If you’ve ever driven past Beaver Street and wondered what an old creekside party park costs now, the answer is steep. A Lower Bucks property with pools, picnic space and direct access to Neshaminy Creek is being marketed for $2.25 million, according to a Tuesday LevittownNow report that cited the sales listing.

The place is Neshaminy Shore Picnic Park in Hulmeville. The listing describes 7.45 acres set up for private parties, camps, catering and summer crowds. In a county where almost every odd-shaped commercial parcel eventually turns into a land-use question, this one stands out.

Hulmeville property includes pools, kitchens and creek access

According to LevittownNow, the Beaver Street property is being sold as a built-out recreation and events site, not a blank piece of land. The listing says it includes four renovated in-ground pools, including a baby pool and one with a large slide, a catering building with a commercial kitchen, arcade and game space, public bathrooms, storage areas, smoker trucks, parking, a dock on the creek and an office building with living space above.

The listing also says the business has operated there for more than 55 years under three different owners and has been used for private parties, corporate events, summer camps, off-site catering and tent rentals. That is a lot of built-in identity for one small-borough property. A buyer would not be starting from scratch.

LevittownNow reported that the property paid a little more than $17,600 in taxes in 2025. The report also cited a mortgage estimate from the listing that put a 30-year payment near $14,932 a month with $225,000 down at 6.25 percent. That number alone tells you this is probably aimed at an operator, an investor, or somebody convinced the events business can still pencil out in Lower Bucks.

What This Means for Bucks County Residents

For nearby residents, a sale like this is never just a real estate listing. It is a question about what kind of place sticks around in Lower Bucks and what gets replaced. Hulmeville is small. When a commercial property that has hosted parties and camps for decades changes hands, neighbors notice fast.

Anyone who follows our Bucks County news coverage has seen this pattern before. Older family-run properties come up for sale, and the next chapter can go two very different ways. Sometimes the use stays more or less the same. Sometimes the new owner tries a different business model, different traffic patterns, or a land-use application that packs a borough meeting room.

There is also the plain local angle. If Neshaminy Shore stays an event and recreation property, it keeps a creekside venue that families, camp groups and businesses can still use. If it changes form, residents could be looking at different hours, new parking pressure, or a fresh zoning debate. Any bigger shift would run through public rules and review handled by Bucks County government and state agencies gathered at PA.gov.

Floodplain questions hang over any Hulmeville sale

The easy part of a creekside property is the sales pitch. The hard part is the map. LevittownNow reported that much of the site appears to sit in an area that may flood, while the office space appears to be raised above that level. That is not a tiny footnote when the asking price starts at $2.25 million.

As background, flood maps and insurance rules for properties like this run through FEMA, and creek and open-space policy in Pennsylvania runs through agencies such as the Department of Conservation and Natural Resources. Water data and stream monitoring across the region are also tracked by the U.S. Geological Survey. Buyers, lenders and insurers read those agencies before they fall in love with the view.

That does not kill a deal. It does narrow the field. A buyer has to think about storm cleanup, insurance bills, pool upkeep, permit limits and whether an events business can carry all of that. In Bucks County, creek access sells the dream right up until heavy rain turns it into work.

As of Tuesday’s report, the property was still on the market. Anyone who wants to track what comes next can start with the listing details reported by LevittownNow and keep an eye on public filings. You can also find more local stories here as other Lower Bucks properties change hands.

For now, the practical date to watch is whenever the property leaves the market or a buyer turns up with a new plan. If that happens, Hulmeville residents will want to watch borough agendas and county records closely.

Sources and Further Reading

These are the main public sources behind the listing details and the floodplain background around creekside properties.

• LevittownNow – Original report on the Hulmeville property listing.
• Bucks County government – County homepage and public records starting point.
• Commonwealth of Pennsylvania – Main portal for Pennsylvania agencies and public information.
• FEMA – Federal floodplain maps and insurance guidance.
• Pennsylvania Department of Conservation and Natural Resources – State land, water and recreation agency.
• U.S. Geological Survey – Water data and stream monitoring information.