The Peninsula on the Indian River Bay is one of Coastal Delaware’s most beautiful resort properties. Last year when Bill and I were homeless, waiting to move into our new home in Lewes, we were thrilled when good friends told us we could stay at their condo at The Peninsula. If you are new to this blog, you may have missed all the great photos I posted during that time. View Peninsula photos!

The Kingfisher

There are more choices than ever at The Peninsula and the latest addition is the new Coastal Series from Schell Brothers. Just introduced are 6 models in the Marina Bay neighborhood starting at the unbelievable price of $499,900 for The Kingfisher, one of the most popular new models from Schell. In fact, this price is lower than the Base Model price for the same home at Breakwater in Lewes, Delaware. The Spinnaker is priced the same at Breakwater and The Peninsula, and The Beach Plum introductory price is actually $30,000 less! The New Model pricing may not stay this low for very long, so if you have always wished you could afford an elegant single family home at The Peninsula, you should Email Kathy now!

Remember, The Peninsula is the only true gated community in Coastal Delaware. It also features the private Jack Nicklaus Signature Golf Course and amenities that are unmatched in this region.

Where do our buyers come from? In Coastal Delaware, so many of the new Buyers now come from outside Delaware and have limited local knowledge about our communities, builders or lifestyle. On top of that, quite a few Baby Boomers have been in their current home for 20 years or more, so it’s been a long time since they bought a home. Now that I have been a REALTOR™ for 10 years, I am taking the courses necessary to become a Broker. Taking these classes at this time in the housing market is a real reminder to me of just how critical our knowledge and experience can be to a Buyer.

The Laws are different

The laws governing real estate are so different in each state. For example, Delaware is an Attorney State which means that real estate settlements are handled by an Attorney. States like Maryland and Virginia are Title States and settlements are handled by a Title Company. (more…)

Is it true what you read about the low taxes in Delaware? Yes, it is absolutely correct. If you now live in New Jersey, New York, Maryland, Pennsylvania, DC and almost anywhere else, your property taxes will be much lower here. Even in Coastal Delaware resort towns like Lewes, Rehoboth Beach and Bethany, taxes on a $400,000 new home will average less than $1,500 a year.

I get many calls from people looking at retiring to Coastal Delaware because our taxes are so much lower but they really don’t know that much about this area. They may tell me what they are looking for in a home and their target price range for a new active adult community with all the amenities. I often have to tell them that “Lower taxes doesn’t necessarily mean cheaper homes than where you now live”. What is a realistic price range for a new or resale home in a community that has it all – a clubhouse, a pool and some of the other amenities like a Fitness Center and group activities? That depends on location and the total list of amenities and size of facilities.

So how do you calculate what you might be able to afford as you prepare for retirement and living here in Delaware? Print this post and fill in the information below so that we can compare your expenses now to what they might be if you moved here:

• Property taxes:
• School taxes:
• Community fees (HOA, Condo or Club):
• Membership in a Fitness Club or Gym:
• Sales Tax:
• Insurance costs for both your home and your vehicles:
• Social Security and projected income taxes on retirement income:

More difficult to calculate but perhaps most important, what is your lifestyle cost? Can you put a price tag on less stress, less traffic and a more relaxed lifestyle? What I have noticed is less wear and tear in general. My car looks better and lasts longer than it did when I lived in New York or Boston or the DC area. Even my clothing wears longer and goes more places and there are no more suits taking up closet space. I’m just saying, the way to make decisions about where and how to live can be fun and lead to new adventures. Lower taxes just might make it possible.

What makes a chef?

It takes more than a list of ingredients to make me a chef! When asked if I can cook, I often say “I can follow a recipe”. I can do the simple things pretty well. I don’t undercook or overcook and I know what I like. When I watch a chef put together a meal, however, I realize there’s a big difference.

What about a good builder?

I used that analogy recently with a client of mine who asked me how to tell the difference between the builders because they all say “we are green” and “we are the best”. A list of ingredients, I replied, does not mean that the builder is committed to building you a quality home. It takes more than advertising and a good sales pitch. It takes a commitment to quality, a reputation built over time and the respect of other professionals. The builders I recommend are the ones that consistently deliver on their promise, build a good home and have a company culture that prioritizes customer service. Something can always go wrong with any builder, but the difference is how they handle the problems and do the right thing.

Do you know the difference between an “off-site stick-built home” and a modular home? I didn’t until I had been in the real estate business for several years. When you see a modular home advertised, you have to ask yourself – “Who is the builder?”

