Living in Washington Crossing, PA: My Guide to Upper Makefield
Updated October 2026 · By Nick Rau, President of Sales, Rarity Real Estate Team
Washington Crossing is Bucks County's riverfront estate country, and Upper Makefield Township around it has some of the most beautiful land in the region. The township had 8,857 residents at the 2020 Census (U.S. Census Bureau), and it was named "Best Place to Live in the Suburbs" by Philadelphia magazine in 2006 for its homes, schools and commute to New York and Princeton (Wikipedia). Here's how I explain it to the families I help move here.
Photo: LR.127 / Wikimedia Commons, CC BY 4.0
Where Washington crossed the Delaware
Washington Crossing, once called Taylorsville, was the launch point for George Washington's crossing of the Delaware on the night of December 25–26, 1776 (Wikipedia). Washington Crossing Historic Park is a 500-acre state park whose lower section includes 13 historic buildings, among them McConkey's Ferry Inn, where Washington and his aides ate dinner and planned the crossing (Wikipedia). The Washington Crossing Bridge connects the village to Washington Crossing, New Jersey (Wikipedia).
Photo: LR.127 / Wikimedia Commons, CC BY 4.0
The vibe
Life here is about land and river. The Delaware Canal towpath runs through the historic park (Wikipedia), and Bowman's Hill Wildflower Preserve, with more than 700 native plant species and about 4.5 miles of trails, is just up River Road (Wikipedia). Upper Makefield's historic places include Dolington, Jericho Mountain and Pidcock Creek (Wikipedia), and the township has the eighth-highest per capita income of any township in Pennsylvania (same source).
Photo: Famartin / Wikimedia Commons, CC BY-SA 4.0
Schools: Council Rock
Upper Makefield is in the Council Rock School District, which also serves Newtown, Newtown Township, Northampton and Wrightstown (Wikipedia). Always confirm the assigned school for a specific address with the district.
Photo: LR.127 / Wikimedia Commons, CC BY 4.0
Getting around
River Road (PA 32), Windy Bush Road (PA 232) and PA 532 are the main roads (Wikipedia). The Washington Crossing Bridge leads straight into New Jersey (Wikipedia), which is part of why the commute to Princeton and New York is so popular here.
Local favorites
Washington Crossing Historic Park is the centerpiece here. Its 2026 calendar includes a Fourth of July celebration, monthly living history programs, lantern tours and the First Crossing reenactment on December 13 (Washington Crossing Historic Park). The Washington Crossing Inn takes reservations into late 2026 and serves Sunday brunch along with seasonal lunch and dinner menus (Washington Crossing Inn). The Yardley-Makefield branch library at 1080 Edgewood Road is a short drive south (Bucks County Free Library).
Parks, libraries and events
Living next to a historic park means something is always happening. Washington Crossing Historic Park hosts living history programs once a month and evening lantern tours, and every December it holds a reenactment of Washington's crossing of the Delaware. The First Crossing reenactment is on December 13, 2026 (Washington Crossing Historic Park). The Washington Crossing Inn has Sunday brunch from 11:30 a.m. to 2:30 p.m. (Washington Crossing Inn). The Yardley-Makefield library is open six days a week, with evening hours Monday through Thursday (Bucks County Free Library). For buyers who want history, the river and quiet roads all in one place, there's nothing else like it.
The Washington Crossing market right now
Washington Crossing is the top of the market on my list, with a $1,265,000 median over the past year. It's a small market with 97 sales, so I lean on the median: luxury homes here take a bit longer and sell a little below original asking on average, which gives buyers room to negotiate on the right property.
I pulled these numbers from Bright MLS on October 13, 2026, for residential closed sales in Upper Makefield Township (Bucks County) by close date. Over the last 12 months (October 2025 through September 2026), 97 homes sold at a median of $1,265,000 and an average of $1,522,707. They averaged 56.9 days on market (the average for the period), and the average sold-to-original-list-price ratio was 97.15%. 64 of those 97 sales had 30 or fewer days on market. Q3 2026 alone brought 28 sales at a $1,325,000 median and 94.56% of original list, averaging 27.8 days on market. As of October 13, 2026 there were 31 active and coming-soon listings.
Metric | Last 12 months (Oct 2025–Sep 2026) | Q3 2026 (Jul–Sep) |
|---|---|---|
Closed sales | 97 | 28 |
Median sold price | $1,265,000 | $1,325,000 |
Sold / original list price (average) | 97.15% | 94.56% |
Average days on market | 56.9 | 27.8 |
Active + coming soon (Oct 13, 2026) | 31 | 31 |
Source: Bright MLS, Upper Makefield 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 Makefield Township: 186.0692 total mills = 29.65 county + 6.45 township + 149.9692 school (county and township: 2026; school: 2026–27 school year). On a $100,000 assessed value, that's about $18,606.92 a year (186.0692 × 100). Upper Makefield doesn't require a resale inspection. Sellers do need to disclose any known new construction, lot or subdivision information to the buyer (Ordinance 238). (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 Washington Crossing
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
Steve O'Donnell: "We had the pleasure of working with Nick during the tough 2025 housing market. He helped us navigate all of it seamlessly. Nick was excellent in dealing with our requests for quick appointments, life events and anything in between. We will always recommend Nick to anyone we come across that is in the market to buy a house."
Ashley Gould: "There are realtors and then there is Nick. Top tier, gets everything done the first time & gets it done right. We made the best decision selling our house with him! Couldn’t recommend Nick enough. He is elite & I can’t wait to buy a house through him very soon!"
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) Washington Crossing.
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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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Washington Crossing FAQ
Is Washington Crossing, PA a good place to live?
Yes. It offers Council Rock schools, the Delaware River, Washington Crossing Historic Park, large lots and an easy drive to Princeton and New York.
What school district serves Washington Crossing?
The Council Rock School District.
Is Washington Crossing its own town?
No. Washington Crossing is a village in Upper Makefield Township, Bucks County.
What's the median home price in Washington Crossing?
Over the last 12 months (Oct 2025–Sep 2026), the median sold price in Upper Makefield Township was $1,265,000; in Q3 2026 it was $1,325,000 (Bright MLS, pulled Oct 13, 2026).
How fast are homes selling in Washington Crossing?
64 of 97 sales over the last 12 months had 30 or fewer days on market, at an average of 97.15% of original list price (Bright MLS, pulled Oct 13, 2026).
Can I sell my current home and buy in Washington Crossing 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.