Budget debate digs up PA’s rural-vs-urban divide
The stalled Pennsylvania state budget, now more than seven weeks overdue, has highlighted long-standing tensions between urban and rural regions. Philadelphia-area legislators argue that their region, which generates significant state revenue, is not receiving adequate funding in return. Lawmakers from rural areas counter that their communities also face unmet needs and have questioned why they should direct more aid to Southeastern Pennsylvania. The debate reflects a historic divide in Pennsylvania politics, where population-dense areas like Philadelphia and Pittsburgh often push for more transit and infrastructure investment, while rural areas prioritize other funding needs. Read more in the Inquirer.
Source: Philadelphia Inquirer; 8/18/2025

State and local governments look to AI
Pennsylvania is pushing to expand the use of artificial intelligence tools in government agencies, and local governments are set to follow suit. For local and state agencies, it's a way to ease the workload by directing artificial intelligence to complete routine tasks that would otherwise take hours. As Pennsylvania leaders aspire to set the state up as an AI and data center hub, the commonwealth is one of the first states to examine generative AI usage across the state government. While the technology is a promising tool to streamline bureaucratic processes like permitting, experts warn that AI, particularly generative AI — which outputs text, images and even videos based on users’ prompts — poses a host of risks and ethical considerations. While the state has a policy in place, most local governments don’t have specific guidelines for how to handle AI use. Read more here.
Source: Spotlight PA; 8/15/2025

In PA, new homes cost twice what existing ones do
Pennsylvania is one of two states where the typical newly constructed home costs more than twice as much as the typical existing home, according to an analysis by LendingTree, an online lending marketplace. Existing homes in Pennsylvania are valued at a median of $297,831, while new homes are valued at a median of $659,468 — a 121% difference. Price gaps vary widely by state. Nationwide, the average gap is about 38%, or about $147,000. Homes in Connecticut have the largest percentage cost difference between new and existing homes — 126%. New homes tend to cost more because buyers are willing to pay more for them. Builders also face a limited supply of available land, a shortage of trade workers, and government regulations that add to the time and cost of construction. Regulations at the federal, state and local levels made up about 30% of the cost of new single-family homes in Pennsylvania in 2023, according to a report commissioned by the Pennsylvania Builders Association. Households in Pennsylvania need to make $210,643 for a median-priced new home compared to $95,131 for a median-priced existing home.
Source: Philadelphia Inquirer; 8/18/2025

Average mansion in region valued at $1.37M
Roughly 32,400 mansions are spread out across the Philadelphia region. That’s according to an analysis by Zillow, which defined mansions as homes with at least 5,000 square feet of finished living space. In the Philadelphia metropolitan area, the median mansion spans 5,936 square feet. The median value of a mansion in the Philadelphia metro is $1.37 million, according to Zillow’s home value estimates as of June 30. What Zillow calls a “starter mansion” of 5,000 square feet is worth a median of just over $1 million in the Philadelphia area. In the Philadelphia region, 23% of mansions are valued at less than $1 million. That’s down from about 46% in June 2021.
Source: Philadelphia Inquirer; 8/15/2025 

Langhorne Manor EIT notice to be readvertised
Langhorne Manor Borough Council is considering the enactment of an earned income tax (EIT) that will take effect in January 2026 to bolster township revenues. The borough advertised a notice in error on Aug. 13, and noted that a corrected notice will be advertised shortly. Borough officials have posted more information about the EIT on the borough website. Act 511 of 1965 allows Pennsylvania municipalities and school districts to levy a local EIT on individuals’ gross earned income or compensation and net profits, up to 1%, with exceptions. According to Langhorne Manor’s information, 94% of the state's municipalities (2,408 of 2,562), including 92.72% in Bucks County (51 of 55), utilize EIT as a revenue source to offset property taxes. The borough estimates it will receive a maximum of $317,156 in additional revenue from an EIT. Watch the Langhorne Manor Borough website for more information.
Source: Langhorne Manor Borough; 8/2025

Plans for Goodnoe tract in Newtown include apartments, retail
Newtown Township officials recently received plans for the Goodnoe property in the heart of the township’s boutique business district. A mix of apartments and retail show a four-story building and 73 one- and two-bedroom units on the 3.3-acre parcel along North Sycamore Street. The development, called Goodnoe Homestead, is comprised of 90% apartments with the rest dedicated for retail. The project preserves the 300-year-old Goodnoe farmhouse and a barn silo on the site. Current zoning allows the proposal, but developers Jim Worthington and John Cordisco are seeking a variety of variances, including an exception for the height of the four-story building and a reduction in parking spaces. Watch the Newtown Township website for more information.
Source: Bucks County Courier Times; 8/13/2025

Upper Makefield appoints new manager
Upper Makefield Township supervisors have appointed Gregg Schuster as the new permanent township manager. The township manager is tasked with the day-to-day operations of the municipality and has a hand in everything from the township’s finances to public works. Schuster has more than 15 years of municipal leadership experience, including township manager in Warminster from 2016 to 2020, and interim manager for a handful of municipalities, including neighboring Wrightstown.
Source: Bucks County Herald; 8/8/2025

