Pennsbury and Council Rock are the two large public school districts most New York and Philadelphia buyers compare in Lower and Central Bucks County. In short: Council Rock has two high schools that ranked higher in U.S. News’s 2026-27 list and a lower school tax rate; Pennsbury covers Yardley and Lower Makefield, the Pennsylvania neighborhoods closest to Trenton’s trains to New York. The right choice depends on the home, the commute, and the school a specific address feeds.
Side by side
| Pennsbury | Council Rock | |
|---|---|---|
| Towns | Yardley, Lower Makefield, Falls Township, Tullytown | Newtown Borough and Township, Northampton (Holland, Richboro), Upper Makefield (Washington Crossing), Wrightstown |
| Students (2024-25) | About 9,500 | About 10,400 |
| Schools | 10 elementary (K to 5), 3 middle (6 to 8), 1 high school | 10 elementary (K to 6), 2 middle (7 to 8), 2 high schools |
| High school ranking, Pennsylvania (U.S. News 2026-27) | Pennsbury 157th | North 30th, South 73rd |
| School tax rate, 2026-27 | 211.143 mills | 149.9692 mills |
| Increase for 2026-27 | 3.5 percent | 3.5 percent |
| Big project | New $269.5 million high school | None announced |
Sources: Pennsylvania Department of Education, U.S. News & World Report, the districts, and the National Center for Education Statistics.
Rankings, in context
U.S. News ranked Council Rock High School North 30th and Council Rock High School South 73rd in Pennsylvania in its 2026-27 Best High Schools, and Pennsbury High School 157th. Rankings weigh test results, graduation rates, and college readiness; they say less about specific programs, class sizes in a given building, or how a school fits a particular child. Visit, ask about the programs your children care about, and talk with families who live there.
Taxes, in context
Pennsbury’s rate of 211.143 mills is higher than Council Rock’s 149.9692, and Pennsbury has told residents to expect more increases as it builds its new high school in Falls Township. But a tax bill is the rate times the assessed value, and Bucks County still assesses on an old base year, so two similar homes can carry different bills. Township taxes differ too: Upper Makefield’s 2026 rate is 6.45 mills and Northampton’s 35.25 mills. The only reliable comparison is the actual bill on each home.
Home values
| Area | District | Typical single-family value (Zillow, Sept 2026) |
|---|---|---|
| Yardley and Lower Makefield (19067) | Pennsbury | About $641,000 |
| Newtown (18940) | Council Rock | About $785,000 |
| Washington Crossing (18977) | Council Rock | About $888,000 |
| Richboro (18954) | Council Rock | About $729,000 |
| Holland (18966) | Mostly Council Rock | About $595,000 |
ZIP codes cross district lines: 19067 includes Morrisville Borough, 18977 includes part of Lower Makefield (Pennsbury), and 18966 includes Upper Southampton (Centennial School District).
Commutes
- To New York: Yardley is about 12 minutes from Trenton’s NJ Transit station, Washington Crossing about 17, Newtown about 21, and Richboro about 33, without traffic. Express trains reach New York Penn Station in about 1 hour 10 minutes from Trenton.
- To Philadelphia: SEPTA’s West Trenton Line stops in Yardley, Woodbourne, and Langhorne. Holland is about 36 minutes from Center City by car.
How to decide
- If the New York commute comes first, start with Yardley and Lower Makefield in Pennsbury, or Washington Crossing in Council Rock.
- If the high school ranking and the tax rate come first, start with Council Rock, and check whether a home feeds North or South.
- If you want a town center, compare Yardley’s borough with Newtown’s.
- Either way, confirm the municipality and school assignment for each address before you make an offer.
Buyers also comparing the New Jersey side of the river can read the guide to moving from New York City to Bucks County or Princeton.
Working with Karen
Karen Langsfeld is a REALTOR® with Berkshire Hathaway HomeServices Fox & Roach, licensed in Pennsylvania and New Jersey. She confirms the district, school assignment, and actual tax bill for each home a buyer considers, so the Pennsbury and Council Rock comparison is made home by home, not ZIP by ZIP.
Contact Karen at (215) 495-2914 or through the contact page.
Sources: Pennsylvania Department of Education, Real Estate Tax Rates 2026-27; Pennsbury School District; Council Rock School District; National Center for Education Statistics (2024-25); U.S. News & World Report Best High Schools 2026-27; Zillow Home Value Index, September 2026; Upper Makefield and Northampton townships. Drive times are estimates without traffic.