Toll Brothers gives cautious outlook for 2026
Fort Washington-based luxury homebuilder Toll Brothers reported higher fourth-quarter revenue but issued a cautious outlook for 2026, as national housing demand remains soft amid high mortgage rates and broader economic pressures. The company expects 10,300 to 10,700 home deliveries in fiscal 2026 — slightly below Wall Street projections — and is taking a selective, demand-driven approach to new construction and land purchases. Although its affluent customer base helps buffer affordability challenges, CEO Douglas Yearley Jr. said market conditions remain “choppy,” prompting the company to balance pricing and build pace carefully; the average selling price is projected between $970,000 and $990,000. Toll Brothers’ quarterly revenue rose 3% to $3.42 billion, and deliveries beat expectations at 3,443 units, though profit slipped partly due to a delayed sale of its apartment portfolio. Toll Brothers announced the sale of its apartment development business and unbuilt properties to real estate investment firm Kennedy Wilson for $347 million in September.
Source: Wall Street Journal; 12/8/2025

Former NAR president talks housing affordability before U.S. House committee
National Association of Realtors (NAR) immediate past president Kevin Sears testified on Dec. 3 before the House Financial Services Committee at a hearing titled “Building Capacity: Reducing Government Roadblocks to Housing Supply.” Sears addressed America's 4.7 million home shortage and the federal government's role in addressing housing affordability. He emphasized that first-time buyers now represent just 21% of the market — down from a historical norm of 40% — and reach homeownership at a median age of 40. NAR urged Congress to advance bipartisan legislation to unlock existing inventory, cut federal red tape, incentivize state and local reform, and expand financing options. Key bills include the More Homes on the Market Act (H.R. 1340), which would increase the capital gains exclusion for the first time in 27 years, the Housing Supply Frameworks Act (H.R. 2840), which would provide communities with best practices and resources to reform their own zoning frameworks, and the HOME Reform Act (H.R. 5878), which modernizes the HOME program with streamlined regulations and greater flexibility for communities.
Source: NAR; 12/5/2025

Homebuilders boost HOA communities as amenities become key selling point
A growing trend for newly constructed homes reveals more single-family homes are being built within community or homeowners associations, according to recent findings. Among new single-family homes started in 2024, 65.7% were built within a community or HOA, according to National Association of Home Builders tabulations of data from the Census Bureau’s Survey of Construction. That represents 651,873 homes. Fifteen years ago, just 47.6% of new single-family homes were constructed within a community or homeowners association, marking an 18.1% jump since then. "HOAs have become a trend among new homes as builders want to offer communal amenities like pools, security services and common spaces that make their homes more desirable," said Joel Berner, senior economist at Realtor.com. Read more here. The definition of a planned community varies from state to state, but the Pennsylvania definition can be found on Page 10 of the Uniform Planned Community Act.
Source: Realtor.com; 12/9/2025 

Middletown proposed tax hikes amount to nearly 60% for average employed homeowner
Middletown Township is proposing a 2026 budget that would raise real estate taxes by 6.08 mills — from 19.025 to 25.105 — and double the earned income tax (EIT) from 0.5% to 1%. If passed, it would mark the first major tax increase in 16 years and result in an average annual cost increase of nearly $500 per household. Residents discussed the proposed budget with officials at a recent open house held at the township municipal complex, with department heads explaining their spending requests. The $53.1 million operating budget, plus $5.1 million for capital projects, aims to close a $2.8 million structural deficit, fund the township’s largest-ever investment in aging infrastructure, and maintain current service levels. Officials note that 62% of general fund spending goes to police services, with 81 cents of every dollar covering salaries and benefits, and that prior underinvestment in infrastructure has created a backlog of maintenance needs. Township leaders warn that without the tax increases substantial service cuts would be necessary. Supervisors plan to vote on the budget at the Monday, Dec. 15, meeting. See the proposed budget and press release on the Middletown Township website.
Source: Bucks County Courier Times; 12/3/2025 & Levittown Now; 12/8/2025

