Operated by Bucks County LLC — not affiliated with county government or any municipality.
Verify time-sensitive information with official sources.
Municipality identity
What we know about Tinicum Township.
Tinicum Township is a township in Bucks County covering about 21.8 square miles in the River Corridor (ZIP 18077). Identity facts below are labeled so you know what is curated reference data versus what still needs official verification.
Municipality type Township official
County Bucks County, PA official
Housing corridor River Corridor curated
Primary ZIP 18077 curated
Population 4,274 curated
Land area 21.8 sq mi curated
Reference coordinates 40.4825, -75.1069 curated
Housing corridor
River Corridor
Corridor grouping is curated for housing comparison — not a municipal boundary.
Primary ZIP
18077
ZIP codes do not determine school district assignment in Bucks County.
Population
4,274
Municipal reference data — confirm with U.S. Census for official counts.
Land area
21.8 sq mi
Municipal reference data.
Reference coordinates
40.4825, -75.1069
Centroid-style reference point for GIS orientation — not a property boundary.
Market snapshot
Tinicum Township by the numbers.
Census-cited figures for Tinicum Township from the American Community Survey 5-Year Estimates (2020–2024).
These are survey estimates with margins of error — context for a decision, not a current listing price.
Curated municipality-to-district mapping — still verify at the property address; some townships span district boundaries.
Palisades School District schools — the district roster from the
federal NCES directory. Assignment within the district is set by the exact address, not the town.
Three bills. Three offices. County-published millage.
Bucks County property owners receive separate county, municipal, and school district tax bills. The rates below
are transcribed from the county's official millage sheet and apply to a property's county assessed value —
a fraction of market value — not its sale price.
County millage (2026)29.65 mills
official
Tinicum Township millage (2026)8.50 mills
official
Palisades SD millage (2025–2026)120.404 mills official
Combined total158.554 mills
County (29.65 mills)
Tinicum Township (8.50 mills)
Palisades SD (120.404 mills)
Estimated annual total
Estimate only: assessed value × mills ÷ 1,000 per layer, before the homestead exclusion or
any interim adjustments. The county bill is what the offices say it is, not what a website computes.
Delaware River lifestyle, scenically constrained supply, and the county's highest-premium addresses.
Buyer framing (curated): Delaware River lifestyle premium, scenic supply constraints, and New Hope-Solebury / Council Rock / Pennsbury edges. Premium addresses with thin inventory.
Assessment, deed, parcel, and municipal contact checks belong in every serious housing decision. These links route to official or curated public-source hubs — not secondary aggregators.
Production housing intelligence means honest gaps — not filler. These items still need official source input or licensed data before they can be published as facts.
Decision signals
What matters before you act in Tinicum Township.
01
official
Tax layers
County + municipal + school
Every Bucks County property has three separate tax bills. Millage rates are not published on this profile — verify with the Board of Assessment and municipal tax office.
02
curated
School district
Palisades SD
Curated municipality mapping. District assignment is still address-level — verify before you act.
03
curated
Market corridor
River Corridor
Delaware River lifestyle, scenically constrained supply, and the county's highest-premium addresses.
04
curated
Municipality overview
Curated
Overview drawn from curated municipal reference data — not a market valuation.
County context
How Tinicum Township compares to the rest of Bucks County.
At $613,600, the median home in Tinicum Township runs 37.8% above the $445,250 county
median — 10th highest of the 54 municipalities with
a published figure.
Median household income runs 7.6% above the county at $122,125. Owner-occupancy is high at 89.6%, so resale stock turns over slowly and rentals are scarce.
The mean one-way commute is 36.9 min against a county median
of 28.9 min.
Measure
Tinicum Township
County median
Rank
Median home value
$613,600
$445,250
10th of 54 +37.8%
Median household income
$122,125
$113,475
24th of 54 +7.6%
Median gross rent
$1,468
$1,575
31st of 52 -6.8%
Owner-occupied share
89.6%
80.7%
11th of 54 +11%
Mean commute
36.9 min
28.9 min
5th of 54 +27.7%
Median age
55.8
44.1
6th of 54 +26.7%
Population density
196 / sq mi
—
21.8 sq mi total
Ranks and county medians are computed across all Bucks County municipalities reporting each measure in the
American Community Survey 2020–2024 5-year estimates. Rank 1 is the highest value, not the "best" —
a high median home value and a long commute are both rank 1 at the top of their columns.
