Association, then price, then everything else
- Find out whether the house carries an association and what the fee is. That figure is underwriting here, not a footnote.
- Get pre-approved. At a $635,000 median the Keystone Home Loan is out on price, so Keystone Flex at $730,600 is the first question to ask.
- Have Central Bucks’ 5.7% increase and the township’s 25.79 mills put into the escrow estimate.
- Budget your own hauler. Warrington collects no trash, so that invoice is yours.
- Ask North Wales Water Authority for the finished-water results before the inspection period ends.
What it costs, hauler included
Fifty-nine houses closed in Warrington in July 2026 where seventy-three had closed the July before, and the middle price was $635,000. Seventeen days was the usual run from listing to contract. Transfer tax at 2% is $12,700 on that number, about $6,350 customarily yours.
The township rate held at 25.79 mills for 2026, unchanged, which works out to $990.38 a year on the average assessment of $38,402. Central Bucks is the other bill and the bigger one: the district approved a 5.7% increase for 2026-27, the 3.5% Act 1 index plus a 2.2% special-education exception, its sixth straight rise, at about $344 more on a $40,000 assessment. Warrington has no township trash collection, so that is your own hauler and your own invoice. Water comes from North Wales Water Authority and sewer from the Bucks County Water and Sewer Authority; the township sold both systems and lives partly off the proceeds.
Picked up day and night, calls recorded. No credit pull, no application.
Name the development and the price, and a licensed Pennsylvania lender calls you back with where the Keystone cap stops and Flex starts. One phone call.
The form takes about a minute and lands in the same place as the call.
Flex, conventional, or VA
At $635,000, PHFA’s Keystone Home Loan is out of reach on price; its Bucks cap is $588,800. Keystone Flex allows $730,600 with a $212,000 income limit and no first-time rule, so that is the first question. Conventional financing with 3% to 5% down is the common path here, the 2026 conforming limit is $832,750, and a Warrington sale above that is a jumbo file with its own reserve and score requirements. VA works with full entitlement and no cap.
Farmland that filled in late
Warrington held 1,139 people in 1930 and 4,148 in 1960. Then it grew by more than 40% a decade from 1950 to 1980, reached 12,169 by 1990, and finished 2020 at 25,639 across 13.79 square miles. Read that curve and the housing follows it: subdivisions cut into farm ground, with the largest share of the township’s houses standing on land that was still being farmed when the Levittown sections were already finished. The last big Easton Road tracts came in during the 2000s, and building has not stopped: a 32-townhouse plan called Valley Ridge, on 4.52 acres in the 700 block of Easton Road, was approved in December 2025.
Newer stock changes the loan conversation in small ways. Appraisers here have plenty of recent comps, a 1990s colonial rarely produces the repair escrow that a 1955 rancher can, and a townhouse in an association means the lender wants the HOA documents. Ask for the HOA dues and the master insurance certificate at the same time you ask for the survey.
The wells, and where the water comes from now
Firefighting foam at the old Willow Grove and Horsham military sites put PFAS into groundwater along this township line. North Wales Water Authority built dual-tank granular activated carbon on the Warrington wells, permitted in November 2020 for the Costner wellfield and September 2023 for wells 3, 5, 8, 9 and 11, and reports quarterly finished-water results as non-detect below 2.0 ppt. The EPA’s limit, set in 2024, is 4 ppt each for PFOA and PFOS. The 2023 report has nearly all supply arriving from the Forest Park treatment plant at 2.2 ppt PFOA and 1.1 ppt PFOS on average.
None of this shows up on a loan estimate. It shows up in what you ask the authority for before the inspection period ends.
Flood, creeks and the 611 bridge
The Little Neshaminy crosses the township near the Route 611 bridge, with Mill Creek and Park Creek feeding it. The downstream gauge has recorded 14.57 feet in June 2001 and 12.78 feet during Ida in September 2021. The township’s 2026 capital plan carries storm sewer rehabilitation at Warrington Village and Palomino Farm, which tells you where the water goes. Run any address near the creek through FEMA’s Map Service Center; in Zone A or AE a lender requires the flood policy, and the quote belongs in your budget before the offer, not after.
No station, and what that means
There is no Regional Rail stop in Warrington. Route 55 runs up and down 611 between Doylestown and Willow Grove, and the nearest trains are Warminster on the Warminster Line or the Chalfont and New Britain stops on the Lansdale/Doylestown Line. Anyone who has sat on 611 at five o’clock knows the drive to the station is the part to test before you commit to it.
The one Saturday everyone shows up
Warrington Community Day runs September 26, 2026, from 11 to 5, free, with two to four thousand people, food trucks, rides and a petting zoo. The Nathaniel Irwin House still stands from the century when this was all farms.