Sold in the last 30 days

So, what has sold (closed) in the last 30 days in Rehoboth Beach Delaware?

April 26 – May 26 2010.  38 total closed deals.

  • Eight land lease mobile homes.
  • Five modest ranch homes.
  • Three low cost condos.
  • Four new construction entry level priced single family homes.
  • Six pre-owned single family homes in upscale neighborhoods.
  • Three single family homes in South Rehoboth
  • Ten in-town properties priced over a million.

Closed deals were typically written up a minimum of a month prior to settlement and many as long as three months ago. Homes currently under contract gives a better picture of current market activity and for the same time period (April 26 – May 26 2010.) there were 102 pending deals written.

Of the pending deals……

  • 14 Mobile Homes on leased ground.
  • 28 Condos.
  • 60 Single Family Homes.

2 Million Dollar House for $1.19M

A letter from a local custom home builder:

“I am selling my house in Wolfe Pointe: I am willing to firesale the house at this point just to get it sold so I can build a house for my family.  I don’t want to build a new house on our lot until I sell the Wolfe Pointe house. Anyway, here are the details:

· The house appraised for $2.453M in November, 2007 (I can send you a PDF of the appraisal)

· The house is 6,600 heated SF and has 5 bedrooms, 5 full baths, and 2 half baths.

· The house won the Regal award for Best Custom Home over $750,000 and the National Award for Best Interior Merchandizing for a home priced over $2M.

· I had an offer on the house for $1.75M plus two weeks on a 165’ yacht that I didn’t take (yes, I am one of those dumb people who didn’t take their first offer and should have)

· I spent $1.71M on the construction of the house at my direct cost and paid $285k for the lot so I have almost $2M in the house

· The house is being sold with or without the furniture.  It includes all the TVs and media equipment (smart home, home theatre, etc)

· I am asking $1.19M without the furniture and $1.25M with the furniture.

If you have anyone who you think might be interested in my house, please let me know.  Somebody is going to get a good deal because this house can’t be recreated for less than $2M.  Because there are renters in the house, I can only give tours to serious buyers.”

This home is not currently on the MLS and you won’t find it on or many other websites.
Please let me know if you are a “Serious Buyer” and I will be happy to arrange a tour.

302 258 4368 – Mike Brown


Coastal Charms – From the Wall Street Journal

Tiny Delaware’s three counties line a sliver of the East Coast from the lower reaches of the Delaware River to the Atlantic Ocean. Sussex County, the one facing the sea, is a mix of farmland and quaint beach towns, where several times each week Barbara and David Patrick walk alongside a saltwater bay for its sights and serenity.

The bay’s inlet is a wintering area for herons and ospreys. “On almost any day in winter, there will be a thousand snow geese flying overhead,” says Mr. Patrick, age 72, who retired here with his wife in 2006.

Beaches, waterways and outdoor recreation have helped make Sussex County one of the most popular retirement destinations in the Northeast. It doesn’t hurt that the area is more affordable than surrounding states (Delaware has no sales tax) and that several major cities (Baltimore, Washington and Philadelphia) are within a two-hour drive, if one needs a cultural fix.

Taking Their Time

There’s also the atmosphere of “slower, lower Delaware.” Since retiring in Sussex County from eastern Pennsylvania last June, Ron and Carol Weber have learned that no one is in much of a hurry.

“The first time I got my hair cut and highlights, it took three hours. Ron almost called the cops,” says Ms. Weber, 59, who found herself being wined and pampered. “They took all the time in the world to make it just right. Most places want to get you out.”

The Delaware shore has long been a magnet for families from the Northeast and Midwest on summer vacation. The state has preserved much of the Sussex County coastline for public use with boardwalks and bike trails. Birding, boating and crabbing, among other activities, have kept several generations of visitors pleasantly occupied.

Now, couples like the Webers, who first came here in summer, are returning in later life as year-round residents. While the county has 25 towns in all, best known are the communities along the 24-mile Atlantic seaboard—from historic Lewes in the north, to artsy Rehoboth Beach, to the quiet resorts of Bethany Beach and Fenwick Island in the south.

Gone are the days when the sleepy beach towns could turn off their traffic lights in the winter. Restaurants that catered to summer tourists are staying open, offering 2-for-1 deals in the winter, much to the delight of retirees. The county also is attracting chains, such as Harris Teeter supermarkets and BJ’s Wholesale Club.

Jay Pastore, 50, of Rehoboth Beach, still sees a lull at his art gallery in the off-season. But there’s enough activity to keep his doors open year-round, especially with events such as the Rehoboth Beach Independent Film Festival each November.

Dr. Pastore left his medical practice in northern Virginia in 2007 to become a beach person and owner of Gallery 50. Since he arrived, six other galleries have opened.

Heading Inland

To find more elbow room, and more housing for their money, more retirees are settling inland.

“The closer you get to the water, the more expensive it is,” says Dottie Wells, branch manager for Long & Foster Real Estate in Bethany Beach. Individual beachfront houses, she says, start at about $1 million.

“Most retirees don’t want to spend that much money to live waterfront.” Just two or three miles off the coast, new homes can be found in the $200,000 range. The growing number of subdivisions has some builders marketing shuttle services to the beach.

Not surprisingly, Sussex County’s popularity is proving to be a mixed blessing. The population, thanks, in part, to the influx of retirees, has jumped 65% since 1990. As a result, the local infrastructure in some cases is struggling to keep pace.

Lewes, settled in 1631 and known as the first town in the first state, recently invested in additional electric lines, a new wastewater-treatment plant and major road projects, says Jim Ford, the town’s mayor. Still, “you can’t just keep paving and paving and widening and widening,” Mr. Ford adds. With that in mind, Lewes—where the average age is 59, and transplants now outnumber natives—is considering “green” options, including a park-and-ride shuttle service, possibly running on natural gas or electricity, that would take people to the beach, shopping, restaurants, museums and other points of interest.

