Where can you find single-level homes in Puyallup, Sumner, Bonney Lake, and Orting?
Most single-level homes in this area are older ramblers built from the 1960s through the 1990s in established neighborhoods, especially in Puyallup and Bonney Lake, plus a smaller number of newer one-story plans in planned communities and some age-restricted communities. Newer subdivisions in Orting, Bonney Lake, and South Hill are mostly two-story, so one-story homes are scarce and tend to draw strong demand. Search by “1 story,” set alerts, and consider “primary bedroom on the main floor” homes as an alternative.
“We want a one-story” is one of the most common requests I hear — from people downsizing, people planning to age in place, families with a relative moving in, and anyone tired of hauling laundry up a flight of stairs. It’s also one of the hardest requests to fill in our area.
The reason is simple: most homes built here in the last 25 years are two-story. Builders get more square footage from a smaller lot by building up. Here’s where single-level homes tend to be in our four core towns, and how to find one before someone else does. For broader community info, see the Pierce County Relocation Hub.
Where single-level homes tend to be
Puyallup
Puyallup has the deepest supply simply because it has the most homes. Look for 1960s–1980s ramblers in established neighborhoods on the valley floor and the older parts of South Hill. Many sit on larger lots than newer homes. Expect updates — original kitchens, older windows, and aging roofs are common.
Sumner
Sumner has a small inventory overall, but older single-story homes near downtown and on the edges of town do come up. Patience matters here, because only a few may be listed at any given time.
Bonney Lake
Established Bonney Lake neighborhoods have a good share of ramblers from the 1970s through the 1990s, many on bigger lots than you’ll find in newer subdivisions. Newer planned communities nearby include some one-story plans, but they’re a small slice of what’s built.
Orting
Orting is mostly two-story subdivision homes built since the 1990s. Single-level homes exist — a few in the subdivisions and some older homes near downtown — but expect fewer choices and more competition.
Age-restricted communities
If you or your household qualify, 55-and-older communities are another source of single-level living. Our guide to 55+ communities in Pierce County covers how they work.
How to find one before someone else does
- Search the right way. Filter by “1 story” or “one level” in the MLS. Some listings label split-levels or homes with a daylight basement as single-level, so look at the floor plan before you tour.
- Consider “primary on main.” A two-story with the primary bedroom, a full bathroom, and laundry on the main floor gives you most of the benefits and widens your options a lot.
- Set alerts and move fast. Good one-story homes get attention from every buyer group at once. Have your financing and, if you’re selling, your home’s value lined up.
- Check accessibility details. Entry steps, hallway and door widths, shower design, and the garage-to-kitchen route matter as much as the number of floors.
- Look at new construction. If a builder offers a one-story plan, you may be able to reserve it before it’s built. See buying new construction in Pierce County.
If you’re selling a two-story to buy a one-story
This is a classic move-up — or move-over — decision. You’ll want to time your sale and purchase together, and know your numbers first. Start with downsizing in Pierce County: when it’s time to sell and our sell first or buy first guide.
Frequently Asked Questions
Why are single-level homes so hard to find in Pierce County?
Most homes built in the last few decades are two-story because builders get more square footage on smaller lots. Single-level supply comes mainly from older ramblers and a limited number of newer one-story plans, and demand is strong.
Do single-level homes cost more?
They often draw more buyer interest, which can mean stronger prices per square foot or faster sales. The exact difference depends on the home’s condition, size, and location.
What is a “primary on main” home?
It’s a multi-story home with the primary bedroom and bathroom on the main floor. It offers much of the convenience of single-level living while giving you more homes to choose from.
Where are the most ramblers near Puyallup?
Ramblers from the 1960s–1990s are most common in Puyallup’s established neighborhoods and in older parts of Bonney Lake. Newer subdivisions in Orting and South Hill are mostly two-story.
One-story homes take a plan and a little speed to land, but they’re out there. If you’re searching for one, schedule a call with The Barnard Group and we’ll set up a targeted search — and if you’re selling to make the move, our complimentary Home Selling Strategy Session at barnardgroupre.com/sellit maps out both sides.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Based on The Barnard Group’s local market experience. Researched November 1, 2026.
