Pine Run Village is the village-scale answer to the mega-campus question: 282 cottage-style homes on 43 acres in Doylestown Township, run by Presbyterian Senior Living, where the entrance decision is not just which cottage but which of two refund plans, a choice that moves the up-front number by roughly half. This guide is written from the seller’s side of that move, because the residency investment fee and the Central Bucks house are, for most families, the same money. It is independent research; Samantha is a real estate agent, not affiliated with Pine Run or Presbyterian Senior Living, built from the community’s published rate sheets and the disclosure statement it files with the Pennsylvania Insurance Department.
What Pine Run Village is, in verified numbers
| Fact | Detail |
|---|---|
| Type | Life Plan Community (CCRC) for people 55 and older, operated by Presbyterian Senior Living |
| Campus | 43 acres in Doylestown Township, Bucks County, adjacent to Pine Run Lake; historic farmhouses, community center with indoor pool, craft barn, woodshop, greenhouse, walking trails |
| Independent living | 282 cottage-style homes, from compact one-bedrooms to full farmhouse floor plans |
| Care on campus | Licensed 90-bed skilled nursing facility and 38-room secured memory care unit on the Ferry Road campus; 96-room personal care center at Pine Run Lakeview, about three miles away |
| Entrance structure | A onetime Residency Investment Fee buying a life-lease of the cottage, offered under two plans (50 Month declining refund, or 50% refundable), plus a monthly maintenance fee |
| Regulation | Files an annual disclosure statement with the Pennsylvania Insurance Department |
The all-cottage character is the distinguishing fact. Where most regional CCRCs are apartment buildings with some cottages attached, Pine Run is a village of front doors, which is precisely its appeal to owners leaving single-family houses in the Doylestown orbit. The community’s site carries current details, and the disclosure statement is the document to read with an adviser before any deposit.
One cottage, two prices: the refund plan decision
Every Pine Run floor plan is published at two prices, and the gap between them is the real decision. From the community’s 2026 rate sheet, a sampling:
| Cottage | 50 Month plan | 50% refund plan | Monthly fee |
|---|---|---|---|
| New Hope (smallest) | $93,300 | $139,900 | $1,431 |
| Chalfont | $206,700 | $310,200 | $2,574 |
| Buckingham Standard | $297,400 | $446,100 | $3,540 |
| Solebury Deluxe | $482,600 | $724,000 | $5,690 |
| Bucks County Farmhouse (largest) | $886,300 | $1,329,700 | $8,514 |
| Second person | +$23,600 | +$35,400 | +$1,096 |
- The 50 Month plan is the lower entry: if you withdraw within the first 50 months, a prorated share returns; past that point, the fee is fully earned by the community. It suits families optimizing for the lowest cost of a long residency.
- The 50% refund plan costs roughly half again more up front, and half of it returns to you or your estate whenever you leave. It suits families for whom the estate matters, and it changes the inheritance math enough that the attorney drafting the wills should know which plan was signed.
- Both are life-leases, not deeds. You buy the right to reside, not the real estate. That is the structural difference between Pine Run and an ownership community like Hershey’s Mill, where you hold a deed and sell on the open market when you leave.
The care continuum behind the cottages
Pine Run’s entrance plans buy the residence; they do not prepay care the way a Type A life care contract does. The continuum is real and on campus, skilled nursing and memory care at Ferry Road, personal care at the Lakeview campus three miles away, but each level has its own fee schedule, billed when used. Three planning consequences:
- Long-term care insurance stays relevant. At a life care community the contract largely replaces it; here it complements the move, and the decision to keep or drop a policy belongs in the same conversation as the plan choice.
- The disclosure statement is the fee map. Pennsylvania requires it, updated annually, through the Insurance Department; the care-level fee schedules inside it are what a careful family reads twice.
- Part of the fees may still be deductible. Under IRS Publication 502, the portion of fees allocable to medical care is deductible as a medical expense; the community publishes the allocation. Our CCRC funding guide covers how that deduction interacts with the house-sale year.
Sequencing the house sale against the move
- 01House number first. Presbyterian Senior Living’s own materials note the residency fee is often covered by the sale of a house. Get the valuation and run the net proceeds calculator before choosing between a Chalfont and a Buckingham, because the after-cost number decides which rows of the rate sheet are real.
- 02Pick the refund plan with the adviser, then reserve. The plan choice moves six figures; it deserves an hour with the accountant and the estate attorney before the deposit, not after.
- 03List on the coordinated calendar. Doylestown Township’s resale requirements, and those of the surrounding Central Bucks townships, have lead times; the fee index lists every municipality’s. Target the closing at or just before move-in so the proceeds wire straight to the fee.
- 04Decide the bridge deliberately. Sell first and move once, or move first and briefly carry both; our sell-first-or-buy-first guide walks the tradeoffs either way.
The Central Bucks house this move usually involves
The house behind a Pine Run move is usually a Doylestown-orbit house: Doylestown Borough or Township, Buckingham, New Britain, Plumstead, Warrington, a colonial or rancher owned decades, in the Central Bucks school district that keeps buyer demand deep. Three field notes for exactly that sale:
- Demand is your friend; timing is the work. These houses draw strong buyer pools in most seasons, which makes coordinating the closing date to a move-in week genuinely achievable when the listing is prepared in passes rather than projects. The room-by-room checklist keeps the clear-out on schedule.
- The tax windows usually cooperate. The $250,000/$500,000 exclusion covers most of these sales; where a spouse has died, the two-year window in our surviving spouse guide can set the timing by itself.
- Local specifics are covered town by town. Start with the Doylestown guide for the borough and township requirements, and the Bucks County downsizing guide for the wider picture.
Samantha, SRES®, sells the houses on both ends of this exact move across Central Bucks. If Pine Run, or the cottage-village model generally, is on your shortlist, start with the free valuation that turns the house into a number you can hold against both columns of the rate sheet, or ask her how your township’s timeline fits the community’s. Two prices per cottage, one calendar for the whole move; get the order right and the rest is logistics.