$450,047Average Value$245Average Price per Sq Ft18Homes For Sale
A historic township less than 20 miles from Philadelphia
Bensalem was first outlined in 1692 and is almost as old as the state it is located in. The Pennsylvania township’s population started to boom in the 1950s, thanks to businesses and industries moving into the area that had primarily been farmland for centuries, and now boasts more than 62,000 residents. Fortune ranked it the 26th-best place to live for families in the country in 2023, and its close-knit community frequently gathers to take in concerts, explore nature or even test their luck at the state’s largest casino – which also features a horse racing track.
Less than 20 miles northeast of Philadelphia, residents have no shortage of accessibility to the city or major roads, but an array of subdivisions give Bensalem a reserved, quiet feel. “Bensalem is sort of your first large suburb you hit going out of northeast Philadelphia,” says Sean Elstone, a Realtor with Keller Williams Main Line Realty. “It’s another sort of hub, right off the turnpike as well. It has easy access to New Jersey from Bensalem, and easy access to northeast Philadelphia and Center City. Bensalem has a lot of industrial areas.” With a setting along the Delaware River, fed by the Poquessing and Neshaminy Creeks, Bensalem attracts those seeking a suburban lifestyle full of outdoor adventures. The natural beauty of Bucks County is met with the convenience of city amenities directly in the township.
Dive into non-stop entertainment at Parx Casino, Bensalem's hotspot.
The Lords of 52nd Street played a concert at the Bensalem Family Fall Festival.
Come see the rich history at the Andalusia Historic House in Bensalem.
Spuddy Buddy Fry Factory is a favorite at the Bensalem Family Fall Festival.
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Several large green spaces in the city
A cemetery, country club and state park stand as the three largest green spaces in the Bensalem area. Neshaminy State Park is the most expansive, tallying 339 acres, and offers a pool, splash pad and picnic areas on its grounds. “It’s actually really pretty,” Elstone says. “It’s right along the Delaware River.” A marina at the park allows for boating access to the river, and the Tidal Marsh Natural Area within it has a unique blend of flora and fauna for visitors to see. The Delaware River makes up the city’s southern boundary; outside of the boating access in Neshaminy State Park, the river is commonly used for fishing.
Bensalem Central Park is home to the Penn Community Bank Amphitheater, which hosts a popular summer concert series with themes like tributes to famous artists, certain musical decades and specific genres. The Bensalem Township Country Club is open to the public on the west side and offers an 18-hole course to golfers. In early 2024, a tax increase was implemented to direct more funds towards the Bensalem Township Parks and Recreation Department. The hike is aimed at improving parks and facilities within them.
Neshaminy State Park has covered picnic tables and areas can be reserved in Bensalem.
Bensalem Central Park has walking trails in Benslaem.
Enjoy the view of Neshaminy Creek in Newport Park in Bensalem.
Bensalem's scenic beauty never disappoints.
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Residential living just off the Delaware River
Many Bensalem residents live in subdivisions scattered throughout the township. A large number of the single-family homes date to between the 1940s and 1980s, but with Bensalem’s ever-growing population, brand-new houses continue to pop up. Organized residential streets lined with lots featuring trees and sometimes pools, occupy much of the area. Ranch-style homes, Cape Cods, colonials and split-levels are all found in Bensalem, as well.
Some single-family homes and townhouses sit on or near the Delaware River and offer views of New Jersey across the water. “It hugs the Delaware River and northeast Philadelphia,” Elstone says. “The average price point is quite a bit lower. It’s close enough to Newtown in Bucks County, which has a beautiful little downtown that a lot of people go to for dinner.” Prices can range from around $200,000 for small bungalows to $800,000 or higher for large, custom-built properties. The median price sits at around $400,000, lower than the Bucks County median of around $475,000, and homes typically sell after about 22 days on the market. Bensalem also experiences all four seasons, with hot summers, cold winters and an average annual rainfall of 48 inches, above the national mean of 38 inches.
In Bensalem they have built some new townhomes along the Delaware River.
Bensalem is borded by the Delaware River and there are some homes with waterfront views.
Single-family home with front porches are common in the Bensalem neighborhood.
Stone Ranch homes often have attached garage in the Bensalem neighborhood.
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Nearby casinos, theme parks and more
Bensalem is a short jaunt to the arts and culture of Philadelphia, where many residents head for events and attractions. However, there are a handful of amenities within about six miles, including the Andalusia Historic House and the African American Museum of Bucks County. The area’s biggest entertainment establishment is the Parx Casino, situated on the west side. “People do travel to the Parx Casino from the area,” Elstone says. “It’s probably the single biggest draw for Bensalem. Events will be more in Philadelphia.” The casino offers shows at the Penn Community Bank Amphitheater, horse racing and more.