Doctors Wanted

Changes are evident, too, in Beebe Medical Center, also in Lewes. The hospital recently added a wing with more beds and has expanded specialties such as cardiology and orthopedics to serve an older population. A Beebe clinic just opened in Rehoboth Beach, and new facilities are slated for the communities of Millville and Georgetown. But the area is having a problem recruiting primary-care physicians.

“We are short doctors, and we know it,” says Wallace Hudson, vice president of corporate affairs for Beebe. The slower lifestyle that attracts retirees doesn’t necessarily appeal to young doctors, who want shopping, good schools and cultural attractions.

Drew Davis, who retired to South Bethany Beach in 2007 from his job as a lawyer and lobbyist in Washington, acknowledges that there are some things he misses. (Among them: good ethnic food, including Korean barbecue.) But the 63-year-old Mr. Davis, who now works part time at Coastal Kayak as a kayak instructor and guide, says he doesn’t miss the crowds.

“People actually wave at you here,” he says. “They don’t avoid eye contact, like in the city.”

The Patricks, meanwhile, fresh off a walk on the bay, say they chose Sussex County because they wanted to simplify their lives. As a bonus, they add, they have made more friends in the area than they ever did in Silver Spring, Md., where they worked for years. Says Mrs. Patrick: “We are away from our families, so we’ve become our own family.”

Written by Mike in: Coastal Delaware Homes | Tags:

15869 Willow Creek Road Lewes Delaware 6.42 Waterfront Acres

Not even officially on the market yet, 15869 Willow Creek Road in Lewes Delaware is a 5BR 3.5 BR estate on 6.42 Waterfront Acres on Old Mill Creek with direct access to the Delaware Bay and Atlantic Ocean.

Lewes Delaware 6.42 Acre Estate

Lewes Delaware 6.42 Acre Estate

Nature trails, horses permitted, large pond with a diving board,  man-made creek, fishing and hunting permitted.

In law suite,  stamped concrete patio and private pool, 2nd floor deck with marsh and creek  views.

There’s nothing remotely similar on the market with these views, this much acreage or as many amenities for half the price.

Lewes Delaware Waterfront home

Lewes Delaware Waterfront home

Act quickly because this one won’t be on the market for long!

Priced at $869,900
Extremely low HOA fee of $200 a year.


Most Square Footage for the money this close to the boardwalk

Granted, many local real estate agents do not list the square footage of their listings in the MLS but a current search of Rehoboth Beach homes reveals that 19838 Church Street in Edgewater Park offers the most Square footage for the money within a mile of the Rehoboth Beach Boardwalk.  This particular unit is 3200 SF and priced at $515,000.


Canal View
5 Bedrooms
4 1/2 Baths
Living Room & Dining Room
Large Kitchen with Work Station and Adjacent Eating Area for Six
Approximately  3,300 square feet
Gas Fire Place in Living Room
Crown Molding in Living Room, Dining Room and Kitchen
Hard Wood Floors in Living Room, Dining Room and Kitchen
Upgraded Fans in Living Room and Kitchen
Upgraded Brushed Nickel Drawer Pulls in Kitchen
Fans in All Bed Rooms
Upgraded Brushed Nickel Faucets, Fixtures, Hardware and Lighting in Powder Room, Master Bath Room and Kitchen
Upgraded Tile in Front Hall Way, Powder Room and Master Bath
Upgraded Vanities in all Bath Rooms
Karastan Carpet Runner with Plush Pad on Stairs
Plush Upgraded Carpet and Pad
Professional Window Treatments in all Rooms to include Hunter- Douglas Plantation Blinds in two bedrooms and Master Bath
Corian Counters in Kitchen and Master Bed Room
Upgraded Cabinets with Glass Doors in Kitchen
Super Size, 75 Gallon Hot Water Heater in Garage (only unit in Edgewater Park with this feature)
3 Decks off Kitchen and Upper Bed Room
Concrete Patio off Ground Floor Bed Room
Built in Ironing Board in Laundry
Built in Shelves in Garage for Storage
Large owners closet under first floor stairs (only unit in Edgewater Park with this feature)
Coolaroo Sun Shade and fan on the second floor deck
timed light switches at the front door, rear first floor bedroom and on the second floor deck
security/fire detection system & sprinklers
Security film installed on first floor bedroom sliding glass doors.
automatic garage doors


What’s your Home Worth? Zillow is a “waste of time”

The March 2010 issue of Money Magazine claims that’s “Zestimates” are a “Waste of Time

Don’t think that tells you what your house is really worth. The “Zestimates” on this popular real estate site are based heavily on sales prices of comparable homes. So unless there’s been lots of activity in your ‘hood lately-unlikely these days-the value may not be very accurate. Instead call an appraiser to size up your property in person”

I have also found that Zillow does not seem to take into account the distance to the beach or bay when determining it’s zestimates. In the real world every block closer to the beach a property is can equal hundreds of thousands of dollars of price difference.

Written by Mike in: Home Sales Statistics | Tags:

Home Buyer Tax Credit – Act Quickly

The Worker, Homeownership, and Business Assistance Act of 2009 has established a tax credit of up to $6,500 for qualified move-up/repeat home buyers (existing home owners) purchasing a principal residence after November 6, 2009 and on or before April 30, 2010 (or purchased by June 30, 2010 with a binding sales contract signed by April 30, 2010).

That’s it folks, to Qualify you must have a binding sales contract by April 30 2010 and a settlement date no later than June 30 2010!

1.  Who is eligible to claim the $6,500 tax credit?
Qualified move-up or repeat home buyers purchasing any kind of home are eligible to claim this credit.

2. What is the definition of a move-up or repeat home buyer?
The law defines a tax credit qualified move-up home buyer (“long-time resident”) as a person who has owned and resided in the same home for at least five consecutive years of the eight years prior to the purchase date. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse. That is, both spouses must qualify as long-time residents, with at least five years of principal residency for each. Repeat home buyers do not have to purchase a home that is more expensive than their previous home to qualify for the tax credit.

3. How is the amount of the tax credit determined?
The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $6,500. Purchases of homes priced above $800,000 are not eligible for the tax credit.