Bristol Township holds the line on taxes
Bristol Township’s proposed $76.3 million budget for 2026 holds the millage rate steady at 24.98 mills, maintaining current tax levels while funding $60.5 million in operations and $15.8 million in capital projects. For an average assessed home, the total annual cost for real estate, refuse and streetlight assessments is about $930. Officials highlighted a shift to a new, program-based budgeting system that ties spending to community services and measurable outcomes. The township plans to maintain staffing levels in police, public works and fire rescue while adding several new positions. Major 2026 capital projects include storm sewer upgrades, park improvements, bridge reopening, and the opening of a senior center and fire station, with many of the initiatives supported by grants. A new source of revenue for the township is the recently installed red light camera systems, which are expected to generate $3.4 million, of which the township expects to net about $2.8 million. Bristol Township Council will vote on the final budget at its December meeting.
Source: Levittown Now; 11/26/2025

New Britain Borough eyes tax hike
New Britain Borough is proposing a 2-mill property tax increase for 2026 with the possibility of further adjustments depending on an upcoming arbitration decision involving the Central Bucks Regional Police Department’s contract. The preliminary budget boosts the debt service tax from 4.8 to 6.8 mills — generating about $70,000 more for the debt fund — yet shifts more than that, $108,000, to the general fund, a practice that has been questioned because state law restricts debt-service revenue to its designated purpose. Borough officials insist the transfers comply with auditing and legal requirements. With the general fund tax and earned income tax already at their state-mandated caps, the borough is relying on the debt-service levy to help cover rising expenses, driven largely by a 6.6% increase in regional police costs. The proposed 2026 budget totals roughly $2.34 million in general fund spending, up about 7% from 2025. Under the proposal for 44.55 mills in borough property taxes, the owner of a home with a $19,000 assessment will pay about $846 in 2026, a $40 increase over this year. Read more from the Bucks County Herald.
Source: Bucks County Herald; 12/3/2025

Doylestown Borough works to close deficit
Doylestown Borough residents will face higher costs across the board in 2026, with proposed increases to property taxes, water bills, parking meter rates and fines as the borough works to close a $292,498 general fund deficit largely driven by a nearly 10% spike in its share of the Central Bucks Regional Police Department budget. Officials attribute the police cost jump to rising salaries, benefits, legal fees, contract negotiations and an unresolved personnel dispute, calling the increase “unusual” compared to the typical 4% annual rise. Under the plan, the average homeowner would pay roughly $15 more in property taxes, quarterly water bills would rise by $7 to support PFAS/PFOS remediation and drought-related investments, and parking rates would increase from $1.50 to $1.75 per hour, with expired meter fines rising from $20 to $25. According to the proposed budget, homeowners assessed at an average millage will pay a total of about $674. A vote is expected on Monday, Dec. 15.
Source: Bucks County Herald; 12/4/2025

Rental units removed from Harmony Fields project in Durham
Ottsville developer Chris Dardaris has introduced a revised sketch plan for the Harmony Fields project in Durham Township. The new plan removes six proposed rental units that had sparked strong neighborhood opposition and instead divides the 51-acre property into three parcels: an existing farmstead with multiple dwellings and two additional lots slated for single-family homes of 3,500 to 5,000 square feet. The uproar the original plan created at an August meeting caused the meeting to be relocated to Springtown Firehouse, and about 40 residents attended. The scaled-back plan drew fewer objections, though neighbors raised concerns about driveway placement near a riparian buffer, wells and septic systems, floodplain compliance, emergency access, and wildlife protection. The plan must still meet township regulations or obtain waivers and will require at least one more planning meeting before potential consideration by the supervisors.
Source: Bucks County Herald; 12/5/2025 

