

Shopping & Amenities

Local shops downtown plus big-box stores nearby. Mix of small-town charm and modern conveniences.

The Full Picture

Pros & Cons of Living in Sumner

Every city has its advantages and challenges. Here's an honest look at what you can expect when moving to Sumner.

Advantages

  • Affordable Housing: More affordable than Seattle/Eastside with median home around $575K
  • Small-Town Charm: Historic downtown, community events, friendly neighbors
  • Great Schools: Sumner-Bonney Lake School District with strong academics
  • Easy Highway Access: Quick connections to SR-410, SR-167, and I-5
  • Valley Views: Scenic Puyallup River Valley setting with mountain vistas
  • Family-Friendly: Safe neighborhoods, parks, youth programs, community feel
  • Unique Identity: Rhubarb Pie Capital title brings fun character and local pride
  • Modern Conveniences: Big-box stores and shopping without sacrificing charm

Challenges

  • Longer Seattle Commute: 45-100 minutes to Seattle depending on traffic
  • Limited Public Transit: Car-dependent with limited bus routes and no light rail
  • Fewer Urban Amenities: Less nightlife, dining, and entertainment than larger cities
  • Highway Congestion: SR-167 and I-5 can get very congested during rush hour
  • Weather Patterns: Valley location can mean fog and cooler temperatures
  • Growing Pains: Increasing development changing small-town feel in some areas
  • Limited Job Market: Most residents commute out for work; local jobs limited

Sumner by the Numbers

Quick statistics about living in Sumner, Washington

10,600
Population
38
Median Age
65%
Family Households
28 min
Avg. Commute
Common Questions

Frequently Asked Questions

Get answers to the most common questions about moving to and living in Sumner, WA.

Is Sumner, WA a good place to live?
Yes, Sumner is an excellent place to live, especially for families seeking small-town charm and affordability. With a median home price around $575K, the top-rated Sumner-Bonney Lake School District, historic downtown with antique shops, the Rhubarb Pie Capital designation, and easy highway access to employment centers, Sumner offers quality of life without the high cost of Seattle suburbs. The community feel, valley views, and balance of rural charm with modern conveniences make it ideal for families and commuters.
How far is Sumner from Seattle?
Sumner is approximately 38 miles south of Seattle. The commute takes 45-55 minutes via SR-167 and I-5 in light traffic, but can extend to 80-100 minutes during peak rush hours. Many residents commute to closer employment centers like Puyallup (8 minutes), Tacoma (20 minutes), or Auburn (15 minutes) instead of Seattle. While the Seattle commute is longer than Eastside suburbs, the trade-off is significantly more affordable housing and small-town character.
What is Sumner known for?
Sumner is famous as the "Rhubarb Pie Capital of the World," a title earned from its rich agricultural heritage when the valley was filled with rhubarb farms. The city celebrates this identity with the annual Rhubarb Pie Festival. Today, Sumner is known for its charming historic downtown filled with antique shops and local restaurants, valley location with mountain views, family-friendly atmosphere, and strong community spirit that preserves small-town character while embracing modern growth.
What are the best neighborhoods in Sumner?
The best Sumner neighborhoods include Ryan Road (newer developments with modern homes, $550K-$650K, popular with young families), Frog Hollow (established community with mature trees and quiet streets, $500K-$600K), Downtown Historic District (walkable vintage charm, $450K-$550K, close to shops and restaurants), and East Hill (elevated location with valley views and larger lots, $600K-$750K). Each neighborhood offers different housing styles, price points, and atmospheres to match various lifestyle preferences.
How are the schools in Sumner?
Sumner-Bonney Lake School District is highly rated and serves the Sumner community with strong academics and comprehensive programs. Notable schools include Sumner High School (home of the Spartans, known for college prep and athletics), Lakeridge Elementary (top-rated with excellent parent reviews and STEM focus), and Liberty Ridge Elementary (modern facility with technology integration). The district emphasizes community partnerships, high graduation rates, and offers robust extracurricular activities including award-winning athletics and arts programs.
What is the cost of living in Sumner compared to Seattle?
Sumner's cost of living is significantly lower than Seattle, primarily due to housing costs. The median home price in Sumner is around $575K compared to Seattle's $800K+. Rent for a 3-bedroom home averages $2,400 in Sumner versus $3,200+ in Seattle. However, both cities share Washington's 9.5% sales tax and no state income tax. Utilities and groceries are comparable. The main savings come from housing, making Sumner attractive for those willing to accept a longer commute in exchange for affordability and space.
Is there public transportation in Sumner?
Pierce Transit provides bus service in Sumner with routes connecting to Puyallup, Tacoma, and regional transit centers. However, Sumner is primarily car-dependent. There is no light rail or commuter train service, and bus routes are limited compared to Seattle. Most residents rely on personal vehicles for daily commuting and errands. The lack of robust public transit is a trade-off for the affordable housing and small-town atmosphere. If you're moving from a transit-rich area, plan on needing a car for daily life in Sumner.
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Next Phase Moving specializes in relocations to Sumner and throughout Pierce County. Get your free, no-obligation quote today.

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Serving Sumner, Puyallup, Tacoma, Auburn, and all of Pierce County