Where to Live in
Wasilla

Wasilla might look like a small town from the Parks Highway, but choosing the right neighborhood here is the difference between a 45-minute winter commute on icy roads and a 10-minute drive to everything. This guide cuts through the "frontier charm" to give you the real data on where to live, work, and raise a family in the Mat-Su Valley.

Quick Compare: Top Neighborhoods in Wasilla

Neighborhood	Vibe	Rent Range	Best For	Walk Score
College Gate	Family-focused, established	$1,600-$2,200	Families wanting space	~45
Downtown/Wasilla City Center	Urban-ish, convenient	$1,400-$1,900	Young professionals, singles	~65
Lakes	Upscale, recreational	$1,800-$2,800	Outdoor enthusiasts	~35
Tanaina	Budget-conscious, central	$1,200-$1,600	First-time buyers, commuters	~50
Butte	Rural-suburban, sprawling	$1,500-$2,100	Homeowners wanting land	~20

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College Gate

Overview: Anchored by the "College Gate" sign on Bogard Road, this is Wasilla's quintessential family subdivision. Built primarily in the 1980s-90s, the streets are laid out in a classic grid with sidewalks on most blocks. It's the neighborhood realtors show when families say they want "move-in ready" and "good schools."

The Numbers:

• 🏠 Rent: $1,600 - $2,200/mo (2BR) | $2,000 - $2,800/mo (3BR)
• 🏡 Buy: Median home $465k - $515k
• 🚗 Commute: 8 min to Wasilla City Center | 15 min to Palmer | 45 min to Anchorage (off-peak)
• 🚶 Walk Score: ~45 (Car-dependent, but walkable to schools)

Local Intel: The unofficial neighborhood hub is the College Gate Elementary school playground, where parents swap childcare and construction rumors. Traffic backs up badly on Bogard Road during school drop-off (7:45-8:15 AM) and pick-up (2:45-3:15 PM). The back entrance off Lucille Street bypasses the main gate congestion. Winter parking is a nightmare here—garage space is non-negotiable.

Who Thrives Here: Two-income families with 1-2 kids who want a fenced backyard, reliable bus stop (MAT Route 7), and proximity to sports fields. Also popular with military families from Joint Base Elmendorf-Richmond commuting north.

Pros & Cons:

• ✅ College Gate Elementary is consistently rated 8/10 by GreatSchools, one of the best in the Mat-Su Borough
• ✅ Quick access to the Wasilla Lake trail system for running/biking
• ❌ Cookie-cutter homes with zero lot lines; expect HOA fees ($25-40/month) and strict rules
• ❌ No true walkable commercial district—you're driving 5-10 minutes for coffee or groceries

Schools: Matanuska-Susitna Borough School District. College Gate Elementary (good), Wasilla Middle School (average), Wasilla High School (average-to-good, improving test scores).

The Verdict: Move here if you need space, good schools, and predictability. Avoid if you want character, walkability, or hate HOAs.

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Downtown/Wasilla City Center

Overview: The heart of Wasilla radiates from the intersection of the Parks Highway and Main Street. This isn't a polished downtown—it's a functional strip of government buildings, small businesses, and the occasional moose wandering through the parking lot of the Mat-Su Borough Building. The "historic" Main Street is really just a 4-block stretch of older storefronts.

The Numbers:

• 🏠 Rent: $1,400 - $1,900/mo (1BR) | $1,800 - $2,400/mo (2BR)
• 🏡 Buy: Median home $380k - $440k
• 🚗 Commute: 0 min (you're here) | 40 min to Anchorage (peak hour)
• 🚶 Walk Score: ~65 (Somewhat walkable - can walk to some services)

Local Intel: The real gem is the Wasilla Lake Trail access behind the Pioneer Peak Hospital—it's a 3-mile paved loop that's plowed in winter. The Parks Highway (SR-3) cuts through the center; rush hour (4-6 PM) sees 15-minute delays at the Main Street light. The Mat-Su College campus brings student energy and part-time workers. The Fred Meyer here is the busiest in the Valley and open 24/7—stock up before snowstorms.

