Articles tagged with: Rehoboth

08April

A Few FAQs

Probably the No. 1 question I hear from clients, both brand new customers and clients who have bought and sold multiple beach properties (and there are quite a few!), is: “How’s the market?” I love answering this question because I really love talking about real estate. Also, responding to this question helps real estate agents like myself consider not only buyers’ interests and expectations, but how best to market our sellers’ homes. So, it’s win-win!

The answer to “how’s the market” really depends on what you’re looking for: People buy and sell beach real estate to retire, downsize, move into a bigger home, get closer to the water, buy a primary home, second home/beach house, or purely to invest for rental income. The answer to this question at any given time depends on your specific real estate goals.

Generally, the answer today is that the market is heating up like the weather. It may seem like beach Realtors make this claim like meteorologists to draw people to the beach (sunny all weekend), however homes that are priced well are in fact going quickly this spring, probably much like the D.C. market. As an example, in the past few weeks, we have had several properties go under contract within days of going on the market and have been involved in several multiple offer situations. In-town Lewes and Rehoboth Beach homes are in demand, as are pristine, move-in perfect homes. Spring and summer are great times to look since inventory tends to be highest this time of year.

My team tracks statistics annually on Lewes home and lot sales, including the average ‘days on market.’ In 2018, this number shrunk by 50 percent – from 160 days in 2017 to 81 days in 2018. That trend continues so far this year. Given the recent ‘days on market’ for well-priced, well-located homes, I would recommend contacting a local real estate agent as soon as you see something you like online.

Here are a few of the other great questions buyers ask:

“Do I need an agent if I’m looking at new construction?” I wish I would hear this question more often – because the answer is YES! And you have plenty of new communities to choose from if you are shopping for a brand new home. As a buyer, it costs you nothing to work with a Realtor but you get someone working for you – with your interests in mind – paid by the seller (or the builder, in the case of new construction). Many on-site sales representatives work exclusively for the builder, and are not required to be licensed Realtors. At least in our relatively small beach market, most agents have worked with these sales centers before and already have a rapport with these folks.  

“Should I call my own (out of town) bank or should I use a local lender?” Most real estate agents would prefer that you work with local lenders and other professionals that know the nuances of our coastal Delaware market. Of course, some lenders in D.C., Philadelphia, Baltimore, etc., may understand and have experience here, but if you have a relationship with someone you want to use for your Delaware home purchase, it is really important that he or she keeps close contact with your Delaware Realtor. Finding the home is often the ‘easy’ part. A lender who’s up to speed on things unique to our Delaware market (leased land, for example) will help you get to closing. Ask your agent for a few recommendations for mortgage lenders – they’ll be glad to help.

“Where do I start?” If you are starting to dip your toes in the waters of beach real estate, you will naturally begin with an online search. Last year, the Sussex County Association of Realtors switched to Bright MLS, which feeds to all of the local real estate company sites like ours (LeeAnnGroup.com), as well as to Zillow, realtor.com, etc., and casts a wide net of properties available in Delaware and into Maryland. Of course, searching online can give you a great overview of price ranges in different communities and towns, and virtual tours. By the time new buyers call or email us, they have often picked out a few specific homes to see. Technology is a great supplement to home buying, but we invite you to reach out to our local real estate agents. Especially in our fast-paced spring market, we know what is going under contract and we know about homes that are about to go on the market and can get you a first/early look.

Our team’s focus and specialty, like many of our local colleagues, is to keep the “real” in real estate – and nothing takes the place of an actual conversation to understand what you are looking for and how we can help you get that home at the beach.

01March

Fix Before You List

REALTOR.com recently shared a list of "The 10 Most Common Defects Found in Home Inspections" - and they are pretty much in line with what we see locally. Another item here at the beach that didn't make this list is checking on crawlspaces. We strongly recommend that our sellers consider getting a home inspection before listing, so they do not encounter any surprises that could delay or even prevent a successful sale. 

If you are thinking of selling your home this spring, consider this list and getting a home inspection in advance. And if you have any questions about how to start the ball rolling to sell your home, give us a call at 302.645.6664 or email us anytime at This email address is being protected from spambots. You need JavaScript enabled to view it.!

Posted in National Real Estate News

27February

Rehoboth Beach - Always In Season!

