Ocean City Real Estate BlogRecently posted or modified blog postshttps://www.atlanticshores-sothebysrealty.com/blog/Copyright AtlanticShores-SothebysRealty.com2024-03-14T07:14:28-07:00tag:atlanticshores-sothebysrealty.com,2012-09-20:19571Weekly Market Update for Ocean City, MD & Surrounding areas - 03/12/24
Ryan Haley here coming to you with the real estate market report for March 12th, 2024. We are into the spring market and I wanted to give you an update.
Mortgage Interest Rates
Interest rates are remaining below 7%; we're at 6.92% on a 30-year fixed on average today, which is great news. I'm actually seeing rates locally here that are below that for a primary residence. That's where it's good to kind of have a conversation with your loan officer, which we can give you a recommendation on to find out where you fall when it comes to interest rates because they can vary depending on the type of property, depending on if it's a primary residence, depending on how much you're putting down. So, interest rates below 7%. That's the good news. What are we seeing here locally?
Worcester County Real Estate Market Report
Worcester County in the last 7 days, we had 73 new properties hit the market while we had 58 go under contract countywide. 514 properties for sale, that's up a tick, but so are the number of transactions in the last 30 days. So, we're sitting at a 2.77-month supply here in the last 30 days, and that's actually currently where we're at. 2.7 month supply in the last 30 days. We had 191 going under contract.
Wicomico County Real Estate Market Report
Hopping over to Wicomico County. 24 new listings, which is relatively low, and 32 going under contract in Wicomico County in the last seven days. 184 total actives countywide, while we had 105 go under contract in the last 30 days. 1.6 month supply, that's actually come down. So, Wicomico has historically for the last year, if you've been following any of these market reports, Wicomico County is definitely the tightest county. Those properties that come on that are attractively priced in good condition and the best locations are selling very quickly in Wicomico County.
Sussex County Real Estate Market Report
Sussex County, Delaware, some bigger numbers here. 185 new listings, while we had 157 going under contract in the last seven days. So, that is a little bit higher than what we see in the other two counties, but also Sussex County is our largest county on the shore. 1,516 total actives in Sussex County and 515 going under contract in the last 30 days. That gives us a 2.9-month supply, very similar to what we're seeing in the beach markets of Worcester County.
So, there you have it. That is the real estate market report here for the 12th of March, 2024. Overall theme: interest rates below 7%, just in time for the spring market while we're seeing some more inventory hit. So let's get after it. If you've got questions about any property, we would love to assist this coming weekend. St. Patty's Day weekend in Ocean City, Maryland, the second-largest parade in the entire state going on this weekend. It's sure to be a good time.
If you like this information, please share it with a friend. And if you have any questions at all, please reach out. We'll see you next week with another edition of the Delmarva real estate market report. Thanks again.2024-03-14T06:58:20-07:002024-03-14T07:14:28-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19537Shorefront Success: Mastering Vacation Rental Investments
Welcome back to the Running Real Estate Podcast with Ryan Haley.
Today, we are going to discuss a topic that comes up in a resort market, and that is, how can I have somebody else help to pay for the property I want to purchase from a second home/investment standpoint at the beach?
As you all know, the primary focus of my real estate career over the last 22 years has been pretty predominantly along the Maryland and Delaware coasts. We have lots of second homes, we have vacation homes, we have some folks that ultimately live here year-round, but a good portion of the properties that we see here on the Delmarva Coast are vacation rentals for a portion of the year.
I get a lot of potential clients who will reach out to me, and they will lead with the question, where can I buy that is going to return the greatest ROI? Where am I going to be able to get the greatest rental income when purchasing a second home? And I have to say that that is a very loaded question. And I can tell you that I personally own rental investments that are right on the beach in the beach town, and I also own rental investments that are inland, and some that are inland but still kind of provide that resort feel. So there are more than one way, and there's no one-size-fits-all location that you would turn to to ensure you have the greatest return when it comes to a rental investment.
But for purposes of today, what I'm going to focus on are actually the beach towns themselves and more of the weekly Airbnb style of rental.
The general rule of thumb is that if the closer you are to being right on the beach, the greatest and/or least amount of vacancy rates you will have.
So what does that mean?
