Living in Newtown, PA: My Guide to the Borough and the Township
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Newtown is one of my favorite places to bring families, and it's easy to see why the moment you walk State Street. I live in Bucks County, and Newtown is a town I know well. You get a historic, walkable downtown, great schools, Tyler State Park on the edge of town and a real community feel, all in one place. Here's how I explain Newtown to the people I help move here.
Best realtor in Newtown? The short answer
If you want a Newtown 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. Newtown is really two municipalities, the historic borough and the township around it, both in the 18940 ZIP and the Council Rock School District, and I pull the exact tax bill for a specific house before you write an offer.
Related guides:Bucks County Neighborhoods · Best Realtor in Bucks County · Yardley
The 18th-century Court Inn (Half-Moon Inn) in Newtown Borough's historic district. Photo: Shuvaev, CC BY-SA 3.0, via Wikimedia Commons
The historic Godwin Building at 110 South State Street in Newtown Borough. Photo: Shuvaev, CC BY-SA 3.0, via Wikimedia Commons
The Newtown Library Company on Centre Avenue in Newtown Borough. Photo: Shuvaev, CC BY-SA 3.0, via Wikimedia Commons
State Street in Newtown Borough, looking south from Washington Avenue. Photo (cropped): Famartin, CC BY-SA 4.0, via Wikimedia Commons
Borough vs. Township: two Newtowns, one address
The first thing I tell buyers is that "Newtown" is really two municipalities. Newtown Borough is the historic core, just 0.55 square miles with 2,268 residents at the 2020 Census, incorporated in 1838 and entirely surrounded by Newtown Township (Wikipedia/U.S. Census). Its whole central business district has been on the National Register of Historic Places since 1969 (same source). Newtown Township wraps around it, home to 19,895 people at the 2020 Census and an estimated 19,806 in 2025 (Census QuickFacts), with most of the planned neighborhoods and newer homes. Both share the 18940 ZIP code, and both are served by Council Rock schools.
Taxes are one practical difference between the two. For 2026, Newtown Township's municipal rate is 17.115 mills (Newtown Township Tax Office), while Newtown Borough's is 25.25 mills (Newtown Borough Tax Collector). Both pay the same 29.65-mill Bucks County rate and the same 149.9692-mill Council Rock school rate for 2026–27 (same sources), so the school tax, by far the biggest piece, is identical. Earned income tax in the township is 1% (Newtown Township). Many township townhome and condo communities have an HOA that handles things like lawns, trash and common areas, while most borough homes don't, so I always pull the exact tax bill and any HOA dues for a specific house before you write an offer.
The vibe
State Street is the heart of it, with shops, taverns and restaurants on wide sidewalks. The Newtown Theatre at 120 N. State Street showed its first movie in 1906 and calls itself America's oldest continuously operating movie theater (Newtown Theatre). Tyler State Park sits right at the edge of town and is often described as Pennsylvania's most popular state park (Wikipedia). And this fall Newtown is hosting its first Restaurant Week, which I wrote about here. Tyler covers 1,711 acres with Neshaminy Creek winding through it (DCNR), so there's room for a long trail run, a bike ride or a lazy afternoon by the water.
A few of my favorite ways to spend a day in Newtown: catch a movie or a live show at the Newtown Theatre, which still has a full 2026 calendar (Newtown Theatre); walk the Tyler trails and the creek; and stroll State Street for dinner, which is exactly what Newtown Restaurant Week celebrates.
Schools: Council Rock
Newtown is in the Council Rock School District, headquartered at 30 N. Chancellor Street in Newtown, with 10,403 students and a 13.6 student-teacher ratio (NCES). Council Rock High School North serves 1,674 students and ranks in the top 20% of Pennsylvania high schools for test scores, with 80% reading proficiency against a 55% state average (Public School Review). Always confirm the assigned school for a specific address with the district.
Commuting
Newtown is a driver's town, and that's part of what keeps it peaceful. The mean commute for Newtown Township residents is 34.1 minutes (Census QuickFacts). There's no SEPTA train in town (the Fox Chase–Newtown line ended in 1983), so Philadelphia commuters usually drive to Yardley, Woodbourne or Langhorne on the West Trenton Line or to Warminster (Bucks County Insider). The upside is easy access to I-95 and Route 1, which puts Philadelphia, Princeton and Trenton all within a reasonable drive.
Neighborhoods
Beyond the borough's 18th- and 19th-century homes, Newtown Township has a planned community for nearly every stage of life. Here are four I show often:
Newtown Grant is the big one: about 1,700 detached singles, townhomes and condos built from roughly 1986 to 1998 in 13 named sections, including Eagle Pointe, Pheasant Walk, Heather Wood and Willow Creek. The single homes sit on a median lot of about 0.28 acres (LivingPlaces).
