Furlong, PA is an unincorporated community within Buckingham Township — one of the most sought-after addresses in Bucks County. With large wooded lots, rolling terrain, and a strong tradition of equestrian estates and preserved farmland, Furlong represents exactly the kind of property where a custom gunite pool transforms an already exceptional home into a complete outdoor retreat. Scott Payne Custom Pools has built pools throughout Buckingham Township and the surrounding Bucks County communities for over 25 years. We know the soil, the permit office, the setback rules, and the subcontractors. When you build with us in Furlong, you're working with a team that has done this specific job — on this specific terrain — dozens of times.
Prices for custom inground pools in Furlong range from $85,000 for a straightforward gunite pool to $300,000 or more for a full estate-level project with vanishing edge, spa, outdoor kitchen, and premium finishes. The wide range reflects the variety of projects in this market — from practical family pools to showpiece outdoor living environments. We'll give you an honest number based on your specific site, not a low-ball estimate that grows during construction.
Why Furlong Homeowners Are Building Pools Now
Furlong sits at the crossroads of York Road (PA‑263) and Swamp Road (PA‑313) in Buckingham Township, where many properties run 1–3 acres on quiet roads like Edison‑Furlong, Forest Grove, Mechanicsville, and Mill. That acreage makes pool planning straightforward: we can site a full gunite pool, generous hardscape, and a pavilion while maintaining clear separations from septic fields, wells, and existing barns. With rear and side yards that are actually usable—not postage-stamp lots—setbacks aren’t a constraint, and stormwater is manageable with infiltration beds on these larger parcels. In short, Furlong lots are practical for a real outdoor living program.
This is horse country—equestrian estates, split‑rail fencing, and preserved farmland define Buckingham. Homeowners here want a pool that fits that landscape: low, clean lines; stone and wood that echo existing barns; and layouts that respect paddocks, riding rings, and conservation easements. The township’s long-running land preservation program has kept views open and privacy high, so a well-sited pool can sit behind the house and out of sight from the road while taking in fields and hedgerows instead of neighboring roofs.
Values in Buckingham Township have been strong and still rising, with Central Bucks schools, Doylestown Borough 10 minutes west, New Hope and Peddler’s Village minutes east on 202/263, and easy access to the Philadelphia commuter belt via the 202 Parkway, 611, and SEPTA from Doylestown. On these properties, a $100K–$200K gunite pool is a rational capital improvement—typical relative to home value—and a feature that commands a premium at resale when it’s executed to township standards.
Inventory for comparable acreage is tight, and many Furlong families are staying put, keeping their low mortgage and investing in their backyard instead of competing in a thin market. A custom pool turns the property they already love into the place everyone wants to be.
What Does a Custom Pool Cost in Furlong, PA?
In Furlong (Buckingham Township), a true entry-level gunite pool starts around $85,000 and typically lands $85,000–$110,000. That’s a straight 14x32–16x36 rectangle in white plaster with a variable-speed pump, cartridge filtration, salt system or tablet chlorination, one or two LED lights, basic concrete decking, and a standard safety cover. No spa, no water features, no automation beyond a timeclock.
Most families here choose the mid-range, $110,000–$175,000. Think custom geometry or a clean-line rectangle with a tanning ledge, a raised 6–7' spa with spillway, two or three sheers or bubblers, app automation, upgraded interior (quartz or pebble), natural bluestone coping, and expanded hardscape. High-end estate work in Buckingham runs $175,000–$300,000+. That covers vanishing or perimeter-overflow edges on sloped sites, all‑tile spas, premium glass tile, large-format stone terraces, pavilions, fireplaces, fully built-out outdoor kitchens, and sitewide drainage and electrical.
Bucks County runs slightly higher than Chester County because labor is tighter around Doylestown/New Hope, Buckingham’s permits carry real engineering and escrow costs, and access on mature lots is trickier—stone walls, long driveways, and septic fields are common. What pushes price up fast in Furlong is rock. The diabase and argillite we hit off Edison‑Furlong, Mill Creek, and along 263 will stop a standard excavator; hammering and hauling can add five figures. Sloped yards toward Mill Creek require engineered retaining walls. Premium finishes and integrating the pool with kitchens, pavilions, and stormwater systems are real budget drivers.