4. Are there any income limits for claiming the tax credit?
Yes. The income limit for single taxpayers is $125,000; the limit is $225,000 for married taxpayers filing a joint return. The tax credit amount is reduced for buyers with a modified adjusted gross income (MAGI) above those limits. The phaseout range for the tax credit program is equal to $20,000. That is, the tax credit amount is reduced to zero for taxpayers with MAGI of more than $145,000 (single) or $245,000 (married) and is reduced proportionally for taxpayers with MAGIs between these amounts.

5. What is “modified adjusted gross income”?
Modified adjusted gross income or MAGI is defined by the IRS. To find it, a taxpayer must first determine “adjusted gross income” or AGI. AGI is total income for a year minus certain deductions (known as “adjustments” or “above-the-line deductions”), but before itemized deductions from Schedule A or personal exemptions are subtracted. On Forms 1040 and 1040A, AGI is the last number on page 1 and the first number on page 2 of the form. For Form 1040-EZ, AGI appears on line 4 (as of 2007). Note that AGI includes all forms of income including wages, salaries, interest income, dividends and capital gains.

To determine modified adjusted gross income (MAGI), add to AGI certain amounts of foreign-earned income. See IRS Form 5405 for more details.

6. If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
Possibly. It depends on your income. Partial credits of less than $6,500 are available for some taxpayers whose MAGI exceeds the phaseout limits.

7. Can you give me an example of how the partial tax credit is determined?
Just as an example, assume that a married couple has a modified adjusted gross income of $235,000. The applicable phaseout to qualify for the tax credit is $225,000, and the couple is $10,000 over this amount. Dividing $10,000 by the phaseout range of $20,000 yields 0.5. When you subtract 0.5 from 1.0, the result is 0.5. To determine the amount of the partial first-time home buyer tax credit that is available to this couple, multiply $6,500 by 0.5. The result is $3,250.

Here’s another example: assume that an individual home buyer has a modified adjusted gross income of $138,000. The buyer’s income exceeds $125,000 by $13,000. Dividing $13,000 by the phaseout range of $20,000 yields 0.65. When you subtract 0.65 from 1.0, the result is 0.35. Multiplying $6,500 by 0.35 shows that the buyer is eligible for a partial tax credit of $2,275.

Please remember that these examples are intended to provide a general idea of how the tax credit might be applied in different circumstances. You should always consult your tax advisor for information relating to your specific circumstances.

8. How is this home buyer tax credit different from the tax credit that Congress enacted in July of 2008? How is this different than the rules established in early 2009?
The previous tax credits applied only to first-time home buyers and were for different amounts of money.

9. How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
You claim the tax credit on your federal income tax return. Specifically, home buyers should complete IRS Form 5405 to determine their tax credit amount, and then claim this amount on line 67 of the 1040 income tax form for 2009 returns (line 69 of the 1040 income tax form for 2008 returns). Please note that although the Form is titled “First-Time Homebuyer Credit,” this is the correct form for claiming both the $8,000 first-time homebuyer tax credit and $6,500 repeat buyer tax credit.

No other applications are required, and no pre-approval is necessary. However, you will want to be sure that you qualify for the credit under the income limits and repeat home buyer tests. Note that you cannot claim the credit on Form 5405 for an intended purchase for some future date; it must be a completed purchase. Home buyers must attach a copy of their HUD-1 settlement form (closing statement) to Form 5405 as proof of the completed home purchase. In cases where a HUD-1 form is not used, such as for construction of some new homes, you should attach a copy of the certificate of occupancy in lieu of the HUD-1.

Homebuyers should be sure to read the instructions for the revised IRS Form 5405 to be sure they meet the new program requirements.

10. What types of homes will qualify for the tax credit?
Any home that will be used as a principal residence will qualify for the credit, provided the home is purchased for a price less than or equal to $800,000. This includes single-family detached homes, attached homes like townhouses and condominiums, manufactured homes (also known as mobile homes) and houseboats. The definition of principal residence is identical to the one used to determine whether you may qualify for the $250,000 / $500,000 capital gain tax exclusion for principal residences.

It is important to note that you cannot purchase a home from, among other family members, your ancestors (parents, grandparents, etc.), your lineal descendants (children, grandchildren, etc.) or your spouse or your spouse’s family members. Please consult with your tax advisor for more information. Also see IRS Form 5405.

11. I read that the tax credit is “refundable.” What does that mean?
The fact that the credit is refundable means that the home buyer credit can be claimed even if the taxpayer has little or no federal income tax liability to offset. Typically this involves the government sending the taxpayer a check for a portion or even all of the amount of the refundable tax credit.

For example, if a qualified home buyer expected, notwithstanding the tax credit, federal income tax liability of $5,000 and had tax withholding of $4,000 for the year, then without the tax credit the taxpayer would owe the IRS $1,000 on April 15th. Suppose now that the taxpayer qualified for the $6,500 home buyer tax credit. As a result, the taxpayer would receive a check for $5,500 ($6,500 minus the $1,000 owed).

12. Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
Yes. For the purposes of the home buyer tax credit, a principal residence that is constructed by the home owner is treated by the tax code as having been “purchased” on the date the owner first occupies the house. In this situation, the date of first occupancy must be after November 6, 2009 and on or before April 30, 2010 (or by June 30, 2010, provided a binding sales contract was in force by April 30, 2010).

In contrast, for newly-constructed homes bought from a home builder, eligibility for the tax credit is determined by the settlement date. To provide proof of purchase, homebuyers must attach a copy of the HUD-1 Form or certificate of occupancy to IRS Form 5405.

13. Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
Yes. The tax credit can be combined with an MRB home buyer program.

14. I am not a U.S. citizen. Can I claim the tax credit?
Perhaps. Anyone who is not a nonresident alien (as defined by the IRS) and who has owned and resided in a principal residence in the United States for at least five consecutive years of the eight years prior to the purchase date can claim the tax credit if they meet the income limits. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse. The IRS provides a definition of “nonresident alien” in IRS Publication 519.

15. Is a tax credit the same as a tax deduction?
No. A tax credit is a dollar-for-dollar reduction in what the taxpayer owes. That means that a taxpayer who owes $6,500 in income taxes and who receives an $6,500 tax credit would owe nothing to the IRS.

