Lower Makefield is the township behind most Yardley addresses, and it's one of the top choices in lower Bucks for families who want Pennsbury schools, the Delaware River and an easy run to New Jersey. It had 33,180 residents at the 2020 Census (U.S. Census Bureau), and it surrounds Yardley Borough on the north, south and west (Wikipedia). If you're looking at the borough itself, see my Yardley guide. Here's how I explain it to the families I help move here.

Photo: Shuvaev / Wikimedia Commons, CC BY-SA 3.0

River villages and a state memorial

The Dolington Village Historic District, the Village of Edgewood Historic District and several old homesteads are on the National Register (same source). The Garden of Reflection, dedicated in 2006, is Pennsylvania's official 9/11 memorial, honoring the 17 Bucks County residents lost that day; Lower Makefield lost six residents, likely reflecting how many residents commuted to Manhattan (same source). Lower Makefield is also the largest municipality in North America without its own post office, which is why most homes carry a Yardley address (same source).

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

The vibe

This is a classic move-up township on the Delaware River. River Road (PA 32) follows the river along the township's northeastern edge, and Veterans Square, once the farmers' market's Pocket Park, remains open space for the community farmers' market, a playground and a veterans' monument (same source). The township wraps around Yardley Borough (same source), so Yardley's downtown is minutes from most Lower Makefield homes.

Photo: Famartin / Wikimedia Commons, CC BY-SA 4.0

Schools: Pennsbury

Lower Makefield is in the Pennsbury School District, which the township's own history calls a top-ranked Blue Ribbon district (Wikipedia); the district also serves Yardley, Falls Township and Tullytown (Wikipedia). Always confirm the assigned school for a specific address with the district.

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

Getting around

I-295 crosses the township and the Scudder Falls Bridge into New Jersey, and PA 32 and PA 332 are the main local roads (Wikipedia). SEPTA's West Trenton Line runs through without a station; the closest stops are Yardley and Woodbourne (same source). For Princeton and New York commuters, that bridge access is a big reason people choose Lower Makefield.

Local favorites

Five Mile Woods is a 300-acre nature preserve at 1305 Big Oak Road, and Macclesfield Park covers 92 acres at 1000 River Road (Lower Makefield Township). At Prickett Preserve, La Grange brings a French brasserie to the area (Bucks County Today, July 2026). The Yardley-Makefield branch of the Bucks County Free Library is at 1080 Edgewood Road (Bucks County Free Library).

Parks, libraries and events

Lower Makefield has room for both quiet trails and organized sports. Five Mile Woods is one of the larger preserves in lower Bucks, and Macclesfield Park's 92 acres along River Road host ballfields and open space (Lower Makefield Township). The Yardley-Makefield library is open six days a week, with evening hours Monday through Thursday (Bucks County Free Library). For the move-up buyers I work with, that blend of preserved land and services is exactly what they're looking for.

The Lower Makefield market right now

Lower Makefield is one of the strongest markets in Bucks County: homes are selling at or above original asking on average and spending under three weeks on market, and the Q3 median climbed to $772,500. It's an excellent time to sell here.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Lower Makefield Township (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 389 homes sold at a median of $725,000 and an average of $767,411. They averaged 17.5 days on market (the average for the period), and the average sold-to-original-list-price ratio was 100.12%. 327 of those 389 sales had 30 or fewer days on market. Q3 2026 alone brought 126 sales at a $772,500 median and 100.14% of original list, averaging 15.6 days on market. As of October 13, 2026 there were 50 active and coming-soon listings.

Source: Bright MLS, Lower Makefield 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.

Lower Makefield Township: 265.786 total mills = 29.65 county + 24.993 township + 211.143 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $26,578.60 a year (265.786 × 100). Lower Makefield doesn't list a full resale inspection, but it has required a sewer lateral inspection before any sale since February 2020; SRA doesn't list a fee. Anyone moving in or out also needs a township Moving Permit, filed online through the township's permit portal under Community Development. (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 Lower Makefield

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

Nicole Bressi: "Nick was an amazing realtor to work with. From the very beginning he told us things to do that would enhance the sale of our house. He was extremely thorough with explaining how the process of selling our house would entail. He exceeded our expectations. We would choose him for our realtor over and over again. Very satisfied sellers and he was an extremely motivated agent!"

Gia K: "Nick has been great to work with from day one. He has been available by phone and flexible with showings, to allow us to promptly get into the homes we were interested in seeing. He is knowledgeable on quality of the homes and their appliances and will be honest with you, if you are about to make a not so great decision. He took the time to get to know what we really were looking for and ensured that we didn't settle for anything less. We found our dream home thanks to his professionalism and ability to form a relationship with the sellers realtor, to work out a favorable deal.. Would recommend him 100%"

Reviews from Google.

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) Lower Makefield.

Contact Nick

Nick Rau, Rarity Real Estate Team
1100 N Delaware Ave Suite A, Philadelphia, PA 19125
Phone: (215) 593-7498
Email: [email protected]
Blog · Google · Zillow · Instagram @nickraure · Facebook · LinkedIn · X · Threads

Latest from Lower Makefield

• Prickett Preserve Sells for $39 Million, a Philly-Area Record per Square Foot
• Lower Makefield's 20th Veterans Parade Marches Nov. 14

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

Lower Makefield FAQ

Is Lower Makefield a good place to live?

Yes. It offers Pennsbury schools, the Delaware River, the Garden of Reflection, easy New Jersey access via I-295 and a strong home market.

Is Lower Makefield the same as Yardley?

No. Yardley is a separate borough; Lower Makefield Township surrounds it, and most township homes use a Yardley mailing address.

What school district serves Lower Makefield?

The Pennsbury School District.

Is there a train station in Lower Makefield?

No. SEPTA's West Trenton Line passes through; the closest stations are Yardley and Woodbourne.

What's the median home price in Lower Makefield?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Lower Makefield Township was $725,000; in Q3 2026 it was $772,500 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Lower Makefield?

327 of 389 sales over the last 12 months had 30 or fewer days on market, at an average of 100.12% of original list price (Bright MLS, pulled Oct 13, 2026).

Can I sell my current home and buy in Lower Makefield 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.