Lake Nockamixon, Upper Bucks County
Lower Bucks
The numbers behind every move, from Langhorne to the Delaware
Property tax by town, rent versus buy, cash to close and the train to Philadelphia and New York. Free tools built on public records. Every figure shows its source or a stated assumption.
What each Lower Bucks town levies, in mills
The 2026 total millage for county, municipality and school district, from the county's own rate sheet. Select a town to estimate its tax. Bucks County, 7/1/2026
Know the tax before you fall for the house
Bucks County assesses homes on a 1972 base year, so the sticker on your tax bill rarely matches the price. Pick any of fifteen towns and see the yearly tax, the school, town and county shares, and the transfer tax at closing.
Open the estimator
Two rail lines, one river, and New York within reach
The West Trenton and Trenton lines run through Lower Bucks to Center City. From Trenton Transit Center, NJ Transit and Amtrak continue to New York Penn Station.
See stations and fare zones
Weighing Lower Bucks against Philadelphia, the suburbs or New Jersey?
Put any Lower Bucks town side by side with Philadelphia, West Chester, Allentown, Hamilton Township or Cherry Hill: property tax, wage and income taxes, closing taxes, rent and the commute, from each place's published rates.
Compare placesEverything you need to weigh a move
Property tax estimator
Bucks County assessments use a decades-old base year (1972), so a $450,000 house might be assessed near $25,000. Use the assessed value from the county's property records for the best number, or estimate it from a price.
Price-based estimates use the state's Common Level Ratio for Bucks (5.6%). Real assessments vary a lot from house to house, so treat that result as a ballpark.
This is before any homestead exclusion, which lowers the school portion for owner-occupied homes; apply with the county. School rates are for 2026–27. County and town rates are calendar 2026. Bucks County 7/1/2026
Rent vs. buy, month by month
Compare your rent with the full monthly cost of owning in a real Lower Bucks town, using that town's tax rate. Then see the price where owning costs about the same as your rent.
The insurance default is an estimate (PA averages run about $1,200–$2,000/yr). Upkeep at 1% of price per year is a common rule of thumb. This compares monthly cash flow only and doesn't predict home prices. It's not a pre-qualification or loan offer. Move to Lower Bucks is not a mortgage lender or broker and holds no NMLS license.
Cash to close + first-time buyer help
How much cash you'd bring to the closing table in Bucks County, and which Pennsylvania Housing Finance Agency (PHFA) programs your price and income fall within.
Limits shown are PHFA's published figures for Bucks County: Keystone limits effective July 1, 2026; HFA Preferred effective June 13, 2026. Being within them isn't approval: credit score, first-time buyer status and other rules apply. Confirm with a PHFA participating lender.
Seller net sheet
Roughly what you'd walk away with if you sold your Lower Bucks home, after the payoff, commission, Pennsylvania transfer tax and closing costs.
The seller's half of the 2% PA transfer tax is customary, not required; it's negotiable in your agreement of sale. This estimate leaves out capital gains taxes and any liens. For a real market value, get a comparative market analysis from a licensed agent or an appraisal.
Commute by rail
Two SEPTA Regional Rail lines run through Lower Bucks. The Trenton Line also connects at Trenton Transit Center with NJ Transit and Amtrak to New York.
| Station | Line | Fare zone | To Center City | To Trenton TC |
|---|
Times are typical trips from trip planners, not the official timetable, and they vary by train. Check SEPTA's schedules before deciding. West Trenton Line trains don't go to Trenton Transit Center. Approximate
Compare Lower Bucks towns
School district, total tax rate and the estimated yearly tax on the same home price, side by side. Tap a column to sort.
| Closest SEPTA stations (approx.) |
|---|
School districts are shown for tax purposes only; check enrollment boundaries with the district. Estimated tax uses the 5.6% Common Level Ratio, before homestead exclusion. Newtown Borough is left out until its rate is confirmed.
Lower Bucks vs. Philadelphia
What the same household pays each year in property tax and income taxes, plus closing taxes, rent and the commute, side by side. Built from each place's published tax rates.
Assumes you live and work in the same place and own the home you live in. If you work in Philadelphia, you pay its 3.425% non-resident wage tax wherever you live, with credits that vary by state.
| Lower Bucks | Philadelphia |
|---|
Bucks County market, September 2026
Countywide numbers reported by the Bucks County Association of REALTORS® from Bright MLS data. New months usually post mid-month.
What rent costs: HUD Fair Market Rents
| Unit | FY2027 (from Oct 1, 2026) | FY2026 | Change |
|---|
HUD Fair Market Rents include utilities and cover the Philadelphia metro area, which includes Bucks. They're an official benchmark, not a live average of listings. Philadelphia is a Small Area FMR metro, so voucher limits are set by ZIP code. HUD
The six Levittown house models
Levitt & Sons built about 17,300 homes here from 1952 to 1958, across Bristol Township, Falls Township, Middletown Township and Tullytown. Every street in a section starts with the section's letter, like Appletree Drive in Appletree Hill.
Who was allowed to buy
Levittown was sold under a whites-only policy: Levitt & Sons refused to sell homes to Black families. In August 1957, William and Daisy Myers became the first Black family to own a home in Levittown, PA, in the Dogwood Hollow section, and faced weeks of harassment from crowds outside their house. Today the federal Fair Housing Act and the Pennsylvania Human Relations Act prohibit discrimination in housing. Read more at the Encyclopedia of Greater Philadelphia.
Original prices come from local histories and period ads, and sources differ slightly. Prices for the Pennsylvanian and Colonial couldn't be confirmed. Drawings are simple illustrations, not plans. Local histories
Where the numbers come from
Official means the figure comes from a government or official industry document. Check means it comes from a secondary source and should be confirmed before you rely on it. Last reviewed October 24, 2026.
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Estimates only
The tools give general educational estimates built from public data and the assumptions shown on each page. They are not legal, tax, mortgage, financial or appraisal advice, not a loan offer or pre-qualification, and not an appraisal or opinion of value.
Don't rely on them for decisions
Do not rely on these estimates for any purchase, sale, loan, lease or tax decision. Verify every figure with the government agency, lender, tax professional, attorney or licensed real estate professional involved before you act.
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The site and its content are provided "as is" and "as available," without warranties of any kind, express or implied, including accuracy, completeness, timeliness, merchantability or fitness for a particular purpose. Tax rates, programs and market data change, and third-party data may contain errors.
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To the fullest extent the law allows, the site's operator is not liable for any indirect, incidental, special or consequential damages, or for any loss arising from your use of or reliance on the site or its estimates. Where liability can't be excluded, it is limited to $100.
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Third-party information and links
Figures are attributed to their sources, such as Bucks County, the Pennsylvania Department of Revenue, HUD, PHFA, Freddie Mac, SEPTA, New Jersey's Division of Taxation and the Bucks County Association of REALTORS®. Those organizations don't endorse this site. Links to other sites are for convenience; we don't control them.
Photos and illustrations
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