If you are deciding between Newtown, New Hope, Yardley, or Doylestown, you are not alone. You want a place that fits your lifestyle, offers a strong sense of community, and makes daily life easy. In this guide, you will learn what sets Newtown apart, from its walkable historic core to its parks, schools, commute options, and housing mix. You will also see how Newtown compares with nearby favorites so you can choose with confidence. Let’s dive in.
Newtown at a glance
When locals say “Newtown,” they often mean two places that sit side by side. There is the intimate, walkable Newtown Borough and the larger, suburban Newtown Township. Both are in Bucks County and together form the area most buyers explore. You can read more about this distinction on the Newtown page on Wikipedia’s overview of Newtown Borough and Township.
For context, Newtown Township counts roughly 19,895 residents and a high median household income, about $147,600 in recent 2020–2024 estimates. The mean commute time runs about 34 minutes, reflecting a commuter‑belt lifestyle with many people driving across Bucks, into Montgomery County, or to Philadelphia. These figures come from the U.S. Census QuickFacts for Newtown Township. The Borough is much smaller, with about 2,200 to 2,300 residents, and serves as the classic village center most people picture.
On pricing, market snapshots vary by source and by geography. Early 2026 data from Redfin’s ZIP 18940 housing market page places the median sale price around the mid‑$700s. Listing sites may show higher median asking prices at the same time. The takeaway is simple: know whether a stat reflects closed sales or active listings, and whether it covers the Borough, the Township, or the wider ZIP. For address‑level accuracy, ask your agent for a current MLS pull.
Borough vs. Township: how they live
Newtown Borough: walkable village core
If you love stepping out to dinner, coffee, or a movie at the historic Newtown Theatre, the Borough will draw you in. State Street anchors the downtown, lined with restaurants, cafes, and small shops that give Newtown its small‑town charm. Housing here ranges from historic homes on smaller lots to mixed‑use buildings near the center. Inventory is limited and often unique, which can mean fewer opportunities and more competition when a great home appears.
Newtown Township: neighborhoods and HOAs
The Township wraps around the Borough with a wide mix of neighborhoods. You will find larger single‑family homes on mature lots, established planned communities like Newtown Grant, and low‑maintenance townhomes or condos closer to the bypass and downtown. If you want amenities, space, or an HOA that handles exterior maintenance, this is usually where you will look first. For any condo, townhome, or planned development, it is wise to review HOA policies and reserves before you write an offer.
Schools and education options
Newtown is part of the Council Rock School District. Council Rock High School North sits on Swamp Road in Newtown and is a major draw for many families. For an at‑a‑glance overview of the school’s profile and academics, see the Public School Review page for Council Rock High School North. Always verify the attendance boundary for a specific address with the district before you buy.
If you are exploring private options, you will find several independent and Quaker schools in the greater Newtown area, including George School nearby. Many families like the mix of public and private choices within a short drive.
Commute and connectivity
The average commute time for Newtown Township is about 34 minutes, according to Census QuickFacts. Newtown does not have a SEPTA Regional Rail station in town. Most rail commuters use nearby stations such as Yardley on the West Trenton Line or Doylestown on the Lansdale/Doylestown Line. Local bus service connects into the network, and service has seen adjustments in 2025–2026, so it helps to check current routing through TMA Bucks’ transit resources.
If you drive, the Newtown Bypass and access to I‑95 make regional travel practical. As a geographic anchor, Tyler State Park sits about 33 miles from Center City Philadelphia by road, which mirrors Newtown’s broader distance to the city; see the Tyler State Park page from Pennsylvania DCNR for the commonly referenced distance. For actual commute times, check live mapping during your typical travel windows.
Parks, culture, and day‑to‑day life
If you value the outdoors, Tyler State Park is a standout. With more than 1,700 acres, it offers hiking, biking, horseback riding, and river access. The Newtown Trail links the park to Silver Lake Park, creating a nearly 4‑mile linear path that connects neighborhoods to green space.
