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35745 COLEMAN AVENUE, #17, Selbyville, Delaware 19975 | $223,411

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CHARMING NEW BEACH COTTAGE W/ 1700 SF OF LIVING, 2 BR + OFFICE & 2 1/2 BATH, WALK IN LAUNDRY ROOM, STORAGE, SPACIOUS SCREEN PORCH LOCATED IN THE LOVELY COMMUNITY OF BAYVILLE SHORES! POOL, FITNESS CENTER & A BOAT RAMP FOR BAY ACCESS! ONLY 2.5 MILES TO DE/MD BEACHES!INTERIOR UNIT w/OPTIONS!

Property Details

  • MLS Number: 608242
  • Status: Active
  • Price: $223,411
  • Property Type: Condo/Townhouse
  • Area: Baltimore Hundred
  • Community: Bayville Shores
  • School District: Indian River
  • Square Footage: 1,700
  • Year Built: 2014
  • Bedrooms: 2
  • Full Bathrooms: 2
  • Half Bathrooms: 1
  • Number of Stories: 2
  • Unit Floor Number: 1
  • New Construction: Y
  • County Taxes: $800
  • Condo Fee: $2,600
  • Sewer Fee: $275
  • Furnished: N
  • Lot Size Acres: 0.00
  • Lot Description: Trees/Wooded
  • Water: Private Central Water
  • Sewer: Public Central Sewer
  • Community Amenities: Basketball Courts, Boat Ramp, Community Center, Exercise Room, Outdoor Tennis, Pier/Dock, Playground, Pool-Inground, Water/Lake Privilege
  • Last-modified:
35745 COLEMAN AVENUE, Selbyville, DE
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Interior Features

  • Kitchen: Breakfast Bar
  • Heating: Heat Pump(s)
  • Cooling: Central A/C, Heat Pump(s), Zoned A/C
  • Flooring: Carpet, Vinyl
  • Attic: Access Only
  • Appliances: Dishwasher, Disposal, Microwave, Oven/Range Electric, Water Heater-Electric
  • Interior Features: Cable TV Prewired, MBED-Full Bath
  • Other Rooms: Laundry/Utility Rm 1st Fl, Storage Room

Exterior Features

  • Style: Townhouse
  • Construction Type: Stick/Frame
  • Exterior Type: Vinyl Siding
  • Roofing: Architectural Shingle
  • Foundation: Concrete Slab
  • Parking: Driveway/Off Street, Street
  • Porch/Deck/Patio: Rear, Screened

Listing Courtesy of RE/MAX REALTY GROUP REHOBOTH

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Preparing for Multiple Offers on Selbyville Properties

Part of the recovery in Selbyville’s real estate scene is the increasing likelihood of multiple offers on a listed property. This is every seller’s dream— but if you are one of the bidders, it’s important that you don’t allow it to become your nightmare.

There is one way— the only sure way—to keep the specter of competing Selbyville multiple offers from upsetting your home buying prospects. Summed up in one word, it’s “preparation.”

Preparation starts with assembling a strong financial package. If your target property attracts multiple offers, you want yours to stand out. By the time you learn that other offers are at hand, it’s probably already too late to begin putting together documents—they should be in hand before you even identify a property. Getting pre-approval for your loan, having a letter that says so, and being able to show you have funds available can be persuasive.

When it comes to making the offer itself, although including “Subject to” clauses will protect you from unforeseen problems with the property, when multiple offers are on the table, the fewer contingencies the better. Again, only preparation will make this reasonable. If you’ve had an advance home inspection, and also made sure that there isn’t any right-of-way or easement issues, your offer can be significantly more attractive.

Personal preparation can be another positive. Visiting the property on several occasions at different times of the day should give you added confidence for what the home is truly worth to you…and when the listing agent and owner can put a face to your offer, it tends to strengthen its validity.

When multiple offers on a Selbyville property occur, it’s possible that someone is going to bid more than the home is really worth. If you’ve done thorough research and know precisely what its value is in today’s market, that won’t be you. Having your bottom line number unshakably in mind, means that in any bidding war, you’ll be able to sweeten your offer without hesitation. You can be creative, perhaps by offering to reduce the seller’s costs by picking up escrow fees, transfer fees or title policies; perhaps by offering the seller a few additional days to move without seeking financial compensation in return; perhaps by increasing the down payment or earnest money. When you know your bottom line, the arithmetic is uncomplicated (and your less-prepared competitors are more likely to throw up their hands!)

And then…should the bidding go over what you know it’s worth, you’ll be ready to walk away. There will be other properties to bid for – and I’m always here to help keep all your options open!  Call/text 302-228-7871 or email me, Russell Stucki, REALTOR ® of Beach Real Estate Market to provide detailed information on Delaware homes for sale, investment and commercial properties, luxury and  waterfront homes, condos/townhomes, new construction, lots and land, farms and equestrian properties located in but not limited to Bethany, Bethel, Bridgeville, Dagsboro, Delmar, Ellendale, Fenwick Island, Frankford, Georgetown, Greenwood, Harbeson, Laurel, Lewes, Lincoln, Milford, Millsboro, Millville, Milton, Ocean View, Rehoboth Beach, Seaford, Selbyville, Delaware.

Positive Language Makes a Delaware Real Estate Listing Pop

Sometimes what you don’t say in your Delaware real estate listing can be as important as what you do. Your marketing will necessarily include all sorts of numerical info your agent enters for Delaware MLS – but the main text itself is every bit as crucial. That paragraph has to be more than a summary of structure and land because it’s actually your most important ad. Your agent must accurately describe the home while simultaneously reaching out to appeal to the corps of potential buyers.

Certainly, the most glaring shortcomings will always sour a real estate listing (bad photos, misspellings, etc.). But there are more subtle points that can slip by.

Phrasing should avoid negative-sounding words. “Dark” can perfectly describe a comfortable décor approach, but on paper, the word is a downer. “Old” is another one of those, while its first cousins “quaint” and “historic” are positive substitutes. “Needs work” will dynamite the perceived value of any home (who want to pay to have to do “work”?) — While “perfect canvas for your design touches” leaves a more positive impression.

The right language gives buyers a chance to form their own opinions once they’ve seen the property. Negatives stand a good chance of preventing that from happening in the first place.

Your Delaware real estate listing is your first chance to sell, so don’t neglect to mention less-obvious features: any unseen attributes that numbers alone don’t convey. The number of bedrooms, square footage, etc., can’t help a listing’s reader know that there is a finished basement. An extra-big garage or astonishingly beautiful window views need to be pointed out (but only if the adjectives are on-target).

In any case, be sure your home is prepared to show and sell before your Delaware real estate listing appears. Buyers can see how long a home has been on the market, and the more days and weeks that tick by, the less appealing a property can seem. But the fact is a well-marketed property is most likely to become a quickly sold property.

As your home closes in on its marketing debut, contact me to schedule a no-obligation consultation. I’m here to make sure that listing pops! Savvy shoppers; don’t sit on the sidelines, call/text 302-228-7871 or email me, Russell Stucki, REALTOR ® of Beach Real Estate Market to provide detailed information on Delaware homes for sale, investment and commercial properties, luxury and  waterfront homes, condos/townhomes, new construction, lots and land, farms and equestrian properties located in but not limited to Bethany, Bethel, Bridgeville, Dagsboro, Delmar, Ellendale, Fenwick Island, Frankford, Georgetown, Greenwood, Harbeson, Laurel, Lewes, Lincoln, Milford, Millsboro, Millville, Milton, Ocean View, Rehoboth Beach, Seaford, Selbyville, Delaware.