Local By Design
Bucks County town guides, written by someone who lives here
Every town in Bucks County carries its own tradeoffs — schools, commutes, housing stock, and how people actually live. These guides cover the whole county: the dense river towns of Lower Bucks where I'm rooted, the school-district heartland of Central Bucks, the River Road corridor from Yardley through New Hope to Doylestown, and the wilder Upper Bucks tier of lake country and river hamlets.
Hometown Lower Bucks
Hometown Lower Bucks
The dense, connected river communities where I live and work every day — walkable boroughs, first-buyer value, and neighborhoods with generations of roots.
The Original River Town
Bristol Borough
A walkable Delaware River borough with a Main Street revival people drive in to see.
Explore Bristol Borough →America's Hometown Blueprint
Levittown
The most famous planned suburb in America — and still one of the smartest ways to own a single-family home in Bucks County.
Explore Levittown →The Crossroads of Lower Bucks
Langhorne
A tiny historic Quaker borough wrapped in some of Lower Bucks' most convenient, park-rich suburbs.
Explore Langhorne →The Gateway Township
Bensalem
Bucks County's biggest, most diverse township — riverfront parkland, unbeatable commuter access, and real housing value at the Philadelphia line.
Explore Bensalem →The Falls of the Delaware
Morrisville
A historic river borough where Washington slept — literally — with riverfront parkland and some of the county's most accessible walkable homes.
Explore Morrisville →Pennsbury's Practical Hometown
Fairless Hills
The steel-era planned community that got the essentials right — Pennsbury schools, a lake in the middle of town, and honest homes that keep working.
Explore Fairless Hills →The River's Working Edge
Croydon
A train station, a state park next door, a protected forest behind the neighborhoods — Croydon is Lower Bucks value hiding in plain sight.
Explore Croydon →The Connected Corner
Feasterville-Trevose
Lower Southampton's twin communities — a preserved farm at the center, Neshaminy schools, and the shortest average drive in Bucks County.
Explore Feasterville-Trevose →The Pocket Borough
Penndel
Half a square mile of genuine borough — sidewalks, a fire company, rail next door — at prices that let first-time buyers own a town address.
Explore Penndel →The Borough on the Lakes
Tullytown
A small borough with big water — riverfront, lakes, Pennsbury schools, and a rail station that shares its name.
Explore Tullytown →The Creek Village
Hulmeville
A mill village on the Neshaminy that stayed a borough — well under a square mile of sidewalks, old houses, and its own government.
Explore Hulmeville →The Quiet Borough
Langhorne Manor
A separate borough hiding beside Historic Langhorne — mature trees, deep lots, and an address most people assume is Langhorne.
Explore Langhorne Manor →Central Bucks & the School-District Heartland
Central Bucks & the School-District Heartland
Warminster to Buckingham, Richboro to Plumsteadville — the townships and boroughs where Central Bucks, Council Rock, Centennial, and Neshaminy schools drive the county's deepest family demand.
The Rail Terminus Township
Warminster
End of the SEPTA line, start of Bucks County — a big, practical township with a 500-acre park at its heart and homes real budgets can reach.
Explore Warminster →Central Bucks, Full Convenience
Warrington
The township where Central Bucks schools meet the county's best everyday shopping corridor — and the neighborhoods sold out for a reason.
Explore Warrington →The Borough With Its Own Station
Chalfont
A pocket-sized Central Bucks borough where the train stops in town, the creek runs through it, and Peace Valley's lake is a bike ride away.
Explore Chalfont →The Preserved Heart of Central Bucks
Buckingham
Thousands of acres of protected farmland between Doylestown and New Hope — estate living where the view out the kitchen window is guaranteed by deed.
Explore Buckingham →The Heart of Northampton Township
Richboro
Council Rock schools, Tyler State Park out the back door, and family neighborhoods that hold their value cycle after cycle.
Explore Richboro →The Crossroads Community
Southampton
A settled, central township with a beloved summer fair, a 100-acre wooded park, and a location that shortens every drive in your week.
Explore Southampton →Council Rock Country
Holland
The Northampton Township village where Council Rock South sits — family neighborhoods, creek-side parkland, and demand that never really cools.
Explore Holland →Warwick Township's Family Address
Jamison
Newer neighborhoods, Central Bucks schools, and a township that still smells like cut hay on the right evening — Jamison is the modern Bucks family formula.
Explore Jamison →Lake Galena's Hometown
New Britain
The community that keeps Peace Valley Park in its backyard — Central Bucks schools, a covered bridge in the township park, and Doylestown five minutes east.