Financing is typically a HELOC or cash‑out refi with local banks (Penn Community, Univest), or an unsecured pool loan with staged draws. In Central Bucks—Bridge Valley, Devonshire Estates, Furlong Hunt—gunite pools help homes sell faster and higher locally; recapture of 60–80% of project cost is common here.
The Pool Building Process in Furlong, PA
We start in Furlong with a site meeting and design consult. We review your survey, confirm setbacks and impervious coverage under Buckingham Township zoning, and locate utilities, wells, and septic. PA One Call 811 locates are ordered, and we open test pits to read the soils and water table. If stormwater is required, our engineer prepares a grading plan and calculations for first‑pass approvals.
Permitting runs through Buckingham Township Building & Planning at the Municipal Building. We file a Zoning Permit with a plot plan showing pool, patio, equipment pad, fencing, and any stormwater. After zoning sign‑off, we submit Building and Electrical permits with structural plans and equipment specs; the Township routes them to its third‑party UCC reviewer. Approvals typically take 4–8 weeks. The Bucks County Health Department is not involved for private pools. Required inspections include steel, electrical/bonding, barrier, and finals.
Excavation here hits rock—near Lahaska and along ridge lines—diabase and shale a standard bucket won’t touch. We budget for rock and bring a hoe‑ram; blasting is a last resort. Rock can add two to five workdays and cost based on hammer hours. Once dug, we tie a rebar cage and shoot gunite for a monolithic shell that outperforms vinyl or fiberglass in Bucks County conditions.
Next comes plumbing in 2–2½‑inch Schedule 40 with looped returns, balanced skimmers, and dedicated feature lines, then equipment on a leveled pad: variable‑speed pump, cartridge filter, automation, and heater. Electrical bonding and GFCI protection per NEC 680; PECO coordination happens before backfill. After coping and decking, we plaster, fill (often by tanker to protect wells), and run a 28‑day startup; from permit approval, build time in Furlong is typically 10–16 weeks to swim‑ready.
Popular Pool Designs in Furlong, PA
In Furlong and across Buckingham Township, the most requested designs are freeform, naturalistic pools that sit comfortably against meadows, hedgerows, and horse paddocks. On properties off Edison-Furlong Road, Burnt House Hill Road, and Forest Grove, we shape soft, meandering lines, landscape with native grasses, and use Bucks County fieldstone and boulders so the water feels like it belongs on the site. Wide sun shelves and tanning ledges are standard in this market—great for chaises and bubblers—and we pair them with saltwater systems to keep the water gentle and maintenance streamlined without the smell or storage of traditional chlorine.
With the rolling terrain from York Road up toward Holicong and Buckingham Mountain, vanishing-edge pools are a smart way to use a slope instead of fighting it. On estate lots that look out over preserved farmland or toward Lookaway Golf Club, we’ll run the negative edge to frame that long view, with a lower basin finished to match the main pool. The trick is getting the hydraulics and structure right for our clay-heavy soils; we handle that, then finish the perimeter with split-rail and black aluminum fencing common on Buckingham equestrian properties so the view stays open.
For the more formal homes along the 263/413 corridor and larger estates, crisp geometric pools align to terraces and axis lines, often with a raised, spillover spa, an automatic cover, and hardscapes in bluestone or porcelain that can handle salt. Most projects combine the pool and spa with serious outdoor living—a stone fireplace, a covered pergola or barn-style pavilion, and a kitchen. Nearly every Furlong installation now includes smart automation like Pentair IntelliConnect or Jandy iAquaLink, so frequent travelers can manage heat, lights, spillways, and chemistry from their phone and we can service the system remotely.
