Missing $3B in state payments, PA public schools implore lawmakers to pass budget
Public schools across Pennsylvania have missed more than $3 billion in payments from the state, requiring the state’s 500 school districts to take out billions in loans, spend their reserves, or lay off staff as the state budget impasse stretches into its fourth month. A coalition of eight statewide school organizations held a news conference on Oct. 28 urging state lawmakers to reach a compromise budget as soon as possible, and raised the alarm that most school districts cannot wait any longer. The groups, led by the Pennsylvania School Boards Association, represented a wide variety of areas of public education, including principals, teachers, superintendents, intermediate units and more — all of whom pleaded for the state’s elected leaders to put partisanship aside so the money their districts count on can begin flowing again.
Source: Philadelphia Inquirer; 10/29/2025

American Water Works and Essential Utilities to merge, creating $40B public utility giant
Camden-based American Water Works Co. and Bryn Mawr-based Essential Utilities Inc. announced plans to merge in an all-stock deal that would create a $40 billion water and utilities giant serving nearly 20 million customers in 17 states. The merger, expected to close in early 2027, will operate under the American Water name and remain headquartered in Camden. The combined company, with an enterprise value of $63 billion and nearly 10,000 employees, will be one of the largest publicly traded firms in the Philadelphia region. American Water shareholders will own about 69% of the new company, while Essential Utilities shareholders will hold 31%. The merger is not expected to affect customer rates. For southeastern Pennsylvania — home to Essential’s Aqua (water) and Peoples (natural gas) subsidiaries — the deal could reshape the region’s utility landscape, potentially influencing future water system acquisitions and infrastructure investments. American Water CEO John Griffith will lead the merged company, with Essential CEO Christopher Franklin serving as vice chair.
Source: Philadelphia Business Journal; 10/26/2025

Reminder: Vote in the Nov. 4 PA election
Pennsylvania voters will head to the polls on Tuesday, Nov. 4. Odd-numbered year elections like 2025 are municipal elections, meaning the results can have a direct impact on zoning, property taxes, infrastructure and schools — all of which shape the housing market. For voter information, visit county websites:

• Chester County Voter Services
• Bucks County Voter Services
• Delaware County Voter Services
• Montgomery County Voter Services

Your voice matters — help shape policies that affect neighborhoods, communities, and the real estate industry by casting your ballot on Nov. 4.

PA heating bill assistance program LIHEAP delayed
The Pennsylvania Department of Human Services has announced a delayed start for the 2025-2026 Low-Income Home Energy Assistance Program (LIHEAP). The federally funded program helps low-income households pay for heating by sending payments directly to utility companies or fuel providers. Each year, Pennsylvania receives more than $215 million in federal funding to support residents during the winter months. The program was originally scheduled to open on Nov. 3, but the federal government shutdown means the department has not received its funding. The start of the LIHEAP program is now set for Dec. 3.
Source: Hanover Evening Sun; 10/23/2025

Watch: BCAR, SRA webinar on smart growth and affordable housing in Bucks County
The Bucks County Association of Realtors’ has posted a recording of its recent webinar — Housing that Works: Smart Growth & Affordable Solutions for Bucks County. The program was hosted by Jamie Ridge, CEO of Suburban Realtors Alliance, with two guests — State Rep. Jim Prokopiak (D-140), sponsor of a new bill (HB 529) promoting smart growth and housing affordability, and Evan Stone, executive director of the Bucks County Planning Commission. The panel discussed smart growth strategies, legislative initiatives, and practical solutions to expand attainable housing options in the region.
Source: Bucks County Association of Realtors

Middletown Township ‘getting back to basics’ with budget
Since August, Middletown Township supervisors have hosted a series of public budget workshops to walk residents through each step of the 2026 budget development process. Township officials are addressing a projected $2.8 million budget shortfall, which they attribute to increased costs for essential services, inflation and ongoing infrastructure needs. The supervisors said the theme of this year’s budget is “getting back to basics,” focusing on maintaining existing infrastructure and services while continuing to meet the expectations and needs of residents. The preliminary 2026 budget will be presented at the Monday, Nov. 17, supervisors meeting, followed by a 30-day public review period before final adoption on Monday, Dec. 15. Residents are encouraged to review past presentations and recordings and attend upcoming meetings to share feedback and learn more about the township’s financial planning for the year ahead.
Source: Middletown Township; 10/27/2025