Explore New Britain →The Village North of Doylestown
Plumsteadville
Where Central Bucks turns to countryside — a crossroads village, a working grange, and the Tohickon's wild gorge ten minutes up the road.
Explore Plumsteadville →The Pocket Borough
Ivyland
A Quaker-founded railroad village of well under a square mile — its own borough, ringed by townships many times its size.
Explore Ivyland →The Township of Villages
Hilltown Township
One of the county’s larger townships and a collection of named hamlets — Blooming Glen, Line Lexington, Deep Run — rather than a single town.
Explore Hilltown Township →The River Road Corridor
The River Road Corridor
Yardley to New Hope to Doylestown — the wealth corridor of preserved land, top districts, and the most beautiful river miles in Pennsylvania.
The Complete Package
Newtown
William Penn's 1684 market town, now the borough-plus-township combination every Bucks buyer asks about first.
Explore Newtown →The Canal-Side Classic
Yardley
A postcard borough on the Delaware Canal where Pennsbury schools meet a two-city commute.
Explore Yardley →The River's Main Stage
New Hope
Bucks County's legendary arts town — theater, galleries, river light, and the start of the most beautiful drive in Pennsylvania.
Explore New Hope →The Preserved Heart
Solebury Township
Thousands of preserved acres, stone farmhouses, and storybook hamlets — the quiet luxury above New Hope.
Explore Solebury Township →The County Seat
Doylestown
Castles, courthouses, and one of the best small downtowns in America — Bucks County's cultural capital.
Explore Doylestown →History on the Riverbank
Washington Crossing
The village where the Revolution turned — now some of the most protected, most coveted countryside in Bucks County.
Explore Washington Crossing →The Fairgrounds Township
Wrightstown Township
Ten square miles of preserved countryside between Newtown and Buckingham — and the fairgrounds where Bucks County still shows its livestock.
Explore Wrightstown Township →Upper Bucks
Upper Bucks
The county's wilder northern tier — Quakertown's working borough, the river hamlets under the Nockamixon cliffs, and lake country that feels a world away from the suburbs.
The River, Unplugged
Upper Black Eddy
A tiny Delaware River hamlet under the Nockamixon cliffs — where Upper Bucks keeps its wildest scenery and slowest pace.
Explore Upper Black Eddy →The Upper Bucks Hub
Quakertown
A real working borough with a revived downtown, honest prices, and Lake Nockamixon's 1,400 acres of water up the road.
Explore Quakertown →The Pennridge Hometown
Perkasie
A borough with a working antique carousel, a covered bridge in the park, and America's oldest community tree lighting — small-town Bucks at its most genuine.
Explore Perkasie →The Theater Town
Sellersville
A Pennridge borough with a nationally booked live-music theater on its main corner — small-town Bucks with a stage presence.
Explore Sellersville →The Two-County Borough
Telford
A borough that straddles the Bucks–Montgomery line — walkable, rail-born, and one of the region's quietest small-town values.
Explore Telford →The Crossroads Borough
Dublin
A one-square-mile borough beside a Nobel laureate's farm — Pennridge schools and small-town simplicity where 313 meets the countryside.
Explore Dublin →The Northern Gate
Riegelsville
Bucks County's northernmost river borough — a Roebling-built bridge, canal-town streets, and the Delaware's quietest miles.
Explore Riegelsville →The Countryside Address
Ottsville
Covered bridges, preserved farms, and river-valley hills — Ottsville is the Bucks County that painters keep painting.
Explore Ottsville →The Island Borough
Richlandtown
A compact Upper Bucks borough entirely ringed by Richland Township — its own government, on its own square of streets.
Explore Richlandtown →The Small Borough
Silverdale
One of the county’s smallest municipalities — a handful of streets with their own government, wrapped in Pennridge farmland.
Explore Silverdale →West of Quakertown
Trumbauersville
A compact borough on the western edge of Upper Bucks — village streets, Milford Township farmland, and the Turnpike a few minutes out.
Explore Trumbauersville →Tohickon Country
Bedminster Township
Farmland between the Tohickon Creek and Lake Nockamixon — villages, preserved acreage, and a share of the county’s biggest state park.
Explore Bedminster Township →The County’s North End
Durham Township
The northernmost township in Bucks County — iron furnace history, the boat that carried Washington’s army, and the quietest miles of the Delaware.
Explore Durham Township →Above Perkasie
East Rockhill Township
The farm township wrapped around Perkasie’s northern edge — Tohickon Creek, Rich Hill, and a corner of Lake Nockamixon.
