This one is personal. I live in Bucks County, and Richboro and Holland are towns I know inside and out: the roads, the parks families love and the streets I help them move onto. It's a place that feels settled and friendly, with Council Rock schools, a huge state park next door and an easy hop to Newtown, Philadelphia and I-95. Here's how I explain it to the people I help move here.

Best realtor in Richboro and Holland? The short answer

If you want a Richboro and Holland 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. Richboro and Holland aren't separate towns; they're villages in Northampton Township, which is part of the Council Rock School District.

Related guides:Bucks County Neighborhoods · Best Realtor in Bucks County · Southampton

Twin Trees Farm, an NRHP-listed farmhouse on Second Street Pike in Richboro. Photo: Shuvaev, CC BY-SA 3.0, via Wikimedia Commons

The Northampton Township municipal campus on Township Road in Richboro. Photo: Mr. Matté, CC BY-SA 4.0, via Wikimedia Commons

The Northampton Township Fire Department on Route 332 in Richboro. Photo: Mr. Matté, CC BY-SA 4.0, via Wikimedia Commons

One township, several villages

Richboro and Holland aren't towns of their own. They're villages inside Northampton Township, which also includes Churchville, Ivyland and Village Shires (Wikipedia). Northampton was established in 1722, sits about 12 miles northeast of Philadelphia, and covers 25.68 square miles of land (same source). It had 39,915 residents at the 2020 Census and an estimated 39,919 in 2025, and 93.8% of homes are owner-occupied (Census QuickFacts). That high ownership rate is something I love about it: people buy here and stay. Richboro mail generally uses ZIP 18954 and Holland uses 18966.

The vibe

The township's own plan describes two village centers. Holland, the smaller one, runs along Holland and Buck Roads with a small office complex, a few bars and restaurants, shops and everyday conveniences. Richboro, the bigger one along Bustleton Pike and Second Street Pike, has two large grocery stores, banks, restaurants, newer medical and office space, and sits right next to the township building and library (Northampton Township community profile). And then there's Tyler State Park, 1,711 acres with Neshaminy Creek winding through it, which sits partly in Northampton Township (DCNR; Wikipedia).

When friends ask me where to go, I send them to a few places. Tyler State Park is the big one, with miles of trails along the creek. Churchville Nature Center, a Bucks County park in the township right next to Churchville Reservoir, has a 65-acre preserve with about two miles of trails and is a favorite for kids (Churchville Nature Center; Bucks County). For dinner, UVA Ristorante Italiano in Richboro is a cozy BYOB Italian spot (UVA).

Schools: Council Rock

Northampton Township is part of the Council Rock School District, along with Newtown Township, Newtown Borough, Wrightstown and Upper Makefield (Wikipedia). The district serves 10,403 students with a 13.6 student-teacher ratio (NCES). Schools in the township include Holland Elementary, Holland Middle School and Richboro Elementary (Northampton Township community profile). Council Rock High School South, which sits in Holland, generally serves Northampton Township students in grades 9 through 12 (Council Rock South; Wikipedia). Always confirm the assigned school for a specific address with the district.

Commuting

The mean commute for Northampton Township residents is 30.5 minutes (Census QuickFacts). The main roads are PA 332, PA 232 (Second Street Pike), Bustleton Pike, Almshouse Road and Holland Road (Wikipedia). Those roads connect quickly to Street Road, the Turnpike and I-95, so getting into Philadelphia or up to Newtown and Princeton is straightforward.

Neighborhoods

Northampton Township is mostly detached single homes on generous lots, and it spans several decades of building. A few neighborhoods that show the range:

Highland Farms (also called Richboro Manor) is a classic early-1960s Richboro neighborhood off Second Street Pike, with lots around half an acre and Northampton Valley Country Club next door (LivingPlaces).

Spring Valley Farm in Holland was built by DeLuca around 1978, with homes of roughly 2,000 to 3,000+ square feet on lots of a third of an acre to more than an acre, off Lower Holland Road (LivingPlaces).

