NookLocal
Under Contract1 of 55

Listing description

Welcome to a storybook retreat where elegance meets timeless charm! Enter this beautifully landscaped 2.5-acre property through iron gates to find an enchanting fieldstone home, paired with two delightful guest cottages, offering a serene lifestyle surrounded by nature. The main home is steeped in character, from the blue stone sidewalk leading to the inviting vestibule entrance to its cottage-like details throughout. Inside, the living room exudes warmth with a beamed ceiling, a stunning Mercer tile fireplace, built-in bookshelves, and rich hardwood floors. With three walls of paned glass windows, the dining room and sitting room are bathed in light. The eat-in kitchen blends charm and functionality with exposed fieldstone accents and custom cabinetry. A cozy powder room with classic wood paneling rounds out the main level. Upstairs, winding pie stairs lead to the owners' suite featuring a vaulted ceilinged primary bedroom with glass-paneled closets and a flexible second bedroom is currently used as a home office. A renovated bath with a frameless glass shower and radiant heated floors adds a modern touch. Additionally, two guest cottages (each approximately 350sf) offer versatility, complete with cozy living areas, full baths, and unique details -- with one offering a kitchenette, 1-car oversized garage and 2 horse stalls. The other has a separate bedroom and the laundry. Outdoors, a large, low-maintenance deck overlooks a sparkling 52’x17’ swimming pool, the 1-acre+ horse paddock and the river valley beyond. Cap it all off with a hot tub, shaded garden with its original “wishing” well and a decorative stone accent wall with wood-burning fireplace by the pool to make for spectacular blend of relaxation and entertaining. Additional amenities: Central Air, Crestron sound system, copper gutters and downspouts, and a digital lighting system. Make this captivating oasis your next home or weekend getaway!

Facts & features

Interior

Bedrooms
3
Bathrooms
1 full · 1 half
Living area
1,884 sq ft
Heating
Forced Air
Cooling
Central A/C

Property & construction

Property type
Residential · Detached
Architectural style
Farmhouse/National Folk, Traditional
Year built
1804

Lot & parking

Lot size
2.52 acres (109,771 sq ft)
Garage
1 space

Financial

Price / sq ft
$637
HOA dues
None

Listing details

MLS #
PABU2115948
County
Bucks County
School district
Palisades
Days on market
80 days

Price history

DateEventPrice
Apr 15, 2026Listed for sale$1,200,000

Price changes are tracked from when NookLocal first indexed this listing; earlier history may not appear. Tax & assessment details are in the section below.

The NookLocal estimate

Estimated value

$1,087,381

High confidence
$1,033,012$1,141,750

Automated estimate, not an appraisal.

About this estimate

Based on 10 comparable sales nearby, the Bucks County assessment ratio, weighted toward the current asking price.

Current list price
$1,200,000
County assessment implies
$872,355
Est. property taxes at today's rates
$7,671/yr

Comparable Sales

AddressClosedSale priceBd/BaSqftAdjusted value
1235 RIVER RD, UPPER BLACK EDDY, PA 18972June 2026$950,0003/21,823$996,499
1512 RIVER RD, UPPER BLACK EDDY, PA 18972January 2026$432,0003/11,844$551,190
1055 RIVER RD, UPPER BLACK EDDY, PA 18972December 2024$625,0003/11,992$808,686
150 WOODLAND DR, UPPER BLACK EDDY, PA 18972January 2026$499,9002/11,869$484,584
188 OLD CANAL LN, UPPER BLACK EDDY, PA 18972July 2025$887,5003/21,680$1,106,179
13 EVERBREEZE DR, ERWINNA, PA 18920November 2025$749,9003/21,988$692,168

Estimated taxes

Estimated at current rates

$8,105 / year

$675 per month

MLS shows (2025)

$7,931

+2.2% at current rates

School tax

PALISADES · 120.40 mills (2025-26)

$6,155

County tax

Bucks County · 29.65 mills (2026)

$1,516

Municipal tax

As recorded for 2025 — varies by municipality

$434

Assessment note: this home is assessed at $51,120 — well below the ~$70,320 its asking price implies at Bucks County's common level ratio (5.9%). A sale near asking can invite a school-district assessment appeal that could raise the bill by roughly $2,881/year. Worth pricing in.

Recomputed from the county assessment ($51,120, 1972 base year) × current millage — portals typically reprint the recorded 2025 bill. Pennsylvania does not reassess on sale. Estimate only — verify with Bucks County before relying on it. Learn more: PA property tax calculator · Common Level Ratio by county.

Estimated monthly payment calculator

$240,000 (20%)
6.75%

Loan term

Estimated monthly payment

$7,252/mo

Principal & interest
$6,227
Property taxes (current rates)
$675
Home insurance (est.)
$350

Taxes use NookLocal's estimate at current millage rates, not the stale figure on the MLS. Estimate only; verify before relying on it.

Area statistics

School district

Palisades

Academic index
68.9/100
Graduation rate
91.2%
PSSA ELA proficient
61.7%

2025 PA state assessments (PSSA / Keystone) and graduation data. Districts serve all residents; verify enrollment boundaries with the district.

Safety data

Bucks Countycrime & safety numbers →

FBI and Pennsylvania source data, presented without spin.

Property taxes

Bucks County taxes, explained →

Millage, the Common Level Ratio, and what changes after you buy.

Map for 338 UPPER TINICUM CHURCH RD, UPPER BLACK EDDY, PA 18972

© BRIGHT, All Rights Reserved

Information Deemed Reliable But Not Guaranteed

The data relating to real estate for sale on this website appears in part through the BRIGHT Internet Data Exchange program, a voluntary cooperative exchange of property listing data between licensed real estate brokerage firms in which United Real Estate Strive 212 participates, and is provided by BRIGHT through a licensing agreement.

IDX listings are displayed pursuant to broker of record United Real Estate Strive 212 — Frank Ramos, Broker/Owner, PA Broker License RM424345, 1220 Broadcasting Rd, Suite 201, Wyomissing, PA 19610, (610) 372-0212.

The information provided by this website is for the personal, non-commercial use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

Some properties which appear for sale on this website may no longer be available because they are under contract, have Closed or are no longer being offered for sale.

Data last updated: July 4, 2026 at 2:29 AM EDT

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