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    Multi-Parcel Country Land Opportunity Title is generated by Realmo AI

    4023 & 4099 CURLY HILL Road, Doylestown, PA 18902

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    For Sale
    $1,896,000

    LAND - DOYLESTOWN, PA

    Lot size:
    27.60 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for 4023 & 4099 CURLY HILL Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    27.60 Acres

    Taxes and HOA fees

    Tax Annual Amount
    11822

    We can help!

    Listing Contact
    Lisa A Frushone

    Listing agent Lisa A Frushone License #RS282022

    Listing office Kurfiss Sotheby's International Realty 6038 Lower York Road, New Hope, PA

    Listing date Jun 3, 2026

    MLS# PABU2122878 Listing URL

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 27.6 +/- acres across three separate parcels on Curly Hill Rd in Plumstead Township.
    • Lot 1 (10.51 acres) includes a stone farmhouse and barn (c. 1845 +/-). Historic structures must remain.
    • Lot 1 septic: approved 4‑bedroom permit with in‑law suite component transfers to buyer; septic installation required.
    • Lot 2 (11.63 acres) is an approved building lot with permits for a 5‑bedroom residence and driveway.
    • Lot 2 septic: approved septic permit on file for a 5‑bedroom house (traditional sand mound systems).
    • Lot 3 (4023 Curly Hill Rd, 5.6 acres) has a Cape Cod‑style home in need of complete restoration plus multiple outbuildings; no restrictions apply.

    Overview

    This sale offers approximately 27.6+/- acres across three separate parcels, each conveyed under its own deed. Lot 1 includes an existing stone farmhouse and barn dating to circa 1845+/-, with an approved 4-bedroom septic permit that includes an in-law suite component; septic installation is required. Lot 2 is an approved building lot with permits in place for a 5-bedroom residence and driveway, along with an approved septic permit for a 5-bedroom house. Lot 3 includes a Cape Cod-style home in need of complete restoration and multiple outbuildings.

    The properties are situated along a scenic country road in Plumstead Township and are described as surrounded by rolling farmland, preserved open space, and long-distance views. Lot 1 and Lot 2 are enrolled in Pennsylvania’s Clean and Green Program (Act 319), which provides favorable tax benefits while preserving the area’s natural beauty. Historic structures on Lot 1 are required to remain, and Lot 3’s structures have no restrictions applying to them, with flexibility to renovate, repurpose, or remove.

    The combination of approved septic permits, multiple existing structures, and separate deeds supports a range of buyer plans, including private estate use, agricultural use, or multi-home ownership configurations. Buyers who want the ability to move forward with development steps will find the approved septic documentation for Lots 1 and 2 particularly relevant, while restoration-focused buyers may be drawn to the existing farmhouse, barn, and Cape Cod-style home.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Doylestown
    County
    Bucks
    State
    Pennsylvania
    Longitude
    -75.15585
    Latitude
    40.35845

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Three parcels totaling about 27.6 acres with approved septic permits and multiple existing structures for restoration or redevelopment.
    Where is this agricultural land / farmland located?
    The property is located at 4023 & 4099 CURLY HILL Road Doylestown, PA.
    What is the asking price?
    The asking price for this property is $1,896,000.
    What are key features of this property?
    This property features: 27.6 +/- acres across three separate parcels on Curly Hill Rd in Plumstead Township.; Lot 1 (10.51 acres) includes a stone farmhouse and barn (c. 1845 +/-). Historic structures must remain.; Lot 1 septic: approved 4‑bedroom permit with in‑law suite component transfers to buyer; septic installation required.
    (215) 794-3227
    We can help!
    Listing Contact
    Lisa A Frushone
    Real Estate License ID: RS282022
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    4023 & 4099 CURLY HILL Road, DOYLESTOWN, PA 18902
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