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City · 10,733 residents · Pierce County, Washington

Sumner , Washington

In Sumner, a typical home is worth $519,900 and typical rent is $1,974 a month. Compared with all of Pierce County, typical rent is 9% higher and the share of households that own their home is 10 points lower.

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  • Typical home value

    $519,900

    About the same as the county

    8% below Washington

    • Sumner
    • Pierce
    • Washington

  • Typical rent

    $1,974a month

    9% above the county

    12% above Washington

    • Sumner
    • Pierce
    • Washington

  • Typical household income

    $98,191a year

    About the same as the county

    About the same as Washington

    • Sumner
    • Pierce
    • Washington

  • Households that own their home

    54%

    10 points below the county

    9 points below Washington

    • Sumner
    • Pierce
    • Washington

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$586,494
0.5% more than 12 months ago
Typical rent
$2,219 a month
3.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Sumner is in Pierce County. The FHA loan limit ($1,063,750 for a one-unit home), the fair market rents and the help on this page are those of all of Pierce County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sumner apart

What this place has that others do not, from public data, most unusual first.

  1. 54% of households in Sumner own their home, against 65% in Pierce County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Sumner

What homes there are in Sumner, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Sumner, but it weighs less than in Pierce County: 57% against 65%.

Year built

The typical year built in Sumner is 1989, about the same as in Pierce County (1986).

Homes in Sumner are smaller: 54% have 3 bedrooms or more; in Pierce County, 64%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,535 a month

Pierce County: $2,423 a month

Without a mortgage

$749 a month

Pierce County: $836 a month

Owners with a mortgage

66%

Pierce County: 71%

Owning costs about the same in Sumner as in Pierce County: with a mortgage, $2,535 a month; without one, $749.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Sumner rose 56%; in Pierce County, it rose 74%.

The typical rent in Sumner rose 65% over the same time; in Pierce County, it rose 45%.

While home values in Sumner changed +56% and rent +65%, the typical household income rose 56%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSumnerPierce CountyWashingtonUnited States
Rental vacancy Unreliable estimate4.1%4.5%5.5%
Homeowner vacancy Unreliable estimate0.5%0.7%0.9%
More than one person per room Unreliable estimate3.4%3.5%3.4%
People per household 2.332.592.502.53
Drive alone 73%71%63%69%
Carpool Unreliable estimate10%9%9%
Public transit Unreliable estimate2%3%3%
Walk or bike Unreliable estimate3%4%3%
Work from home 13%14%20%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Sumner are smaller: 2.33 people on average; in Pierce County, 2.59.

In Sumner, 73% of workers drive alone to work; in Pierce County, 71%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Sumner?

A typical home costs more than the typical income allows

We start with a typical home in Sumner, worth $519,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 53% of the typical household income in Sumner, which is $98,191 a year. For that payment to be 28% of income, a household would need to earn about $185,915 a year.

The calculator's FHA and conventional loan limits are those of all of Pierce County.

Your numbers

Local data
$

Starts at the typical home value in Sumner. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $18,197 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,338

at 7.18% · 30 years

Loan amount
$510,483
Total interest
$734,465
Paid off in
November 2056

Includes $8,780 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,291 a month

  • Tight

    $2,291 to $2,946 a month

  • Hard

    more than $2,946 a month

    Your payment · 53%

Compared with the typical household income in Sumner ($98,191 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,338
Principal & interest$3,458
Property tax$433
Home insurance$217
FHA mortgage insurance (MIP)$230

You need at least $18,197 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Sumner and Pierce County

Sumner is in Pierce County, Washington. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Sumner's own numbers

Typical home value
$519,900
Typical monthly rent
$1,974
Typical yearly household income
$98,191
Households that own their home
54%
Effective property tax rate
1%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Pierce County

FHA limit, one-unit home
$1,063,750
Conventional limit, one unit
$1,063,750
HUD fair market rent, 2 bedrooms
$2,064
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Pierce County.

Everything about Pierce County

Buying

Buying a home in Sumner

A typical home in Sumner is worth $519,900: about the same as the county and 8% below Washington. With the typical household income in Sumner ($98,191 a year), a typical home costs 5.3 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Sumner 5.3 years
  • Pierce 5.3 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Pierce County

According to FHFA’s house price index, home prices in Pierce County rose 132% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Pierce County.

Period County Washington U.S.
Last year (2025) +2.9% +1.8% +2.9%
5 years (2020–2025) +46% +44% +47%
10 years (2015–2025) +132% +113% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Sumner next to Pierce County, Washington and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Sumner $519,900
  • Pierce $526,600
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Sumner $1,974
  • Pierce $1,806
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Sumner $98,191
  • Pierce $99,564
  • Washington $98,141
  • United States $80,734
See the full table
Sumner next to Pierce County and Washington
Measure Sumner Pierce County Washington U.S.
Typical home value $519,900 $526,600 $564,600 $332,700
Typical monthly rent $1,974 $1,806 $1,760 $1,413
Typical yearly household income $98,191 $99,564 $98,141 $80,734
Households that own their home 54% 65% 64% 65%
Typical yearly property tax $5,213 $4,770 $4,556 $3,119
Effective property tax rate 1% 0.91% 0.81% 0.94%
Renters with high rent for their income 47% 53% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Pierce County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Sumner

For a typical $519,900 home in Sumner, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sumner's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,338a month

    Least cash to close
    Down payment
    $18,197
    Cash to close
    $33,794
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $230

  • Conventional, 5% down $4,243a month

    Down payment
    $25,995
    Cash to close
    $41,592
    Rate
    7.18%
    Mortgage insurance
    PMI · $247

  • Conventional, 20% down, no PMI $3,467a month

    Down payment
    $103,980
    Cash to close
    $119,577
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,948a month

    Down payment
    $77,985
    Cash to close
    $93,582
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Sumner and for Pierce County.

