New construction is arriving in Bucks County, but not every project is months away from move-in. Some communities are selling now. Others are approved but still years from delivering a home.
As of October 9, 2026, the decision is simple:
- Buy resale now if you need a predictable move, a specific location, or a true single-story home.
- Wait for new construction if you have flexibility, a larger budget for upgrades, and a strong preference for new systems and builder warranties.
Demand is REAL. NIC reported 92.6% average occupancy in active-adult rental communities during the second quarter of 2026 across its tracked markets. That is not a Bucks County-wide resale statistic, but it confirms the broader trend: age-restricted housing is filling quickly while new supply remains limited.
In Bucks County, single-story homes are still the scarcest product. We wish we had more.
The 2026-2027 Pipeline: What Is Actually Coming?
Here is the honest status of the communities buyers are asking about.
Regency at Rockhill Ridge: Sellersville
Status: Selling, models open, construction and move-ins underway.
This Toll Brothers community is no longer just “coming soon.” It is actively selling from a location near Route 309 and St. Luke’s Grand View Hospital.
The original plan calls for approximately 72 to 73 carriage homes. The advertised price of about $450,000 is real, but it appears tied to limited quick-move-in homes rather than the normal community-wide starting price.
Current public inventory has shown:
- Select quick-move-in homes around $450,000
- Ready-to-build pricing beginning near $499,995
- Higher pricing for basements, premiums, and upgraded finishes
- First-floor primary suites
- Approximately 1,921 square feet in the Overton designs
- Two-car garages and low-maintenance features
Some homes have been listed for October 2026 delivery. That makes Rockhill Ridge one of the most immediate new-construction choices for a Bucks County 55+ buyer.
However, available homes and prices can change quickly. Ask the sales center for the all-in price, not just the advertised base price.
Regency at Willowcrest: Upper Southampton
Status: Selling and under construction, with first deliveries expected within months.
Toll Brothers is planning 115 carriage homes at Regency at Willowcrest. The community is located on Second Street Pike in Upper Southampton.
Public listings show:
- First-floor primary suites
- Two-story carriage-home designs
- Approximately 2,232 to 2,371 square feet
- Starting prices around $699,995
- Quick-move-in homes listed in the $700,000s and higher
- December 2026 delivery dates on select homes
Willowcrest may be a good fit if you want new construction but do not require a detached ranch home. Daily living can be placed on the first floor, but the home itself is not a true one-level design.
Falls Township: 84 Age-Restricted Apartments
Status: Preliminary and final land-development approval granted; construction timing not verified.
Falls Township approved an 84-unit age-restricted apartment building on Lincoln Highway in late September 2026. The approved plan includes one two-story building on approximately three acres, along with parking and site improvements.
This is an important entitlement milestone. It is NOT the same as having a move-in date.
As of October 9:
- Final land-development approval has been reported
- No verified groundbreaking date was found
- No verified building-permit or occupancy schedule was found
- Buyers should think in terms of planning and construction time, not immediate availability
If you need to move in within six months, this is not the project to wait for.
Bristol Township Senior Housing Plans
Bristol Township has more than one senior-housing story.
The Villas at Greenbrook is a market-rate 55+ community in Levittown. It is under construction and selling. The original overall plan was approximately 180 units, while later marketing has focused on a 108-home attached-home portion, including carriage homes and condo-style flats.
The community offers a possible alternative for buyers looking in the mid-$500,000s, with flats advertised at lower price points. It is much closer to reality than a proposal still sitting in the approval process.
The Lighthouse, on Norton Avenue, is a separate affordable senior-housing project with 51 one- and two-bedroom apartments. It was nearing completion in 2025 and should be treated as completed or operational by October 2026 unless a later update says otherwise. It is not a market-rate purchase opportunity like Greenbrook.
Farms Edge at Shady Brook: Middletown Township
Status: Preliminary approval only; final approval and construction schedule remain unverified.
The original concept was often discussed as a 161-home age-restricted development. The latest preliminary plan is smaller: 129 total homes, including detached homes, twins, and carriage homes.
The plan received preliminary approval in July 2025, but additional engineering, emergency-access, traffic, and roadway work remained. No verified final-plan approval, building permits, groundbreaking, or firm delivery date was found as of October 9, 2026.
This is a project to monitor, not a project to plan your move around. It could be years from occupancy.
