Municipality first, then the rest of it
- Establish the municipality: the borough, Langhorne Manor, or Middletown Township. One mailing address, three different bills.
- Get a lender to price the escrow off that municipality’s own rate, and treat the 245.86-mill borough stack as arithmetic until the real bills arrive.
- If the house stands in the historic district, put the review board’s monthly calendar into the settlement date.
- Work out whether it is a 1900 frame house or a 2015 townhouse. The old one brings lead disclosure and a hunt for comps; the new one brings association paperwork the lender will want to read.
- Check the Neshaminy gauge and the FEMA map on anything near Core Creek before you decide to skip the flood quote.
What it costs across three bills
Half the Langhorne-area houses that sold in July 2026 went above $667,500 and half below. There were 109 of them, against 83 the July before, and a month on the market was about typical. That is the 19047 mailing area, so it blends borough, Manor, Penndel and Middletown. Two percent transfer tax on that median is $13,350, roughly $6,675 on the buyer’s line.
Then the property taxes, which are three separate bills. Langhorne Borough is 18.19625 mills for 2026, unchanged from 2025, on a $1,264,200 budget, plus a 1% earned income tax added in 2023 that exempts income under $12,000, and trash billed separately by the borough. Langhorne Manor is 13.275 mills with a refuse fee estimated at $539. Middletown Township went to 24.605 mills for 2026, up 5.58 mills in its first increase in ten years, adopted 3-1 in December 2025, with the earned income tax doubling from 0.5% to 1.0%, about $323 a year for the average working resident, and a $476 refuse fee.
Picked up day and night, calls recorded. No credit pull, no application.
Borough, Manor or Middletown? Say which and a licensed Pennsylvania lender calls you back with the right tax stack and the right program. One phone call.
The form takes about a minute and lands in the same place as the call.
Neshaminy is the big line
Neshaminy School District adopted a $228,705,334 budget on June 29, 2026 with a 4.1% increase, following 4.7% the year before. The rate is 198.0124 mills, up from 190.2137. Stack that with the county’s 29.65 and the borough’s 18.19625 and a Langhorne Borough house sits near 245.86 mills, which on a $30,000 assessment is roughly $7,376 a year before the homestead exclusion. That is arithmetic, not a bill, so ask for the parcel’s actual numbers and hand them to the lender for the escrow estimate.
Three municipalities, one mailing address
Langhorne Borough is 1,643 people on 0.49 square miles, incorporated June 15, 1876 and named for Jeremiah Langhorne, and it was a stagecoach stop on the Philadelphia to Trenton run before that. The 185-acre historic district holds 252 contributing buildings put up between 1738 and 1937, most of them from 1850 onward: two-and-a-half-story stone or frame, Federal, Late Victorian and bungalow-craftsman. There has been a local historic district since 1975, expanded in 1987 to 309 parcels, with a review board over exterior work.
Langhorne Manor next door is 1,496 people on 0.60 square miles, established in 1890, and it is where the Langhorne train station physically sits. Middletown Township is the rest: 46,040 people across 19.32 square miles of singles, townhouses, condos and communities built anywhere from the 1950s to this year, with Woodbourne, Parkland, Oxford Valley and Glenlake among the named pieces.
A 1900 frame house in the borough and a 2015 townhouse in Middletown are different underwriting. The old one brings pre-1978 lead disclosure, an appraiser hunting for comps inside a small district, insurers asking about the knob-and-tube and the roof, and a review board with a say in the exterior. The newer one brings association documents and a master insurance certificate.
The creek, and the train
Langhorne has no Delaware frontage, so the water to watch is the Neshaminy. The gauge near Langhorne runs action stage at 8 feet, minor at 9, moderate at 12 and major at 14, and its record crests are 22.84 feet in August 1955, 21.91 during Floyd in September 1999, 20.81 during Ida on September 2, 2021, and 19.56 during Irene in 2011. Core Creek and Neshaminy-adjacent lots in Middletown need the FEMA map before you skip the flood quote.
The West Trenton Line runs two stations here. Langhorne, at Bellevue and Comly in Langhorne Manor, was rebuilt in 2010 and has 339 paid spaces. Woodbourne on Woodbourne Road has 558. On the weekend timetable effective July 5, 2026, Langhorne to Jefferson takes about 46 minutes, with the two stations three minutes apart.
What changed this year
The Langhorne Hotel, a tavern since 1704 and family-owned since 1972, closed on July 18, 2026, and new owners plan a renovation under a version of the town’s original name. Middletown picked up $562,564 in Green Light-Go money in August 2026 to modernize the signals where Lincoln Highway meets the I-95 ramps. The township also passed a backyard chicken ordinance on August 17, 2026: $150 permit, $50 a year, four hens, 5,000 square feet minimum, which is more paperwork than some mortgages.
The borough turns 150
Langhorne Borough was incorporated in 1876 and is spending 2026 on it: a time-capsule burial at the Richardson House and a Porch Fest on October 10, Olde Langhorne Harvest Day along Maple and Bellevue on October 24, a holiday house tour November 19 and Dickens Night December 4. Sesame Place runs its Halloween dates September 19 through November 1, so if you tour a house on Oxford Valley Road on a Saturday, leave early.