3 Collins Avenue, Dewey Beach, De 19971 | $1,300,000

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Property Details

Watch the sunrise from this rare oceanfront opportunity in Dewey Beach! Sea Mist is situated on a beautiful oceanfront parcel and consists of just 3 townhomes. This southern end unit offers unobstructed views of the beautiful Atlantic Ocean from all
  • MLS Number: 721039
  • Status: Active
  • Price: $1,300,000
  • Property Type:
  • Area: Dewey To Lewes East Of Canal
  • Community: Sea Mist
  • School District: Cape Henlopen
  • Square Footage: 1,875
  • Year Built: 1984
  • Bedrooms: 4
  • Full Bathrooms: 2
  • Half Bathrooms: 1
  • Number of Stories: 3
  • New Construction: No
  • County Taxes: $1,728
  • City Taxes: $170
  • Waterfront: Ocean
  • Water View: Ocean
  • Furnished: No
  • Lot Size Acres: 0.00
  • Lot Description: Cleared
  • Water: Public Central Water
  • Sewer: Public Central Sewer

Interior Features

  • Kitchen: Breakfast Bar, Eat In, Island, Kitchen/Family Room Combo
  • Fireplace: Wood Burning
  • Heating: Heat Pump(s)
  • Cooling: Central A/C, Zoned A/C
  • Flooring: Carpet, Vinyl
  • Appliances: Central Vacuum, Dishwasher, Disposal, Dryer-Electric, Microwave, Oven/Range Electric, Range Hood, Refrigerator, Washer/Dryer Stack, Water Heater Electric
  • Interior Features: Ceiling Fan(s), Storm Window(s), Window Treatments

Exterior Features

  • Style: Townhouse
  • Construction Type: Stick/Frame
  • Exterior Type: T-1-11, Wood
  • Roofing: Architectural Shingle
  • Foundation: Pilings
  • Parking: Assigned, Driveway/Off Street
  • Porch/Deck/Patio: Balcony(s), Deck - Front, Deck - Rear
  • Exterior Features: Outside Shower, Storage Shed/Outbuilding

Listing Courtesy of JACK LINGO REHOBOTH

Dewey Beach Real Estate Marketing: a Job Best Left to Goliath!

If you are bound and determined to try to sell your Dewey Beach house without the aid of a real estate professional, you will quickly discover that one critical element that can’t be overlooked is marketing. Just planting a ‘For Sale by Owner” (FSBO) sign on the front lawn and taking an 8-line classified ad in the Dewey Beach paper is a good first step—but that’s all it is. Not only must you immediately embark on a do-it-yourself real estate marketing campaign, you will be doing so against competition from all the similar properties which will be promoted by the veteran voices of the real estate industry. It’s a true David and Goliath situation; but Goliath isn’t just a giant—he’s a superbly well-organized giant. If you’re going to be a David, you’d better arm your sling with more than pebbles!
Start with the product you will be marketing. While you are putting your house into top-notch presentation shape, first banish any temptation to overlook areas that need elbow grease or budget dollars to bring them up to top condition. Any defects that go uncorrected will be reason for lowered offers (or no offers at all). Remember that competing properties have Dewey Beach real estate marketing channels open to them, and will have been put on the market after consultation with experienced hands. Your ultimate ace in the hole can only be that of having a desirable property, well-situated and clean as a whistle. But that ace will only be relevant if your marketing effort brings a critical number of potential buyers through the front door!
Another key will be to hire the best real estate photographer in Dewey Beach, and on the appointed day, to give her or him reason to relish the day’s project! Photographers are in the business of presenting eye-pleasing products, but they can’t create what isn’t there. On the day of the shoot, arrange to be at the photographer’s side to help clear or rearrange objects that the lens ‘sees’ as superfluous or obstructive. When spaciousness is mission critical—as it is in real estate marketing—less is always more. The pro you’ve hired will be used to working with professional real estate agents (who sometimes pay their fees), so be quick to help where needed. The difference between great professional real estate photos and poor ones taken by an amateur is more critical in a FSBO situation, where the seriousness of the endeavor is automatically subject to scrutiny.
Ditto, the video or virtual tour. Real estate marketing in Dewey Beach does not in all instances require a video component—but most FSBO campaigns are launched without even considering the option. What is not optional in any serious offering is a well-written, technically correct Dewey Beach listing, so you should do your best to use every web outlet available to position your offering online, including a web site that facilitates gathering data from interested parties. There are also services that, for a price, will help you place your listing. Generally, you pay more for more exposure—frequently six to 10 times the base rate—with the enhanced deluxe packages usually including an MLS insertion, which is vital. When you remember that you are competing against Goliath, it’s no time to skimp!
You should also consider creating, printing, and distributing flyers, photo ads in the local press (real estate magazines, newspapers, etc.)—everywhere you are used to seeing Dewey Beach real estate brokerage ads. All of which points to what most Dewey Beach home sellers eventually conclude: rather than reinventing the wheel, the other option is to team up with an Dewey Beach real estate marketing professional…
If that’s your choice, I hope you’ll count me in! Call/Text me Russell Stucki at (302) 228-7871, email me at russellstucki@remax.net, visit more listings at www.beachrealestatemarket.com.

Negotiating a Sussex County Short Sale

A Sussex County short sale is a transaction in which the amount paid is not sufficient to cover the existing mortgage or property liens. Once the lender agrees to accept the lesser amount, the short sale succeeds, the lender calls it even with the seller, and all parties can move forward.

It’s a good thing to ‘unfreeze’ a property, yet short sales in Delaware can be tricky to close. In the worst-case scenario, a buyer and would-be short seller can be put on ice for a full year or more before the short sale succeeds. As is evident to anyone who has been through the process, a Sussex County real estate agent with short sale experience is essential for leading the way through the negotiations and closing.

In addition to working with a knowledgeable agent, it’s good to also approach a situation which might turn into a short sale by understanding the general precepts that influence those who will make the decisions. Usually, the mortgage-holding bank publishes how they wish to be contacted. Often, it’s through the “Loss Mitigation” Department (or a title to that effect). That language tells you all you have to know to explain why their attitude may be less than enthusiastic.

Like any commercial business, the bank’s decision-makers seek to minimize the time and man-hours needed to gain the best result. If you come to them with what is an obviously unreasonable offer, they are no more likely to react positively than any other seller. For this reason, researching the market value of nearby properties--enough so that it’s easy to show that your offer is based on a reasonable discount from those prices—is the best way to be taken seriously.

Although you shouldn’t be surprised if even a reasonable offer is turned down at first, don’t be afraid to counter with a second offer.

Depending on the circumstances, I sometimes advise my clients to decide on a viable time frame in which to either close the deal or move on. Not only will this prevent your wasting time, but it can motivate a loan officer to truncate what might otherwise become long-winded negotiations.

Short sales in Sussex County are still to be found for motivated and patient buyers. If you are looking to buy a home in the coming year, now is the right time to call me to start your search! 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.