By Josh McKnight | The McKnight Team
A new luxury community is taking shape off the Newtown Bypass in Lower Makefield. Toll Brothers is building Oakvale at Yardley, a 47-home community on the former Wright farm. Homes will run over 3,600 square feet and start around $1.7 million, according to reporting from the Bucks County Herald in May 2026. The Lower Makefield supervisors approved the project at their May 6 meeting.
New construction at this price point does not show up in Lower Makefield every day. So when it does, it tells you something about where this part of Bucks County is headed. Here is what buyers and sellers should take from it.
Why New Construction Matters for the Lower Makefield Market
Lower Makefield sits in one of the most steady corners of the Bucks County housing market. The median sale price across Bucks County was around $500,000 in early 2026, based on Redfin data. Lower Makefield runs higher than that county figure, with current listings often sitting in the upper-$600,000 range and climbing well past that for larger homes. A 47-home community starting at $1.7 million lands at the top of that range.
When a builder like Toll commits to a project at that level, it signals confidence in long-term demand. Builders do not pour money into 47 high-end homes unless they expect buyers to be there. For current homeowners, that is a useful read on where values are heading. For buyers, it means more inventory at the luxury end, which has been thin for years.
The project also includes a reforestation effort and a homeowners association. The site sold to a Toll subsidiary for roughly $20 million in December 2025, and because Toll kept the plans that were already approved, it moved forward without another round of township planning review. That speeds up the timeline. Homes could come to market sooner than a brand-new application would allow.
What New Inventory Does to the Rest of the Market
New construction does not just affect the buyers shopping for it. It shifts the whole board. When luxury buyers have a new option, some of them move out of the resale market. That can open room for move-up buyers a tier below them. A family that has been waiting for the right four-bedroom to come available may find more breathing room as higher-end buyers chase the new homes.
Days on market is the number to watch here. Across Bucks County, homes were taking around 45 days to sell in early 2026, up from the year before. New inventory can stretch that further at the top of the market, where the buyer pool is smaller. If you are selling an established luxury home in the Yardley or Newtown area this year, pricing it right out of the gate matters more than it did two years ago. You are no longer the only premium option on the street.
What This Means for You
If you are thinking about buying in Lower Makefield, watch this project closely. New construction at $1.7 million resets the ceiling for the area, and that ripples down through every price tier. If you are selling, the lesson is simpler. More competition is coming at the high end, so price with discipline and lean on real local data, not a number that felt right in 2023. Either way, you want someone in your corner who knows this exact pocket of Bucks County, not a generic read on the region. Newtown and the surrounding townships are areas we work in constantly, and the difference between a smart price and a hopeful one is measured in weeks on market.
Thinking about buying or selling in Lower Makefield or Newtown? Let’s talk.
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