Perkasie zoning board denies variance for apartments on Constitution Ave.
A proposed luxury apartment complex in Perkasie has been stopped after the borough’s zoning board unanimously denied a request to allow residential development on a 7.9-acre Constitution Avenue property zoned for light industrial use. Developers behind the Perkasie Place project argued that the land, which has remained undeveloped for over a decade, would be best used for multifamily housing that aligns with nearby residential areas. Borough officials, however, countered that viable commercial uses — such as labs, offices or small businesses — remain possible, noting an existing Mavis Tire operation on the site. The borough council had already voted to oppose the project, and residents voiced concerns over traffic, stormwater and overdevelopment. The developers now have 30 days to appeal the decision.
Source: Bucks County Courier Times; 10/29/2025

New senior housing adds 60 units in Trevose
A new 60-unit affordable senior housing community, the Daniel B. Green House, has officially opened in Trevose, bringing much-needed options for low-income older adults in Bucks County. Developed by Federation Housing, the $26 million project sits at 4695 Somerton Road alongside a sister building dedicated in 2013. The new community offers one-bedroom apartments for residents aged 62 and older, with rents ranging from $753 to $903 based on income. Funded through a mix of public and private partners, including the Green Family Foundation and the Pennsylvania Housing Finance Agency, the project honors philanthropist Daniel B. Green, a founding member of Federation Housing. In addition to housing, residents have access to services like transportation, meals and social programs, part of the nonprofit’s broader mission to help seniors age with dignity in their communities.
Source: Bucks County Courier Times; 10/28/2025

Newtown budget proposes tax increase to fund emergency services
Homeowners in Newtown Township could see property taxes rise by 4 mills — about $157 annually for an average home assessed at $39,000 — under a proposed 2026 budget aimed at funding the township’s shift from volunteer to full-time, paid fire and emergency medical services. The plan allocates 3 mills for fire services and 1 mill for EMS, supporting the hiring of additional firefighters, equipment upgrades and future capital needs. The $350,000 roadwork budget would also be restored, alongside funding for a new IT director, part-time human resources director, and various infrastructure projects, including bridge repairs, road repaving and park improvements. Preliminary budget adoption is scheduled for Wednesday, Nov. 12, with final approval expected on Wednesday, Dec. 10. The proposed budget can be viewed on the Newtown Township website.
Source: The Reporter; 10/27/2025 

Coatesville raises realty transfer tax
Coatesville City Council has approved an ordinance raising the city’s real estate transfer tax from 2% to 2.5%, effective Jan. 1, 2026, to generate an estimated $180,000 in additional revenue for general operations in next year's budget. A half-percent of the 2.5% that will be collected by the city will continue to go to the Coatesville Area School District. The Suburban Realtors Alliance voiced opposition to the increase, arguing it unfairly targets homebuyers and sellers. “As the transfer tax is levied only on buyers and sellers of property, the burden per taxpayer is much greater than the burden from a more broad-based tax designed to generate the same amount of revenue,” said Jamie Ridge, Alliance president/CEO. In a letter to city council members, he noted that the higher rate could discourage homeownership in Coatesville, where less than half of residents own homes. Ridge also warned the tax would make housing less affordable for first-time buyers and create unreliable revenue tied to fluctuating market conditions. Coatesville has the highest transfer tax in Chester County. Factoring in Pennsylvania's 1% transfer tax, the total transfer tax in the City of Coatesville will be 3.5% in 2026. The tax increase only applies to properties within the City of Coatesville — it does not apply to properties located in surrounding municipalities.
Source: City of Coatesville; 10/27/2025
Note: This brief was updated 10/31/2025 to clarify the transfer taxes paid to the school district and the state. 