Property tax

Effective rate in Sumner

1%of the home’s value each year

$5,213 a year for the typical owner in Sumner.

  • Sumner 1%
  • Pierce 0.91%
  • Washington 0.81%

What Washington publishes Exemption for people 61 and older or with disabilities (Washington State Department of Revenue)

Exemptions and deadlines in Washington

Flood risk in Pierce County

FEMA does not publish these numbers by city: they are for all of Pierce County.

Homes in the high-risk zone
1%
2,861
Of those, with NFIP insurance
44%
County Washington U.S.
Homes in the high-risk zone 1% 1.6% 3.5%
Of those, with NFIP insurance 44% 40% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sumner

Typical rent in Sumner is $1,974 a month: 9% above the county. In Sumner, 47% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Pierce County, by unit size. To pay the 2-bedroom one ($2,064 a month) without spending more than 30% of your income, you would need to earn $39.69 an hour working full time.

HUD fair market rent for all of Pierce County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,491 $28.67 $59,640
1 bedroom $1,682 $32.35 $67,280
2 bedrooms $2,064 $39.69 $82,560
3 bedrooms $2,849 $54.79 $113,960
4 bedrooms $3,219 $61.90 $128,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Sumner

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sumner is in ZIP code 98390.

For 2 bedrooms it is $2,270: $206 more than the fair market rent for Pierce County ($2,064).

  • 98390 $2,270$3,130

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sumner when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Sumner

HUD lists 2 buildings with rents for lower incomes in Sumner. These are the largest.

  • Kincaid Court Apartments 6210 Parker Rd E, Sumner 98390 40 homes, 39 low-income · For older adults (253) 863-8818
  • Sumner Commons Senior Housing 15406 62nd Street Ct E, Sumner 98390 34 low-income homes · 1 bd: 34 · In service since 2004 · For older adults, people with disabilities

See all 108 buildings in Pierce County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Sumner

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Pierce County; none says it serves in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Sumner

No down payment, repair or rent-help program on our list is for Sumner or Pierce County. The ones below are statewide in Washington: they work in Sumner the same as in the rest of the state.

Which programs do I qualify for? All programs in Washington

  • Home Advantage Downpayment Assistance

    Statewide in Washington

    Washington state commission 0% second mortgage for 3%, 4% or 5% of the first mortgage, with no monthly payments; you do not need to be a first-time buyer. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • Covenant Homeownership Program

    Statewide in Washington

    Washington state commission loan with no monthly payments of up to 20% of the price (maximum $150,000) plus closing costs, for first-time buyers whose family lived in Washington before 1968 and belonged to a group affected by housing discrimination, including Hispanic people. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • House Key Opportunity DPA

    Statewide in Washington

    Washington state commission loan of up to $15,000 at 1% simple interest, with no monthly payments, for the down payment and closing costs of first-time buyers with the House Key Opportunity mortgage. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

Housing counselors near Sumner

The HUD-approved agencies closest to the center of Sumner, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Tacoma/ Pierce County Habitat for Humanity

    4824 S Tacoma Way, Tacoma · 12 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    253-627-5626x120

  • Homesight

    4219 S Othello St Ste 130B, Seattle · 21 miles away · Spanish

    Also serves in Vietnamese.

    • Pre-purchase counseling
    • Homebuyer education workshops
    (206) 760-4205

  • El Centro de la Raza

    2524 16th Ave S, Seattle · 24 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (206) 957-4634

Every agency in Pierce County All counseling agencies in Washington

Help in Spanish near Sumner

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Sumner

HUD’s record names them for Sumner or Pierce County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • HA Of Pierce County Public housing and Section 8 vouchers (253) 620-5406

One other authority has an office in Pierce County: see the list Source: HUD

Cities

Other cities in Pierce County

These cities are also in Pierce County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Pierce County Housing in Washington
See 21 more cities in Pierce County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Sumner, with the typical home value.

Neighboring counties

If Pierce County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Sumner.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Sumner

Short answers with the numbers for Sumner and all of Pierce County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Sumner?

The typical home value in Sumner is $519,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Pierce County it is $526,600.

How much does it cost to rent in Sumner?

Typical rent in Sumner is $1,974 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Pierce County is $2,064.

What is the FHA loan limit in Sumner?

Sumner uses the FHA limit for all of Pierce County (2026): $1,063,750 for a one-unit home and $2,045,700 for a four-unit home.

How much property tax do owners pay in Sumner?

The typical homeowner in Sumner pays $5,213 a year, according to the U.S. Census Bureau. That is 1% of the home’s value; in Pierce County, the rate is 0.91%.

Where can I find free help to buy or rent in Sumner?

There is 1 HUD-approved counseling agency with an office in Pierce County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).