Read this post by Gotcha Covered and you’ll start to see the difference. If you already own a lot and want an extremely energy-efficient home built to your specifications, this is a great way to go. Read More.

Have you noticed that the terminology is different everywhere you go? They don’t build duplexes here in Coastal Delaware, but they do build:

• Attached Single Family Homes
• Carriage Homes
• Villas

And some of them look an awful lot like a duplex! Where can you find the best duplex homes?

Heritage Shores

Both Lennar and Providence of Brookfield Homes built what they called attached single family homes for several years at Heritage Shores. Most of them are duplex type with only two end units but others have a middle unit as well. Right now the only duplexes for sale are resale units built between 2005 and 2007 unless Providence or another builder decides to build additional units; Lennar is no longer building at Heritage Shores. You can find current homes for sale listed here -Heritage Shores homes for sale. (more…)

We have just added new virtual tours on some great homes for sale in Coastal Delaware. Take a look and let us know if you would like to see any of these properties in person. This is a great time to buy a home at today’s prices and the current low interest rates. Watch the Virtual tours!

Wow, look at that model with the gourmet kitchen, the hardwood floors, the luxury owner’s bath and that outdoor kitchen! That’s the house I want … but that costs what? Why do builders put so many options and upgrades into their model homes? If they built a base model home and just let it speak for itself, then you would know what is really included, right? But would you be enticed to buy a home in that community?

What’s included in the base model pricing of that new home? That depends. Don’t assume that all new homes come standard with the elegant finishes and details you find in the model homes. Everything you see is available but much of it will require upgrades and option selections. What should you expect the final price of your home to be? Since we are talking about the home itself, this is true regardless of the type of community. If the community is an active adult community or a planned community with lots of amenities, that will have an impact on HOA or Condo fees and closing costs which we’ll talk about in a future article.

How about a basement?

That used to be easy in Coastal Delaware – NO! But now there are some builders that are including an unfinished basement in the base model price like Blenheim at Bay Crossing and KHovnanian at Nassau Grove. Other builders like Schell Brothers at Independence offer a basement on certain lots as an upgrade. At Heritage Creek however, an unfinished basement is standard on all of the Schell Homes. So the answer to that question varies by builder and community, especially in the Coastal areas of Delaware. (more…)

That is the question for some of our clients. Because we specialize in “Boomers and Beyond” who are looking to retire to the beaches of Sussex County Delaware, Bill and I find that Baby Boomers like us are many and varied. Some like in town living. Some want Active Adult Communities and others want to be out in the country on a few acres.

In addition to providing real estate services to our clients, Bill and I also own and operate a construction company, Gotcha Covered. This allows us to greatly expand the depth of services we can provide. That brings me to the reason for this post.  A lot has changed over the last several years and these changes have all of us rethinking our budgets and just how much we have available for housing.  One bright spot for those looking to retire to our area is an abundance of building lots and the prices have come way down. Additionally, we have the ability here in Sussex county to offer what Bill refers to as “Off-Site stick built housing”. He uses this term to specifically differentiate this type of housing from its close cousin more commonly named “Modular housing”. Some may think this distinction is splitting hairs but Bill has taught me the difference. The concept of Off-Site stick built housing has been around for quite a while. (more…)

Jamie Hudson

This year Schell Brothers awarded me the “BFF Award”! I think this might be the best award I have ever received.  When Jamie Hudson, Director of Sales, announced the award at the Schell Annual Realtor Event, she said it was because “Kathy is a good friend to Schell Brothers and brings many of her clients to our communities. BUT, she is a better friend to her Buyer clients, even if that means bending Chris Schell’s arm behind his back!” That was the ultimate compliment and it tells you a lot about Schell Brothers.

What do I mean? A lot of builders say they cooperate with Realtors, but what they really want is for us to drop you off at their doorstep and then leave. A serious Buyer Agent will never do that. Our job doesn’t end when we find you a home you might like. It continues throughout the selection process, the actual building and periodic inspections right up to and including settlement. That is true whether it is a to-be-built home, an inventory home, a quick delivery home or a Resale.

The BFF Award

Do I like Schell Brothers? Absolutely, because they build a quality home that is both elegant and energy efficient. They also understand Customer Service and they respect the fact that I represent my client. No matter how hard you work, things can go wrong. I have always found that it is not the problem but how the problem is resolved that people always remember. I have to say that everyone at Schell Brothers, regardless of position or community is a real pleasure to work with.