Site Conditions and Soil in Furlong, PA
Furlong straddles the Triassic Lowlands and the Piedmont Upland. Many lots around York and Swamp Roads sit on red shale—dense but typically rippable with a 30–35‑ton excavator. Push north toward the ridge by Holicong/Buckingham Mountain and diabase (trap rock) intrusions appear; that stone is extremely hard and may require hoe‑ramming or controlled blasting. If we hit ledge, budget $5,000–$25,000+ and 2–7 extra working days. Risk cues: rock outcrops, shallow ledge in the basement cut, thin red chip‑filled topsoil, neighbors who hit rock, and well logs showing shallow refusal. A site walk and a test probe prevent surprises.
A persistently high water table is less common here than downcounty, but it shows up near Neshaminy Creek tributaries—low parcels along Mill or Watson Creek and the swales south of Swamp Road. Shale also holds perched water after storms. For those yards we plan under‑drains beneath the shell, hydrostatic relief, and a sump or gravity daylight line. Many Buckingham lots roll 4–10 feet across the buildable area; smart placement and, when needed, engineered retaining keep the patio flat and the yard usable. Deck drainage matters—collect it, pipe it, and meet Township stormwater volume‑control requirements.
Setbacks drive layout. Buckingham Township typically requires 10 feet from the waterline to the house and 10 feet to property lines; verify with the Zoning Officer. Rural Furlong parcels often have wells and septic—your pool and equipment must clear tanks, laterals, and the well isolation radius. We locate every component, probe for laterals, and coordinate with Bucks County Health Department if a septic plan update is needed. Expect utility conflicts: PECO laterals, communications, and buried propane. We open PA One Call, review as‑builts, and plan safe access.
Why Furlong Homeowners Choose Scott Payne Custom Pools
For more than 25 years, I’ve built gunite pools across Bucks, Chester, Montgomery, and the Main Line, and a large share of that work is right here in Buckingham Township. I know how Buckingham reviews pool plans—zoning first, then building—what they look for on grading and stormwater, and how close you can get to wells, septic tanks, and absorption areas before the Bucks County Health Department steps in. We handle the permit set, site plan, and any infiltration or drainage details the Township requires. If your property is off York Road, Swamp Road, or Edison-Furlong Road, I’ve likely worked on your soil type before.
We’re gunite-only for a reason. Central Bucks is red shale and argillite country with frequent shallow bedrock, pockets of clay, and seasonal groundwater. On larger rural lots, that means you need a monolithic, steel-reinforced shell that won’t fight the site—one we can engineer with underdrains, beam thickening, or retaining as needed. Gunite lets us step grades, tuck into slopes, and deal with rock without compromising structure. Vinyl and fiberglass can struggle with soil movement, odd setbacks, and custom geometry; gunite doesn’t.
Design-build is our model. One team handles survey coordination, test pits, engineering, permitting, excavation, steel, plumbing, gunite, tile, coping, decking, and startup—no handoffs to strangers. You’ll see transparent pricing from day one, including a clear line item for rock: how we test, our hammering/blasting plan if needed, unit rates, bedding stone, and spoils haul-off. We use the same local electricians and gas fitters who know Buckingham’s third-party inspections and PECO service requirements, so schedules don’t slip.
You can see our work in Buckingham, Furlong, Doylestown, New Hope, Newtown, Solebury, and Wrightstown. After construction, we handle startup, water balancing, and equipment training, stand behind the warranty, and remain your point of contact for openings, closings, and service. This is a long-term relationship, not a one-time pour.
Financing Your Furlong, PA Pool Project
In Furlong and Buckingham Township, the most common path is a home equity loan or HELOC. Central Bucks property values along York Road (263) and Swamp Road (313) support sizable equity draws, and a line of credit lets you fund phases as they start. Many opt for a fixed-rate home equity loan; others use a variable HELOC and pay it down quickly. Interest may be deductible for home improvements; confirm with your tax advisor.
If you prefer not to touch your mortgage, lenders such as Lyon Financial and HFS Financial offer unsecured pool loans up to about $150,000, with quick approvals and 5- to 20-year terms. Rates run higher than a HELOC and payments start immediately, but there’s no lien on the home. Cash purchases are common in Buckingham Township; many residents fund projects from savings, stock sales, or prior equity harvests.
