Warminster is the Bucks County town I point to when a family wants a real neighborhood feel, a train to Center City and prices that still make sense. The township had 33,603 residents at the 2020 Census and sits 13.7 miles north of Philadelphia (Wikipedia). This page also covers tiny Ivyland Borough next door, which shares the Centennial School District. Here's how I explain it to the families I help move here.

Photo: Dough4872 / Wikimedia Commons, CC BY-SA 3.0

From farm town to Space Age, and a Victorian village next door

Warminster was called Warminster Township as early as 1685 and was formally established in 1711, named for Warminster in Wiltshire, England (same source). Craven Hall is on the National Register of Historic Places, and the first steamboat model was designed and built here by John Fitch (same source). The township's modern story starts with the Naval Air Warfare Center, which operated in Warminster from World War II until it closed in 1996 and trained crews for the Mercury, Gemini and Apollo space programs (same source). As recently as 1955 the township had no residential subdivisions, which is why so much of today's housing dates from the postwar decades (same source).

Ivyland, founded in 1873 by Edwin Lacey, is known for one of the finest collections of Victorian buildings in Pennsylvania, most of them on the National Register; it had 955 residents at the 2020 Census (Wikipedia). Lacey named it for the ivy growing in the area, which turned out to be poison ivy (same source).

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

The vibe

Warminster is a parks town. The township's recreation division maintains 420 acres across 13 parks, and sports leagues for soccer, football, basketball, swimming, wrestling, baseball and softball run all year (Wikipedia). The township's villages include Hartsville, Johnsville, Davisville and Warminster Heights, so neighborhoods have their own identities (same source). Pennypack Creek and Neshaminy Creek tributaries drain the township (same source).

Photo: User:Dough4872 / Wikimedia Commons, CC BY-SA 3.0

Schools: Centennial

Warminster and Ivyland are served by the Centennial School District, which also covers Upper Southampton. It 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: Mr. Matté / Wikimedia Commons, CC BY-SA 4.0

Getting around

Warminster station is the end of SEPTA's Warminster Line, so you can ride Regional Rail straight into Center City (Wikipedia). Street Road (PA 132), York Road (PA 263) and Jacksonville Road (PA 332) are the main roads, and Bucks County's DART East bus serves the Street Road corridor on weekdays (same source).

Local favorites

When friends ask me where to go in Warminster, I start with Warminster Community Park, which covers 240 acres and has more than five miles of trails (Warminster Parks & Recreation). For pizza, Philomena Santucci's Square Pizza marked 10 years in Warminster in January 2026 (Bucks County Today). El Aguila, a new Mexican restaurant at 1539 W. Street Road, opened this summer (Patch, Aug. 2026). And when you need a book or a quiet hour, the Warminster Township Free Library is at 1076 Emma Lane (Bucks County Free Library).

Parks, libraries and events

Warminster Township runs its own parks and recreation department, which posts its programs, park rentals and seasonal events online, so it's easy to see what's going on in a given month (Warminster Parks & Recreation). Community Park is the anchor: with more than five miles of trails across 240 acres, it's where a lot of my Warminster clients walk the dog, run or bring the kids on weekends (same source). The library on Emma Lane is open six days a week, with evening hours Monday through Wednesday (Bucks County Free Library). Between the park, the library and a growing list of places to eat along Street Road, Warminster is an easy place to settle into.

The Warminster market right now

Warminster is one of the hottest markets on my list right now: homes are selling above original asking price on average and spending under three weeks on the market. For sellers that's a great position, and for buyers it means being ready to move when the right house hits.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Warminster Township and Ivyland Borough (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 289 homes sold at a median of $490,000 and an average of $490,523. They averaged 18.9 days on market (the average for the period), and the average sold-to-original-list-price ratio was 100.72%. 239 of those 289 sales had 30 or fewer days on market. Q3 2026 alone brought 97 sales at a $505,000 median and 100.75% of original list, averaging 17.8 days on market. As of October 13, 2026 there were 47 active and coming-soon listings.

Source: Bright MLS, Warminster Township and Ivyland Borough (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.

Warminster Township: 232.4092 total mills = 29.65 county + 24.06 township + 178.6992 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $23,240.92 a year (232.4092 × 100). Warminster requires a resale Use & Occupancy certification ($125, with a $100 reinspection fee if needed), plus electrical and sewer certificates, applied for through the township's online portal. The Warminster Municipal Authority also requires its own sale certification and a private sewer lateral inspection (since March 10, 2025). I get these started early so settlement stays on schedule. (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.)

Ivyland Borough: 223.8492 total mills = 29.65 county + 15.5 borough + 178.6992 school (county and borough: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $22,384.92 a year (223.8492 × 100). Check with the borough about any resale requirements; I'll confirm them for you before we list. (Ivyland isn't in my SRA data set; these rates are from the Bucks County Board of Assessment.)

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 Warminster

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

Samantha Bryant: "Nick is phenomenal at his job! He helped us find our dream home which seemed nearly impossible in this tough market. Nick also sold our house very quickly and seamlessly. He is thorough, attentive, available, knows the business and truly goes above and beyond for his clients. We highly recommend using Nick!"

Michael Skinner: "Nick was great. From the second I reached out to him he got right into it doing his homework on areas we were interested in and helped us find a great home. Also was awesome in listing our previous house and making that process as smooth as could be!"

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) Warminster.

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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Warminster FAQ

Is Warminster, PA a good place to live?

Yes. It offers Centennial schools, 13 township parks, a direct SEPTA train to Center City and prices below many central Bucks towns.

What school district serves Warminster?

The Centennial School District, which also serves Ivyland and Upper Southampton; William Tennent is the high school.

Is there a train from Warminster to Philadelphia?

Yes. Warminster station is the end of SEPTA's Warminster Line into Center City.

Is Ivyland part of Warminster?

No. Ivyland is its own borough, but it shares the Centennial School District and a mailing area with Warminster.

What's the median home price in Warminster?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Warminster Township and Ivyland Borough was $490,000; in Q3 2026 it was $505,000 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Warminster?

239 of 289 sales over the last 12 months had 30 or fewer days on market, at an average of 100.72% of original list price (Bright MLS, pulled Oct 13, 2026).

Can I sell my current home and buy in Warminster 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.