Around 10 miles north, Sesame Place offers both theme park and water park amenities, depending on the season, based around the iconic television program “Sesame Street”. Open for over 40 years, it’s a popular local draw for families. “When you’re under 10 years old and living in this area, everyone goes to Sesame Place,” Elstone says. Other events in Philadelphia include all four major sports represented at the Philadelphia Sports Complex, with the Eagles, Phillies, 76ers and Flyers competing in their respective leagues at three arenas. The complex is just over 20 miles southeast of Bensalem.
Enjoy live throubread racing at Parx Casino & Racetrack in Bensalem.
Minutes from Bensalem your kids can have hours of fun at Sesame Place.
Penn Community Bank Amphitheater holds summer concerts at Bensalem Central Park.
Andalusia Historic House, Gardens & Arboretum is open for tours in Bensalem.
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Multiple major thoroughfares cross through Bensalem
Interstate 276 and Route 1 cross in the northwestern part of Bensalem, while Interstate 95 runs through the southern half of the city. Access to most of the highways is within 3 to 5 miles from central Bensalem. “Convenience is a big factor,” Elstone says. “Route 1, along with 95 and 276, those are the three main hubs in northeast Philadelphia. There are a lot of truck drivers who live in Bensalem because of that.” Residents can head to Philadelphia, which sits about 18 miles southwest, by way of 95, while New York City is around 80 miles northeast. Several other state routes also run through the area, and the Southeastern Pennsylvania Transportation Authority operates bus and rail services in the area. Philadelphia International Airport is located around 26 miles away and serves nearly 20 airlines and offers both national and international travel.
Shopping at two major malls
The Neshaminy Mall and Philadelphia Mills serve as the two largest shopping complexes in the area. “Neshaminy Mall is a big draw,” Elstone says. “There are a number of national chains all around that area, from Home Depot to restaurants like Cracker Barrel. It just had sort of an upgrade and revamp not too long ago.” Major retailers like Walmart and Target are also located close to the Neshaminy Mall, less than 3 miles north of the Parx Casino. Route 132 runs through western Bensalem and is lined with restaurants, stores and more.
There are plenty of stores to shop at Philadelphia Mills, minutes from Bensalem.
Enjoy your shopping experience at Philadelphia Mills near Bensalem.
Boscov's in Bensalem is always having a sale.
Barnes & Noble at Neshaminy Mall is a great place to get your books in Bensalem.
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A district with highly-rated private schools
Kids attend schools in the Bensalem Township School District, which earns an overall B grade by Niche and encompasses six elementary schools, two middle schools and one high school. The Bensalem Cyber Academy allows for students to learn from home. Some of the area’s highest-rated private schools are also in the area, including Holy Ghost Preparatory School, rated an A-plus by Niche, and Nazareth Academy High School, which gets an A. “A lot of people move out of northeast Philly into Bensalem for the schools,” Elstone says.
Nearby universities include Cairn University and Holy Family University, both private religiously-affiliated four-year schools, Thomas Jefferson University’s School of Continuing & Professional Studies, the Community College of Philadelphia’s Northeast Regional Center and Bucks County Community College.
Holy Ghost Preparatory School sits on a beautiful fifty acre campus in Bensalem.
Children who live in the Bensalem neighborhood will attend Cornwells Elementary School.
Robert K Shafer Middle School receives an overall C+ gradef from niche.com.
School Lane Charter School serves students in the Bensalem community.
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A low rate of violent crime
Neighborhood Scout, which sources its data from FBI crime statistics, reports that Bensalem records 21.77 crimes on an annual basis per 1,000 residents. Property offenses make up a vast majority of the total, with the yearly average standing at 1.02 violent crimes within the 1,000-resident benchmark. Bensalem is considered safer than 19% of cities nationwide.
According to Public Safety Director William McVey, the area has experienced a steep uptick in shoplifting over the last two years. The Bensalem Police Department and the Bensalem Economic Development Committee hosted a summit in early 2024 to present their new business theft reduction initiative in Bensalem Township.
Written By
Adam Cheek
Photography Contributed By
Mitchell Birnbaum
Video By
Chris Norton
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GreatSchools:
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On average, homes in Bensalem, PA sell after 21 days on the market compared to the national average of 50 days. The median sale price for homes in Bensalem, PA over the last 12 months is $400,000, up 4% from the median home sale price over the previous 12 months.
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