Delaware Beach Real Estate Blog - Sea Colony Real Estate Blog

Sea Colony Market Strong

Last month, we reported that the Sea Colony real estate market had experienced a nice rise in activity during August. This momentum continued into September.  During the month, 10 properties went under contract. This compares to 6 sales in September of last year.

Through the first 3 quarters of the year, the market has been firm in Sea Colony. As the chart illustrates, total sales are down, but this is due to low inventory (especially on the West), not weakened buyer demand.   While properties are taking longer to go under contract, appropriately priced properties for both the East and West are still selling very quickly.

If you are exploring your options as a buyer or seller, we always welcome a conversation. Please call our Sea Colony…

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August Sales Stronger in Sea Colony

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, Chris Housman, and the group, we will continue to offer the highest level of guidance and expertise in real estate well into the future!

After a slower July, the beach real estate market experienced a nice rise in August when compared to the last year. During the month, 9 properties went under contract in Sea Colony. This compares…

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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 Slower in Sea Colony

Early in the year, we communicated that real estate activity in Sea Colony was not keeping pace with a very strong 2024. This trend has continued into the summer season. In June and July, 11 properties went under contract in Sea Colony, compared to 15 during the same period last year.

As the chart illustrates, both the number of sales and the sales volume in dollars are down considerably year-to-date. Inventory is relatively flat, while properties are staying on the market much longer, with 43 days as the median days-to-contract.

Our Sea Colony Specialists have participated in more than 30% of property sales in Sea Colony this year. If we can offer you real estate guidance as a buyer or a seller, please give us a call:

Gail Phelan             …

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Shifting Market in Sea Colony

We are often asked if we are in a Buyer’s Market or a Seller’s Market in Sea Colony 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 Sea Colony West continues to stay in a strong Seller’s Market, inventory is growing on the East and we are trending towards a Buyer’s Market.

If you would like to discuss the market in more detail, we are here to help. Please call our Sea Colony Specialists: 

Gail Phelan     …

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Sea Colony Real Estate Market Shifts in a Positive Direction

The summer season is well underway, and we’ve enjoyed seeing so many homeowners and vacationers return to the area over the past few weeks!

May was a good month for real estate sales, with 8 properties going under contract in Sea Colony—up from 5 in May of 2024. As the chart illustrates, year-to-date, both the number of properties under contract and total sales volume are down considerably. For well over a year now, we’ve been noting an upward trend in inventory, but we are starting to feel some stabilization. So far this year, properties are taking about two weeks longer to go under contract compared to the same time last year.

With the busy summer season now upon us, it is a great time to look at property for sale in Sea Colony as a buyer and…

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Spring Market Softer for Sea Colony

Happy Spring! As we look back on the first 4 months of the year, there was some slowing of activity in Sea Colony (especially on the West) when compared to 2024. As the chart illustrates, the number of properties sold was down 23% on the East and 63% on the West when compared to 2024. Sales volume was down 36%. Properties took about 4 weeks longer to sell as the median days to contract was 23 through April, compared to 8 days last year.

The median sale price increased on the East and stayed relatively flat on the West when compared to the same time period last year. While inventory has risen some with 22 properties currently for sale, it is still far below pre-pandemic levels when it was common to have 60 to 70 properties available for sale in Sea…

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Inventory on the Rise, Spring Market Strong in Fenwick Island

Happy Spring! As we look back on the first 4 months of the year, sales in Fenwick Island were up significantly when compared to the same time last year. With 17 properties currently for sale, inventory has grown by 31% in the last year. It is important to note that we are still far below pre-pandemic levels when it was common to have more than 40 properties available for sale in Fenwick Island.      

As the chart illustrates, sales activity is up 70% when compared to the first 4 months of 2024, and sales volume is up 24%. Properties are taking twice as long to sell with 38 days as the
median days-to-contract vs. 19 days last year.

If we can offer you any real estate guidance as a buyer or seller in Fenwick Island, please give us a call: (302)…

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Sea Colony Active Inventory & Median Sale Price

*Data was derived from the Sussex County MLS. Includes properties sold in Sea Colony. May not reflect all activity in the marketplace.

During the first quarter of 2025, the Sea Colony real estate market was softer when compared to 2024. Total sales were down 52% (11 vs 23) during the first quarter. Inventory is growing and properties took nearly 2 months longer, on average, to go under contract when compared to the same time last year. The graph above illustrates historic inventory levels on April 1 each year and the median sale price of properties sold in the first quarter. We feel the market shifting, but real estate remains a solid long term investment. Please give us a call if you are a potential buyer or seller and would like to discuss the market…

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Slower Start to 2025 for Sea Colony

March has arrived and after a winter with multiple snowstorms in a few short months, we are grateful for warmer, light-filled days ahead!

As the chart illustrates, Sea Colony had a slower start to the year for real estate activity. Through the first two months of 2025, properties took about a week longer to sell and new contracts were down 38% when compared to last year. Sales volume in dollars (based on list price) was down less, at 23% and the average sale price for properties settled in January and February was up 20% when compared to 2024.

As always, if we can help you with your real estate goals or needs, please reach out to our Sea Colony Experts:

Gail Phelan               Chris Housman
(302) 233-4909          (302) 853-0192

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