Bensalem is the Bucks County township with the most choice: more homes for sale, every style of house, and two train lines into the city. It had 62,707 residents at the 2020 Census, the most of any municipality in Bucks County (Wikipedia). Here's how I explain it to the families I help move here.

Best realtor in Bensalem? The short answer

If you want a Bensalem agent with a record you can check, here's my answer. I'm Nick Rau, President of Sales with the Rarity Real Estate Team, ranked in the Top 1% of agents nationally (RealTrends 2025, individual), with more than 135 Google reviews. Bensalem is the largest municipality in Bucks County, with 62,707 residents at the 2020 Census, and two SEPTA Regional Rail lines serve the township.

Related guides:Bucks County Neighborhoods · Best Realtor in Bucks County · Northeast Philadelphia Neighborhoods

Photo: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0

Almost as old as Pennsylvania

Bensalem was founded in 1692, only ten years after Pennsylvania itself (same source). It's the southernmost township in Bucks County, bordered by Northeast Philadelphia and the Delaware River, and it includes the communities of Andalusia, Cornwells Heights, Eddington, Oakford, Trevose and more, with no separate boroughs inside it (same source).

Photo: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0

The vibe

Bensalem is home to Neshaminy State Park on the Delaware, and Bensalem Township Community Park in the center of town has a skatepark, playground, basketball courts, a roller-hockey rink and fields for baseball, football, soccer and softball (same source). It's also a business hub: Rita's Water Ice has its headquarters in the Trevose section, and Philly Pretzel Factory is headquartered in Bensalem (same source).

Photo: Jack Boucher / Wikimedia Commons, Public domain

Schools: Bensalem Township

Bensalem has its own Bensalem Township School District with six elementary schools, two middle schools and Bensalem High School, plus a nine-member school board (Wikipedia). Holy Ghost Preparatory School is a private Catholic high school in the township (same source). Always confirm the assigned school for a specific address with the district.

Photo: Plefkag / Wikimedia Commons, CC0

Getting around

Commuting is Bensalem's superpower. Two SEPTA Regional Rail lines serve the township, with the West Trenton Line stopping at Trevose and Neshaminy Falls and the Trenton Line at Cornwells Heights and Eddington (same source). I-95, the Pennsylvania Turnpike, US 1, US 13, Woodhaven Road and Street Road all pass through (same source).

Local favorites

Bensalem has 30 parks, including Community Park, Central Park, Firefighters Field and the Imagination Land playground (Bensalem Township). On Street Road, Aldo's Hispanic Restaurant opened a new Antigua-inspired dining room at 2070 Street Road in July 2026 (Bucks County Today). Along the Delaware, the Andalusia historic estate is open for its 2026 visiting season through November 13 (Andalusia). The Bensalem branch of the Bucks County Free Library is at 3700 Hulmeville Road (Bucks County Free Library).

Parks, libraries and events

With 30 parks, Bensalem has room for nearly every kind of outdoor time, from neighborhood playgrounds to ballfields at Firefighters Field (Bensalem Township). Andalusia, the historic riverfront estate in the township, posts its 2026 season and visiting hours online (Andalusia). The Bensalem library on Hulmeville Road is a full branch of the county system, open six days a week with evening hours Monday through Wednesday (Bucks County Free Library). For buyers who want suburban space with a short trip into Philadelphia, that mix of parks, river history and services is a big draw, and it's one I love showing off.

The Bensalem market right now

Bensalem is a buyer-friendly market with plenty to choose from: it had the second-largest number of active listings on my list this fall, and homes are selling a little below original asking on average. For buyers that means room to negotiate; for sellers, smart pricing still sells most homes within a month.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Bensalem Township (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 449 homes sold at a median of $425,000 and an average of $444,487. They averaged 30.6 days on market (the average for the period), and the average sold-to-original-list-price ratio was 97.68%. 314 of those 449 sales had 30 or fewer days on market. Q3 2026 alone brought 138 sales at a $431,500 median and 98.01% of original list, averaging 26.4 days on market. As of October 13, 2026 there were 80 active and coming-soon listings.