Northampton Chase is a Toll Brothers community of about 100 homes from around 1995, mostly four bedrooms on lots of about half an acre (LivingPlaces).

The Estates of Mallard Creek are larger Betz Builders homes from around 1994, typically about 4,000 square feet on close to an acre, off Almshouse and Tanyard Roads (LivingPlaces).

On taxes, Northampton Township's 2026 municipal rate is 35.25 mills, with the Council Rock school rate of 149.9692 mills and the county rate of 29.65 mills, according to the county's 2026 millage sheet as compiled by BucksCountyHousing.com. Holland addresses in Upper Southampton have different school and municipal millage (same source), so I always check the exact township and tax bill for each house.

The Richboro and Holland market right now

Here's the honest picture, and it's a good one: Richboro and Holland are still a confident seller's market with room for prepared buyers. Homes are moving in a few weeks, sellers are getting close to asking, and inventory sits under three months of supply. Families who show up ready have a clear path.

I pulled these numbers myself from Bright MLS on October 12, 2026, for residential closed sales in Northampton Township (10131) by close date. That MLS area covers Richboro and most of Holland, so it's the cleanest way to talk about both villages together. Over the last 12 months (October 2025 through September 2026), 397 homes sold at a median of $665,000 and an average of $725,942. Days on market ran 24 (cumulative days on market 27), and homes closed at 98.29% of original list price. Q3 2026 alone brought 122 sales, a $692,500 median, a $742,155 average, 23 days on market and 97.45% of original list. As of October 2026 there were 79 active listings and 2.4 months of supply. If you're looking at the full Holland ZIP code, 18966, which also takes in part of Upper Southampton Township, the picture is just as healthy: 567 sales at a $620,000 median over the same 12 months.

Source: Bright MLS, Northampton Township (10131), Residential, pulled Oct 12, 2026; information deemed reliable but not guaranteed.

Moving up in Richboro and Holland

A lot of my clients start in Southampton, Feasterville or Northeast Philly and move up to Richboro or Holland for more space and Council Rock schools, and plenty of Holland families move up within the township. With days on market around 24 and inventory at 2.4 months, a well-priced listing gives you a predictable timeline, which makes lining up both closings a lot less stressful. I run both sides on one calendar: pricing your current home, setting up your financing options (a contingent offer, a bridge loan or HELOC, or a rent-back) before you list, and timing the closings so you move once.

What clients say

Brendan O. bought in Richboro after a long search: "After a year of searching finally fell in love with a house that we knew was gonna be a hot home. Because we had Nick and how he structured our offer to the sellers we were able to beat out 17 different offers!!!! Some of which were higher priced than mine!"

Matthew R. sold and bought with me: "He made buying and selling simple and easy... He answered all our questions and got us into our home on the first offer."

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. I live in Bucks County, and I'd love to help you find your place in Richboro or Holland.

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Who is the best realtor in Richboro and Holland, PA?

For a move in Richboro and Holland, 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 Richboro and Holland realtor before hiring them?

Ask for local, recent numbers with the source and date. For example, Northampton Township, which covers Richboro and most of Holland, had 397 sales at a $665,000 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 Richboro and Holland?

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

Richboro & Holland FAQ

Are Richboro and Holland separate towns?

No. Both are villages in Northampton Township, Bucks County, which had 39,915 residents in 2020.

What school district serves Richboro and Holland?

Council Rock School District.

Is Richboro, PA a good place to live?

Yes. It offers Council Rock schools, Tyler State Park and a busy village center with groceries, restaurants and the township library.

How long is the commute from Northampton Township?

The mean commute is 30.5 minutes (Census, 2020–2024).

What's the median home price in Richboro and Holland?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Northampton Township was $665,000; in Q3 2026 it was $692,500 (Bright MLS, pulled Oct 12, 2026).

How fast are homes selling in Richboro and Holland?

Days on market ran 24 over the last 12 months, and inventory sits at 2.4 months of supply (Bright MLS, pulled Oct 12, 2026).

How big is Tyler State Park?

1,711 acres, partly in Northampton Township.

Can I sell my home and buy in Richboro or Holland 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.