Delaware Beach Real Estate Blog - Ocean View & Bear Trap Dunes Real Estate Blog

Ocean View Market Stands Firm for Sellers

Last month, we reported that the Ocean View real estate market was active in August. Unfortunately, this momentum did not continue into September. During the month, 31 properties went under contract. This is down 34% when compared to 47 sales in September of last year.

As the chart illustrates, through the first 3 quarters of the year, the market as a

whole has remained firm in Ocean View. However, it is important to watch inventory as there are nearly 30% more properties on the market today when compared to last year.  

If you are exploring your options as a buyer or seller, we always welcome a conversation, please give us a call.
(302) 541-5207 

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August Sales Firm in Bear Trap

September is our favorite time of the year to live at the beach. We hope you have a chance to be here to enjoy the cooler temperatures, light traffic, and warm ocean breezes! This is also a special month for me personally, as it marks 36 years since starting a career in real estate at the beach. I am extremely grateful to have earned the trust of so many of you over the years and together with Christi Arndt, Gail Phelan, and the group, we will continue to offer the highest level of guidance and expertise in real estate well into the future!

The real estate market for Bear Trap has remained firm when compared to last year. During the month of August, 4 properties went under contract in your community which is consistent with 4 during the same month…

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August Sales Stronger in Ocean View

September is our favorite time of the year to live at the beach. We hope you have a chance to be here to enjoy the cooler temperatures, light traffic, and warm ocean breezes! This is also a special month for me personally, as it marks 36 years since starting a career in real estate at the beach. I am extremely grateful to have earned the trust of so many of you over the years and together with Christi Arndt and the group, we will continue to offer the highest level of guidance and expertise in real estate well into the future!

The real estate market in Ocean View was active in August. During the month, 33 properties went
under contract. This compares to 27 during the same month last year. As the chart illustrates, sales year-to-date are up 15%…

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Summer Buyer Activity Strong in Bear Trap Dunes

While real estate activity in Bear Trap was relatively flat early in the year, we experienced a notable increase in activity during May that carried through June and July. During the last 3 months, 7 properties went under contract in Bear Trap, compared to 4 during the same period last year.

As the chart illustrates, both the number of sales and sales volume in dollars are up year-to-date. Inventory has increased by a significant 350% compared to the same time last year, creating more competition for sellers. Meanwhile, most properties continue to sell quickly, with 12 days as the median days-to-contract.

If we can offer you any real estate guidance as a buyer or a seller, please call our Bear Trap Expert.

Gail Phelan
302-233-4909

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Summer Buyer Activity Strong in Ocean View

While real estate activity in Ocean View was slower this spring, we experienced a notable increase in activity during June and July. During those summer months, 56 properties went under contract in Ocean View, compared to 39 during the same period last year.

As the chart illustrates, both the number of sales and sales volume in dollars are up year-to-date.     Inventory has increased by a significant 31% compared to the same time last year, creating more   competition for sellers. Meanwhile, most properties continue to sell within one month, with 26 days as the median days-to-contract.

If we can offer you any real estate guidance as a buyer or seller, please give our office a call.

302-541-5207

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Shifting Market in Bear Trap

We are often asked if we are in a Buyer’s Market or a Seller’s Market in Bear Trap and this is the time of year when we calculate absorption rates in order to answer that question and understand how the market is trending. We compare the pace of sales over the previous 12 months to determine how many Months Supply of Inventory is for sale.

Generally, a balanced market would have 7 months of inventory while more would be a Buyer’s market and less a Seller’s market. The single family market continues to stay in a Seller’s Market with no inventory for sale and 20 home sold in the last 12 months. Meanwhile inventory of condo/townhomes is growing (10 for sale and 7 sold in the last 12 months). We are now in a Buyer’s Market for that property type in…

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Shifting Market in Ocean View

We are often asked if we are in a Buyer’s Market or a Seller’s Market in Ocean View and this is the time of year when we calculate absorption rates in order to answer that question and understand how the market is trending. We compare the pace of sales over the previous 12 months to determine how many Months Supply of Inventory is for sale.

Generally, a balanced market would have 7 months of inventory while more would be a Buyer’s market and less a Seller’s market. While the condo/townhome market continues to stay in a Seller’s Market, inventory of single family homes is growing on the East and we are now in a Buyer’s Market.

If you would like to discuss the market in more detail, we are here to help. Please give us a call: 302-541-5207

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Summer Buyer Real Estate Activity Slower in Bear Trap Dunes

The summer and golf seasons are well underway, and we’ve enjoyed seeing so many of you return to the beaches, bays, golf courses and restaurants that make our area such a special place to call home! After a strong April for real estate sales in Ocean View, there was some slowdown in May. During the month, 25 properties went under contract —compared to 34 in May of 2024.

In your community of Bear Trap Dunes, 2 properties went under contract in May—compared to 1 last year. As the chart illustrates, year-to-date, both the number of properties under contract and total sales volume are up considerably. For well over a year now, we’ve been noting an upward trend in inventory, and that surely continues in Bear Trap. So far this year, properties that do go…

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Ocean View Real Estate Market Slower in May

The summer season is well underway, and we’ve enjoyed seeing many of you return to the beaches, bays, golf courses and restaurants that make our area such a special place to call home! After a strong April for real estate sales in Ocean View, there was some slowdown in May. During the month, 25 properties went under contract —compared to 34 in May of 2024.

As the chart illustrates, year-to-date, the number of properties that have gone under contract is relatively flat while sales volume is down 24%. For well over a year now, we’ve been noting an upward trend in inventory, and that continues. So far this year, properties are going under contract a few days faster when compared to the same time last year.

With the busy summer season now upon us,…

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Spring Market Firm in Bear Trap, Inventory Rising Heading into Summer

Happy Spring! As we look back on the first 4 months of the year, there was some slowing in Ocean View real estate as well as Bear Trap Dunes when compared to 2024.

As the chart illustrates, the number of properties sold in Bear Trap through April was down 17% and sales volume was down 2%. The median sale price is up 5% when compared to the same time period last year, and some additional good news is that most properties that sold went under contract in 1 week.   Inventory has risen 267% in Bear Trap with 11 properties for sale. In the greater Ocean View market, inventory is up 40% with 116 properties for sale as of May 1. It is important to note that we are still far below pre-pandemic levels when it was common to have more than 200 properties…

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