Start with a range, then work down the list
- Start with a range and set the $950,000 print aside. One July of Richboro sales is too small a sample to build a budget on.
- Get pre-approved on that range, and find out early which side of the conforming line the price puts you on.
- Have the lender fold 214.87 mills and the $575 refuse fee into the escrow estimate.
- Ask the age of the roof before you make the offer. Forty-seven percent of the township’s stock went up in the 1970s and 1980s, and roof age is the first thing an insurer prices.
- Note the billing dates, March 1 and July 1 with their discount windows, because they land on the settlement sheet as prorations.
The number to be careful with
Richboro’s July 2026 median printed at $950,000, built out of 21 sales that each sat about 38 days before going under contract. Twenty-one sales is a thin month, and the same month put Holland at $745,000 on 23 sales, Churchville at $849,000 on 11 and Ivyland at $1,149,250 on 20. The American Community Survey’s median owner-estimated value for the township is $599,100.
So use a range and get a real figure before you plan. On that $599,100 value, the 2% transfer tax works out to about $11,982, roughly $5,991 on the buyer’s line. Wherever the price actually lands, the arithmetic is the same: 2% of the number, half of it customarily yours, unless the contract says otherwise.
Picked up day and night, calls recorded. No credit pull, no application.
Give us the subdivision and the price, and a licensed Pennsylvania lender calls you back with where the Keystone ceiling stops and a jumbo begins. Worth a phone call.
The form takes about a minute and lands in the same place as the call.
Three bills, 214.87 mills
Council Rock School District went to 149.9692 mills for 2026-27, up from 144.8978, a 3.5% increase, which the district’s own proposal put at about $241 more on its average $46,000 assessment. Northampton Township is 35.250 mills for 2026, with fire at 9.250 of that after a 2.75-mill increase worth roughly $110 a year. The county adds 29.65.
Together that is 214.87 mills, about $8,595 a year on the township’s $40,000 median assessment before any homestead exclusion. Treat it as an estimate and ask for the parcel’s real bills. Refuse is a separate $575 a year through Whitetail, now Casella, with township carts, one bulk item a week and yard waste from April 1 to December 15. Earned income tax is 1%, split between the township and the district, and the local services tax is $52.
Dates matter for the settlement sheet. County and township bills mail March 1 with a 2% discount through April 30; school bills mail July 1 with a 2% discount through August 31 and a 10% penalty starting November 1.
A 1700s crossroads inside a 1980 township
Northampton Township holds 14,668 housing units with a median build year of 1980. Twenty-four percent went up in the 1970s and 23% in the 1980s, with 16% in the 1990s, 13% in the 1960s and 9% in the 2000s; 80% of it is single-family detached. That is the Richboro most people mean: brick-front and center-hall colonials and bi-levels in Northampton Crossing, Sheffield Gate and Northampton Chase.
Underneath it is an older place. The village was Addisville in the 1700s and took the name Richboro from a postmaster named Richard Thomas in the 1830s, and four sites here are on the National Register: Hampton Hill, the John Thompson House, Twin Trees Farm and the Willow Mill Complex. The township ran from 1,375 people in 1930 to 39,915 in 2020, growing 167% in the 1960s alone across 26.12 square miles.
The 1980 stock is easy underwriting and predictable inspections: original roofs are long gone, but first-generation systems, siding and windows are the usual negotiation, and insurers still ask about the panel. Bring the year built and the roof age to the first call.
Water, reservoir and slope
The Neshaminy forms the township’s northeastern boundary and every watershed here drains to it. Churchville Reservoir is a 172-acre impoundment of Ironworks Creek feeding a regional treatment plant, and grades reach 25% and more near Holland and along the Neshaminy opposite Wrightstown, which is worth knowing before you buy a house at the bottom of one.
Downstream, the Neshaminy gauge near Langhorne runs action at 8 feet, minor at 9, moderate at 12 and major at 14, and it has crested at 22.84 feet in August 1955, 21.91 during Floyd in 1999, 20.81 during Ida on September 2, 2021 and 19.56 during Irene. The township runs an MS4 stormwater program and points residents at FEMA’s floodplain resources. Run the address, get the quote, then decide.
No train, and what is being built
There has been no Regional Rail here since January 1983. Warminster station is the usual answer, where the 7:01 a.m. reaches Suburban Station at 8:00, or Langhorne and Woodbourne on the West Trenton Line in the other direction. A Richboro to Warminster shuttle bus has been listed by the county transportation management association, though its published notices are old enough that you should confirm it still runs before you plan a commute around it.
Around the village: eighteen homes approved at 600 New Road in Churchville, six under review at 400 Twining Ford Road, 33 condos and an office conversion at the Mill Race Inn on Buck Road, a roundabout planned with PennDOT at Second Street Pike and Bustleton Pike, and Phase 2 of the Richboro sidewalks, about 3,000 feet on a $990,000 grant, going to construction in 2026. The township also passed an e-bike ordinance keeping riders under 16 off township property and requiring helmets.
Northampton Day, and the monarchs
The Northampton Day Festival runs October 4, 2026, ten to four, on Upper Holland Road, free to get in and free to park, with proceeds going to local nonprofits and scholarships. Churchville Nature Center, 65 acres on the reservoir and the county’s first when it opened in 1964, sends the monarchs off on September 12. Tyler State Park and its 1,711 acres sit on the township’s north edge.