Who Thrives Here: Young professionals working at the Borough offices, hospital, or Mat-Su College. Also ideal for single parents who need to be close to services and don't want to maintain a large property.

Pros & Cons:

• ✅ Only neighborhood where you can realistically walk to a grocery store (Fred Meyer), pharmacy, and three decent lunch spots
• ✅ Lowest commute times to major employers: Mat-Su Regional Medical Center (5 min), Borough offices (3 min)
• ❌ Traffic noise from Parks Highway is constant, especially for homes on Main St or Bogard Rd
• ❌ Higher crime pockets—car break-ins reported around the Wasilla Library and City Hall parking lots after hours

Schools: Mat-Su Borough School District. Wasilla Elementary (average), Wasilla Middle (average), Wasilla High (average). No standout schools here.

The Verdict: Best for renters who prioritize commute time and some walkability over space. Avoid if you want quiet, safety, or a suburban feel.

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Lakes Neighborhood

Overview: The "Lakes" area encompasses Wasilla Lake, Lucille Lake, and the surrounding hillside homes. This is where Wasilla's money lives—custom builds on 1+ acre lots, long driveways, and views of the Talkeetna Mountains. The development started in the 1990s and continues to expand westward.

The Numbers:

• 🏠 Rent: $1,800 - $2,800/mo (3BR house) | Limited apartments
• 🏡 Buy: Median home $550k - $750k+ (many over $1M)
• 🚗 Commute: 12 min to Wasilla City Center | 50 min to Anchorage (off-peak)
• 🚶 Walk Score: ~35 (Car-dependent - no sidewalks on most streets)

Local Intel: Wasilla Lake is the centerpiece—public beach access at the north end, and the Wasilla Lake Seaplane Base is busy in summer. The Lakes Elementary School is tucked in the middle of the neighborhood, creating a safe zone for kids. The biggest issue is septic systems—many homes aren't on city sewer, so inspections are critical. The Parks Highway noise is muffled here due to elevation, but winter driving on the hillside roads (Lucille, Arlene) requires 4WD.

Who Thrives Here: Established families, remote workers with high income, and outdoor enthusiasts who own boats, ATVs, or planes. Also popular with semi-retired couples downsizing from Anchorage.

Pros & Cons:

• ✅ Large lots (typically 1-5 acres) offer privacy and space for workshops, RV storage, or chickens
• ✅ Access to Wasilla Lake for fishing, boating, and ice skating in winter
• ❌ No public water/sewer means $5k-15k in septic/well maintenance every few years
• ❌ Zero walkability—you're driving 15+ minutes for any errand

Schools: Mat-Su Borough School District. Lakes Elementary (good, 8/10), Wasilla Middle (average), Wasilla High (average). Strong community involvement.

The Verdict: Ideal for families who want space and lake access and can afford the maintenance costs. Avoid if you need walkability or want to be close to nightlife.

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Tanaina Neighborhood

Overview: Tanaina sits east of the Parks Highway, roughly between the Mat-Su Valley Medical Center and Elmendorf-Richmond access road. It's a mix of older 1970s ranches and newer infill construction. The neighborhood is named after the Tanaina people, and the street signs reflect Dena'ina language.

The Numbers:

• 🏠 Rent: $1,200 - $1,600/mo (2BR) | $1,500 - $2,000/mo (3BR)
• 🏡 Buy: Median home $380k - $435k
• 🚗 Commute: 6 min to Wasilla City Center | 38 min to Anchorage (off-peak)
• 🚶 Walk Score: ~50 (Car-dependent, but some bus access)

Local Intel: The Tanaina Elementary School is the neighborhood anchor, and the Tanaina Trail (gravel, 2 miles) connects to the Wasilla Lake Trail system. The Parks Highway is the western border, so homes on the west side get traffic noise. The MAT Route 70 bus runs along the highway with a stop at Tanaina—crucial for commuters without reliable vehicles. The Wasilla Creek floods during spring thaw, causing temporary closures on the access road.