Before you commit, get a written draw schedule that matches gunite milestones: excavation/steel/gunite, plumbing and electric roughs, tile/coping, decking, then plaster/start-up. Clarify fixed versus variable rates, any prepayment penalties or origination fees, whether the lender pays the contractor or reimburses you, and how fast the first draw releases; Buckingham permits and HOA reviews can take weeks. Expect a 5–8% value lift in Buckingham Township, and note construction costs are rising 5–8% annually—financing now beats waiting a season.
What to Expect After Your Pool Is Built
In Furlong, close the pool by mid‑October. Bucks County winters bring freeze–thaw and heavy leaves, so we balance water, drop the level below the tile, blow out and antifreeze all lines, winterize the heater and automation, and remove the salt cell. A tight safety cover (mesh or solid) carries snow load and keeps tannin‑staining leaves off fresh plaster.
Openings in Buckingham Township run late April to early May. Expect oak pollen and cool nights; we start circulation, clean, stabilize sanitizer, and program your variable‑speed pump for efficient filtration. We check automation, confirm Wi‑Fi on larger lots, and service gas heaters—propane is common here—so you can hold 82–84°F.
Local water skews hard. Public supply and many Furlong wells carry calcium; some wells add iron. For chlorine pools, keep calcium 250–350 ppm and CYA 30–50 ppm. For salt, hold 3000–3400 ppm, watch rising pH, and use a metal sequestrant if your well shows iron; annual heater descaling helps. Buckingham’s rural lots call for deer‑resistant plantings, fieldstone, and smart grading. In HOAs like Devonshire Estates or Bridge Valley, expect fence and equipment rules. In this price range, a quality gunite pool is expected and adds meaningful value; keep permits and service records.
Frequently Asked Questions About Pools in Furlong, PA
What permits do I need to build a pool in Furlong (Buckingham Township), and how long do approvals take?
+Buckingham Township typically requires zoning approval, a building permit (UCC), electrical permit, and a grading/stormwater permit for a gunite pool. If earth disturbance is substantial or you’re adding meaningful impervious area, you’ll need an engineered stormwater plan; disturbance over 1 acre triggers NPDES review with the Bucks County Conservation District. Review timelines run about 4–8 weeks in shoulder seasons and 6–10 weeks in spring. We prepare sealed plans, E&S notes, and fence/barrier details to keep the first review cycle clean.
What soil and rock conditions should I expect in Furlong, and how does that affect excavation?
+Much of Furlong sits on shale and argillite with pockets of very hard diabase, so we frequently encounter ledge or boulders—especially along the 263/202 corridors and the higher ground toward Buckingham Mountain. We carry a rock clause and bring a hydraulic hammer if needed, and we plan for dewatering in low areas near Neshaminy tributaries. Subsurface drainage (stone base and underdrain) is added if we see seepage. These conditions don’t stop a gunite pool, but they do need to be budgeted and scheduled correctly.
How much does a custom gunite pool cost in Bucks County right now?
+In Buckingham Township, a well-built gunite pool with standard decking, tile/coping, and automation typically starts around the mid–$140k to $220k range. Add a spa, heater, automatic cover, larger hardscapes, and stormwater requirements and you’re commonly $250k–$400k+. Site factors here—rock excavation, long gas/electric runs to the equipment, and engineered stormwater facilities—are the big variables. We price those transparently up front so there are no surprises after the hole is open.
Is gunite better than vinyl or fiberglass for Buckingham Township’s freeze-thaw climate?
+Gunite is the most durable and customizable option for our soil and temperature swings, and it lets us integrate retaining, vanishing edges, and custom steps/benches to fit sloped Furlong lots. Vinyl is less expensive initially but expect liner replacements about every 8–12 years, and ice movement can be unforgiving around steps and corners. Fiberglass works on the right site but crane access under wires and street trees along York and Swamp roads can be limiting, and shell sizes/shapes are fixed. If you plan to stay in the home, gunite usually pencils out best over the long term.
