Brian Lanoza›Bensalem, PA
Bucks County, Pennsylvania

Bensalem,
Pennsylvania

Bucks County's most populous community — 62,000 residents, three river boundaries, I-95 at the doorstep, and a price point that continues to offer strong relative value along the Northeast Philadelphia corridor. Founded in 1692. Still growing.

62,700+ Residents
~$405K Median Sale Price
23 Days Avg on Market
#1 Most Populous in Bucks Co.
1692 Founded
Call (215) 317-0082 Brian Lanoza Authority Center →
Bensalem by the numbers — the most data-rich community in Brian's territory
62K+ Residents — most populous in Bucks County
#9 Largest municipality in Pennsylvania by population
$405K Median sale price
23 Average days on market
476 Annual home sales
1692 Year founded
Understanding Bensalem

The Community That Operates at Scale

  • Bensalem is the most populous municipality in Bucks County and the ninth-most populated in all of Pennsylvania, with over 62,700 residents across 21 square miles. That scale creates a highly self-contained community with a broad range of amenities, services, employers, transportation options, and housing types that many smaller suburban communities do not offer within the same footprint.
  • The township was founded in 1692 — just eleven years after William Penn received his land grant, making it nearly as old as Pennsylvania itself. The name Bensalem derives from settler Joseph Growden's estate, Manor of Bensalem — honoring William Penn and the Semitic word for peace, Salem. The "Ben" prefix was added in 1701, and the township boundaries established then have remained largely unchanged for more than 330 years.
  • Benjamin Franklin visited Bensalem regularly to see his daughter, and local tradition holds that it was during one of these visits in 1752 that he conducted his famous kite-and-lightning experiment — though broader historical consensus places it closer to Philadelphia. Whether or not the experiment occurred here, Franklin's connection to Bensalem is documented and reflects the township's longstanding place in early Pennsylvania history.
  • Bensalem is bounded on three sides by water — the Delaware River to the east, Neshaminy Creek to the northeast, and Poquessing Creek to the west. These natural boundaries have helped shape the township's development pattern and geographic identity over time.
  • The construction of Interstate 95 in the 1960s transformed Bensalem from a farming community into a major suburban hub. Street Road evolved from a rural roadway into one of the busiest commercial corridors in Lower Bucks County, and the township's population expanded significantly as development accelerated throughout the region.
  • Wat Mongkoltepmunee — a Thai Buddhist temple on Knights Road — is a replica of a temple in Bangkok and one of the most architecturally distinctive religious structures in the Philadelphia metropolitan region. It reflects the broad cultural diversity present throughout modern Bensalem.
  • Bensalem is one of the central connector communities within my service territory. It borders Northeast Philadelphia directly, sits between Feasterville-Trevose to the north and the Delaware River to the east, and provides a Bucks County location with direct regional access and a wide range of housing options.

Bensalem is one of the central connector communities within my service territory. It borders Northeast Philadelphia directly, sits between Feasterville-Trevose to the north and the Delaware River to the east, and provides a Bucks County location with direct regional access and a wide range of housing options.

Brian Lanoza · PA License RS279853 · Century 21 Advantage Gold
Market Conditions

High Volume, Competitive, and Accessible

  • At approximately $405,000 median sale price, Bensalem remains one of the more accessible Bucks County markets among Brian's primary service areas — below Warminster (~$507K), Feasterville-Trevose (~$485K), and Huntingdon Valley (~$637K). Buyers comparing location, commute access, and housing value often view Bensalem as an important option within the Lower Bucks County market.
  • Homes in Bensalem average approximately 23 days on market — among the fastest-paced markets in Brian's service territory. Well-prepared buyers with financing in place and a clear strategy are generally positioned most effectively in this environment.
  • The township sees approximately 476 home sales per year — the highest transaction volume in Brian's territory. That level of activity provides buyers with a broader range of inventory and gives sellers confidence in the depth of market demand.
  • The price range in Bensalem is broad — from condominiums under $200,000 to single-family homes in certain sections approaching or exceeding $500,000. Areas such as Andalusia and Cornwells Heights often command higher pricing within the township, while other neighborhoods and housing styles provide additional entry points for buyers across multiple price ranges.
  • Bensalem's year-over-year appreciation has remained generally positive over time, with periods of stronger growth followed by more moderate market conditions. The township's location adjacent to Northeast Philadelphia and the broader inventory constraints affecting Lower Bucks County continue to support long-term housing demand.
Community & Landmarks