Similar towns
If Tinicum Township fits, look at these next.
Closest matches on home value, income, rent, owner-occupancy and commute — the towns a buyer weighing Tinicum Township usually ends up comparing it against.
Tinicum’s long River Road (Route 32) frontage floods with the Delaware — the road itself closes
in high water, which matters for daily access, not just property damage. The township took the
September 2004, April 2005, and June 2006 main-stem floods, and Tinicum Creek’s valley adds
interior flood paths through the township’s rural core.
For river-side parcels, check the FIRM zone and ask how often River Road access has closed in
recent years; for creekside properties, walk the site after heavy rain. Zone AE mapping tracks
the river and creek corridors closely here.
The canal runs the township's entire river frontage, with the covered bridge crossing it at Uhlerstown.
Roads
River Road (Route 32)
The river villages — Point Pleasant, Erwinna, Uhlerstown — string along Route 32, with the Frenchtown bridge into New Jersey at the north end.
Tinicum is river-corridor Bucks at its most rural: a large township of creek valleys and
preserved farms whose villages — Point Pleasant, Erwinna, Uhlerstown — face the Delaware.
Tinicum Park gives it a genuine centerpiece, one of the county’s few riverfront parks with
room to camp, and the canal towpath ties the whole frontage together for walkers and cyclists.
This is a land-and-quiet purchase, not a convenience purchase. Commutes run down River Road or
over the Frenchtown bridge, services are a drive away, and Palisades schools cover a huge,
sparse attendance area. The flood section of this profile matters here more than most: the
2004–2006 river floods hit Tinicum’s low-lying stretches hard, and creek-side properties on
the Tohickon carry their own risk.
A Tinicum Township address is presumed to sit in Palisades SD, but boundaries split streets — confirm the assignment for the exact parcel. Assessment matters more than the $613,600 median suggests: Bucks County assesses at a fraction of market value, so two similar Tinicum Township homes can carry very different bills.
Tinicum Township is served by Palisades SD. School assignment in Bucks County is address-level — some townships span attendance boundaries — so always confirm the assigned school for a specific property with the district before making an offer.
What is the median home value in Tinicum Township?
The median value of owner-occupied homes in Tinicum Township is about $614K, per the U.S. Census Bureau's American Community Survey 5-Year Estimates (2020–2024, table B25077). ACS figures are survey estimates with a margin of error, not current listing prices — use them for context, not pricing.
Who lives in Tinicum Township?
Tinicum Township has a median household income of about $122K, a median age of 55.8, 89.6% owner-occupied households, per ACS 5-Year Estimates (2020–2024). See the market snapshot on this page for the full census-cited profile.
What are property taxes like in Tinicum Township?
Tinicum Township property owners pay three separate bills totaling 158.554 mills on the county assessed value (2026 county sheet): county 29.65 mills, Tinicum Township 8.5 mills, and Palisades SD 120.404 mills. Mills apply to the assessed value — a fraction of market value — so estimate a bill as assessed value × mills ÷ 1,000, and verify rates with the Board of Assessment before closing.
What is the average commute from Tinicum Township?
Workers living in Tinicum Township average about 36.9 minutes each way, per ACS 5-Year Estimates (2020–2024, tables B08013/B08303). Tinicum Township sits in the River Corridor corridor of Bucks County.
What part of Bucks County is Tinicum Township in?
Tinicum Township is a township in the River Corridor corridor of Bucks County, Pennsylvania (ZIP 18077). Delaware River lifestyle, scenically constrained supply, and the county's highest-premium addresses.
Closing support
Settlement-day help for Tinicum Township transactions.
Tinicum Township settlements route through the township office for permits, use-and-occupancy and certifications, and through the county for deeds and assessment.
When diligence is done and documents need a professional hand, BucksNotary supports loan signing and
notarization across Bucks County.
Graham Sullivan is the licensed Pennsylvania Realtor behind BucksCountyHousing.com —
buyer and seller representation backed by the same town, tax, and school intelligence
you're reading right now. No handoffs, no call centers. Just local expertise.
