31213 Ringtail Drive, Lewes, De 19958 | $399,990

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Property Details

The Ocean Breeze offers the convenience of one level living with style and elegance. As you enter the foyer, unique architecture awaits, with curved arches and spacious entryway. An inviting great room expands off of the kitchen. The luxurious owner'
  • MLS Number: 731550
  • Status: Active
  • Price: $399,990
  • Property Type:
  • Area: Lewes And Rehoboth Hundred
  • Community: Marsh Farm Estates
  • School District: Cape Henlopen
  • Square Footage: 2,193
  • Year Built: 2018
  • Bedrooms: 3
  • Full Bathrooms: 2
  • Number of Stories: 1
  • New Construction: Yes
  • County Taxes: $1,600
  • Association Fee: $2,700
  • Furnished: No
  • Lot Square Feet: 10,890
  • Lot Size Acres: 0.25
  • Lot Description: Landscaped, Partially Wooded
  • Water: Public Central Water
  • Sewer: Public Central Sewer
  • Community Amenities: Community Center, Fitness Center, Lawn Care, Pool-Outdoor, Sidewalks

Interior Features

  • Kitchen: Countertops - Granite, Eat In, Island, Pantry
  • Fireplace: Gas
  • Heating: Gas - Propane
  • Cooling: Central A/C
  • Flooring: Hardwood, Tile
  • Basement: Crawl Space-Conditioned,Sump Pump
  • Attic: Access Only
  • Security: Gated Community
  • Appliances: Cooktop, Dehumidifier, Dishwasher, Disposal, Fridge w/Ice Maker, Garage Door Opener, Microwave, Oven-Wall, Range Hood, Washer/Dryer Hookup Only, Water Heater Tankless
  • Interior Features: Bedroom-Entry Level, Cable TV Prewired, Fireplace-Gas, Insulated Window(s), Insulation, MBED-Full Bath, Screen(s), Walk-In Closets

Exterior Features

  • Style: A Frame,Coastal
  • Construction Type: Stick/Frame
  • Exterior Type: Stone, Vinyl Siding
  • Roofing: Architectural Shingle
  • Foundation: Poured Concrete
  • Garage: Attached
  • Garage Size: 2
  • Parking: Driveway/Off Street, Garage
  • Exterior Features: Irrigation System

Listing Courtesy of KELLER WILLIAMS REALTY

Most Lewes Listing Photo Fumbles are Easy to Prevent

The photos that make up your Lewes listing will be key to your home’s marketing effort. If that first impression is positive (or even if it only raises curiosity), those images will have helped you past the all-important first hurdle.

What makes a Lewes listing a visual triumph? I’m afraid that belongs in realm of art, so to a certain extent remains unclassifiable. But some factors that inevitably prevent a good listing shot are a lot easier to describe. Chief culprits:

We’ve all seen listing photos where you can barely to make out what you’re supposed to be looking at — dim shots that make a house look grey and dirty. Since everyone is drawn to a home that’s brightly lit and inviting, when in doubt, turn on more lights! Bright photo highlights make a home look clean and sparkly, so help your Delaware agent plan the photo shoot at the time of day you know your house looks its brightest -- and if the weather doesn’t cooperate, be willing to re-schedule.

A Lewes listing that shows even a few rooms that haven’t been properly de-cluttered can end up alienating potential buyers. Serious buyers want to be able to envision how a house will look once they move in: hard to do when the floors, walls or shelves are packed with your belongings.

Sometimes it’s easy to overlook garbage cans, gardening equipment, or exterior décor touches that once looked nice (and now, let’s face it, don’t). If possible, photograph the house on a bright day with the sun behind you (but remember to keep your shadow out of frame).

You don’t have to be an Ansel Adams to take winning Delaware listing photos. Acing the Lewes listings is just part of a good campaign — and if you’re ready to market your own home, part of why you should give me a call. It’s actually a great time of year to sell!

Call/text 302-228-7871or 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.

Unconventional Wisdom for Beating Out Cash Offers

Conventional wisdom dictates that home sellers prefer cash offers. So what is a typical would-be buyer in Lewes to do when the competition comes forward with an all-cash offer? Cash offers may come from any of a variety of deep-pocketed parties: institutional investors, foreign investors, wealthy families or individual investors.

Beyond doing basic due diligence — gathering as much intel as you can about the property and the seller’s needs — if you’ve found the perfect home and are convinced it is the best property for your family, consider one or more of these tactics:

Bidding

over asking — even by as little as 2% or 3% — can sometimes win the day, according to Noah Rosenblatt, founder of Urban Digs, a real estate analytics company. Cash buyers typically factor in opportunity costs, making it less likely that they will go beyond a certain price threshold. No one wants to pay more for a property than necessary, but going "over asking" may be the only way to secure an ideal property when cash offers are competing.

Removing

any contingencies from your offer will help strengthen your position and may well convince a Lewes seller that you are the party most likely to close successfully. The downside is that you will be assuming whatever risk had been the subject of the contingency in the first place. For example, if you were to submit an offer less any inspection contingencies, you might have to pay more than budgeted down the road if undiscovered repairs crop up.

The seller’s goal is maximize net return, so any term you add that puts more money in the seller’s pocket can sway the decision in your favor. Creative thinking pays. You might offer to pay the seller’s closing costs, cover your own Home Warranty policy, or any other add-on that has the desired effect.

While cash may be king in most cases, there are ways to compete with cash offers in Lewes. If you are looking for an agent with constructive solutions to help you find and secure the right property, why not call me today to take advantage of this spring's inventory?