That means that first and foremost when people are searching for rental properties to vacation in the beach towns, a lot of times the first thing they're thinking of is the Atlantic Ocean, they're thinking of the beach, and that's ultimately where they want to be first. But depending on their price point, the affordability, number of bedrooms, baths, amenities they're looking for, they will then come off of the ocean to help find the right fit that meets their needs.
Now I can tell you that any property just about in the greater Ocean City or on the Delaware beaches, if it's in the beach town itself, will have strong rentability. It will have the ability to be rented on a weekly basis. It just comes down to what do you want to do with it after you've taken ownership? I can tell you the general rule of thumb that I discussed with my clients for years was that when it comes to vacation rentals, what you can expect as an owner is the vacation rentals will generally help pay for the condo fees, the taxes, and a portion of the debt service.
And what do I mean by that? That's a portion of the mortgage on an annual basis. And if you approach the rental investment with that mindset, you will be successful. Now, in addition to the taxes, the condo fees, a portion of the debt service, the biggest benefit that I personally have found is the ability to depreciate and the tax benefits. And those are very hard to quantify. And that's where you need to have a conversation with your CPA or your accountant to determine how it could fit your needs and how it could benefit you with your current tax structure.
But those are some of the wild cards that don't necessarily come out from just the straight dollars and cents like this is what it's going to rent for, this is how many weeks it's going to cover. The depreciation aspect and the tax ability to deduct some expenses is truly where I have found the make-or-break point is. Now, with the last couple of years, we have certainly had greater demand, and we have seen our seasons increase.
And I will say that there are certain sections of Ocean City and/or certain homeowners who rent their properties out who've had greater success, and in some cases, they've been able to not just pay the taxes, the condo fees, and a portion of the debt service, but they've actually been able to get a lot of their debt service covered by increasing rates and making it more available throughout the year, taking advantage of every event we have in Ocean City, including the off-season to ensure that they have more nights rented.
So there are certainly ways to be able to cover a good portion of your expenses, and I feel that this is a great way to invest in a property. Number one, it's tangible. It's something you can see, feel, smell, use for yourself and your family to enjoy. But then number two, have somebody help pay those expenses that are ongoing with the condo itself, condo fees, taxes, as well as the debt service, and then the tax benefits on top of it.
Now, the piece that we have not discussed, and I find will continue on, and this is what we're always talking about if anybody who tunes into my podcast on a weekly basis or tunes into my market reports will know, is we're looking at appreciation. We're looking at what are home values doing? And if you go back all the way through the early '80s and even late '70s and you graph appreciation all the way to today in 2024, and you look at the line of appreciation, it is almost a guarantee that over enough time, the property is going to appreciate.
So we've had a few blips, and there's only been a very slight window going back to the Great Recession that we had in '08 where property values did not go up. All the other times, it's continued to go up. So when you really look at the big picture from an investment standpoint, the appreciation piece is a wild card. It's a bonus that you get on top of having somebody else help to pay the expense of owning the second home, which then gives you the ability to enjoy it for yourself for a week, maybe a couple of weeks throughout the year.
So I truly am very bullish on the fact that continuing to buy in a resort market is a great long-term investment. So there are obviously so many different things that go into the rental piece. You can do it yourself through Airbnb, there's VRBO, there are some really great innovative local rental real estate companies that can aid in this process. I'd be happy to have a conversation with you if you're considering buying a property that you do want to rent out and you want to maximize the rental income. I'd be happy to have that conversation with you to discuss the ins and outs, the pros and cons as to who to go with, how much of your time needs to be invested to have the greatest return versus turning it over into the hands of a rental management company.
I can tell you personally I have both long-term and short-term rentals that we manage personally ourselves, but then I've also turned over to third-party rental management companies, and it just depends on where that property is, how much we want to put into it from an energy standpoint, and I've had success with both. So like I said, be happy to discuss that further with you.
But there are ways if you have always dreamed of owning a beach property and you want to figure out a way to help cover those expenses and have somebody else pay for that, there are ways to do it and have your dreams come true when it comes to buying a second home at the beach. So if you like this information, please share it with a friend, like, subscribe. I'd be happy to answer any questions for you. And oh, by the way, interest rates have come down, they're at their lowest level in the last three weeks, we are now below 7% when it comes to the average 30-year fixed. So let's talk more about that and the increased inventory that we've seen here in the spring market.