The Avenrowe Lesson: Limited Supply Does Not Reappear
Avenrowe in Fairless Hills has only 80 homes, built between 1999 and 2000. There is no room for additional development.
That matters because the community represents a fixed amount of housing in a market where demand for low-maintenance and single-story living remains high. Once an Avenrowe home sells, the next opportunity depends entirely on a homeowner deciding to move.
The same supply problem affects other established Bucks County 55+ communities. There are no endless phases waiting to be released. A desirable resale may be your best opportunity for the next several months.
You can browse Bucks County 55+ communities here, including Avenrowe, Greenbrook, Morgan Creek, Flowers Mill, Shady Brook, and many others.
The Honest Math of Waiting for New Construction
The base price is only the beginning.
Your final contract price may include:
- Lot or homesite premiums
- Basement or finished-basement options
- Additional bathrooms
- Structural extensions
- Loft or room conversions
- Fireplace and outdoor-living options
- Flooring, cabinets, counters, lighting, and appliances
- Design-center upgrades
- Closing costs and community fees
Structural options often must be selected early and may affect the foundation, framing, permits, and construction schedule. Design-center options usually involve finishes, but they can still add up quickly.
Before you reserve a home, request:
- The current base price
- The exact homesite premium
- A complete structural-options price sheet
- A design-center allowance or upgrade estimate
- The projected HOA or condo fee
- The property-tax estimate
- The deposit and cancellation terms
You may also face:
- Deposits tied up for months
- Price-escalation clauses
- Delivery delays
- Temporary housing or extended rent
- A home plan, finish package, or site plan changing after you sign
- HOA fees that are not finalized until the first operating budget
New-community fees are NOT automatically lower than resale fees. A new association may still be building reserves, hiring vendors, and determining the true cost of maintaining roads, landscaping, elevators, clubhouses, roofs, and exterior structures.
What You Give Up, and Get, in New Construction
New construction may give you:
- New HVAC, plumbing, roofing, and electrical systems
- Builder warranty protection
- Modern layouts
- Energy-efficient construction
- Personalization
- Less immediate repair work
But you may give up:
- A guaranteed move-in date
- Mature trees and landscaping
- Established neighbors
- A known HOA operating history
- Your preferred floor level or homesite
- The ability to see the finished home before committing
Resale may offer a mature community and a faster closing. You may find comparable price points in Morgan Creek, Flowers Mill, Ivygreene, Shady Brook, Buckingham Springs, Greenbrook, or other Bucks County 55+ communities.
If a resale needs updating, we recommend practical spending. Skip a project that costs more than 1% of the home’s value and is likely to return less than 75% of its cost. In many cases, a repair credit is smarter than asking a seller to complete an expensive improvement.
Do Not Skip These HOA and Condo Checks
For a resale condo such as the Village of Southampton, review:
- Reserve-fund health
- Fee-increase history
- Current and pending special assessments
- Elevator maintenance contracts
- Elevator inspection and service history
- Roof, siding, windows, and exterior-maintenance responsibilities
- Master insurance coverage
- Recent meeting minutes
- Rules affecting rentals, pets, renovations, and resale
A lower monthly fee is not necessarily a better deal. You need to know what the fee covers, and what you may eventually pay through an assessment.
Who Should Wait, and Who Should Buy Now?
Waiting may make sense if you:
- Can wait 12 to 24 months or longer
- Have flexibility on location and floor level
- Want a builder warranty and modern systems
- Can afford upgrades beyond the base price
- Are comfortable with construction delays
- Have a temporary housing plan
- Are focused on a specific community that truly fits your budget
Buying resale now may be smarter if you:
- Need to move within the next six to nine months
- Want a true one-story home
- Need a predictable closing date
- Prefer mature landscaping and established neighbors
- Want to compare the actual HOA financial history
- Are downsizing from a home you have owned for 25 years or more
- Are concerned that the new construction price will exceed your budget
Waiting only pays if the specific community you want actually fits your budget, lifestyle, and timeline. A proposed community is not a substitute for a home you can occupy.
We are more than willing to compare the numbers with you. Contact The Swain Team at (215) 757-7257 or Theswainteam@gmail.com. We can help you evaluate new construction, resale inventory, HOA documents, and downsizing timing across Bucks County.
The best home may be under construction. It may also be available today, but only for a short time.
Call (215) 757-7257 or email Theswainteam@gmail.com before you decide to wait.