 

Welcome to 36347 Warwick Drive, Rehoboth Beach

Now offered at $529,900

 

Make this fantastic, never-rented Rehoboth twin home your own now! Truly impeccable taste, classic style, and modern appointments are the backdrop for this spacious, low-maintenance home with 4 bedrooms, 3.5 baths, attached 2-car garage, and a terrific floor plan that includes a large, open living room with ultra-modern gas fireplace; separate formal dining room with refined decor; and a chic eat-in kitchen with well-placed center island, new stainless steel appliances, double wall ovens, tile back splash, and luxury granite countertops; new ceiling fans; second-floor balcony, elevator rough-in, and more.

 

 

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Relax on the screened porch overlooking the pond and venture al fresco to the large, custom brick patio. Complete with flatscreen TVs included! Enjoy easy access to Downtown Rehoboth Beach, great restaurants, pristine beaches, and beautiful nature of our Nation's Summer Capital. Look today, start beach life tomorrow! 

(Elevator shaft already in unit, approximate cost of installing an elevator is $20,000.)

 

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Posted in Rehoboth

14November

Our Second Season

 

Life starts all over again when it gets crisp in the fall." 

-          F. Scott Fitzgerald

 

Welcome, fall! It truly is our “second season” at the beach. We hope you enjoy the still-sunny weather, amazing sunsets, festivals, and restaurant specials! While many of us love summer most of all, fall is a very close second. Historically, fall is also a very busy season in real estate – and this year is no exception.

Last year was our ‘best year yet’ in terms of the number of sales (369!), which was truly mind-boggling. So far, 2018 is shaping up to be on par/slightly more brisk than 2016, which was at that time our ‘best year yet.’ This year is more indicative of steady market growth based on 2016’s results, as 2017 was a (welcome) anomaly!

To give you an idea of current trends shaping this year’s results, which of course represent results for sellers and buyers, we have sold 251 properties so far this year. There is relatively low available inventory in downtown Lewes and on Lewes Beach, so well-priced properties sell quickly. We have also seen several multiple offer situations this summer and fall on desirable, in-town and Lewes Beach homes.

Also competing in the market mix is a new construction/new community boom. If buyers cannot find a move-in ready home, they often look to new construction – and they do not have to look far.

 

 

Here is a sample of what is available and on the horizon/still under review in and adjacent to Lewes:

Admirals ChaseThe Evergreene Companies has been approved for rezoning of a 7-acre parcel on Gills Neck Road to allow multi-family housing/24 duplexes in 12 buildings with a community pool and clubhouse.  The parcel is next to Breakwater and borders Showfield at the rear.

“The Brittingham Property” - A 30-acre field on New Road on the other side of Canary Creek is under consideration for annexation.  A public hearing was held October 30 and the City seems to be favorably considering annexation.

Fishers Cove – Proposed 18-home subdivision on 12 acres behind Rodney Avenue with lot sizes varying from 11,000 to 34,500 square feet (with most about one-third acre) as well as four open space areas totaling about 2.22 acres, including two wetland areas and one area fronting the Lewes-Rehoboth Canal available for use by community residents.

Governors – Currently Schell’s fastest-selling neighborhood will have 423 total homes, including 287 single-family homes and 136 townhomes on 118 acres with 76 acres of open space. Sales to date: 55 single-family and 29 townhomes.

Groome Church parcel on New Road – under consideration for 293 single-family lots on the 134 acres formerly owned by the Groome Church, however, there are historic/cultural considerations as well as DelDOT requirements still factoring into this plan.

Kings Highway senior-living facility - Yet to be named this 3-story, 220-000 square foot facility will be built by Ocean Atlantic Companies and Vantage Point Retirement Services LLC and will offer 80 independent-living units, 63 assisted-living units, and 63 memory care units on a 9.34-acre parcel. 

Mariners' RetreatCustom single family home community located along 4th Street in downtown Lewes. The community offers 34 homesites. Site work is being completed and home construction should start in early 2019.

Mitchell Farm - At the corner of Gills Neck Road and Kings Highway the developer plans 362 single family homes and medical buildings.  The medical buildings would be in addition to one already approved by the County.

Showfield II - The second phase of Showfield will have 129 single-family homes on 80.6 acres, divided into a west parcel of 86 units and an east parcel of 43, divided by wetlands and a different parcel. It is an expansion of the adjacent 166-lot development now under construction. 