A tax deduction is subtracted from the amount of income that is taxed. Using the same example, assume the taxpayer is in the 15 percent tax bracket and owes $6,500 in income taxes. If the taxpayer receives a $6,500 deduction, the taxpayer’s tax liability would be reduced by $975 (15 percent of $6,500), or lowered from $6,500 to $5,525.

16. Is there a way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
Yes. Prospective home buyers who believe they qualify for the tax credit are permitted to reduce their income tax withholding. Reducing tax withholding (up to the amount of the credit) will enable the buyer to accumulate cash by raising his/her take home pay. This money can then be applied to the downpayment.

Buyers should adjust the withholding amount on their W-4 via their employer or through their quarterly estimated tax payment. IRS Publication 919 contains rules and guidelines for income tax withholding. Prospective home buyers should note that if income tax withholding is reduced and the tax credit qualified purchase does not occur, then the individual would be liable for repayment to the IRS of income tax and possible interest charges and penalties.

In addition, rule changes made as part of the economic stimulus legislation allow home buyers to claim the tax credit and participate in a program financed by tax-exempt bonds. As a result, some state housing finance agencies have introduced programs that provide short-term second mortgage loans that may be used to fund a downpayment. Prospective home buyers should check with their state housing finance agency to see if such a program is available in their community. To date, 18 state agencies have announced tax credit assistance programs, and more are expected to follow suit. The National Council of State Housing Agencies (NCSHA) has compiled a list of such programs, which can be found here.

17. HUD allows “monetization” of the tax credit. What does that mean?
It means that HUD will allow buyers using FHA-insured mortgages to apply their anticipated tax credit toward their home purchase immediately rather than waiting until they file their 2009 or 2010 income taxes to receive a refund. These funds may be used for certain downpayment and closing cost expenses.

Under the guidelines announced by HUD, non-profits and FHA-approved lenders are allowed to give home buyers short-term loans. The guidelines also allow government agencies, such as state housing finance agencies, to facilitate home sales by providing longer term loans secured by second mortgages.

Housing finance agencies and other government entities may also issue tax credit loans, which home buyers may use to satisfy the FHA 3.5 percent downpayment requirement.

In addition, approved FHA lenders can purchase a home buyer’s anticipated tax credit to pay closing costs and downpayment costs above the 3.5 percent downpayment that is required for FHA-insured homes.

More information about the guidelines is available on the NAHB web site. Read the HUD mortgagee letter (pdf) and an explanation of the FHA Mortgagee Letter on Tax Credit Monetization (pdf). An FAQ about monetization (pdf) is available at the NAHB web site.

18. If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
Yes. The law allows taxpayers to choose (“elect”) to treat qualified home purchases in 2009 (or 2010) as if the purchase occurred on December 31, 2008 (or if in 2010, December 31, 2009). This means that the previous year’s income limit (MAGI) applies and the election accelerates when the credit can be claimed. A benefit of this election is that a home buyer in 2009 or 2010 will know their prior year MAGI with certainty, thereby helping the buyer know whether the income limit will reduce their credit amount.

Taxpayers buying a home who wish to claim it on their prior year tax return, but who have already submitted their tax return to the IRS, may file an amended return claiming the tax credit using Form 1040X. You should consult with a tax professional to determine how to arrange this.

19. For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?
Yes. If the applicable income phaseout would reduce your home buyer tax credit amount in the present year and a larger credit would be available using the prior year MAGI amounts, then you can choose the year that yields the largest credit amount.

20. How can two unmarried buyers allocate the tax credit if one qualifies for the $8,000 first-time home buyer tax credit and the other qualifies for the $6,500 repeat home buyer credit?
The buyers can allocate the tax credit in any reasonable manner, provided neither claims a tax credit higher than the one they qualify for and the home purchase does not yield a total of more than $8,000 in tax credits. For example, the repeat home buyer could claim $6,500 and the first-time home buyer could claim $1,500. Alternatively, both buyers could claim a $4,000 tax credit.
21. Does a married couple qualify for any home buyer tax credit in the following situation? Spouse A has lived in and owned the same principal residence for at least five years. Spouse B has lived in and owned the same principal residence for less than five years.
In this situation, the couple does not qualify for any home buyer tax credit. Because the couple is married, the law tests the ownership history of both spouses. Spouse A clearly does not qualify for the $8,000 first-time home buyer tax credit, so neither does Spouse B.

Spouse A does appear to qualify for the $6,500 repeat buyer credit, but because Spouse B has not owned and lived in the same principal residence for at least five years, neither of them can claim the repeat home buyer tax credit.

For additional information please see:

Mike Brown is not a tax specialist. Please chat with one or and IRS agent for detailed information.


Snooze and you may lose.

While it’s true that the real estate market is a real mess right now the best deals are moving like hotcakes.  I lost two deals this week to clients who did not pull the trigger quickly enough and were beaten to the settlement table by well prepared snipers. If you think a particular house is a spectacular deal there is a good chance that someone else is thinking the same thing. The sales I lost out on were both on the market less than two weeks.


New Delaware Homes

Why buy a used home when there are so many New Delaware Homes on the market that are the same price or cost a good deal less?

The only reasons I can think of are:

  • Location.  If you really like a particular location, Used Homes may be all that there is to choose from.
  • Historical Value. Perhaps you are looking for a house of particularly interesting  historical importance?
  • A specific designer? As far as I know Frank Lloyd Wright did not build any homes in Rehoboth Beach but if he had it would certainly give some people a reason to buy a used home here.
  • Old homes were built better? I don’t know if that argument holds water. Old homes often have no insulation and had outhouses at one time.  Although it’s true that lumber was straighter and cut larger in the old days, old homes are not very efficient and it can be very costly to upgrade them.

That’s all I can think of at the moment. If you search my site and compare the prices of average used homes to average new homes you should find that you can often get a better deal on a  new home  that has never been lived in than the used home in which kitty and spot relieved themselves in the corner, the home owner spilled red wine on the carpets and the bathroom tile is covered with mildew.  This is certainly not to say that there are not some wonderful used homes on the market but if the price is the same, the neighborhood is the same and everything else is equal why would you choose the used home over the new one?


