ERIC KELLEY

REALTOR | ATTORNEY

How Proximity to NJ Impacts Bucks County Home Prices

 

Summary

Bucks County sits directly across the Delaware River from New Jersey, and that geography has a measurable effect on home prices, buyer demand, and long-term market behavior. Towns closest to the river—such as Yardley, Newtown, Lower Makefield, Morrisville, and Washington Crossing—often attract a unique mix of Pennsylvania buyers, New Jersey relocators, and commuters moving between the two states.

In 2026, proximity to New Jersey influences not just pricing, but also who is buying, how quickly homes sell, and what features buyers prioritize. This guide explains how cross-state dynamics—tax comparisons, commuting patterns, schools, and lifestyle access—shape Bucks County real estate values.

Table of Contents

  1. Why Bucks County Functions as a Cross-State Market

  2. Tax Perception: The PA vs. NJ Cost Comparison

  3. Commuting Patterns Across the Delaware River

  4. School District Appeal for NJ Buyers

  5. Lifestyle and Access to Both States

  6. Inventory Pressure in River-Town Communities

  7. Micro-Market Differences Within Lower Bucks

  8. What This Means for Buyers

  9. What This Means for Sellers

  10. Final Takeaways

1. Why Bucks County Functions as a Cross-State Market

Unlike many suburban counties, Bucks County—particularly Lower Bucks—operates as part of a bi-state housing ecosystem.

Buyers often compare:

  • Yardley vs. Princeton-area NJ towns

  • Newtown vs. Moorestown or Cherry Hill

  • Lower Makefield vs. communities along I-295

Because bridges like the Scudder Falls Bridge and Washington Crossing provide easy access, many buyers don’t see this as a state-line decision. They see it as one regional market.

That shared geography expands the buyer pool—and expanded demand often supports pricing.

2. Tax Perception: The PA vs. NJ Cost Comparison

One of the biggest drivers of NJ-to-PA migration is property taxes.

While Bucks County taxes vary by township and school district, they are often perceived as:

  • More predictable than NJ taxes

  • Lower on comparable homes (though not always dramatically)

  • Easier to model into long-term affordability

Buyers comparing a home in Yardley (Pennsbury School District) to one in nearby New Jersey may find:

  • Similar purchase price

  • Different annual tax burden

  • Different monthly carrying cost

That financial comparison frequently nudges buyers toward Bucks County, increasing demand in river-adjacent communities.

3. Commuting Patterns Across the Delaware River

Lower Bucks is well positioned for cross-state commuting.

Residents commonly travel to:

  • Princeton-area employment centers

  • Central New Jersey corporate hubs

  • Philadelphia via I-95 or rail connections

  • Healthcare and pharmaceutical corridors in both states

Easy access to I-295 and Route 1 allows buyers to maintain NJ employment while living in Pennsylvania, reinforcing demand in towns like:

  • Yardley

  • Washington Crossing

  • Lower Makefield

  • Newtown

Commute flexibility broadens the buyer base—and broader demand stabilizes pricing.

4. School District Appeal for NJ Buyers

School districts remain a key factor when NJ buyers consider moving across the river.

Highly regarded districts like:

  • Pennsbury School District (Yardley / Lower Makefield)

  • Council Rock School District (Newtown / Richboro)

…draw families seeking strong educational systems within a different tax structure.

These districts combine:

  • Suburban campus-style schools

  • Established community reputation

  • Access to recreation and youth programs

School-driven demand supports long-term value resilience in Lower Bucks markets.

5. Lifestyle and Access to Both States

Living near the river offers access to amenities on both sides.

Residents in Bucks County enjoy:

  • Walkable areas like Yardley Borough

  • Historic sites such as Washington Crossing Historic Park

  • Easy access to New Jersey dining, shopping, and cultural destinations

  • Quick drives to Princeton or regional retail corridors

This dual-access lifestyle appeals to buyers who want suburban calm without geographic isolation.

Lifestyle flexibility often commands a subtle but real premium.

6. Inventory Pressure in River-Town Communities

Lower Bucks is largely built out, particularly in established neighborhoods along the Delaware River.

Limited land for new construction means:

  • Supply remains constrained

  • Buyers compete for existing homes

  • Renovated properties attract strong attention

When NJ buyers enter the mix, competition increases further, especially for move-in-ready homes.

This dynamic helps explain why homes in Yardley and Newtown often maintain pricing strength even during slower market cycles.

7. Micro-Market Differences Within Lower Bucks

Not all proximity-to-NJ locations behave the same.

Yardley

Offers river-town charm, borough walkability, and strong Pennsbury affiliation.

Newtown

Provides a more centralized feel, with Council Rock schools and a vibrant retail/dining core.

Washington Crossing

Attracts buyers seeking historic character and scenic surroundings.

Lower Makefield

Appeals to those wanting suburban neighborhoods with direct highway access.

Street-level location, traffic patterns, and neighborhood identity still matter more than simple geography.

8. What This Means for Buyers

If you’re considering Bucks County near the NJ border:

  • Compare total monthly cost, not just purchase price.

  • Evaluate commuting patterns realistically.

  • Understand school district alignment early in your search.

  • Recognize that river-adjacent towns may carry pricing stability due to expanded demand.

Many buyers find they gain both lifestyle and financial flexibility by choosing Bucks County while remaining connected to New Jersey.

9. What This Means for Sellers

Sellers in Lower Bucks should recognize the advantage of a bi-state buyer pool.

Effective marketing should highlight:

  • Access to NJ employment hubs

  • Bridge and highway convenience

  • School district reputation

  • Local lifestyle amenities and historic character

Positioning a home as part of the broader regional market—not just Bucks County—can expand interest and support stronger outcomes.

10. Final Takeaways

Proximity to New Jersey plays a meaningful role in shaping Bucks County home prices. Cross-state commuting, tax comparisons, school district demand, and shared regional amenities create a broader buyer base that supports long-term value.

In 2026, Lower Bucks operates less like a standalone suburban market and more like a connected extension of both Pennsylvania and New Jersey economies.

Understanding that dynamic helps buyers make strategic choices—and helps sellers position their homes effectively.

 

By Eric Kelley, Philadelphia Suburbs Realtor & Attorney