If you have questions about what is coming on the market or if you are considering selling your home, please feel free to give us a call at The Lee Ann Wilkinson Group. While holidays are approaching, it is still a great time for beach real estate! The market starts all over again “when it gets crisp in the fall.”

Posted in Local News and Information

31August

Make Labor Day the Beginning!

Labor Day is usually considered a bookend to summer, but it doesn’t have to be. (For the record, summer technically lasts through Friday, September 21!) Plus, fall really is a great time of year to explore your options for living at ‘the beach’ – which is a broad umbrella term for living where you can easily enjoy access to the perks of beach life. Summer rentals can sometimes make showings challenging to see investment homes and condos for sale, so fall is a bit more flexible all around. 

Locals generally do not want to give away our secrets, but I will tell you that fall is absolutely the best time of year at the beach for so many reasons. Restaurants offer specials and the weather is still great.

Whether you want to sell it all and move from the city to the beach year-round, or if you want to explore a second home for your own getaway or to use as an investment property, there is overwhelming opportunity to do so. And with Maryland’s recent expansion of Route 404 from two lanes to a four-lane divided highway from US 50 to the Denton Bypass, your “road not taken” for fear of traffic just opened up to you!

While traditionally Route 50 led you to Rehoboth Beach as the main destination in “Our Nation’s Summer Capital,” we now actually cast a wide net to include Dewey, the Indian River Inlet area and Bethany to the south, and increasingly Lewes and Milton to the north. Rehoboth Beach has the envious draw of the Atlantic Ocean, boardwalk, beautiful beaches, shopping, dining, and nightlife. But these amenities are accessible from several different communities. When you are searching online for “Rehoboth Beach,” consider broadening your search to include Lewes and Milton.

Both historic towns, Lewes and Milton have been around – well, since the beginning of Delaware! – and have hosted generations of beach lovers. Increasingly, both towns are expanding culinary and shopping options to rival Rehoboth’s great restaurants. At least so far, home prices in these areas have not caught up to Rehoboth Beach. Simply put, you can get more for your money while still enjoying the array of beautiful natural destinations like Cape Henlopen State Park, where the Delaware Bay meets the Atlantic Ocean and which is now connected to Gordon’s Pond in Rehoboth Beach via a five-mile scenic bike trail; Prime Hook National Wildlife Refuge in Milton; Lewes Beach on the Delaware Bay; the scenic Lewes-Rehoboth Canal and Broadkill River. The season is unbelievably long here for biking, hiking, kayaking, paddle boarding, bird watching, surfing, crabbing, fishing, and basking in the serenity of beach life.

The appeal of Coastal Delaware is undeniable – but what about the prices? I’ll leave DC real estate to the DC experts, but it is fair to say that house for house, living at the beach is less expensive, especially when you factor in our low property taxes, and investing here is definitely something to consider with your financial adviser. Our clients are a mix of retirees who are moving here full-time or selling a current house here for another (either smaller or closer to downtown); second home buyers who plan to retire here in the future; and increasingly families and couples who look at newer construction neighborhoods in and around Lewes, Milton, and Rehoboth.

As a point of comparison, beachfront property in Rehoboth Beach, depending on the home, is typically in the $4M+ range. We listed an unprecedentedly priced home in Lewes this year for $4.5M; however, we also have beachfront homes in the $2.5M range and one block off the beach can go for $1.5M and less. Lewes is home to several new construction communities which will offer homes in the $500-600Ks. And Milton, just a few miles north, features communities from the high $200Ks to $400Ks. 

Medical facilities and specialties continue to expand here to include a cardiovascular specialty at Beebe Medical Center and a brand new hospital north of Milton in Milford. Our school district is booming and has updated the high school, is replacing the outdated elementary schools and has added an additional one, and is adding a new middle school. The longtime question of “will I be able to live year round at the beach?” can be answered with a resounding “yes,” and you can even still enjoy an often solitary walk on Lewes Beach in the morning. 

Labor Day doesn’t have to be the end of summer!

Posted in Local News and Information

17August

Weekend Open Houses, August 18 & 19

 
 
 
 
 
 

Visiting or Looking for a Local Move? 

 

Join us to tour THREE unique properties this weekend - one on Saturday; two on Sunday! 

 

 

 

 

 

 

Open Saturday, August 18, 12 - 2 p.m. 