The Most Expensive Home in RBYCC

The Most Expensive Home in RBYCC is currently 173 East Side Drive

173 East Side Drive

173 East Side Drive

Priced at 5.6 Milion, this home has 10 bedrooms and 13.5 bathrooms. Located on a bayfront  acre of land and directly adjacent to the RBYCC Club House this is a prime piece of Real Estate.  I had the district pleasure of touring the property earlier this week and would be happy to arrange a showing for any well qualified potential future owner.  If you have questions about this property I can be reached at 302 258 4368.  I can meet you at this address by car, boat or helicopter 🙂


Coastal Delaware Homes $325K – $475K

Looking for an affordable home along the Delaware Coast?

Here are a number of homes and communities to take a look at.

Broadkill Beach

$475,000 Like new 2006 3BR/2.5BA on stilts with views of the Delaware bay and state wildlife preserve. Located a block from the Beach. On stilts, elevator, bamboo floors, granite counter tops. Short Sale. The next step up in Broadkill is priced $100,000 more than this one! See all the homes for sale in Broadkill here.

Rehoboth Beach Single Family Homes – 66 Homes match your description. $325K & $475K

Nice/Popular/Neighborhoods in this price range:

Rehoboth Beach Yacht & Country Club
Private Golf Club and Pool
Distance to beach (Approximate)
1.5 miles

Grande at Canal Pointe
Community Pool
Distance to beach (Approximate)

Sawgrass At White Oak Creek
Community Pool
Distance to beach (Approximate)
6 miles

Rehoboth Beach Condos – 73 townhomes match your description. $325K & $475K

Spring Lake
Distance to beach (Approximate)
1 mile

Sea Chase
Distance to beach (Approximate)
3 miles

The Seasons
Distance to beach (Approximate)
1.5 miles

The Tides
Distance to beach (Approximate)
1.5 miles

Sanibel Village
$3950 – $4800
Distance to beach (Approximate)
1 mile

Distance to beach (Approximate)
1 mile

Keys of Marsh Harbor
Distance to beach (Approximate)
1 mile

Edgewater Park
Annual HOA/CONDO $
Distance to beach (Approximate)
3/4 mile

Distance to beach (Approximate)
½ mile

Sterling Crossing
Distance to beach (Approximate)
3 miles

Blue Point Villas
Distance to beach (Approximate)
1 mile

LEWES Single Family Homes – 108 Homes match your description. $325K & $475K

Villages of Five Points

Distance to the Delaware Bay (Approximate)
1.5 Miles
Annual HOA/CONDO $

Pilottown Village

Distance to the Delaware Bay (Approximate)

1 Mile

Plantations East

Distance to the Delaware Bay (Approximate)
3 Miles

Joy Beach

Distance to the Delaware Bay (Approximate)
9 Miles
Views of the Rehoboth Bay

Annual HOA/CONDO $0

Henlopen Landing

Distance to the Delaware Bay (Approximate)

3 Miles

Annual HOA/CONDO $800

Bayfront at Rehoboth
Distance to the Ocean (Approximate)
10 Miles
Distance to the Rehoboth Bay
1 block or less
$ unlisted

Lewes Condos – 43 townhomes match your description. $325K & $475K

Savanna Point

Annual HOA/CONDO $3000


Annual HOA/CONDO $2000 – $3000

Village of Five Points

Annual HOA/CONDO $1504 – $2064

Captains Quarters

Annual HOA/CONDO $3869

Lewes Harbor

Annual HOA/CONDO $2108

Dewey Beach Single Family Homes – 1 Home matches your description. $325K & $475K

0 bedroom / 0 bath shack $349,000

Dewey Beach – 22 condo/townhomes match your description. $325K & $475K


Annual HOA/CONDO $3624

Walk to the beach

Marina View

Views of the Bay, Walk to the Beach

Annual HOA/CONDO $3950

Rainbow Cove

Views of the Bay Walk to the Beach

Annual HOA/CONDO $2900

If you need 3 or more bedrooms it narrows the search to just 7 properties.

Bethany Beach 25 Homes match your description. $325K & $475K

One canal front home 552268

One waterfront ranch with a 99 year renewable lease $399,000

Salt Pond

Annual HOA/CONDO $1068

miles to the beach 1.5

Turtle Walk

No fee listed.

Miles to the beach – 2

Bethany 22 condo/townhomes match your description. $325K & $475K

Most if not all are at least 1 – 2 miles from the beach

Sea Colony

Large community Some Ocean Front Some 1.5 miles from the beach.

Annual HOA/CONDO $5000 – $12,000


Annual HOA/CONDO $3300


Annual HOA/CONDO $3500


Annual HOA/CONDO $2472 – $3300


Annual HOA/CONDO $1809


Annual HOA/CONDO $3392


Annual HOA/CONDO $1220

Fenwick Island – 4 Properties match your price range:

Written by Mike in: Coastal Delaware Homes |

Local Realtor Domain Names for Sale

Many of you know I’m not just a Realtor but a web designer as well.

Over the years I’ve collected a number of Domain Names for future projects that never materialized. The following Domain names are all for sale.

I’m in a generous mood so if you act quickly you can have them at 1/2 off the listed price.

BACK9HOMES.COM $200 Great for a golf community site name
BEACHAVEN.NET $500 Premium Community
CAPESHORESLEWES.COM $500 Premium Community
NORTHREHOBOTH.COM $800 Premium Community
PINEBAYREHOBOTH.COM $500 Premium Community
PINEWATERFARM.COM $500 Premium Community
RBLUX.COM $1000 Short and Sweet – Rehoboth Luxury Homes
REHOBOTH-REALTOR.COM $200 not legal for Realtors to use but legal to own!
REHOBOTHBEACHMLS.COM $200 not legal for Realtors to use but legal to own!
REHOBOTHGRAND.COM Premium Community $500
SANDBARVILLAGE.COM $500 Premium Community
SOUTHREHOBOTH.COM Ultra Premium Community $800


Market Analysis – Rehoboth Beach Condos & Townhomes

Sales data from January 1 2009 – September 20 2009

Rehoboth Beach Real Estate Stats

Rehoboth Beach Real Estate Stats

These stats are very general in nature. They do not take into account the number of bedrooms, baths, square footage, waterviews or even the fact that there may be a lease expiring on the property in the near future as is common in Dewey Beach properties owned by “Rehoboth by the Sea”. If you enjoy crunching real estate related numbers give me a call for more in-depth data.