Legislators, housing advocates meet for discussion in Phoenixville
The Pennsylvania House Majority Policy Committee convened a roundtable discussion in Phoenixville hosted by state Rep. Paul Friel (D-26) to talk with housing advocates and experts about what can be done to put more Pennsylvanians in homes. "The stark reality of today's economy is working families can no longer afford to buy a home in Chester County, and many other regions of the state," Friel said. Habitat for Humanity of Chester County, which was represented at the meeting, has more than 150 homes in the development process across the county, and is partnering with the Hankin Group to build a 40-unit affordable housing building in Phoenixville. But new construction faces a swath of barriers, including rising infrastructure costs, construction costs and red tape. “Builders in our area face enormous upfront costs — often $75,000 to $100,000 per lot — before they can even put a shovel in the ground,” said Kathleen McQuilkin, a board member of the Suburban Realtors Alliance and a past president of the Pennsylvania Association of Realtors. “With base prices up to $100,000 and the costs of materials and labor at a record high, builders are essentially forced to build more expensive properties to recoup their costs. … These increased costs are sometimes coupled with restrictive zoning ordinances, which limits housing options and further complicates the new home construction process.” Read more here.
Source: Office of Rep. Ryan Bizzarro; 12/9/2025 

Data center lawyer says Pennhurst project in East Vincent will be built
A lawyer representing Pennhurst Properties, the company that wants to build a data center at the former Pennhurst Asylum site, told East Vincent Township supervisors that a proposed data center ordinance, in its current draft, would essentially prevent the construction of a data center on the property. He said because a submission to the township has already been made under the current zoning ordinance, the company that wants to build the data center “is under no obligation” to proceed with the project under the ordinance now under consideration by the township. However, should the township be willing to make some modifications to the current draft, McHugh’s clients would prefer to work collaboratively to end up with a project, he said. McHugh said the project’s financial analysis shows $37 million in annual tax revenues for the Owen J. Roberts School District, as well as $2 million in annual tax revenues to the township, along with 1,000 construction jobs and 200 permanent jobs once the center is built, all without the increased truck traffic a more conventional use would generate. Common concerns around data center construction revolve around electricity demand and the potential to raise electric rates, water usage and noise pollution. In addition to the project at Pennhurst, a proposal for another data center along Route 724 in neighboring East Coventry Township recently became public.
Source: Daily Local; 12/7/2025

Progress is slow for park at Crebilly Farm in Westtown
Westtown Township’s effort to create a public park at the preserved Crebilly Farm is moving more slowly than hoped, outgoing Supervisor Dick Pomerantz said at a packed meeting of the Friends of Crebilly Preserve. Although voters overwhelmingly approved a tax increase to help fund the $20 million purchase and stop a 317-home development, Pomerantz said required steps — including developing a grant-mandated master plan, awaiting decisions on additional grant applications, selecting a planning consultant, clearing the former farm and navigating zoning issues — have delayed progress.
Source: Daily Local; 12/10/2025

PennDOT lays out plans for tricky intersection in New Garden
The Baltimore Pike-Newark Road intersection in southern Chester County has long been a concern for New Garden Township and Kennett Borough officials due to the area’s lack of safety and maneuverability. PennDOT has announced a number of proposed improvements to the intersection. The project will overhaul the Newark Road-Baltimore Pike intersection by realigning Newark Road, adding multiple turn lanes, widening all approaches, and improving turning radiuses to better accommodate heavy vehicles. Plans also call for new sidewalks, curb ramps, traffic signals and lighting, along with extensive stormwater upgrades — including new conveyance systems and control measures extending into nearby streets. Utility poles and underground sewer, gas and water lines will be relocated as needed to support the widened and realigned roadway. To learn more about the project, visit the dedicated PennDOT website or the New Garden website.
Source: Chester County Press; 12/3/2025

West Brandywine to consider open space acquisition
The West Brandywine Township Board of Supervisors will hold a public hearing to seek community input on using open space funds to acquire a $385,000 conservation easement and a $12,565 trail easement on the Dyson Tract, a property in the township’s R-1 Residential/Agricultural Zoning District at 153 Gabel Road. The hearing, conducted under the state’s Open Space Lands Acquisition and Preservation Act, will allow residents to comment on the proposed expenditures for open space preservation. The meeting is scheduled for Thursday, Dec. 18, at 7:30 p.m. at the West Brandywine Township Building, 198 Lafayette Road.
Source: Daily Local; 12/6/2025