July 16, 2026
Buyers comparing Bucks County subdivisions usually arrive at Burgundy Hills with a Southampton-wide price in their head and a floor plan in their imagination that the neighborhood was never built to deliver. The gap between those two numbers is the story. It also explains why two Burgundy Hills houses on nearby streets can sell within weeks of each other for a hundred thousand dollars apart.
Burgundy Hills is a residential subdivision of approximately 900 detached, single family homes built primarily in the 1950s and 1960s with lot sizes ranging from 0.2 to more than an acre and a median of just over one-quarter acre. Interior space tells the more useful story: living area ranges from less than 1,000 to more than 3,000 square feet, with a median of approximately 1,500. Access runs off Maple Avenue or Davisville Road onto Hogeland Avenue, which approximately bisects the neighborhood.
Hold that 1,500-square-foot median in mind, because it is the number the portals do not surface.
Search Southampton on any national site and you will see two very different medians pointing in the same direction. In June 2026, Southampton homes were listed for a median price of $625,000. A separate active-listing snapshot puts the median home price in Southampton at $532,450, with a median days on market of 6 days. Movoto reports a longer median of 14 days on the market in June 2026, a 6% decrease from June 2025.
Recent Burgundy Hills solds cluster meaningfully below the Southampton list-price median. A settled Waverly Road split, a renovated three-bedroom, a raised ranch on a 0.22-acre lot, and a Centennial-district rancher have moved in the low-$400,000s to mid-$500,000s over the past several cycles. The reason is not location. It is footprint. A house that never grew beyond its original 1,100 to 1,300 square feet buys near the bottom of that range. A house that added a family room, a primary suite, or a second story lands closer to the top.
That is your first working number. Everything else follows from it.
| Roughly what your budget buys in Burgundy Hills | Typical footprint | Typical condition |
|---|---|---|
| Low $400s | Original 3-bed ranch or Cape, ~1,000–1,200 sqft | Cosmetic updates, original systems in places |
| Mid $400s to low $500s | Expanded ranch or split, ~1,300–1,700 sqft | Renovated kitchen and baths, updated HVAC |
| Mid $500s and up | Colonial or split with a real addition, ~1,800–2,500 sqft | Two-story additions, primary suites, full renovations |
None of those tiers matches what a $625,000 Southampton search tells you to expect. That is not a problem with Burgundy Hills. It is a problem with the search filter.
In most Bucks County neighborhoods with a wide range of construction dates, price is a rough proxy for age, school boundary, or lot size. Burgundy Hills flattens all three of those variables. Almost every house was built in a 15-year window. The lots are similar. The elementary boundary is the same. That leaves square footage, and specifically the square footage that someone added later, as the dominant price lever.
This has three consequences a buyer should price in before they write an offer.
First, the appraisal risk sits on the house, not the neighborhood. When two Burgundy Hills sales in the same quarter come in $120,000 apart, an appraiser looking at comps has to decide how heavily to weight the expanded ones. Buyers financing near the top of the range should expect their appraisal to lean on the smaller original-footprint comps unless the addition is fully permitted and clearly reflected in county records.
Second, a permitted addition is worth materially more than an unpermitted one. Ask for the permit history early. Upper Southampton Township records are the source of truth, and a listing agent who cannot produce the paperwork is telling you something.
Third, the "expansion candidate" premise is real but limited. A quarter-acre lot with existing setbacks will not always accommodate the addition a buyer is picturing. If the plan is to buy a 1,100-square-foot ranch and grow it to 2,200 square feet, do the setback math with the township before removing the inspection contingency, not after.
The useful question in Burgundy Hills is not "what is the median price," it is "which version of this floor plan am I looking at, and did the seller pay for the addition or is the buyer being asked to."
Burgundy Hills has one demographic trait that matters for anyone planning to buy in the next 12 to 24 months: a meaningful share of homes have been in the same family since the neighborhood was built. Listing copy across recent sales references homes owned by original families for six decades. Those owners have not had an obvious next step inside Upper Southampton. That is changing.
Toll Brothers recently acquired 37 acres of undeveloped land in Upper Southampton Township for $7.2 million, where it plans to build 115 active-adult carriage homes. The development, located at 984 Second Street Pike across from Tamanend Community Park and aimed at people ages 55 and older, will be part of Toll Brothers' Regency collection. Construction is expected to start this summer. For pricing context on the builder's comparable product, Toll Brothers is working on a 55-plus development named Regency at Rockhill Ridge, with home prices expected to start in the high $500,000 range.
Read that as a supply story, not a competitor story. A resident who has owned a Burgundy Hills ranch since the 1960s and did not want to leave the township now has a single-level, low-maintenance option roughly two miles from their current front door. Some of them will move. The homes they list are precisely the unexpanded original-footprint properties that anchor the bottom of the price tier table above.
That does two things for a Burgundy Hills buyer:
Sellers of already-expanded Burgundy Hills homes should read the same signal in reverse. As the supply of unexpanded homes grows, the premium for a permitted, well-executed addition sharpens rather than softens. Documentation matters more, not less.
The broader Philadelphia metro is loosening at the edges. Bright MLS chief economist Dr. Lisa Sturtevant told a Pennsylvania Association of Realtors webinar that the Philly metro area is beginning to see more inventory, and that May 2026 was the first time she was seeing signs of life in the housing market as buyers come to terms with mortgage rates in the 6.5% range. She did not project lower mortgage rates or falling prices in major markets through 2026 or 2027, forecasting rates in the 6.5% range.
For Burgundy Hills specifically, that translates to: buyers can be a little more patient than they could last summer, sellers should not expect the frenzy of 2021 to return, and the specific micro-market inside Hogeland Avenue is going to be driven by how many original-footprint homes list, not by rate whiplash.
The daily radius is compact and useful for a first-time buyer trying to picture a Saturday. Second Street Pike is the township's main commercial corridor. The Southampton Shopping Center includes 2nd Street Bagels and Robin Hood, a cozy American restaurant known for scratch-made family recipes, plus a Giant for grocery runs. Next door, Hampton Square Shopping Center has Maggio's serving Italian food. Local grocers such as Hampton Food Market and Wonder Foods sell fresh produce and prepared foods, and morning regulars gather for coffee and eggs at Robin Hood Diner.
These are the anchors that a Burgundy Hills owner reaches on foot from a car and returns to across decades. They are also the reason so many original owners stayed as long as they did.
Should I offer above the original-footprint comps if the house has an addition? Yes, but only for the portion of the addition that is permitted and shows up in township records. Ask your agent to pull the permit history before the appraisal, not after.
Is 6 days on market real for Burgundy Hills specifically? The 6-day figure covers active Southampton listings broadly. Burgundy Hills has been closer to that pace for turnkey homes and slower for original-condition properties that need work. Expect that gap to widen slightly as the Regency development begins to move older sellers.
What is the biggest surprise at inspection? Original-owner homes in this vintage often carry a mix of updates layered on top of 1950s and 1960s systems. A general inspection is not enough on the ones that have been in the same family for decades. Budget for a separate sewer scope and an HVAC evaluation.
Is Burgundy Hills a walkable neighborhood? Sidewalks are consistent inside the subdivision. Getting to Second Street Pike on foot is possible from some streets but is not the default. Plan on driving to the shopping centers.
If you want a candid read on which Burgundy Hills homes are priced for their footprint and which are priced for their zip code, Dawn Little will walk the streets with you, pull the permit history, and tell you what the addition is actually worth. Request your free home valuation to start the conversation.
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