September 4th 2009 Loan Rate Update

Conforming Loans (up to $417,000)
30yr Fixed 5.125% 0 points 4.875% 1 point
15 Yr Fixed Rate 4.625% 0 points 4.375% 1 point
**Standard 5/1 ARM 3.875% 0 points 3.625% 1 point **
For Condos with less than 25% down payment:
30yr Fixed Rate 5.375% 0 points 5.125% 1 point
***We can do warrantable and non-warrantable condos***
Long Term Rate Locks Available
Lock your rate for up to 12 months while your new home is being built
FHA primary residence only, 3.5% down payment 30yr fixed
5.00% 0 points 4.75% 1 point
**County Limits for FHA**
$375,000 in Sussex County $376,250 in Kent County
***Jumbo (loans over $417,000) ***
30 Yr Fixed 6.375% 0 points 5.875% 1 point
Standard 7/1 ARM 5.75% 0 points 5.125% 1 point
Lot Loans 10% down payment up to $500,000; Payment based on a 20yr fixed
3yr ARM 6.00% w/ 1 point
5yr ARM 6.25% w/ 1 point
no time restrictions to build; fully amortize in 20yrs; loan amounts under $250,000 = 1.5 points
(seller is allowed to pay points)
Manufactured Homes
Must be on it’s own land, double-wide, built after 1978
*** PRIMARY RESIDENCE: FHA 5.375% 0 points***
2nd Home: 10yr ARM (30yr rate; fixed for 10 yrs) 5.625% 1.5 Points
Or 25yr fixed rate 6.375% 1.5 points
-30yr fixed rate; Must be primary residence
-Single family, condo, new manufactured homes are allowed
-Income limits and debt-to-income ratio limits apply
-Seller may pay closing costs -No money down
5.00% 0 points
Lock your loan with Tidewater Mortgage and receive up to $2000 to apply toward your
settlement costs or rate buy-down! Co-broke transactions included! Call for details
Rates and programs are subject to change without notice; Based on

Written by Mike in: Interest Rates | Tags: ,

Ocean Block Condo 2BR – 1BA $679,000

Ocean Block Condo

Ocean Block Condo

Furnished 2 Bedroom 1 Bath Ocean Block Condo in Patrician towers located on Olive Ave in Rehoboth Beach Delaware featuring a large private outdoor patio, rooftop pool and underground parking.  Great rental history. $679,000

For additional info & photos take a look at the MLS listing page for #564721

Standard disclaimer applies : Price was current on the day of this post.  If today is not  August 24 2009 the price and availability of this home may have changed.


An Oasis just a mile and a half from the Beach

36804 Oasis Court Rehoboth Beach, DE 19971

Village at Kings Creek

Village at Kings Creek

Village At Kings Creek
Built In 2005

  • 5 Bed / 4 Bath
  • 3,840 sqft
  • $945,000

-Sale Pending-
You have arrived!!! This is not just a Home,it is an Experience!!!Custom Built Palm Beach Style Home,no detail overlooked. Gorgeous Hardwood Flooring, Fabulous Italian Murano Glass Fixtures, Birdseye Maple Custom Cabinetry.Fi Beautiful Crown Molding throughout, Gourmet Kitchen,too much to List. WOW!

I just toured this house today and was thoroughly impressed. This is one of the nicest homes currently available in Rehoboth. To see it in person please contact me at

Standard disclaimer applies : Price was current on the day of this post.  If today is not  August 12 2009 the price and availability of this home may have changed.

Written by Mike in: New Listings | Tags: ,

2009 Sales Season vs. 2008 | Rehoboth Beach Delaware

2009 January 1 – August 12
92 single family home sales
Highest Sale Price: $4,500,000
Lowest Sales Price: $160,000
Median Sales Price: $492,500
Average Sales Price: $664,974
Average Days on the Market (for those that sold): 217
Hottest Selling Community:  Rehoboth Beach Yacht and Country Club with 15 total sales.

2008 January 1 – August 12
104 single family home sales
Highest Sale Price: $2,700,000
Lowest Sales Price: $99,999
Median Sales Price: $549,950
Average Sales Price: $773,708
Average Days on the Market (for those that sold): 181
Hottest Selling Community: Summercrest with 12 sales closely followed by RBYCC with 11 total sales.

While I’m at it I might as well throw in 2007

2007 January 1 – August 12
146 single family home sales
Highest Sale Price: $3,995,000
Lowest Sales Price: $209,900
Median Sales Price: $599,555
Average Sales Price: $829,539
Average Days on the Market (for those that sold): 185
Hottest Selling Community: Rehoboth Beach Yacht and Country Club with 24 sales.

What can be learned from this? Prices are down significantly and homes in Rehoboth Beach Country Club are always in Demand.  For more in-depth stats corresponding to any local town or community in the area feel free to contact me at


Hidden Gem – 2004 Canal front home for only $349,000

waterfront-home– SOLD This 4BR/3.5 BA New construction home is easy to overlook.  It looks very similar to other relatively new homes in Southern Delaware and is priced about the same as well. The one feature this home has to offer that makes it special is that it is located on a canal with access to the Rehoboth Bay and Beyond.
Click to view – MLS# 567581 Canal Front Home

If a canal front home built in 2004  for $349,000 peaks your interest please give me a call to see this house in person.  – SOLD

This listing is a Short Sale

Standard Disclaimer: This information was current the day this article was post o4 Aug 2009.  If you are reading this at a later date the information may or may not be current.