Developer calls Exton Square rejection a ‘speed bump,’ preps legal challenge
Developer Peter Abrams said he plans to take legal action after the West Whiteland Township Board of Supervisors voted 2-0 to reject his master plan to redevelop the Exton Square mall into a mixed-use project called Exton Town Centre. Supervisors cited density, stormwater and sewer capacity concerns in denying the 75-acre proposal, which includes apartments, townhomes, commercial and office space, and a new Main Line Health building. Abrams and his attorney argued the plan met all township zoning requirements and had been unanimously recommended for approval by the planning commission. Calling the rejection “baseless and frivolous,” Abrams said he believes politics drove the decision and vowed to pursue the matter in court. The proposal includes demolishing most of the mall to make way for a 381-unit apartment building, 172 townhomes, a 165-unit active-adult apartment building, 167,000 square feet of commercial space, 49,000 square feet of office space, and a 121,000-square-foot fitness and entertainment center in the building that houses the Round 1 bowling alley and arcade. Main Line Health would relocate from its current location to a new free-standing building. The property has a “town center” zoning designation, which requires a master plan development to be approved by the township even if it complies with existing zoning, according to Marc Kaplin, a principal and chair of the land use practice at Kaplin Stewart representing Abrams.
Source: Philadelphia Business Journal; 10/24/2025

West Chester University officials meet with neighbors to discuss College Arms
Representatives from West Chester University met with the public recently to talk about the university’s plans to raze the College Arms Apartments building and build dorms. The building is located outside of the Super Block/PUC Area designation. Plans call for residence halls that would include three buildings, with 84 apartments and 420 beds, a 7,500-square-foot retail space, offices above it and a welcome center. A new zoning district would need to be okayed by West Chester Borough Council for the project to become reality. While some in the audience of about 75 were in favor of the plans, most of the roughly two dozen residents who spoke up were opposed. “We must honor the Neighborhood Conservation District and the West Chester Comprehensive Plan,” Councilman Bernie Flynn said after the meeting. “This property can be developed using our Smart Growth Planning Initiative, and reduce the density to a manageable level.”
Source: Daily Local; 10/28/2025

Tredyffrin to consider reapportionment of voting districts
Tredyffrin Township supervisors will hold a public hearing to consider adopting an ordinance that would reapportion the township’s first, second and third voting districts. The proposed ordinance, designated Ordinance No. HR-492, maintains the numbering of the three wards, adopts a new voting district map and boundary descriptions, and directs staff to forward the adopted ordinance to the Chester County Board of Elections. The full text and map are available at the township website. The hearing will take place on Wednesday, Nov. 5, at 7 p.m. at the township building, 1100 Duportail Road in Berwyn.
Source: Main Line Times Suburban; 10/26/2025

White Clay Point developer presents again to New Garden board, residents
At the Oct. 20 New Garden Township Board of Supervisors meeting, developer Ray Jackson delivered his third presentation on White Clay Point, a proposed 220-acre, mixed-use development along Route 41, a topic that has stimulated conversation and concern among thousands of township residents. The biggest change seen in the revamped design is in the form of various housing types, which will include 35-to-40-foot-wide single-family homes, 24-foot-wide three-story stacked townhomes, and 30-foot-wide two-story villas. The revamped plan still calls for 622 residential units. The builder is in conversation with a long-term medical rehabilitation center to occupy the site, as well as Sprouts Farmers Market Inc. One of residents’ biggest concerns is how the proposed development and its residents will impact Reynolds Road, which borders White Clay Creek on its southern end. The projected timeline for the project — after approvals – will begin with land development work next year, with the entirety of the construction taking six to eight years to complete. Read more at Chester County Press.
Source: Chester County Press; 10/22/2025

West Goshen revises office hours
The West Goshen Township Administrative Offices will operate on a revised building schedule. The offices will be open Monday to Thursday from 7 a.m. to 5 p.m. and Friday by appointment. To make a Friday appointment, email the township manager at twp@westgoshen.org.
Source: West Goshen Township; 10/24/2025