Weekends in the Borough feel lively but relaxed. The historic Newtown Theatre hosts films and live events, and seasonal street fairs and farmers’ markets bring neighbors together. If you enjoy lifelong learning or arts programming, the Newtown campus of Bucks County Community College sits next to the park and offers classes and events; you can browse the Bucks County Community College experience page for a sense of offerings.
Who Newtown fits best
Families
You get a reputable public school district, neighborhood parks and trails, and a range of community settings, from classic streets near downtown to planned developments with amenities. Verify the attendance zone for any address and get a tax estimate to compare Borough and Township bills.
Professionals and commuters
You can enjoy a walkable evening scene in the Borough and practical access to I‑95, Trenton, and Philadelphia. Rail is available from nearby stations. The suburban housing mix includes both low‑maintenance townhomes and single‑family homes, so you can choose the level of upkeep that suits your schedule.
Downsizers and empty‑nesters
You will likely focus on the Borough’s walkability and nearby condo or townhome options, or on HOA communities in the Township that simplify exterior maintenance. Proximity to healthcare and day‑to‑day services adds peace of mind. If you need an age‑restricted community, availability is limited, so plan ahead.
How Newtown compares nearby
- New Hope: Known for its riverfront setting, galleries, and Playhouse, it shines for buyers who want a vibrant arts and dining scene with weekend energy. Learn more from the New Hope Borough overview.
- Yardley: A compact borough with a West Trenton Line station, it suits buyers who prioritize rail access and a small downtown along the canal towpath.
- Doylestown: The county seat with noted museums and cultural institutions, it appeals to buyers who want a larger downtown and a broader mix of neighborhoods.
Your priorities will decide the winner. If schools and quick access to large parks top the list, Newtown is a strong fit. If rail is non‑negotiable, Yardley may edge ahead. If you want a destination arts scene, New Hope often leads.
What to verify before you buy
Use this quick checklist to move from research to clarity:
- Market snapshot: Get an MLS pull or check Redfin’s ZIP 18940 page for a sense of sale prices and inventory, then drill down by neighborhood.
- Borough vs. Township: Confirm the exact municipality, since taxes and services differ. For tax millage context and local contacts, start at the Borough of Newtown’s officials page.
- Schools: Verify the attendance boundary for your address with the district and review current academic data using resources like the Public School Review profile for CR North.
- HOA and condo details: Review HOA budgets, reserves, rules, and upcoming assessments, especially in planned communities.
- Commute: Check live peak‑period drive times and confirm current bus or rail connections through TMA Bucks.
- Planning and permits: If a listing references new downtown condos or infill projects, confirm the status with Borough or Township planning; you can start with contacts listed on the Borough’s site.
Is Newtown right for you?
If you want a blend of small‑town character, practical commuting options, and access to big green spaces, Newtown deserves a spot on your shortlist. The Borough gives you an intimate, walkable core; the Township offers variety and scale. With thoughtful due diligence on schools, taxes, and neighborhood fit, you can move forward with confidence.
Ready to explore homes that match your lifestyle, on or off market? Connect with the local experts at B&B Luxury Properties for a private consultation and a curated tour of Newtown and its neighboring towns.
FAQs
What is the difference between Newtown Borough and Newtown Township?
- The Borough is the small, walkable historic center, while the Township surrounds it with most of the area’s neighborhoods, HOAs, and larger lot homes.
How much are homes in Newtown right now?
- Early 2026 figures from Redfin show median sale prices around the mid‑$700s for ZIP 18940; verify neighborhood‑level pricing with a current MLS snapshot.
Does Newtown have a train station in town for commuters?
- No; most rail commuters use nearby stations such as Yardley or Doylestown, and many residents drive, with an average commute of about 34 minutes per Census data.
What schools serve Newtown addresses?
- Newtown is in the Council Rock School District, including Council Rock High School North; always confirm the attendance zone for the specific address with the district.
How far is Newtown from Center City Philadelphia?
- Newtown sits roughly 33 miles by road, similar to the distance listed for nearby Tyler State Park; actual drive times vary by route and traffic.