What’s a realistic timeline from design to first swim in Buckingham Township?
+Design and engineering take about 2–6 weeks, HOA review (if applicable) adds 2–8 weeks, and township permitting typically runs 4–8 weeks depending on season. Once permitted, a gunite build in Bucks County is usually 8–12 weeks field time, with weather, rock, and specialty hardscapes as the main variables. We start construction as soon as utilities are scheduled—PECO gas upgrades are a common pacing item for heaters. Plaster requires sustained mild temps, so late-fall projects may get plastered and started in early spring.
What are the setback and placement rules for pools in Buckingham Township?
+Expect minimum offsets around 10 ft from side/rear property lines to the water’s edge and similar or greater for equipment; exact numbers depend on your zoning district and recorded plan notes. You must also respect Bucks County Department of Health clearances—typically 10 ft from septic tanks, 25 ft from absorption areas, and about 50 ft from wells—and any riparian buffers near streams/wetlands. Many newer Furlong subdivisions have drainage and utility easements that push the pool location. We verify your specific setbacks, easements, and impervious coverage limits with a zoning review before we draw a line in the yard.
How do you winterize a pool in Pennsylvania, and what’s specific to Bucks County?
+We blow out and plug all lines, add pool antifreeze where required, drain the equipment (and heater), and set the water level just below the tile to protect the band during freeze-thaw. Safety covers are anchored to handle snow load; automatic covers are kept clean and supported per manufacturer guidance. Salt cells are removed and stored, and raised spas and sheer descents get special attention so trapped water can’t freeze in the manifolds. Come spring in Buckingham, we target mid‑April openings once overnight temps stabilize.
What financing options do homeowners around Furlong typically use for a pool project?
+Most Buckingham clients use a HELOC through local lenders like Penn Community Bank, Univest, or TruMark, or an unsecured pool loan (e.g., LightStream/HFS) for longer terms. We structure draws to match milestones—excavation, steel/shotcrete, tile/coping, decking, and plaster—so you’re not overexposed. If PECO gas upgrades or stormwater facilities are significant, we include those in the financing schedule so cash flow stays predictable. Always confirm whether your HOA requires proof of funds or performance deposits before issuing approval.
Do HOAs in Furlong have special requirements for pools and fences?
+Yes—many Furlong communities (e.g., Cold Spring Hunt, Devonshire Estates, Arbor Point) require architectural approval before township submission. Common rules include black aluminum fencing (style and height specified), equipment screening, limits on water features/noise, and landscape buffers along rear property lines. Some HOAs tie into the original subdivision stormwater plan, so we may need an engineer to certify grading changes. Budget 30–60 days for HOA review on top of township permitting.
What should I look for in a pool contractor specifically for Buckingham Township?
+Choose a builder who regularly pulls Buckingham permits, coordinates with the Bucks County Conservation District, and can show recent jobs in 18925/18912/18914 with rock excavation and stormwater sign‑offs. They should field a real schedule (including PECO lead times), provide a rock plan, and understand on‑lot septic/well constraints and riparian buffers. Ask for stamped engineering examples, inspection logs, and references within 10–15 minutes of your address. In this township, experience with infiltration testing and alternative BMPs (seepage beds, dry wells, permeable decks) is often the difference between fast approval and repeated re‑submissions.
Ready to Build Your Pool in Furlong, PA?
Scott Payne Custom Pools serves Furlong, Buckingham Township, and all of Bucks County. We build exclusively in gunite — the only material that holds up to Pennsylvania winters and the varied soil conditions of this region. Call us at (215) 716-7177 or use the form on this page to schedule a free site consultation. We'll walk your property, assess the conditions, and give you an honest picture of what your pool will cost and how long it will take.
Our office is familiar with Buckingham Township's permit process and we handle all permitting on your behalf. Most projects in this area are permitted within 6-8 weeks. Construction typically runs 10-16 weeks from permit approval. A pool started this fall can be swim-ready by Memorial Day.