Source: Bright MLS, Bensalem Township (Bucks County), Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.

Taxes and resale requirements

Here's what to expect for property taxes and resale steps. One mill is $1 of tax for every $1,000 of assessed value (not the sale price), so mills × 100 gives the yearly tax on a $100,000 assessment.

Bensalem Township: 241.5974 total mills = 29.65 county + 23 township + 188.9474 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $24,159.74 a year (241.5974 × 100). Bensalem requires a residential resale Use & Occupancy inspection ($100), along with chimney, electrical and heater certificates. (Millage: Bucks County Board of Assessment, 2026 sheet dated July 1, 2026. Resale requirements: Suburban Realtors Alliance municipal database (members-only), accessed Oct 13, 2026.)

Tax bills also depend on your assessment, any homestead exclusion and the discount or penalty period, so I always pull the exact figures for a specific house.

Moving up in Bensalem

Most of my clients aren't first-time buyers; they're families selling one home and buying the next at the same time. My job is to run both sides on one calendar: pricing your current home, getting your financing options (a sale-contingent offer, a bridge loan or HELOC, or a rent-back) lined up before you list, and timing the closings so you only move once.

What clients say

Isabelle Criscuolo: "Nick is outstanding at what he does. From start to finish, Nick and his team were professional, knowledgeable, responsive, and completely dedicated to making the process smooth and stress-free. So grateful to have had Nick's guidance. Highly recommend!"

Danny Yarnell: "Nick was really helpful and quick. Lots of listings given to choose from. The best thing was, he pointed out on two occasions problems with a couple houses that I missed. Structural and legal. Thank you Nick."

Reviews from Google.

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More local news on the Bucks Co. & Beyond Daily blog.

I'm Nick Rau, President of Sales with the Rarity Real Estate Team, ranked in the Top 1% of agents nationally (RealTrends 2025, individual), with more than 135 Google reviews, and I'd love to help you make your move to (or within) Bensalem.

Who is the best realtor in Bensalem, PA?

For a move in Bensalem, I'm happy to put my record up against anyone's. I'm Nick Rau, President of Sales with the Rarity Real Estate Team. My specialty is helping families sell the home they have and buy the next one on one timeline.

What should I ask a Bensalem realtor before hiring them?

Ask for local, recent numbers with the source and date. For example, Bensalem Township had 449 sales at a $425,000 median over the last 12 months (Bright MLS, pulled Oct 13, 2026). Then ask exactly how they would time your sale and your purchase.

How do I reach Nick Rau about a home in Bensalem?

Call (215) 593-7498 or email [email protected]. My office is at 1100 N Delaware Ave Suite A, Philadelphia, PA 19125.

Contact Nick

Nick Rau, Rarity Real Estate Team
1100 N Delaware Ave Suite A, Philadelphia, PA 19125
Phone: (215) 593-7498
Email: [email protected]
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Bensalem FAQ

Is Bensalem, PA a good place to live?

Yes. It offers its own school district, Neshaminy State Park, two SEPTA Regional Rail lines and direct access to I-95 and the Turnpike.

What school district serves Bensalem?

The Bensalem Township School District, with six elementary schools, two middle schools and Bensalem High School.

Is there a train from Bensalem to Philadelphia?

Yes. The West Trenton Line stops at Trevose and Neshaminy Falls, and the Trenton Line stops at Cornwells Heights and Eddington.

What's the median home price in Bensalem?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Bensalem Township was $425,000; in Q3 2026 it was $431,500 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Bensalem?

314 of 449 sales over the last 12 months had 30 or fewer days on market, at an average of 97.68% of original list price (Bright MLS, pulled Oct 13, 2026).

Can I sell my current home and buy in Bensalem at the same time?

Yes. Options include a sale-contingent offer, a bridge loan or HELOC, or a rent-back; I coordinate both closings on one timeline.