Tinicum awards Headquarters Bridge contract
Tinicum Township officials unanimously awarded the bid for the long-awaited rehabilitation of the historic Headquarters Road Bridge project to Loftus Construction Inc., a Burlington County, New Jersey, firm with extensive experience in infrastructure projects. The move comes despite recent threats of litigation from local landowner Steve Gidumal designed to halt the project. Gidumal feels the township has exhibited a disregard for his property rights. Supervisors Chair Eleanor Breslin noted Gidumal’s right to file, but said that the township is not deterred by Gidumal’s claims and remains committed to the project for the good of the entire community. The winning bid for the bridge rehabilitation project was $2.3 million.
Source: Bucks County Herald; 8/13/2025

Falls, Morrisville public comment period for Act 537 plan update
Falls Township and Morrisville Borough are preparing to submit to the Pennsylvania Department of Environmental Protection a Sewage Facilities 537 Plan Update Revision for the decommissioning of the Morrisville and Keystone Trade Center Wastewater Treatment Plants and the construction of a new regional wastewater treatment plant at the Keystone Trade Center. The Morrisville Municipal Authority (MMA) will fund the project, which will be partially funded by grants and loans, with expenses spread across MMA’s customer base. The new wastewater treatment facility will offer improved effluent quality designed to meet the more stringent regulations being imposed on the Delaware River and will continue to service the same customer base as the existing facilities that provide treatment for parts of Falls and Lower Makefield, and all of Morrisville and Yardley. The required 30-day public comment period ends on Sept. 12. Find out more here.
Source: Lower Makefield Township; 8/11/2025 

Hankin Group adding hundreds of apartments in Chesco
The Hankin Group has 373 units set to come online in Chester County by the end of 2026 as part of the second phases of three projects in Downingtown and Exton. In Downingtown, Hankin is building its River Station complex around the future location of the Downingtown SEPTA station, and recently broke ground on the project’s 160-unit, $45 million second phase. At Eagleview, an 800-acre master-planned community in Exton, Hankin’s newest project is a 117-unit independent living facility. Elsewhere in Exton, the developer is moving onto the second phase of its Keva Flats development. The first phase saw 242 units built off of Waterloo Boulevard, and phase two calls for 96 units across two buildings. The Philadelphia suburbs ranked as the fifth-hottest rental market in the nation, according to a July report from RentCafe. Suburban Philadelphia apartments had a 94.9% occupancy and saw a renewal rate of 77.9%, which was the highest among the top 20 markets.
Source: Philadelphia Business Journal; 8/14/2025

Developer makes changes to Exton mall redevelopment plan
Peter Abrams said he and his development team received the message "loud and clear" during a July planning commission meeting — West Whiteland Township wanted more open space in their redevelopment plan for the Exton Square Mall property. Updated plans include a main street through the center of the property that could close to cars to accommodate farmers' markets, an activity terrace with a stage, a grass median and open spaces between residential buildings big enough for residents to play frisbee. The master plan for the renamed Exton Town Centre requires approval from the planning commission before it heads to the board of supervisors. The mixed-use project calls for demolishing most of the mall, leaving the Boscov’s department store, and adding 381 apartments, 172 townhomes and 165 active adult residential units, along with 167,180 square feet of additional retail and commercial space, 121,374 square feet for fitness and entertainment, and 48,743 square feet of office space. Abrams Realty & Development bought the mall in March for $34.3 million.
Source: Philadelphia Business Journal; 8/18/2025

Revised White Clay Point proposal cuts sports facility in New Garden
At a recent New Garden supervisors meeting, Stonewall Capital LLC, of Maryland, unveiled its plans for White Clay Point in Landenberg, a 220-acre mixed-use development project consisting of 263 single-family detached homes, 90 20-foot-wide townhomes, 200 24-foot-wide townhomes, 112 stacked townhomes, civic spaces and park land, and 75,000 square feet of commercial space. Ray Jackson, Stonewall managing partner, introduced Plan 1A, an overview that removes the originally proposed indoor sports complex, reduces residential density by 10% — from 680 units to 620 — and expands opportunities for retail and commercial progress. The sports complex will be replaced by high-density residential condominium units. Stonewall created a project website that will contain engineering plans, schedules and images.
Source: Chester County Press; 8/20/2025

Chesco Connect report shows increase in transit riders
The annual report of Chester County’s community transit service, Chesco Connect, shows that more than 141,000 trips were provided to county residents during the 2024-2025 fiscal years, averaging 556 rides per day with nearly 1.8 million service miles traveled during the year. Now in its second full year of operation, Chesco Connect continues to grow steadily in ridership. In July 2025, the service completed over 12,300 trips, an increase from 11,600 trips in July 2024. Chesco Connect also provides services to vulnerable populations, including life-sustaining services for dialysis patients. Read more at the county website.
Source: Chester County; 8/13/2025