The Villas at Greenbrook in Levittown

The Villas at Greenbrook is a 55+ community of 108 homes on the site of the old Fitch Elementary School in Levittown. DeLuca Homes markets it as two communities, carriage homes and flats, but it is one place with one clubhouse, one pool and one sales office. The flats start in the upper $300s and the carriage homes in the mid $500s.

The flats are why this page matters. They are one of the only new communities we track in Bucks or Montgomery County that opens below what a typical home in the same town is worth.

What DeLuca Has Published About The Villas at Greenbrook

The community sits off Mill Creek Parkway at Greenbrook Drive in Levittown 19055, close to the PA Turnpike, I-95 and Route 13. The carriage home address is 101 Greenbrook Drive, the flats address is 99 Cedar Circle. We checked the parcel at the Bucks County Board of Assessment: Bristol Township, Bristol Township School District, and the county codes these parcels as senior retirement cluster housing, which independently confirms the age restriction.

There are 60 carriage homes and 48 flats, with a clubhouse, a pool, a bocce court and community green space. The sales office is open seven days a week. DeLuca says over 75 percent of the carriage homes are sold.

DeLuca does not publish the association fee for either product. For a community selling a maintenance-free lifestyle, that number is half the offer. Get it in writing before you get attached to a floor plan.

The Smaller Flat Costs More Than the Bigger One

Five flats were available on September 21, 2026, all on Ivy Lane, and they split across two plans.

The Abbot is a first-floor flat at 1,215 square feet. Three were available at $395,942, $396,879 and $413,490.

The Chancellor is a second-story flat with a loft at 1,657 square feet. Two were available at $381,210 and $393,244.

Read those twice. Every Chancellor is cheaper than every Abbot, and the Chancellor is the larger home. The cheapest Abbot is $2,698 more than the priciest Chancellor while being 442 square feet smaller.

Per square foot the gap is wide. The Abbots run about $326 to $340, the Chancellors about $230 to $237. That is roughly 40 percent more per square foot for the smaller home.

Nothing is wrong with the pricing. DeLuca frames the two plans as a choice rather than a ladder: the Abbot for first-floor convenience, the Chancellor for a second-story layout with a loft that works as an office or a library. The market has told the builder which one carries the premium, and it is not the bigger one.

What that means for you is that the decision here is a real one rather than obvious. Walk both. If a single level is what you came for, you are paying for it and you should know how much. If it is not, the Chancellor is the better value on paper by a wide margin.

The Carriage Homes

Six carriage homes were available on September 21, 2026, all on Cedar Circle, from $527,465 to $566,653.

Three of them are the same Margate plan at 1,651 square feet, listed at $527,465, $531,693 and $542,942. That is a $15,477 spread on an identical home, which is narrow. We have documented Toll communities where the same plan spreads by six figures. Comparing two DeLuca homes is a simpler exercise than comparing two of those.

The other three are a Nottingham at 1,584 square feet for $534,703, a Greenbrook at 1,851 square feet for $536,534, and a Manchester at 1,851 square feet for $566,653. The last two are the same size and $30,119 apart, so if the largest carriage home is what you want, walk both.

What the Upper $300s Means in Levittown

The typical Levittown home is worth $400,851, up 3.0 percent over the past year, with homes going to pending in about 11 days, through August 31, 2026 (Zillow data).

The flats open below that. The cheapest one actually available, the $381,210 Chancellor, is about 5 percent under the typical Levittown home, and DeLuca’s stated starting price in the upper $300s is about 8 percent under it. Almost every new community we track opens 30 to 90 percent above its town figure. Only a handful of the communities we track do not, and every one of them is a townhome or a flat. The carriage homes open about 32 percent above, which is ordinary. More on the local market is on our Levittown real estate page.

If you are selling a Levittown home to move into one of these flats, the math is unusually workable. That is the conversation worth having before you tour, and we will run the numbers on your current home first.

What This Means for You

Walk an Abbot and a Chancellor back to back before you decide. The difference between them is about $20,000 and 442 square feet, and only you can price that.

Get the association fee in writing on the first visit. It is the number that determines your real monthly cost and it is the one thing DeLuca does not publish.

Register with us before your first visit. DeLuca pays the buyer agent fee from its own marketing budget, so representation costs you nothing and the home does not get cheaper without it. Let’s talk.

Frequently Asked Questions About The Villas at Greenbrook

Where is The Villas at Greenbrook?

Off Mill Creek Parkway at Greenbrook Drive in Levittown 19055, Bristol Township, Bucks County. The parcel record confirms Bristol Township School District, which sets the school portion of the property tax bill. Note that a Levittown address does not determine the district. Neshaminy Springs, a Pulte community about four miles away with the same Levittown mailing address, sits in Middletown Township and feeds Neshaminy School District.

What is available at The Villas at Greenbrook right now?

As of September 21, 2026, five flats on Ivy Lane from $381,210 to $413,490, and six carriage homes on Cedar Circle from $527,465 to $566,653. DeLuca says over 75 percent of the carriage homes are sold. Call 267-458-2438 for the current list.

How much are homes at The Villas at Greenbrook?

DeLuca prices the flats from the upper $300s and the carriage homes from the mid $500s. Available flats run $381,210 to $413,490 and available carriage homes $527,465 to $566,653. The association fee has not been published for either.

Do I need my own agent to buy at The Villas at Greenbrook?

No, and the sales office will write your contract without one. That office works for DeLuca Homes. DeLuca pays the buyer agent fee from its marketing budget, so bringing your own representation costs you nothing and skipping it does not lower the price. Register with your agent on your first visit, since most builders will not pay a fee to an agent introduced later. Let’s talk.

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