Living in Penndel & Hulmeville, PA: My Guide to Two Small Bucks Boroughs
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Penndel and Hulmeville are two small, neighborly boroughs next to Langhorne. Penndel had 2,507 residents at the 2020 Census (Wikipedia), and Hulmeville had 982 (Wikipedia). If you want a small-town feel with Neshaminy schools and quick access to Route 1, they're worth a look. Here's how I explain them to the families I help move here.
Photo: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0
The Eden of Bucks County, and a creekside mill village
Penndel stayed farmland until the railroad and Langhorne station arrived in 1876; in 1878 lots were advertised as "The Eden of Bucks County," and the town went from Eden Post Office to Attleboro (1899) to South Langhorne (1911) to Penndel (1947) (Wikipedia). Hulmeville started in 1796, when John Hulme Jr. bought land along the Neshaminy Creek he called Milford; it became Hulmeville when its post office opened in 1809, and the first bank in Bucks County was organized here in 1814 (Wikipedia).
Photo: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0
The vibe
Penndel mixes a busy industrial district with residential streets of new and historic homes (Wikipedia). Hulmeville is quieter, with the Neshaminy Creek running through and a historic district on the National Register since 1986 (Wikipedia).
Local favorites
The Hulmeville Historic District is a pretty place for a walk (Wikipedia). The Neshaminy Creek passes right through Hulmeville (same source). Penndel's Rumpf Factory, built in 1898 from locally quarried stone, is a striking piece of local history, though it sits mostly empty today (Wikipedia). Our Lady of Grace parish and school is in Penndel (same source). I haven't confirmed current hours or seasons for every spot below, so check before you go.
Photo: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0
Schools: Neshaminy
Both boroughs are in the Neshaminy School District. Students attend Herbert Hoover Elementary (K–4), Maple Point Middle (5–8) and Neshaminy High School (9–12) (Wikipedia; Wikipedia). Always confirm the assigned school for a specific address with the district.
Photo: Magicpiano / Wikimedia Commons, CC BY-SA 3.0
Getting around
Langhorne station on SEPTA's West Trenton Line is near the Penndel line, and US 1 Business runs through Penndel (Wikipedia). SEPTA buses 14, 129 and 130 connect to Frankford Transportation Center, Oxford Valley Mall and Bucks County Community College (same source).
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.
Penndel Borough: 252.4624 total mills = 29.65 county + 24.8 borough + 198.0124 school (county and borough: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $25,246.24 a year (252.4624 × 100). Penndel requires a resale Use & Occupancy inspection ($80, with a $45 reinspection fee if needed), plus chimney, heater and sewer lateral 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.)
Hulmeville Borough: 243.6624 total mills = 29.65 county + 16 borough + 198.0124 school (county and borough: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $24,366.24 a year (243.6624 × 100). Hulmeville doesn't require a resale inspection. (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.
The Penndel & Hulmeville market right now
These are tiny boroughs with only a handful of sales, so read the numbers as a snapshot, but they're encouraging: homes sold above original asking on average and very quickly.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Penndel and Hulmeville Boroughs (Bucks County), by close date. Over the last 12 months (October 2025 through September 2026), 17 homes sold at a median of $412,500 and an average of $445,500. They averaged 15.3 days on market, and the average sold-to-original-list-price ratio was 101.15%. 14 of those 17 sales had 30 or fewer days on market. Q3 2026 alone brought 7 sales at a $405,000 median and 103.91% of original list, averaging 5.6 days on market. As of October 13, 2026 there were 3 active and coming-soon listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 17 | 7 |
Median sold price | $412,500 | $405,000 |
Sold / original list price (average) | 101.15% | 103.91% |
Average days on market | 15.3 | 5.6 |
Active + coming soon (Oct 13, 2026) | 3 | 3 |
Source: Bright MLS, Penndel and Hulmeville Boroughs, Residential, closed by close date, pulled Oct 13, 2026; information deemed reliable but not guaranteed.
Moving up in Penndel & Hulmeville
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
Daniel Gibney: "Nick took great care of us as Sellers on a rental property we sold. I honestly didn’t think we would get an offer at “asking” but Nick got us multiple offers “ABOVE asking”. Nick should change his legal name from Nick Rau to Nick Rau Estate…. He’s that good!"
Review 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) Penndel & Hulmeville.
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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Penndel & Hulmeville FAQ
Are Penndel and Hulmeville in Bucks County?
Yes. Both are boroughs in Lower Bucks County, next to Langhorne and Middletown Township.
What school district serves Penndel and Hulmeville?
The Neshaminy School District: Herbert Hoover Elementary, Maple Point Middle and Neshaminy High School. Confirm by address.
What's the median home price in Penndel & Hulmeville?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Penndel and Hulmeville Boroughs was $412,500; in Q3 2026 it was $405,000 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Penndel & Hulmeville?
14 of 17 sales over the last 12 months had 30 or fewer days on market, at an average of 101.15% of original list price (Bright MLS, pulled Oct 13, 2026).