The Enclave at Upper Makefield

Independent Assessment

Multiple independent secondary sources (Seniorly, 55places, ephiladelphiarealestate.com, buckscountyboomers.com, and livingplaces.com) consistently confirm The Enclave at Upper Makefield as a genuine, small-scale, gated Toll Brothers 55+ community with 96 carriage homes in Upper Makefield Township, with agreement on home sizes and features. Pricing evidence shows a clear appreciation trajectory: an original starting price in the mid-$500,000s when the community was under construction, rising to a reported low-$1-million current market range, which is treated as internally consistent (an older, now fully appreciated community) rather than conflicting. The exact original construction/completion years and a current exact HOA fee could not be confirmed, and the community's recorded deed restriction was not independently reviewed.

Who May Find This Community Appealing

Buyers wanting one of Bucks County's smallest and most exclusive Toll Brothers 55+ communities, with larger carriage homes (up to 3,000+ sq ft) than many other attached-home communities reviewed, and a scenic Upper Makefield Township setting near Washington Crossing, will find The Enclave at Upper Makefield appealing, though at a meaningfully higher current price point than most nearby communities.

Homes, Builders & Development History

Toll Brothers built The Enclave at Upper Makefield's 96 carriage homes across seven models, each with 3 bedrooms, 2.5 bathrooms, a 2-car garage, a basement, a large primary suite, and a gourmet kitchen, ranging from approximately 2,300 to more than 3,000 square feet. The exact construction start/completion years were not confirmed.

Current Pricing & Market Positioning

Current market pricing at The Enclave at Upper Makefield is reported in the low $1 million range, a substantial increase from an original starting price in the mid-$500,000s when the community was under construction, positioning it among the highest-priced 55+ communities identified in this Bucks County research cluster.

New Construction vs. Resale Considerations

The Enclave at Upper Makefield is fully built out; there is no active new-construction phase, and all purchases are resale. Buyers should budget for a full independent inspection and request the association's current financials, reserve study, and governing-document package before purchasing.

Taxes, Insurance & Special Assessments

Homes at The Enclave at Upper Makefield are conventionally deeded properties subject to Upper Makefield Township and Bucks County property tax administration, plus Pennsylvania state tax rules. Pennsylvania does not tax Social Security income or most retirement income at the state level. Given the community's current low-$1-million pricing, buyers should carefully confirm current assessed value and property tax figures directly with Bucks County.

Community Layout & Lifestyle

The Enclave at Upper Makefield offers a low-maintenance, larger-format carriage-home lifestyle with seven spacious model options (up to 3,000+ sq ft), full HOA-provided exterior maintenance, and a small, intimate 96-home community setting in scenic Upper Makefield Township.

Shopping, Healthcare & Airport Access

The Enclave at Upper Makefield is located on Hillyer Lane at the northwest intersection of Creamery and Stoopville Roads in Upper Makefield Township, Bucks County, with I-95 access allowing drives to Trenton, New Jersey and Philadelphia in under 45 minutes; Frankford Hospital-Bucks County is reported about 7 miles away.

Age Qualification & Material Ownership Restrictions

The Enclave at Upper Makefield is a Toll Brothers-built community consistently directory-categorized as gated and 55+ across every source reviewed. The community's recorded deed restriction and HOA declaration were not independently reviewed to confirm the exact current age-verification standard; buyers should confirm this directly with the HOA (eaum.org) before purchasing.

Tradeoffs & Limitations

The exact original construction/completion years, a current exact HOA fee, and current available inventory were not confirmed. As a small, 96-home community, resale inventory may be limited at any given time; buyers should work with a local agent to track availability closely.

Comparison With Nearby Communities

The Enclave at Upper Makefield shares its Upper Makefield Township setting with the larger, 299-home Traditions at Washington Crossing, but is a much smaller (96-home), higher-priced (low-$1-million) Toll Brothers carriage-home community, distinct in both scale and price tier. Its larger home sizes (up to 3,000+ sq ft) also distinguish it from the more compact carriage/townhome product at Delancey Court and The Villas of Newtown.

Current Listings

A connected local agent can provide current available resale inventory and recent closed comparables at The Enclave at Upper Makefield, given its small 96-home scale.

Is The Enclave at Upper Makefield age-restricted?

It is a Toll Brothers-built community consistently directory-categorized as gated and 55+. The recorded deed restriction was not independently reviewed to confirm the exact current language.

How many homes are in The Enclave at Upper Makefield?

96 carriage homes, built by Toll Brothers.

What is the current price range at The Enclave at Upper Makefield?

Current market pricing is reported in the low $1 million range, up from an original starting price in the mid-$500,000s when the community was under construction.

Where is The Enclave at Upper Makefield located?

On Hillyer Lane at Creamery and Stoopville Roads in Upper Makefield Township, Bucks County.