Warrington is where I send families who want Central Bucks schools, newer homes and quick access to Doylestown and the Turnpike. The township had 25,639 residents at the 2020 Census and covers 13.8 square miles (Wikipedia). Here's how I explain it to the families I help move here.

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

Named for an English town

Warrington takes its name from Warrington, England, and its villages include Neshaminy, Eureka, Tradesville, Frog Hollow and Palomino Farms (same source). Little Neshaminy Creek, Mill Creek and Park Creek run through the township, and Griers Hill and Prospect Hill are among its natural landmarks (same source).

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

The vibe

Warrington is a township of neighborhoods with Doylestown right next door; the village of Tradesville is shared with Doylestown Township (Wikipedia). Easton Road (PA 611) runs through the eastern side and the US 202 parkway through the west (same source), so Doylestown's downtown and museums are a short drive. Central Bucks High School South sits right in the township (same source).

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

Schools: Central Bucks

Warrington is in the Central Bucks School District, with Barclay, Mill Creek and Titus elementary schools, Tamanend Middle School and Central Bucks High School South, which is in the township (same source). Always confirm the assigned school for a specific address with the district.

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

Getting around

The US 202 parkway runs through the western part of the township, Easton Road (PA 611) runs north–south through the east, and Limekiln Pike (PA 152) and Street Road connect to Warminster and Chalfont (same source). SEPTA's Route 55 bus runs along PA 611 to Doylestown and south to Willow Grove and Olney, and Bucks County's DART South bus serves the 611 corridor on weekdays (same source).

Local favorites

Warrington's township parks include John Paul Park at Lower Nike, 301 Folly Road (Warrington Township), and the township maintains a trail network that connects neighborhoods and parks (Warrington Township trails). For game nights, Gloria Sports & Spirits opened at the Shops at Valley Square (Bucks County Today, June 2026). Select Pizza & Grill landed among the top pizza spots in Pennsylvania in a 2026 ranking (Bucks County Today, June 2026).

Parks, libraries and events

The Shops at Valley Square on Easton Road is a commercial anchor for the township, and it's where much of the new restaurant activity is happening (Bucks County Today). Warrington's parks department lists its parks and trail maps online (Warrington Township). The trail network is one of my favorite things to show buyers, because it ties so many neighborhoods together (Warrington Township trails). Doylestown's library, restaurants and shops are just up the road; the Bucks County Free Library's Doylestown branch is at 150 S. Pine Street and is open seven days a week (Bucks County Free Library). Put it together and Warrington gives you a newer home, Central Bucks schools and a growing list of things to do close by.

The Warrington market right now

Warrington is a confident seller's market: homes are selling at original asking on average, and the Q3 median rose to $635,000. With only 31 homes on the market this fall, buyers who are prepared win.

I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Warrington Township (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 249 homes sold at a median of $600,000 and an average of $644,680. They averaged 26.8 days on market (the average for the period), and the average sold-to-original-list-price ratio was 100.06%. 197 of those 249 sales had 30 or fewer days on market. Q3 2026 alone brought 75 sales at a $635,000 median and 100.47% of original list, averaging 23.4 days on market. As of October 13, 2026 there were 31 active and coming-soon listings.

Source: Bright MLS, Warrington 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.

Warrington Township: 210.34 total mills = 29.65 county + 25.79 township + 154.9 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $21,034.00 a year (210.34 × 100). Warrington requires a residential Use & Occupancy inspection ($140, with a $25 reinspection fee if needed), and the township checklist includes a sprinkler certification form where it applies. (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 Warrington

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

Denise LePera: "Nick was great to work with, very patient, and understood exactly what we wanted. He was great on the sale of our home as well. Listens, gives sound advice!"

Brandon Haines: "Nick was always available for any questions or concerns I had throughout the entire process. From the moment I contacted him, he had a game plan and answers even before I had questions. Not only is Nick an excellent realtor, but a genuinely great and thoughtful person who I would gladly recommend to anyone looking to buy or sell their home. I gained a realtor and a friend in this process. Thank you, Nick!"

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) Warrington.

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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Warrington FAQ

Is Warrington, PA a good place to live?

Yes. It offers Central Bucks schools, newer neighborhoods, easy access to Doylestown and the US 202 parkway and a strong home market.

What school district serves Warrington?

The Central Bucks School District; Central Bucks High School South is in the township.

Is there a train station in Warrington?

No. SEPTA's Route 55 bus runs along PA 611; the nearest Regional Rail stations are in Doylestown and Warminster.

What's the median home price in Warrington?

Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Warrington Township was $600,000; in Q3 2026 it was $635,000 (Bright MLS, pulled Oct 13, 2026).

How fast are homes selling in Warrington?

197 of 249 sales over the last 12 months had 30 or fewer days on market, at an average of 100.06% of original list price (Bright MLS, pulled Oct 13, 2026).

Can I sell my current home and buy in Warrington 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.