Significant Sales July | 2009

36 PINE REACH Henlopen Acres Rehoboth Beach Delaware.  4BR/3BA.  Charming & Classic Rehoboth Beach Home in the Esteemed Henlopen Acres!  MLS# 562752 Asking Price $1,695,000 Sold for $1,480,417

8 FARVIEW ROAD. North Shores, Rehoboth Beach Delaware 5BR/3BA located less than a block from the Beach. MLS# 563884 Asking Price $1,499,000 Sold for $1,335,000

125 HICKMAN STREET Rehoboth Beach Delaware 3BR/2BA. 2 Block to the Ocean. MLS# 568240 Asking Price $999,000 Sold for $900,000

Written by Mike in: Significant Sales,Uncategorized |

Rehoboth Bay Waterfront Home

I’ve got a new listing that’s not on the MLS yet.  29 Marshall Road in the community of Old Landing – Rehoboth Beach Delaware.  Direct Bayfront with it’s own 40′ pier ready to accommodate boats up to 30′ long.

At $829,000 this three bedroom ranch is half the price of other homes on the street.  Call me now to be one of the first people in town to view this waterfront retreat.

Mike Brown – 302 258 4368

Written by Mike in: New Listings | Tags:

Significant Sales | June 2009

50 SECOND STREET Rehoboth Beach DE. 4BR/4.5BA new construction 1.5 blocks to the ocean overlooking lake Gerar. MLS# 556584 Asking Price $2,299,000 Sold for $1,950,000

19 FOURTH STREET Rehoboth Beach DE.  “If it’s priced right, it will sell.” UNDER CONTRACT IN JUST 21 DAYS.” 1999 4/BR/2.5BA in North Rehoboth. MLS# 569596 Asking Price $875,000 Sold for $810,000

12 LONDON CIRCLE NORTH Rehoboth Beach Yacht & Country Club. 4BR/3.5BA  built in 1999 MLS#568075 Asking Price $649,000 Sold for $638,000 24 Days till Contract, 83 days till settlement.

Written by Mike in: Significant Sales |

Broadkill Beach price slashed. Bank says “Sell it quick”

Best Deal in Broadkill

——-SOLD ——

I loved this house at $695,000, I thought it was a steal at $599,000.  At $525,000 I called all of my friends to tell them about it and now its hit $475,000

MLS#558063 was built in 2006 and was only used occasionally. The house still smells new.

With an elevator, granite countertops, bamboo floors and stainless steel appliances this house is maxed out with options, add to that the fact that it has views of both the Delaware Bay and Primehook national wildlife refuge and you have almost everything you could want in a beach house.

For more details please click the following link: Broadkill Beach Real Estate

Written by Mike in: Uncategorized |

Top Ten Condos and Townhomes in Coastal Delaware

What exactly do I mean by the top ten Coastal Delaware Condos?

Am I talking about the ten nicest condos?
The ten best deals and if so in what price range?
The ten least expensive, the ten nicest mid priced, the ten most expensive?
The ten best views?
The ten best new construction condo communities?

“BEST” is a highly subjective term. What one individual may consider the best another may consider lackluster. In lue of creating 10 different “10 best” lists I will attempt to create a list in ascending order from the lowest priced to the highest priced condos with a few of the “Best” thrown in for different categories such as distance from the ocean, views, and style.

Without additional jibber jabber I present my 10 best list for Coastal Delaware Condos.

  1. $169,000 The lowest priced condo in Rehoboth as of this post.  MLS#558840 This is by no means the nicest condo in the area but it is the lowest priced. 2BR/2BA
  2. $199,900 The lowest priced 3BR/2BA Condo in Rehoboth.  MLS#568188
  3. $279,500 The lowest priced new construction Condo in Rehoboth Beach MLS#567466
  4. $279,500 The lowest priced condo less than 1 block from the beach MLS# 565894
  5. $299,900 The lowest priced new construction condo less than 1.5 miles from the beach MLS#568898
  6. $375,000 Contemporary residential/commercial artist colony 4BR/3BA Lofts MLS#566853
  7. $795,000 Spectacular Bay front 5BR Townhouse MLS#569797
  8. $1,075,000 Completely renovated fully furnished 2BR/2BA ocean view condo MLS#568975
  9. $1,549,000 Ocean front 4 story 4BR/2.5BA end unit sold fully furnished MLS#569908
  10. $2,783,000 The most expensive condo/townhouse on the market 5BR/4.5BA 5400SF with views of silver lake as well as the Ocean. MLS# 570029

You may agree or disagree with this top ten list but it includes both the lowest and highest priced condos in Coastal Delaware as well as a few of my personal selections.

The normal disclaimers apply. These prices were current according to the Sussex County Delaware MLS on the day this post was published.  “BEST” is a highly subjective term, I apologize  if your house is currently listed for sale and I did not select it for my top ten list.  This top ten list only included units in Rehoboth, Dewey and Bethany Beach.

Written by Mike in: Top Ten Condos |

Rates are down | June 30 2009

interest-ratesConforming Loans (up to $417,000)
30yr Fixed 5.375% 0 points 5.00% 1 point
15 Yr Fixed Rate 4.875% 0 points 4.50% 1 point
For Condos with less than 25% down payment (or equity if a refi):
30yr Fixed Rate 5.50% 0 points 5.25% 1 point
***We do warrantable and non-warrantable condos***
Long Term Rate Locks Available
Lock your rate for up to 12 months while your new home is being built
FHA primary residence only, 3.5% down payment 30yr fixed
5.25% 0 points 5.00% 1 point
**County Limits for FHA have been raised again**
$375,000 in Sussex County $376,250 in Kent County
Jumbo (loans over $417,000) (3% Seller contribution allowed; 20% down)
30 Yr Fixed 6.625% 0 points 6.00% 1 point
Lot Loans 10% down payment up to $500,000; Payment based on a 20yr fixed
3yr ARM 6.00% w/ 1 point
5yr ARM 6.25% w/ 1 point
no time restrictions to build; fully amortize in 20yrs; loan amounts under $250,000 = 1.5 points
(seller is allowed to pay points)
Manufactured Homes
Must be on it’s own land, double-wide, built after 1978
10yr ARM (rate is fixed for 10 yrs) 5.625% 1.5 Points
25yr fixed rate 6.375% 1.5 points
*** If it is a PRIMARY RESIDENCE: FHA 5.75% 0 points***
-30yr fixed rate; Must be primary residence
-Single family, condo, new manufactured homes are allowed
-Income limits and debt-to-income ratio limits apply
-Seller may pay closing costs -No money down
5.50% 0 points 5.25% 1 point
Lock your loan with Tidewater Mortgage and receive up to $2000 to apply toward your
settlement costs or rate buy-down! Co-broke transactions included! Call for details; some
restrictions apply.
Rates and programs are subject to change without notice; Based on 06/29/2009 rates
Rates may vary for different property types, lock terms, or credit scores

