Vacation town turned working-class suburb 20 miles outside Philadelphia
Located 20 miles northeast of Philadelphia on the Delaware River, Croydon has the feel of a small town, with narrow streets, Capes and bungalows, and quaint marinas filled with fishing boats. “Croydon used to be farmland before people from the city started building vacation homes here,” says Mark Gatta, owner and founder of Opus Elite Real Estate and OERE Commercial Real Estate. Gatta lives in Bucks County and started his real estate career in 2013. “Now it’s a tight-knit blue-collar town with hardworking and family-oriented individuals. City police and firefighters live here. They say people who live in South Philly stay in South Philly. The same goes for Croydon. It’s a generational town.” Part of Bristol Township, Croydon offers light rail service to Philadelphia, home prices lower than the national median, and shopping and recreational opportunities minutes from most homes.
the city of Croydon sits in Bristol Township along the Delaware River.
Boat docks on Neshaminy Creek in Croydon for easy access to Summer fun on the water.
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Trains, buses and highways connecting Croydon
Commuters can catch SEPTA regional and Amtrak Northeast Corridor trains into Philadelphia from the Croydon station off Cedar Avenue. “The station is in the heart of Croydon,” Gatta says. “I used to take it when I went to college at Temple University.” SEPTA buses also stop on State Road and Cedar Avenue, taking passengers to major shopping areas in Bristol Township. U.S. 13 cuts through the center of Croydon, Interstate 95 is just to the north and the Burlington-Bristol Bridge is minutes away for drivers commuting to New Jersey.
Residents of Croydon use SEPTA Trains to get to and from Downtown Philadelphia.
Croydon residents can hop on a Septa bus to get around locally in the neighborhood.
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Single-family homes below the national median
Homes in Croydon are almost exclusively single-family dwellings with a median price of $330,000, nearly 20% less than the national median price. Homebuyers here can find charming Cape Cods with finished basements and back decks, ranch-styles with updated electrical systems and sliding glass doors off the family room, and remodeled or newly-constructed colonial-styles with open-concept living areas and attached garages. “New builds in Croydon are selling for under $450,000,” says 15-year veteran Realtor Anthony DiCicco with Keller Williams in Newtown. “You can’t even buy a townhouse in some areas for that amount, which makes Croydon a good place for first-time homebuyers.” Some areas of Croydon are part of a 100-year-old flood plain, Gatta warns, so flood insurance may be necessary.
Croydon streets are lined with cape cod homes with pristine landscaping.
Dutch Colonial new builds in Croydon have private driveways for secure parking.
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New townhouses and infrastructure improvements in Croydon
First-time homebuyers should watch for new townhouses coming to Coventry Avenue blocks from the Croydon train station. The development will consist of two buildings, each containing three homes, replacing two existing homes. “The area is completely developed,” Gatta says, “so builders must keep the same footprint. People from Philadelphia are used to the rowhouse style, so a development like this will be popular.” A $39.75 million project to improve State Road is also underway. It will replace deteriorating pavement, install curbing, widen shoulders, add turn lanes at Cedar Avenue and upgrade traffic signals.
Easy transportation to a Phillies or Eagles game is found at Croydon Station.
Newly built townhomes are sprouting in Croydon, a quick walk from the train station.
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City parks, nature preserves and the local climate
Croydon offers several small parks with playgrounds, walking paths and sports facilities, including Cedar Avenue Park, Croydon Acres Park and the softball fields at Keystone Elementary. Heritage Conservancy at Croydon Woods is adjacent to the community and one of Pennsylvania’s last coastal plain forests. The 80-acre preserve is home to hundreds of birds, plants, insects and animals. It is also a superfund site rehabilitated by the community with scenic trails and an outdoor classroom.
Marinas here border the Delaware and Neshaminy Creek to the west. Neshaminy State Marina is the largest in the area, with 370 slips and winter storage. Many homes on either side of State Road, which crosses the creek, also feature private piers and boat docks. Across the creek, Neshaminy State Park is a 71-acre natural area containing wetlands, distinct plant life and 4 miles of trails. Hikers who walk the River Walk Trail can see the Philadelphia skyline from Logan Point. While no swimming is allowed in the river or creek, the park offers a swimming pool open from Memorial Day through Labor Day.
Croydon residents enjoy four seasons, with an average summer high of 88 degrees and an average winter low of 27. The area receives little to no snowfall because of its position along the Delaware River and Neshaminy Creek; its climate classification is humid subtropical.
Find a spot at the river and enjoy the relaxing views at Neshaminy State Park in Croydon.
Play some basketball at Croydon Acres Park in Croydon.
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State Road eateries, Downtown Bristol and Bensalem shopping
While Croydon doesn’t have a downtown per se, State Road runs through the town and features dozens of restaurants and businesses, like Johnson’s Sporting Good, where hunters can stock up on supplies, and Old Croydon Café, a favorite for breakfast and lunch. “The Dog and Bull started as a corner bar next to the train station,” Gatta says of a popular local watering hole. “Now it’s a great place to unwind after work and have a drink.”
Downtown Bristol to the east is another local hot spot full of shops and restaurants, like the King George Inn, America’s oldest continuously operating inn that is now a contemporary restaurant and tavern. The Bristol Riverside Theatre is next door, featuring dramas, musicals, concerts, visiting comedians and performing arts summer camps. Doo-Wop in the Park, a late-summer festival with music from the ’60s and ’70s, and Historic Bristol Day, which celebrates Bristol’s rich history with food, crafts and historic house and garden tours in October, both take place near Bristol Wharf on the waterfront.
Shoppers will also find local and chain grocery stores, like Aldi, Acme Markets and Giant, on the western side of Neshaminy Creek in Bensalem. The nearby Franklin Mall features a Walmart, Burlington and dozens of national retailers. Also in Bensalem, Parx Casino offers over 3,000 slots, table games and live shows.
Place your bets and let the games begin at Parx Casino in Croydon, PA.
Stop in for a quick slice for lunch in Corydon at Croydon Pizza.
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Career-focused schools serving Croydon
The Bristol Township School District serves Croydon and receives a C-minus from Niche. Nearly 6,000 students attend the district’s six public schools covering pre-kindergarten through 12th grade. At Harry S. Truman High School, students can choose from advanced placement and honors classes, online coursework, and career pathways that prepare them for specific industries. The Gene and Marlene Epstein Campus at Lower Bucks of Bucks County Community College is less than 3 miles from Croydon. It features the new Center for Advanced Technologies building, where students can receive training in metalworking, industrial maintenance and building trades.
Students prepare for college at Harry S Truman High School in Croydon.
Croydon residents can find higher education locally at Bucks County Community College, 2 miles away.
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Crime on the decline in Bristol Township
According to Pennsylvania State Police data, violent and property crimes in Bristol Township have fluctuated over the past several years, ultimately falling by 16%. FBI crime data note the same trend. After a significant decline and upward climb, crime numbers are still lower than six years ago.
Written By
Christopher Kopczynski
Photography Contributed By
Mitchell Birnbaum
Video By
Mark Tilley
Interested in learning more about homes in this area?
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On average, homes in Croydon, PA sell after 14 days on the market compared to the national average of 50 days. The median sale price for homes in Croydon, PA over the last 12 months is $333,500, up 1% from the median home sale price over the previous 12 months.
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