104 Breakwater Reach

Cape Shores

Offered at $2,995,000

104BreakwaterExteriorMain

104BreakwaterBeach

 

Open Sunday, August 19, Noon - 4 p.m. 

35553 Creekside Drive

Sawgrass at White Oak Creek

Offered at $579,900

Creekside

 

 

Open Sunday, August 19, Noon - 2 p.m. 

9 Houston Avenue

Lewes Beach

Offered at $1,199,000

Houston 2

 

We hope you enjoy the weekend and join us at one - or all - of these great homes to see what Coastal Delaware has to offer!

Posted in Local News and Information

03July

Prices Bursting in Air on a Constellation of Stellar Properties!

 

 

 

 

 

Houston 2

9 Houston Avenue | Lewes Beach | MLS:1001569458 | $1,199,000

 

Hedgerow

35522 Hedgerow Lane|Sawgrass|MLS: 1001574298|$629,900


Creekside 

35553 Creekside Drive | Sawgrass  | MLS:1001572116 | $579,900

 

Ames

19909 Ames Drive | Rehoboth Crossing | MLS:100151728 | $359,900

 

Eaton

110 Eaton Lane | Cannery Village | MLS: 1001572424 | $359,900

 

Ashwood

32771 Ashwood Drive | Angola By The Bay | MLS: 1001843600 | $229,900

 

Let us know if you would like to tour any of these gorgeous homes in person! Call us at 302.645.6664 or email This email address is being protected from spambots. You need JavaScript enabled to view it..

 

Posted in Local News and Information

25May

Tour Sawgrass at White Oak Creek!

The welcome mats are out!

Join us in beautiful, centrally located Sawgrass at White Oak Creek in Rehoboth Beach to tour two different, fabulous opportunities to live a coastal lifestyle!

 

Saturday, May 26, 1 p.m. - 3 p.m.

 

35553 Creekside Drive

Image00002 1

35613 Marabella Lane

main marketing pic 35613 Marabella Ln 1

 

10May

Join us on Saturday, May 12!

Two gorgeous opportunities to live in one of the best-located communites at the beach!

 

Take a personal tour with us this Saturday, May 12, 11 a.m. - 1 p.m. 

 

35613 Marabella Lane

MLS 731069

 

35553 Creekside Drive

MLS 730366

 

See you there!

Posted in Local News and Information

03May

Farmers Markets Have Begun!

Fresh & Local!

 

Summertime in Sussex County means more than days on the beach – it’s an amazing time for our “Delmarvalous” local produce!

A few markets have already started, some start in May, and a few will begin in June. Here's a list of where you can find the freshest produce and locally made goodies in our local area:

SATURDAYS:

Historic Lewes Farmers Market

8 a.m. - Noon

George H.P. Smith Park

At the corner of Dupont and Johnson Avenues, near Block House Pond

Riverwalk Farmers Market - Downtown Milford

9 a.m. - 1 p.m.

South Walnut Street and Mispillion Riverwalk

 

SUNDAYS:

Bethany Beach Farmers Market (starts June 3)

8 a.m. - Noon 

Garfield Parkway and Pennsylvania Avenue

 

The Nassau Valley Vineyard Farmers Market (starts May 29)

12 a.m. - 3 p.m. 

 

MONDAYS:

Fenwick Island Farmers Market (starting in June)

Mondays and Fridays

8 a.m. - Noon

1406 Coastal Highway (Bayside) at Warren's Station

 

TUESDAYS:

Rehoboth Beach Farmers Market

12 - 4 p.m.

Grove Park

 

WEDNESDAYS:

Georgetown Farmers Market

3 – 6 p.m.

16 Mile Brewery, South Bedford Street

 

THURSDAYS:

Garden Shack Farm Farmers Market

2 - 6 p.m.

19884 Beaver Dam Road

 

FRIDAYS:

Milton Farmers Market

3 - 6 p.m.

6 Village Center, Milton

 

Fenwick Island Farmers Market (starting in June)

Mondays and Fridays

8 a.m. - Noon

1406 Coastal Highway (Bayside) at Warren's Station

Posted in Local News and Information

13March

Timing Is Everything!

Our local real estate market is definitely ‘springing forward’ this month! Since our local inventory is relatively low, and since we have had a handful of properties go under contract within the first few days of listing, we want to share the news with you!

If you are thinking of buying or selling this spring, it’s the perfect time to consider it.

