Living in Summit/Waller, WA: Spacious Living, Quiet Neighborhoods & Central Convenience (2025 Guide)

Summit/Waller is one of Pierce County’s most underrated places to live — offering large lots, quiet neighborhoods, quick commute access, and a peaceful suburban-rural blend. Located between Puyallup, Tacoma, and South Hill, this area attracts buyers who want more space without sacrificing convenience.

If you’re looking for a home that feels private, quiet, and central, Summit/Waller is a hidden gem.

Here’s your full 2025 guide.

 Where Summit/Waller Is Located

Summit and Waller sit between:

• Puyallup (South Hill)

• Tacoma

• Spanaway

• Midland

This central-but-quiet location makes it highly desirable for commuters, families, and anyone wanting more land.

Nearby lifestyle guides:
➡️ Living in Puyallup — Neighborhoods, Schools & Community Insights

➡️ Living in South Hill (2025 Guide)

➡️ Living in Spanaway (2025 Guide)

Why People Love Living in Summit/Waller

1. Larger Lots & More Space

Summit/Waller is known for:

• Quarter-acre to multi-acre lots

• Long driveways

• Privacy

• Big backyards

• Room for RVs, boats, and outbuildings

You get space without moving fully rural.

2. Quiet, Low-Traffic Neighborhoods

Summit/Waller has:

• Quiet streets

• Minimal commercial noise

• Well-maintained homes

• Long-term residents

• Zero “city congestion” feel

It’s peaceful, calm, and consistent.

3. Quick Access to All the Major Cities

Residents enjoy faster access to:

• Tacoma

• Puyallup

• South Hill

• Spanaway

• Fife

• Federal Way (via 512 → I-5)

The location feels central without being busy.

4. A Suburban + Rural Blend

You get:

• Space

• Privacy

• Trees

• Quiet living

But also:

• Minutes to shopping

• Close to schools

• Quick access to daily conveniences

It’s the best of both worlds.

5. Strong Community Feel

Summit/Waller is known for:

• Neighbors who stay for decades

• Family-based community

• Local parks and recreation

• Pride of ownership

It’s a stable, close-knit area.

Top Summit/Waller Neighborhoods (2025)

Summit/Waller doesn’t have traditional “planned neighborhoods” like South Hill — instead, it offers pockets of highly desirable areas with large lots and established homes.

 1. Waller Road Corridor (Most Popular + Spacious)

Buyers love:

• Large parcels

• Privacy

• Beautiful mature trees

• Well-kept homes

• Quiet streets

This area is one of the best for acreage close to the city.

2. Canyon Road East Area (Convenient + Quiet)

Close to Hwy 512 and shopping while still giving that suburban-rural feel.

Features:

• Larger lots

• Updated homes

• Quick freeway access

3. 84th Street & Summit View Pocket (Great Balance of Space + Walkability)

One of the most convenient pockets in the region.

buyers like:

• Proximity to schools

• Nearby parks

• Spacious properties

4. Brookdale/Summit Boundary Pockets (Affordable + Spacious)

Homes here offer:

• Affordability

• Good-sized lots

• Family-friendly streets

• Close access to Tacoma & South Hill

5. Summit Valley & Waller Highlands (Quiet + Scenic)

Often featuring:

• Acreage

• Mountain glimpses

• Wooded lots

• Private driveways

Ideal for buyers wanting seclusion.

Schools in Summit/Waller

Depending on the exact street, residents may attend:

• Franklin Pierce School District

• Puyallup School District

Both offer:

• Small zoned elementary schools

• Close-knit community ties

• Strong extracurricular and sports programs

Families often choose Summit/Waller for the quieter school atmosphere compared to larger city districts.

Lifestyle & Amenities

Local Favorites

• Local cafés

• Family restaurants

• Community parks

• Small specialty shops

Nearby Shopping

Minutes to:

• Canyon Crossing (Walmart, restaurants)

• South Hill retail

• Puyallup’s Meridian corridor

• Tacoma’s shopping + dining

Outdoor Recreation

Summit/Waller is close to:

• Orangegate Park (huge forested trails)

• Pioneer Park

• Clarks Creek trails

• Spanaway Lake Park

• Hiking in Graham/Orting/Buckley

Perfect for people who love greenery but want to stay suburban.

Real Estate in Summit/Waller (2025 Snapshot)

Homes in Summit/Waller include:

• Large-lot ramblers

• Split-levels

• Mid-century homes

• Acreage properties

• Updated remodels

• Newer builds in select pockets

• Rural-suburban hybrids

This area is ideal for:

✔ Buyers who want space
✔ First-time buyers wanting larger lots
✔ Military families wanting quiet living
✔ Multi-generational households
✔ RV/boat owners
✔ Buyers wanting privacy but not long commutes

For affordability reference:
➡️ Most Affordable Areas in Pierce County — Ranked for 2025

Commute Insights

Destination Avg. Time

Tacoma 12–20 minutes

Puyallup 10–15 minutes

South Hill 15–20 minutes

JBLM 25–40 minutes

Federal Way 22–35 minutes

Seattle 45–75 minutes

Summit/Waller is one of the best-located areas in Pierce County without feeling urban.

Who Summit/Waller Is Best For

Summit/Waller is perfect for buyers who want:

• A large yard

• Privacy

• Quiet streets

• Central access

• Space for hobbies, RVs, animals

• A suburban feel without HOAs

• Clean, peaceful neighborhoods

Great for:

• First-time buyers

• Military families

• Work-from-home buyers

• Multi-gen families

• People who want space without being “out there”

Final Thoughts

Summit/Waller is one of Pierce County’s best-kept secrets — spacious, peaceful, and incredibly central. If you’re looking for a home that gives you room to live, while staying close to major cities and freeways, this area should be at the top of your list.

 If you’re thinking about Summit/Waller — or comparing it to Puyallup, South Hill, Spanaway, or Tacoma — I’d love to help you explore the options with hyperlocal clarity and confidence.

 Written by: Lani Fisher, Washington Realtor & Pierce County Market Expert