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 32 days on the market compared to the national average of 58 days. The median sale price for homes in Croydon, PA over the last 12 months is $350,000, down 3% from the median home sale price over the previous 12 months.
SINGLE FAMILY HOME PLUS DUPLEX ON ONE LOT! Newly remodeled 5 BEDROOM, 2 1/2 bath SINGLE FAMILY HOME plus semi-attached top/down DUPLEX with 2 BEDROOMS and 3 BEDROOMS respectively! The single family home features an updated eat-in kitchen with newer appliances (new DISHWASHER 2025), granite countertops and tile backsplash. Relax in the spacious combination dining room- living/family room, perfect
SINGLE FAMILY HOME PLUS DUPLEX ON ONE LOT! Newly remodeled 5 BEDROOM, 2 1/2 bath SINGLE FAMILY HOME plus semi-attached top/down DUPLEX with 2 BEDROOMS and 3 BEDROOMS respectively! The single family home features an updated eat-in kitchen with newer appliances (new DISHWASHER 2025), granite countertops and tile backsplash. Relax in the spacious combination dining room- living/family room, perfect
This is an as-ia sale. Perfect for the real estate investor to fix and flip or someone renovate and call home. Seller financing could be available at the right terms with a down payment.
Welcome home! 3 bedroom, 2 full bathroom in Croydon Manor. Easy first floor living with spacious open kitchen, dining room and living room area, and full bathroom. Kitchen features wood cabinetry, modern tilework and granite counters. Dining area has sliding doors that lead to deck and backyard. Upstairs you will find 3 bedrooms freshly painted, and full bathroom with ceramic tile. Full finished
Welcome to this well-maintained 3-bedroom, 2-bath ranch home offering comfortable one-floor living, this home combines convenience with a functional layout and plenty of outdoor space.Step inside to a bright and inviting living room featuring carpeting, a ceiling fan, and an abundance of natural light. The adjoining dining area offers tile flooring and another ceiling fan, creating the
3 Bedroom / 2 Bathroom Home for Rent Beautifully newly renovated 3-bedroom, 2-bathroom home featuring fresh paint throughout and brand-new flooring. This well-maintained property offers a bright, clean interior with a functional layout and comfortable living spaces. The home also features a beautiful, spacious yard, ideal for outdoor enjoyment and added privacy.
Located in the town of Croydon in Bucks County, large five bedroom two and a half bath colonial, home was built in 2002, nice stone front and vinyl siding, large kitchen with plenty of cabinet space, nice sized living room and dining area, first floor laundry room, half bath on the first floor, second floor has a huge halway area with high ceiling and beautiful chandelier, huge master bedroom
New Construction! Quality built F&J Home located in Bristol Township. Find everything on your must have list right here with this 3 bed, 2.5 bath beauty. The craftsmanship throughout this house will leave you the envy of all your friends and family with wainscoting, chair rails, crown molding, recessed lighting & elegant lighting fixtures throughout, beautiful laminate wood floors, and tasteful
This well-maintained ranch home offers the convenience of single-level living with 3 bedrooms and 1 full bath. Inside, you'll find durable vinyl plank flooring, stained wood interior doors, Corian countertops, and replacement windows installed in 2017.Major updates include a newer heating system (2015), hot water heater (2024), and a CertainTeed roof installed in 2011, providing peace of mind
Better Than New! Beautifully Upgraded 4-Bedroom, 3-Full-Bath Home with Open-Concept Design Welcome to this stunning and meticulously maintained 4-bedroom, 3 full-bath home, featuring a bright and spacious open-concept floor plan designed for modern living. From the moment you enter, you're greeted by a dramatic 2-story foyer highlighted by a large front façade window that fills the home with
Back on the market! Welcome to this 3-bedroom, 2-bath single-family home situated on a double lot in Croydon. The sale includes the adjoining lot providing additional outdoor space. Offering the convenience of one-floor living, this home features a spacious living room and a versatile bonus room that can be used as a home office, playroom, or additional living space. The eat-in kitchen is located
Parcel may be a fantastic Billboard location with approx. 154 feet of I-95 exposure, just North of MM 38, Northbound side. Cash is always king, but Seller may be open to holding some paper, depending on terms offered. Hurry before someone else steals this opportunity. Note: If facing either 4744 Dunston Road OR 4790 Duston Road, this parcel is between those homes, to the rear. The homes located
Jonathan GeftmanAmerican Dream Realty Service Corp.
REDUCED $34,900!!! Welcome to this large, well-maintained home with 4 bedrooms and 2.5 bathrooms that's situated on what was originally 4 lots! Possible In-law Suite OR 5th bedroom. Sunroom. Attached garage with inside access & a workbench. All windows replaced 10 yrs ago plus a new front Pella bow window 2 years! INTERIOR: Luxury wide plank flooring over original hardwood installed in 2025!
Why compromise when you can have it all at Glen HollowApartments? Modern amenities and a convenient locationare just a couple of things making our apartments in Croydon, PA, agreat choice for you. Whether you're seeking relaxation, a dynamic lifestyle,or local exploration, our community has you covered – the pool, playground, andaddress near SEPTA options stand as proof. Close
Welcome to your new home in the charming district of Croydon, PA! This inviting property is perfect for those looking to enjoy a vibrant community with easy access to nearby amenities.This home offers a comfortable living space ensuring enjoyment throughout the seasons. The presence of air conditioning and ceiling fans adds to the comfort, making it an ideal retreat. Located
3 Bedroom / 2 Bathroom Home for Rent Beautifully newly renovated 3-bedroom, 2-bathroom home featuring fresh paint throughout and brand-new flooring. This well-maintained property offers a bright, clean interior with a functional layout and comfortable living spaces. The home also features a beautiful, spacious yard, ideal for outdoor enjoyment and added privacy.
Expanded Three Bedroom Home in Croydon offers a well-maintained layout with three bedrooms and two full, updated bathrooms. The large master bedroom provides generous space, and laminate flooring runs throughout the home for easy upkeep. A detached garage adds convenient off-street parking and storage. Located in Croydon, this property combines practical living spaces and modern finishes for
Brand new 4 bedrooms and 3 bath home featuring high end upgrades and finishes, new doors, siding, gutters, kitchen and more! Stainless steel appliances, quartz countertops and new cabinets in the kitchen. New flooring throughout. You will notice a spacious yard for you to enjoy. Some other notable features of the home include brand new central HVAC, water heater and laundry area with a washer and
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