Written by Mike in: Interest Rates |

Lowest Priced Condos in Rehoboth

Woods Cove has been the lowest priced condo community in Rehoboth Beach for the last six months or so and even in a lackluster market they have been selling well. While this community is by no means a walk or even bike ride to the Ocean it is just a short 10 minute drive to either the Rehoboth Beach Boardwalk or Cape Henlopen State Park in Historic Lewes Delaware. With no pool or clubhouse to maintain the Condo fees are also some of the lowest in the area.  If you are looking for the least expensive new construction comunity in Rehoboth look no further, you can search near and far but you will not find a lower price than this.
Prices: Immediate Delivery2BR/2BA 1186 sq ft 1st floor unit 1 car garage enclosed veranda $241,260

3BR/2BA 1694 sf 2nd floor unit 1 car garage granite countertop enclosed veranda $262,916

As always prices are subject to change. These prices were curent the day this post was made (June 18 2009) but this blog article will remain on the website for years.

Written by Mike in: New Construction Condos |

Delaware Solar Rebates

Thinking about contracting a Delaware solar power installer? You will not only be helping the environment, you will also enjoy valuable utility-bill savings, tax credits, and other rewards for switching to renewable energy. Delaware solar electric and wind power customers are eligible to receive a variety of excellent discounts, Delaware solar rebates, and other financial incentives.

Turn to Clean Energy USA, Delaware’s most trusted solar panel installer for a fresh approach to energy  for your home or business, and start saving money today. Contact us now to set up a free consultation. Dial us toll-free at (866) 974-2904 to speak to a Clean Energy USA specialist!

Written by Mike in: Green Homes |

A new low at Rehoboth Crossing Townhomes

Rehoboth Crossing Townhomes,  located just over 1 mile from the Rehoboth Beach Boardwalk has lowered the price on one new construction unit to $289,900 for “This weekend Only”

I’m not a big fan of Sales Gimmicks and “This week only sales” but this is indeed the lowest price Rehoboth Crossing townhomes have ever been offered at.  If they sell one this weekend it may really turn into a “This weekend only” deal but if they don’t I’m sure we can get the same price or better next week.  The only reason to rush is that interest rates have been creeping upward again and we may be at or near the bottom of the market in which case prices may begin to climb and this may indeed be your only chance to pick one of these up at the low price of $289,900

What are they offering?

Beautifully appointed 3 BR, 2-1/2 bath townhome within walking distance to Rehoboth’s shopping, dining and the boardwalk. Granite Countertops, Upgraded Maple Cabinets, Fireplace, G.E. Stainless Steel Appliances, Deck off Master Bedroom and Screened Porch are just a sam­pling of what’s awaiting your arrival.

See other Rehoboth Crossing Townhomes at this link

If you would like to look at these this weekend or in the near future please give me a call at 302 258 4368

Written by Mike in: From my e-mail box |

Short Sale and Price Reduction in Canal Corkran

16 Wades Court in Canal Corkran,  Rehoboth Beach  was lowered from $1,049,000 to $899,000 today.
This is a 4800 square foot home. You can view some of the details at the following link:
Canal Corkran Short Sale

Please call me for additional information or to set up an appointment to view this home.

302 258 4368

Written by Mike in: Uncategorized |

Interest Rates are climbing again.

For those of you waiting to see 4% interest rates, it’s not going to happen.  This week rates have climbed back up to the mid 5’s which are still historicaly low.

Written by Mike in: Interest Rates |

Major Price Reductions at Paynter’s Mill

Immediate delivery on new 2BR/2BA 1st and 2nd floor condos with a garage.

Paynter’s Mill is a residential planned Ocean Atlantic community located on the border of Milton & Lewes Delaware.  Located 5 miles from downtown Lewes, 8 miles from downtown Rehoboth Beach, 4 miles from historic Milton and 4 miles from the Tanger Outlets TAX FREE shopping.  Paynter’s Mill is perfectly located close to all area beaches and attractions yet right outside of the traffic and congestion of Route 1, Coastal Highway.  Paynter’s Mill is a recently completed community and boasts meticulously manicured open spaces with hundreds of trees and several ponds with fountains.  Amenities include a Clubhouse with exercise rooms, gathering space, a 75’ outdoor swimming pool, children’s playground, sand volleyball court, basketball court, tennis, horseshoes, ¼ mile lap track and almost 2 miles of walking/jogging paths complete with exercise stations.  Paynter’s Mill shops are just a stroll away for you to enjoy a meal at The Corner Market Bistro or Kindle Restaurant.  More stores coming soon.

The available  models in Paynters Mill are similar to this one Paynters Mill Condo

1206  2nd Fl 2br/2bth/1car $249,900 reduced to  $234,900 Now $199,900
506    2nd Fl 2br/2bth/1car $265,900 reduced to $249,900 Now $214,900
1102  1st Fl  2Br/2bth/2car $299,900 reduced to $284,900 Now $249,900
504    2nd Fl 2Br/2bth/2car $308,900 reduced to $289,900 Now $249,900
502    1st Fl  2Br/2bth/2car $312,900 reduced to $297,900 Now $259,900
102    1st Fl  2Br/2bth/2car $349,900 reduced to $319,900 Now $279,900

Written by Mike in: Uncategorized |

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