Thanks again, I look forward to seeing you back here next week with another edition of the Running Real Estate Podcast.
2024-03-11T21:35:06-07:002024-03-12T03:28:02-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19524Weekly Market Update for Ocean City, MD & Surrounding areas - 03/08/2024
Ryan Haley brings you the real estate market report for Delmarva for March 7th, 2024. The first market report here for March. Well, and we're at that point in the year where we're not going to say we're getting ready for the spring market, we are in the spring market now.
We're into March, the flowers are starting to bloom, the weather is getting a little bit warmer, and we're having more and more people come to town every weekend.
So we are in the spring market, and what are we seeing thus far? The big headline is we just reached the lowest mortgage rates in the last 3 weeks. We are back down below 7% on a 30-year fixed, coming in at 6.97% on average nationwide for a 30-year fixed mortgage. FED Chairman Powell came out and had his commentary yesterday after the last Fed meeting, and what he put out there was we can continue to expect that we will see the FED reduce rates at some point in 2024, but most likely they're not going to do it quickly. They're going to continue to watch the economy, see how things go, especially the jobs reports, and then make their decision later in the year.
So those of you who've been waiting for lower interest rates, it's going to be off into the future. And what I want to caution you is if you see a good property today, get on it now before those rates come down because at the point when they do decrease, there is so much pent-up demand in the real estate market right now that we are going to see more buyers enter the marketplace and there's no guarantee that we're going to see increased inventory.
If you find that right deal as a buyer, jump on it today, lock it in, secure the property, and then down the road there's going to be opportunities in most cases to be able to refinance and change your rate at that point.
Worcester County Real Estate Market Report
Getting into the local real estate market, starting in Worcester County, in the last 7 days we had 83 new properties come on the market, while we had 71 go under contract in that period of time. That's what we're talking about when we're seeing more opportunities, more inventory. If we look at the countywide, 511 total actives here now in Worcester County, but the rate at which we're selling is increasing. So we had 255 going to contract in the last 7 days, that gives us a two-month supply here in Worcester County, Maryland.
Wicomico County Real Estate Market Report
Hopping over to Wicomico County, 19 new listings, but we had 32 go under contract. That is still the tightest county here on Delmarva. 191 countywide in Wicomico, 96 going under contract in the last 30 days, that's giving us a two-month supply in Wicomico County.
Sussex County Real Estate Market Report
Finally, Sussex County, Delaware, 154 new listings here in the last 7 days, while we had 163 go under contract. That gives us 1,472 total actives countywide and 484 going under contract in the last 30 days, giving us a three-month supply in Sussex County, Delaware.
There you have it, that is the real estate market report for the first week in March. Into the spring market, we go. If you have any questions at all about what's going on, please reach out to me. Please share this with a friend, like, subscribe. Look forward to seeing you next week with another edition of the Delmarva real estate market report.2024-03-10T21:54:30-07:002024-03-11T01:16:31-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19460Maryland Real Estate Wealth: The 1031 Advantage - 03/05/24
How can you sell your beach property and not pay capital gains tax?
That is what Ryan Haley is discussing in this week's podcast.
Many of our clients come to us with that question. And when they're thinking about selling the property, one of the main questions, objections, and workarounds that they need to think about is not only what are they going to be able to sell their property for, what are the costs of sale, but then ultimately at the end of the day, what is the tax liability that they may face by selling their property?
Capital gains tax is an interesting animal, and it's something that, truly, you can't completely avoid or get around. But there are ways to possibly defer your tax liability from one property to another property, so ultimately you would not have to pay the capital gains tax upon the sale of the one we're discussing now, which could be your beach property.
So let us start with any property in general. If you own a property in any state and it is your primary residence, and say you've lived there for a number of years and that property has gone up in value, so you have your purchase price that you originally paid and then it's gone up in value to what it's ultimately worth today. And that increase in value, some may refer to as your equity in the property, but it also could be your gain in the property. And that's what comes into consideration when you're calculating your capital gains.
