Warrington

In the far reaches of Philadelphia’s suburbs, Warrington in Bucks County offers some of the newest and largest homes in the region, providing comfort, privacy and a high quality of life.

Formerly a rural area with little around it, the township grew by leaps and bounds over the past half-century, increasing from a population of about 7,500 people in the 1970s to nearly 26,000 today. Along with the various residential subdivisions adorned with tree-lined streets and well-kept sidewalks, large suburban-style shopping centers with big box retailers and expansive parking lots also rose along Easton Road, the main state highway in the area and the community’s direct route to Philadelphia about 20 miles away.

Melanie Henderson, a RE/MAX Realtor based in the neighboring borough of Doylestown, says living in Warrington is excellent as it features desirable homes and subdivisions close to Philadelphia, the Pennsylvania Turnpike, big modern shopping centers and old towns with boutique-rich town centers. “You have some older Colonials and townhouses, but I would say most of these homes were built in the last 30 years or so,” she says. “Some folks commute to Philadelphia from here, but we have a lot of great hospitals and medical offices around here, so a lot of medical professionals move here to be close to work.”
In the sizeable contemporary townhouse communities throughout Warrington, properties sell for between $200,000 and $500,000, with modern units with attached garages and three floors reaching upward of 2,600 square feet. Detached split-levels and Colonial-style homes needing updates can be found at the higher end of that range. At the top of the market, however, prominent homes built in the past 10 years with 3,000 to 5,000 square feet of living space on half-acre lots can reach upward of $2.5 million. As expensive as it can get, Henderson says it’s relatively affordable compared to some of the higher-cost neighborhoods in Doylestown and nearby New Hope. “It’s got great price points being so close to all these great places,” she says.

The community’s youngest children can learn to read and write at Barclay Elementary or one of the other two primary schools in the Central Bucks School District, which ranks as the No. 1 school district in Bucks County, according to Niche. With a 13-to-1 student-teacher ratio, Barclay earns an A-minus rating from Niche. From there, students can advance to Tamanend Middle School and Central Bucks High School South. Niche gives the respective secondary schools an A rating.

With acres upon acres of trees and green space still open and undisturbed, Warrington manages more than 15 parks and recreational sites. One of them is the Special Equestrian Center, a 40-acre horse ranch that hosts the county’s only therapeutic riding facility for children and adults with disabilities. Most of the parks feature either playgrounds, ball fields, walking trails or a mix of all three. Among the largest, John Paul Park at Lower Nike, features volleyball courts, a roller hockey rink, pavilions, basketball courts and pavilions that are popular for family gatherings, birthday parties and other events. At the northwestern end of the community along U.S. Route 202, a highway connecting the nearby towns of Montgomeryville and Doylestown, runners and cyclists work on improving their pace racing down the 202 Parkway Trail. Separated from the roadway by a split-rail fence, the paved shared-use path courses through eight miles of scenic meadows and rolling hills.

Almost everything one needs can be found at the twin shopping districts near the intersection of Easton Road and state Route 132. At the Shops at Valley Square, Eastern Mountain Sports sells sporting goods and other gear for athletes and adventurers. If the weather is no good for being outside, the Regal Warrington Crossing movie theater includes multiple screens and an IMAX theater to show off the newest Hollywood blockbusters. As commuters return home from work, the parking lots in front of Target, Walmart and Wegmans fill up as people load their groceries or get a last-minute urge to order take-out from one of the restaurants and eateries nearby. Chickie’s and Pete’s is especially popular among Philadelphia Eagles fans, as crowds wait for a table to indulge in beer and the restaurant’s renowned crabfries or lobster pizza pie. At other spots like the Mediterranean-inspired Adriana Food & Drink or Gran Rodeo Mexican Bar & Grill, you can experience more worldly dishes and refreshments.

Written By

Korin Krossber

Photography Contributed By

TJ Engler

Video By

Michael Voyack