Pennsbury's 3.5% Tax Increase and What It Means for Lower Bucks County Homeowners

By Josh McKnight | The McKnight Team

School taxes are back in the news in Lower Bucks County. The Pennsbury School Board has approved advertising a $278.4 million budget for the 2026 to 2027 year that leans on a 3.5% real estate tax increase. Pennsbury covers a big slice of Lower Bucks County, including Falls Township, Lower Makefield, Yardley, Tullytown, and Morrisville. If you own a home in any of those towns, or plan to buy one, this number lands right in your monthly budget.

A tax hike rarely makes anyone happy. But understanding why it is happening, and how it affects home values, puts you in a far better spot whether you are staying put or making a move in Bucks County.

What Is Driving the Pennsbury Budget Increase

Most of the budget goes to people. Salaries and benefits make up nearly 80% of Pennsbury's spending, and those are rising a modest 2.3%. The steeper jumps are coming from other places. Specialized transportation for students with disabilities is up 37%. Debt payments tied to the district's new $270 million high school are climbing almost 21%.

That new high school is the big story underneath the tax number. Its groundbreaking is set for early June, and the school is expected to open in September 2029. A project that large takes years to pay off, and part of your tax bill now goes toward building it. The board has said it is reviewing every line item for savings and is asking the state and federal government to send more money for special education.

How School Taxes Shape Buying and Selling in Bucks County

Buyers do not just shop for a house. They shop for a monthly payment, and property taxes are a real part of that payment. When taxes rise, the cost of owning a home rises with them, even if the sale price does not change. Smart sellers get ahead of this by knowing their exact tax figure before they list.

The local market gives sellers some room to work with. In Yardley, the median sale price was $455,000 in March 2026, according to Redfin, though that figure was down about 11% from a year earlier as the market cooled from its peak. Across Bucks County, the median sale price sat near $500,000 in January 2026 per Redfin. Demand in the Pennsbury area stays steady because families want to settle in one place for the long run.

School cost and school quality both pull buyers, and they often compare districts across the county. Someone weighing a home in the Pennsbury area might also be looking up in Doylestown before they decide. Knowing how taxes and prices line up in each spot is how you make a confident call in the Bucks County real estate market.

What This Means for You

If you own in the Pennsbury School District, expect a higher tax bill and plan for it. Annual increases tied to a new school can continue for several years, so build that into your thinking.

If you are selling, have your current tax amount ready for buyers, since it is one of the first things they ask. If you are buying, look at the full monthly cost of a home, not just the asking price. A clear picture upfront keeps you from being surprised at closing.

Thinking about buying or selling in the Pennsbury area? Let's talk.

Frequently Asked Questions

How much are Pennsbury School District taxes going up?

The Pennsbury School Board has approved advertising a budget that relies on a 3.5% real estate tax increase for the 2026 to 2027 school year. The board says it is still reviewing the budget for possible savings before the final vote.

What towns are in the Pennsbury School District?

Pennsbury serves several Lower Bucks County communities, including Falls Township, Lower Makefield, Yardley, Tullytown, and Morrisville. If you are buying in any of these areas, your property taxes will include the Pennsbury rate.

Do school taxes affect home values in Lower Bucks County?

School taxes affect the monthly cost of owning a home, which can shape what buyers are willing to offer. Strong, stable districts often hold demand even when taxes rise, which is part of why the Yardley median sale price held near $455,000 in March 2026 per Redfin.

When does the new Pennsbury high school open?

The new Pennsbury high school is expected to open in September 2029, with a groundbreaking planned for early June 2026. Debt payments for the project are one of the main reasons taxes are rising this year.