A Community With Depth and Variety

  • Parx Casino and Racing is the largest casino gaming complex in Pennsylvania, located in Bensalem and home to the Pennsylvania Derby and the Fitz Dixon Cotillion. Smarty Jones, the 2004 Kentucky Derby and Preakness winner, began his racing career at what is now Parx. The facility also houses the Xcite Center, a major entertainment venue that attracts regional and national performers.
  • Neshaminy State Park provides 339 acres of open space along the Delaware River and Neshaminy Creek. The park includes woodland and wetland trails, shoreline access, and a freshwater intertidal zone that offers outdoor recreation opportunities within the township.
  • Neshaminy Mall — one of the earliest enclosed shopping malls built in the United States (1968) — continues to serve as a major commercial center within Bensalem. The theater complex within the mall is among the highest-grossing in Pennsylvania, and the surrounding retail corridor remains a significant regional shopping destination. The Fall Line — separating the Atlantic Coastal Plain from the Piedmont region — runs through the Neshaminy Mall area, creating a unique geological feature within the township.
  • The Andalusia estate — also known as the Nicholas Biddle Estate — overlooks the Delaware River and is listed on the National Register of Historic Places. Built around 1794, it is regarded as an important example of Greek Revival architecture in the United States and reflects Bensalem's historical significance along the Delaware waterfront. The Growden Mansion along Neshaminy Creek remains similarly preserved.
  • Bensalem Township Community Park provides active recreational facilities including a skatepark, playgrounds, basketball courts, roller hockey rink, and fields for baseball, football, soccer, and softball, supporting a wide variety of community recreation opportunities.
Commute & Transportation

One of Lower Bucks County's Most Connected Locations

  • Bensalem sits at the intersection of six major roads — Interstate 95, the Pennsylvania Turnpike (I-276), US Route 1, US Route 13 (Bristol Pike), Route 63 (Woodhaven Road), and Route 132 (Street Road). Few communities in Lower Bucks County offer this level of regional highway connectivity, making Bensalem practical for commuters traveling throughout the Philadelphia region and the Northeast Corridor.
  • Two SEPTA Regional Rail lines serve Bensalem. The West Trenton Line stops at Trevose and Neshaminy Falls. The Trenton Line stops at Cornwells Heights and Eddington. Cornwells Heights station is additionally served by Amtrak's Keystone Service and Northeast Regional routes, providing direct rail access to destinations including New York and Washington, D.C.
  • The Boulevard Direct — SEPTA's limited-stop express bus — runs from Neshaminy Mall directly to the Frankford Transportation Center in Northeast Philadelphia, providing a direct public transportation connection between Bensalem and the city.
  • Bensalem borders Northeast Philadelphia to the west and south. For buyers transitioning from neighborhoods such as Torresdale, Somerton, or Mayfair, the proximity can make Bensalem a logical market to evaluate when considering a move into Bucks County.
The Northeast Philadelphia Connection

Where the City Meets the County

  • Bensalem is often one of the first Bucks County communities buyers encounter when traveling north from Northeast Philadelphia. Because of that geographic proximity, many buyers compare Bensalem directly with Northeast Philadelphia neighborhoods when evaluating housing options, commute patterns, taxes, and price points.
  • The pricing difference between portions of Northeast Philadelphia and Bensalem is often narrower than buyers initially expect. Buyers selling homes in Northeast Philadelphia in the $350,000 to $400,000 range may find comparable or larger housing options in portions of Bensalem within the upper $300,000s to mid-$400,000s, depending on housing style, condition, and location.
  • Poquessing Creek forms Bensalem's western boundary — the same creek that runs through portions of Northeast Philadelphia. Like the Pennypack Creek connection between Fox Chase and Huntingdon Valley, this natural corridor creates a geographic link between several of Brian's primary service areas throughout the region.
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