Of course, in addition to limited properties for sale in these areas, these homes were priced well to ignite a quick sale.

 Take a look at hot market activity in just the past few weeks!

 

SoldQuickly

 

Feel free to give us a call at 302.645.6664 or email to This email address is being protected from spambots. You need JavaScript enabled to view it. anytime to discuss your home's market value!

 

Posted in Local News and Information

08February

What Sold Last Year (and for how much?)

The start of every year is a clean slate of sorts for many people, and it's definitely a fresh start in real estate! One way we keep our market analyses and pricing recommendations current is to take a holistic look at the past year's market and see what sold, how long property stayed on the market, and what percentage of the list price sellers achieved. We are happy to share this data with you!

(If you own property in these areas, you may have received a printed copy of this information, too.)

 

Take a look at these links - one for Lewes east of Route 1, the other for select Rehoboth Beach neighborhoods - and of course, give us a call at 302.645.6664 or email This email address is being protected from spambots. You need JavaScript enabled to view it. if you have any questions about the market value of your home!

Lewes Sales 2017

Rehoboth Sales 2017

 

Happy 2018!

Posted in Local News and Information

18January

"FOR SALE BY OWNER"

 

Or as we say in the real estate business, “FSBO”

 

Wanting to sell your house on your own and take "the middle man" out of the equation is understandable, but does it work out?

 

 For Buyers:

According to the National Association of REALTORS®' 2017 Profile of Home Buyers and Sellers, most buyers search for homes online – and most buyers also use a real estate agent. NAR based the data on random survey responses from a sample of last year’s homebuyers.

Not surprisingly, the 2017 data shows that the internet (95 percent) and real estate agents (89 percent) remain the top two information sources used during buyers' home search. Further, for the third straight year, for-sale-by-owner sales were their lowest share (8 percent) in the survey's history.

Overall, 87 percent of buyers ended up purchasing their home through a real estate agent, and finding the right property to buy and help negotiating the terms of the sale were the top two things buyers wanted most from their agent. Even for those who found the home they purchased online, nearly all still closed on it with the help of an agent (88 percent).

The main reasons buyers cited for using a real estate agent were to understand the buying process and to negotiate sales terms.

And for Sellers:

The National Association of REALTOR® data is helpful to understand buyer feelings about FSBOs, and at The Lee Ann Wilkinson Group, we know and can share first-hand the advantages of working with an agent for sellers.


Wanting to sell a home on your own seems like it could save money and take out the administrative burden of working with a real estate office, but consider the facets of selling that cost you time and money.

Here’s what our office can take off your plate, aside from providing our high-exposure familiar Berkshire Hathaway HomeServices yard sign!

  • Pricing. We provide a free comparative market analysis to sellers. We do the research for you on how your home compares to others in value and recent sales data, so it can get priced right – right from the start. This is an enormous time-saver, and anecdotally, we have seen time and again how the right price up front can prove to save you money in the long run because you don’t waste time with an inappropriately priced home, and don’t have to negotiate as much.

  • Marketing. Our advertising budget is one of our largest expenses and we have a wide reach – print, broadcast, internet, and of course, the Multiple Listing Service (which is picked up by other sites like Zillow, in which we also have a sizeable investment). Most of all, we give sellers the largest local network of past and referral clients who are either looking to buy or know people who are.
  • Showings. Coordinating showings can be a significant administrative task. Inevitably, people want to see homes last-minute, then cancel last-minute. Further, working with a REALTOR® gives you some peace of mind in terms of screening – and buyers are accompanied by a licensed professional.

  • Contracts and Qualified Buyers. Contracts and negotiations are our specialty. Of course, foregoing commission is perhaps the chief reason you want to sell on your own, but the residential sales contract undergoes changes and has addendums, inspection forms, etc. And mortgage regulations and qualification criteria change all the time.  For the “fine print” and legal considerations alone, an experienced REALTOR® is invaluable.

In 2017, The Lee Ann Wilkinson Group closed 463 transaction sides – which is a 17% increase in closed transactions over last year, and comprised 369 individual properties.

We sold more than one home per day!

Further, our average sales price increased by 15% compared to 2016. The overall market has shown a decrease in available inventory, and homes are selling more quickly. 

For sellers, these numbers indicate that it is a great time to sell – and using a REALTOR® can help you do it with minimum coordination and maximum return!

Posted in Local News and Information

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