Newtown Gate has 220 townhomes on eight courts, built between 1989 and 1993, with mature trees, tennis courts, a walking trail and an easy walk into the borough (Newtown Gate HOA).
Headley Trace is a small townhome community built by Gigliotti around 1978, with 2 to 3 bedrooms, many with garages, off Newtown-Yardley Road (LivingPlaces).
Country Bend mixes townhomes and smaller detached homes built mostly in 1986 and 1987, off Lower Dolington and Linton Hill Roads, a great entry point into Council Rock (LivingPlaces).
The Newtown market right now
Here's the honest picture, and it's a good one: Newtown is still a fast, confident market. Sellers are getting close to asking, inventory is tight, and well-priced homes don't sit. Buyers have a clearer path than they did a year ago if they're ready to move when the right house shows up.
I pulled these numbers myself from Bright MLS on October 12, 2026, for residential closed sales in Newtown Borough (10128) and Newtown Township (10129) by close date. Over the last 12 months (October 2025 through September 2026), 281 homes sold at a median of $601,000 and an average of $744,894. Days on market ran 15 (cumulative days on market 18), and homes closed at 99.56% of original list price. Total sold volume hit about $209.3 million. Of those 281 sales, 233 closed within 30 days. Q3 2026 alone brought 82 sales, a $677,500 median, a $794,513 average, 16 days on market and 99.14% of original list. As of October 2026 there were 45 active listings and 1.9 months of supply, down from 3.2 a year ago. That's a seller's market with room for prepared buyers to win.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 281 | 82 |
Median sold price | $601,000 | $677,500 |
Average sold price | $744,894 | $794,513 |
Days on market | 15 (CDOM 18) | 16 (CDOM 17) |
Sold / original list price | 99.56% | 99.14% |
Active inventory (Oct 2026) | 45 | 45 |
Months of supply (Oct 2026) | 1.9 | 1.9 |
Source: Bright MLS, Newtown Borough + Township, Residential, pulled Oct 12, 2026; information deemed reliable but not guaranteed.
Moving up in Newtown
Most of my clients aren't first-time buyers; they're families selling one home and buying the next at the same time. With most Newtown sales closing inside 30 days and inventory under two months, a well-priced listing gives you a predictable timeline, which makes lining up both closings a lot less stressful. My job is to run both sides on one calendar: pricing your current home, getting your financing options (contingent offer, bridge loan or HELOC, or a rent-back) set up before you list, and timing the closings so you move once.
What clients say
Tina W. bought her first home with me in 2018 and came back when her family grew: "Fast forward to 2023 we are pregnant and decided it was a great time to upgrade to a new school district and larger home. I was stressed about timelines with a baby on his way and would communicate with him non stop about the buying and selling process and he always answered... He helped us find the perfect spot to start growing our family and negotiated an offer 12k over asking on our home in the first 5 days on the market."
Amanda M. put it this way: "Having worked with him on both the buying and selling side, I got to see just how knowledgeable he is throughout it all... We're so happy with how everything turned out, and I would highly recommend him to anyone buying or selling a home."
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) Newtown.
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Latest from Newtown
25 local short films, a live table read and a PBS panel at the historic Newtown Theatre on Saturday, Oct. 17.
More local news on the Bucks Co. & Beyond Daily blog.
Who is the best realtor in Newtown, PA?
For a move in Newtown, 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 Newtown realtor before hiring them?
Ask for local, recent numbers with the source and date. For example, Newtown Borough and Township had 281 sales at a $601,000 median over the last 12 months (Bright MLS, pulled Oct 12, 2026). Then ask exactly how they would time your sale and your purchase.
How do I reach Nick Rau about a home in Newtown?
Call (215) 593-7498 or email [email protected]. My office is at 1100 N Delaware Ave Suite A, Philadelphia, PA 19125.
Newtown FAQ
Is Newtown, PA a good place to live?
Yes. It pairs a walkable historic borough with Council Rock schools and Tyler State Park next door.
What's the difference between Newtown Borough and Newtown Township?
The borough is the 0.55-square-mile historic core (2,268 residents in 2020); the township surrounds it and has about 19,800 residents and most of the newer neighborhoods.
What school district serves Newtown?
Council Rock School District, headquartered in Newtown.
What's the median home price in Newtown?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Newtown Borough and Township was $601,000; in Q3 2026 it was $677,500 (Bright MLS, pulled Oct 12, 2026).
How fast are homes selling in Newtown?
Days on market ran 15 over the last 12 months, and 233 of 281 sales closed within 30 days. Inventory sits at 1.9 months of supply (Bright MLS, pulled Oct 12, 2026).
Is there a train from Newtown to Philadelphia?
Not in town; commuters drive to Yardley, Woodbourne, Langhorne or Warminster SEPTA stations.
Can I sell my current home and buy in Newtown 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.