Southampton is the compact, close-in Bucks County township I recommend when a family wants an easy commute, established neighborhoods and Centennial schools. When people say "Southampton" here, they usually mean Upper Southampton Township, a 6.6-square-mile township with 15,269 residents at the 2020 Census (Wikipedia; U.S. Census Bureau). Here's how I explain it to the families I help move here.

Best realtor in Southampton? The short answer

If you want a Southampton 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. When people here say "Southampton," they usually mean Upper Southampton Township, a compact 6.6-square-mile township served by the Centennial School District.

Related guides:Bucks County Neighborhoods · Best Realtor in Bucks County · Richboro & Holland

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

Small footprint, lots of history

Upper Southampton's past and present place names include Southampton, Churchville, Davisville, Chinquapin and Cornell, and Broad Axe Creek, Neshaminy Creek and Pennypack Creek all run through it (same source). The township once had two commuter rail stations on SEPTA's Fox Chase/Newtown Line, Southampton and County Line, until service was suspended in 1983 (same source). Commuters today drive to Warminster or Willow Grove for the train instead.

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

The vibe

Southampton feels like a neighborhood town. At 6.6 square miles it's compact, with Street Road (PA 132) and Second Street Pike (PA 232) as its main roads (Wikipedia), so you're never far from anything. For bigger outdoor days, Tyler State Park's 1,711 acres along the Neshaminy Creek in neighboring Newtown and Northampton townships are a short drive (Wikipedia). Southampton also sits right next to Holland and Richboro, so families often compare all three.

Photo: Dough4872 / Wikimedia Commons, CC BY-SA 4.0

Schools: Centennial

Upper Southampton is served by the Centennial School District, shared with Warminster and Ivyland. The district runs William W.H. Davis, Everett A. McDonald and Willow Dale elementary schools, Log College and Eugene Klinger middle schools, and William Tennent High School (Wikipedia). Always confirm the assigned school for a specific address with the district.

Photo: Dough4872 / Wikimedia Commons, CC BY-SA 4.0

Getting around

The Pennsylvania Turnpike (I-276) crosses the township, with the nearest interchanges in Willow Grove to the west and Bensalem to the east; Street Road (PA 132) and Second Street Pike (PA 232) are the main local roads (Wikipedia). The closest Regional Rail is Warminster station at the end of SEPTA's Warminster Line (Wikipedia).

Local favorites

My favorite spot in Upper Southampton is Tamanend Park at 1255 Second Street Pike. It has a disc golf course, the Lion's Grove Amphitheater, walking trails and tennis courts (Upper Southampton Parks & Recreation). For dinner, Iron Oven at 1134 Street Road is doing well enough that it's opening a second location in Hatboro, planned for November (Patch, Sept. 17, 2026). Families also use Schaefer Field and Veterans Field at 400 Street Road for youth sports, and the Community Center at 913 Willow Street hosts classes and events (Upper Southampton Parks & Recreation). The Southampton Free Library is at 947 Street Road (Bucks County Free Library).

Parks, libraries and events

Upper Southampton's parks department publishes a full 2026 calendar of programs and events at its parks and the Community Center, which makes it easy for newcomers to plug in (Upper Southampton Parks & Recreation). The township's residents' guide is a handy one-stop reference for municipal services, trash and recycling, and who to call for what (Upper Southampton Township). The Southampton Free Library is open six days a week, with evening hours Monday through Thursday (Bucks County Free Library). Between Tamanend Park, the ballfields on Street Road and the library, a lot of everyday life here happens within a couple of miles.

The Southampton market right now

Southampton is a steady, confident market: homes sell close to original asking price and most go under contract within a month, and prices held up nicely through the summer. Inventory is tight, so sellers here are in a strong spot.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Upper Southampton Township (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 170 homes sold at a median of $516,000 and an average of $528,026. They averaged 19.6 days on market (the average for the period), and the average sold-to-original-list-price ratio was 99.16%. 136 of those 170 sales had 30 or fewer days on market. Q3 2026 alone brought 53 sales at a $520,000 median and 99.89% of original list, averaging 17.0 days on market. As of October 13, 2026 there were 22 active and coming-soon listings.

Source: Bright MLS, Upper Southampton 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.

Upper Southampton Township: 236.0092 total mills = 29.65 county + 27.66 township + 178.6992 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $23,600.92 a year (236.0092 × 100). Upper Southampton calls its resale review a Real Estate Certification ($150). It's an exterior zoning check, and the municipal authority requires a sewer lateral inspection by a certified vendor. (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 Southampton

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

Mary Kate Wacker: "I posted a review 2 years ago when Nick sold our home for a great price and helped us to purchase our dream home. I since have referred friends and family to Nick and will continue to do so! Nick is a trustworthy, reliable and passionate agent. You would be lucky to have him help you with your real estate needs."

Kelly Miller: "Nick helped us sell our home. He was there for us every step of the way. He had our house on the market immediately, and it sold in less than a week. I highly recommend Nick! He is professional, quick to answer questions, and is quick to return a phone call. He gets the job done!"

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) Southampton.

Who is the best realtor in Southampton, PA?

For a move in Southampton, 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 Southampton realtor before hiring them?

Ask for local, recent numbers with the source and date. For example, Upper Southampton Township had 170 sales at a $516,000 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 Southampton?

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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Southampton FAQ

Is Southampton, PA a good place to live?

Yes. Upper Southampton offers Centennial schools, the Newtown Rail Trail, established neighborhoods and quick access to the Turnpike.

What school district serves Southampton?

The Centennial School District; William Tennent is the high school.

Is Southampton the same as Upper Southampton Township?

Mostly. "Southampton" usually refers to Upper Southampton Township; Lower Southampton Township (Feasterville-Trevose) is a separate township next door.

Is there a train station in Southampton?

No. Rail service ended in 1983; the nearest Regional Rail station is Warminster on the Warminster Line.

What's the median home price in Southampton?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Upper Southampton Township was $516,000; in Q3 2026 it was $520,000 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Southampton?

136 of 170 sales over the last 12 months had 30 or fewer days on market, at an average of 99.16% of original list price (Bright MLS, pulled Oct 13, 2026).

Can I sell my current home and buy in Southampton 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.