Who Thrives Here: Military families from JBER looking for off-base housing, first-time homebuyers, and commuters who need quick highway access. Also popular with healthcare workers at the nearby medical center.

Pros & Cons:

• ✅ Best value for homeownership—older homes are solidly built and often have larger lots than College Gate
• ✅ Quick access to Joint Base Elmendorf-Richmond via the Tanaina access road (15 minutes)
• ❌ Older housing stock means outdated electrical/plumbing—inspections are critical
• ❌ Crime rate is elevated around the Parks Highway corridor; lock your vehicles

Schools: Mat-Su Borough School District. Tanaina Elementary (average, 6/10), Wasilla Middle (average), Wasilla High (average). Decent but not exceptional.

The Verdict: Smart choice for budget-conscious buyers who need highway access and don't mind updating an older home. Avoid if you want modern amenities or are sensitive to traffic noise.

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Butte Neighborhood

Overview: Butte is a sprawling, semi-rural area 10-15 minutes east of downtown Wasilla, along the Old Glenn Highway. This is true Alaska frontier living—large parcels, mobile homes mixed with cabins, and the Butte Recreation Area as the central gathering spot. The "neighborhood" is more of a loose collection of subdivisions and individual properties.

The Numbers:

• 🏠 Rent: $1,500 - $2,100/mo (3BR house) | Very limited apartments
• 🏡 Buy: Median home $420k - $500k (but land sales common)
• 🚗 Commute: 12 min to Wasilla City Center | 35 min to Palmer | 55 min to Anchorage
• 🚶 Walk Score: ~20 (Extremely car-dependent)

Local Intel: The Butte Recreation Area has a public use cabin, disc golf course, and trails for snowmachining in winter. The Butte Elementary School is the only commercial hub, with a small post office and the Butte Store (gas, basic groceries, beer). The Old Glenn Highway has no shoulders and gets narrow at the bridge—accidents are common during winter storms. Water/sewer is almost never city-provided; expect wells and septic.

Who Thrives Here: Homesteaders, remote workers who never leave the property, and families who want their kids to grow up with space and responsibility. Also popular with retirees who hunt/fish and want to be left alone.

Pros & Cons:

• ✅ Lowest property taxes in the area due to agricultural zoning
• ✅ Access to Butte Creek and Matanuska River for fishing, plus direct ATV/snowmachine trails to the mountains
• ❌ Emergency services are slower—15+ minute response time vs. 5-8 minutes in town
• ❌ Internet is spotty—Starlink is common, but DSL/cable is unreliable outside core areas

Schools: Mat-Su Borough School District. Butte Elementary (average, 6/10), Butte Middle (newer, decent), Palmer High School (average, but long bus ride). The district runs a bus, but it's a long route.

The Verdict: Move here if you want to be left alone and can handle self-sufficiency. Avoid if you need reliable internet, quick emergency services, or urban amenities.

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Final Advice

For young professionals, Downtown/Wasilla City Center is your best bet—minimize commute time and you can walk to the Wasilla Lake Trail for sanity. For families, College Gate offers the best school-to-space ratio, but you'll pay for it. Retirees should look at Lakes for the views and privacy, or Tanaina for lower maintenance and quick medical center access.

Traffic pattern warning: The Parks Highway (SR-3) is the only real artery. Northbound to Anchorage is gridlocked 4-6 PM weekdays; southbound to Wasilla/Palmer is jammed 7-9 AM. If you're commuting to Anchorage, live south of the highway to avoid crossing it twice daily.

Counterintuitive pick: Tanaina offers the best value for buyers who can handle a 1970s remodel. You get the same schools as College Gate for $75k less, and you're closer to the Wasilla Lake Trail system. The traffic noise is real, but it's white noise compared to the isolation of Butte.