By Josh McKnight | The McKnight Team
Middletown Township in Bucks County just made a major land-use decision.
Township supervisors approved a zoning change that turns an 85-acre former landfill at 2011 West Lincoln Highway into a Logistics Center Overlay District. The site is a federally designated Superfund site that has been contaminated since at least the 1940s. The new district allows light manufacturing and logistics fulfillment centers.
If you own a home in Middletown or anywhere along the Neshaminy Creek corridor, this matters.
What the Rezoning Actually Allows
The rezoning was brought by Korman Commercial Properties. Korman has to fund its own multi-million dollar cleanup of the site, including methane pipes, before any construction can start. They also need approvals from the Pennsylvania Department of Environmental Protection and federal authorities.
Two things the rezoning specifically prohibits: data centers and cold storage. That is significant. Data center proposals are sparking neighborhood pushback across Pennsylvania right now, and Middletown made a deliberate choice to keep them off this site.
The rezoning also requires a 200-foot conservation easement along Neshaminy Creek. That is 50 feet more than the standard 150-foot buffer. The easement opens over 21 acres for public use.
Why This Matters for Local Home Values
Land use shifts like this one have real effects on nearby property values, but the direction of that effect depends on execution.
On the positive side, the site has been a Superfund liability for 75 years or more. Cleaning it up is a clear win for the neighborhood. Adding 21 acres of public access along the creek is the kind of amenity that tends to support nearby home values over time.
On the cautious side, logistics centers bring trucks. The township is requiring detailed traffic and stormwater studies before anything gets built, and that is the right move. Residents already raised concerns about runoff into the Neshaminy and nearby flood zones.
Middletown sits in Lower Bucks County, where the median sale price in May 2026 is around $440,000 according to Redfin. Homes here have appreciated steadily, and the rail and SEPTA access has made this stretch increasingly attractive to commuters.
The Bigger Picture for Bucks County
Pennsylvania is wrestling with how to handle large industrial and logistics development in suburban areas. The state Senate just passed a resolution to review the 58-year-old Municipalities Planning Code, partly because of how data center proposals have been hitting local communities.
Middletown handled this one by being specific. They allowed the use, but they wrote a tight overlay district. They banned the uses residents found most objectionable. They required a deeper conservation buffer. They demanded the developer pay for environmental cleanup.
That is the model. It is not no growth, and it is not yes-to-everything. It is conditional yes.
For homeowners across Bucks County, this kind of land-use decision is worth watching closely. Every township is going to face similar pressure over the next decade. How they respond will shape neighborhood character and home values for years to come.
What This Means for You
If you own a home near the 2011 West Lincoln Highway site, do not panic. Cleanup and construction will take years. The conservation easement is a real win.
If you are considering buying in Middletown, this is one of several factors to weigh. The transit access, the schools by district name, and the price point all remain strong. The Neshaminy frontage and rail proximity are long-term positives.
If you are a seller, having clean, accurate information about local development is part of how we position a home properly. Buyers ask about this kind of thing now more than they used to.
Frequently Asked Questions
Where is the rezoned site in Middletown Township?
The site is located at 2011 West Lincoln Highway in Middletown Township, Bucks County. It covers 85 acres.
Will a data center be built on the Middletown Superfund site?
No. The new Logistics Center Overlay District specifically prohibits data centers and cold storage.
When will construction begin at the Middletown site?
Korman must complete environmental remediation and secure both state and federal approvals before construction. That process typically takes several years.
How will the Middletown rezoning affect Neshaminy Creek?
The rezoning requires a 200-foot conservation easement along Neshaminy Creek, which is wider than the standard 150-foot buffer. Over 21 acres will be opened for public use.
Thinking About Buying or Selling in Middletown?
Land-use changes like this one are the kind of thing local owners and buyers need to understand before they make a move. If you want to talk through how this might affect your home or your search in Bucks County, we are here.
Thinking about buying or selling in Middletown Township? Let’s talk.
Source: LevittownNow, May 11, 2026.
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