Explore East Rockhill Township →The High Ground
Haycock Township
Haycock Mountain, the highest summit in Bucks County — with the state park and the lake wrapped around its base.
Explore Haycock Township →The Western Edge
Milford Township
Twenty-eight square miles on the county’s western border — Unami Creek country, Spinnerstown, and the county airport.
Explore Milford Township →The River Township
Nockamixon Township
A Delaware River township of ridge country and hamlets — and, despite the name, not the home of Nockamixon State Park.
Explore Nockamixon Township →Where the Creeks Rise
Springfield Township
Nearly 31 square miles at the county’s northern edge — the headwaters township, where both Cooks Creek and the Tohickon begin.
Explore Springfield Township →Ridge Valley
West Rockhill Township
The township wrapped around Sellersville and Perkasie — creek valleys, farmland, and a train to Center City minutes away.
Explore West Rockhill Township →Every Municipality
All 54 municipalities in Bucks County
Bucks County is made up of 54 incorporated municipalities — 23 boroughs and 31 townships. There are no cities and no incorporated towns. Places people call Bucks County towns but that are not municipalities — Levittown, Richboro, Holland, Jamison, Fairless Hills, Washington Crossing, Ottsville — are census-designated places or villages sitting inside one of the 54.
I work all 54, and every one of them is now covered by one of the 50 town guides below. Where a guide covers a municipality under a different name, that name is shown.
Lower Bucks · 12
| Municipality | Type | Guide |
|---|---|---|
| Bensalem Township | township | Bensalem |
| Bristol Borough | borough | Bristol |
| Bristol Township | township | Levittown and Croydon |
| Falls Township | township | Fairless Hills and Levittown |
| Hulmeville Borough | borough | Hulmeville |
| Langhorne Borough | borough | Langhorne |
| Langhorne Manor Borough | borough | Langhorne Manor |
| Lower Southampton Township | township | Feasterville-Trevose |
| Middletown Township | township | Langhorne and Levittown |
| Morrisville Borough | borough | Morrisville |
| Penndel Borough | borough | Penndel |
| Tullytown Borough | borough | Tullytown |
Central Bucks · 12
| Municipality | Type | Guide |
|---|---|---|
| Buckingham Township | township | Buckingham |
| Chalfont Borough | borough | Chalfont |
| Hilltown Township | township | Hilltown |
| Ivyland Borough | borough | Ivyland |
| New Britain Borough | borough | New Britain |
| New Britain Township | township | New Britain Twp |
| Northampton Township | township | Richboro and Holland |
| Plumstead Township | township | Plumsteadville |
| Upper Southampton Township | township | Southampton |
| Warminster Township | township | Warminster |
| Warrington Township | township | Warrington |
| Warwick Township | township | Jamison |
River Road corridor · 10
| Municipality | Type | Guide |
|---|---|---|
| Doylestown Borough | borough | Doylestown |
| Doylestown Township | township | Doylestown Twp |
| Lower Makefield Township | township | Yardley |
| New Hope Borough | borough | New Hope |
| Newtown Borough | borough | Newtown |
| Newtown Township | township | Newtown Twp |
| Solebury Township | township | Solebury |
| Upper Makefield Township | township | Washington Crossing |
| Wrightstown Township | township | Wrightstown |
| Yardley Borough | borough | Yardley |
Upper Bucks · 20
| Municipality | Type | Guide |
|---|---|---|
| Bedminster Township | township | Bedminster |
| Bridgeton Township | township | Upper Black Eddy |
| Dublin Borough | borough | Dublin |
| Durham Township | township | Durham |
| East Rockhill Township | township | East Rockhill |
| Haycock Township | township | Haycock |
| Milford Township | township | Milford |
| Nockamixon Township | township | Nockamixon |
| Perkasie Borough | borough | Perkasie |
| Quakertown Borough | borough | Quakertown |
| Richland Township | township | Quakertown |
| Richlandtown Borough | borough | Richlandtown |
| Riegelsville Borough | borough | Riegelsville |
| Sellersville Borough | borough | Sellersville |
| Silverdale Borough | borough | Silverdale |
| Springfield Township | township | Springfield |
| Telford Borough (Lies partly in Montgomery County) | borough | Telford |
| Tinicum Township | township | Ottsville |
| Trumbauersville Borough | borough | Trumbauersville |
| West Rockhill Township | township | West Rockhill |
Not sure which town fits?
That's the actual job. Tell me how you live — commute, schools, walkability, land — and I'll tell you where to look.