And the general rule of thumb is if you're selling your primary residence and you are single, selling that primary residence, you have a $250,000 exemption when it comes to paying capital gains. So for simple numbers, if you bought a property and you paid $100,000 and it has now gone up $250,000, it would be worth $350,000 today. You sell it for $350,000, and ultimately you would have a gain of $250,000. As a single person selling your primary residence, that full gain of $250,000 is tax-free capital gains, tax-free.
Now if you are married, joint filing a joint tax return, and it's your primary residence, you are exempt for up to $500,000 in capital gains. So there are other calculations that come into play. It's not as simple as you bought it for 100, you sell it for $350, and there's $250,000. It's actually less than that because you can subtract your closing costs when you're selling it today. You can add back in your closing costs from when you purchased it, and there's the possibility that you have some capital improvements that can be added in there as well, which ultimately reduces the total gain.
While we are not a tax adviser, what we want to do is help you be able to make an informed decision about your ability to sell your property and investment strategies for the next one. So up to this point, we have talked about primary residence. What we want to focus on now is a second home and/or an investment property.
How Does 1031Tax-Deferred Exchange Work?
So technically, there is a way to be able to defer your capital gains tax for an investment property, something referred to as a like-kind exchange. Originally, people had called it a Starker exchange, and then it was referred to as a like-kind exchange or investment to investment exchange. And what we commonly hear it referred to is as a 1031 tax-deferred exchange. And ultimately what happens is if you own an investment property, say here at the beach, it's a property that you purchased 20 years ago, and it doesn't matter if it's 20 years or two years, but as long as this was an investment property, you could sell it and repurchase another investment property. So it's a like-kind exchange from investment to investment. And instead of paying capital gains tax because remember once again this is not your primary residence so you do not get that exemption of $250,000 for a single entity and or $250,000 for a single person or $500,000 for a married couple filing a joint tax return you do not get that unless it's your primary residence.
So if this is an investment property you purchased it in Ocean City and you did some renting of the property, did some vacation rentals, maybe you did a year-round rental for a period of time, you could sell that property and take the gain that you have in that property and roll it into a replacement investment property. And by rolling the gain into an investment property, the next investment property, the replacement property, you would not be subject to paying your capital gains tax upon this sale but instead deferring the capital gains tax to the next property.
Now there are some very key timelines and things that you need to do to make sure that you properly qualify for the 1031 tax-deferred exchange. Let's start off with when you and the agent have a conversation about selling your property. One of the first things you want to talk about is the fact that you're going to be selling and you've heard about this thing called a 1031 tax-deferred exchange and or you'd like to purchase another property with the proceeds of the sale from this property. Those are key things that you're going to want to bring up when you're discussing it with myself and or your agent. Then what we're going to start to do is we're going to talk about your unique situation.
The agent is going to ask how long have you owned the property. Did you rent the property out? Did you depreciate the property over the last few years? If you rented it out, did you actually claim the rental income on your taxes or was this something you know that you did with family and friends? Do you have an accountant, do you have a CPA that may have helped you with your taxes over the years? Those are all things that your agent will try to get information on to start putting the puzzle together to ensure that you would qualify to be able to conduct the 1031 tax-deferred exchange.
Now who does this? Well, the answer is a lot more people than you may think, and we have a lot of people who started in Ocean City, this might have been their first investment and now they want to get to Florida, they want to get to the Carolinas, they want to move on to something different, and or maybe they want to buy another property in Ocean City.
So they could have started in Ocean City, bought a little one-bedroom property, it was a great starter property, it's gone up in value, and now they, the family has grown, they want to move to a two-bedroom or a three-bedroom and they can sell that one-bedroom and now roll the gain into the next one.
So it is complex, but there are ways to do this to avoid having to pay that capital gains tax on this sale.
There are some key timelines that should be pointed out if this is something you're going to want to do. Once again, we're going to have that conversation, we're going to list the property, and we need to include an addendum that notifies the prospective buyer that the seller intends to enter into a 1031 tax-deferred exchange at no cost to buyer. Basically, it's an addendum, they are part, they're just notifying them that they are part of the 1031 tax-defer exchange. They have to cooperate and sign all the documents but it doesn't cost them anything, we just have to let them know.
Then once you ultimately get under contract, we have to make sure that that addendum is included. We will then need to notify your third-party intermediary, this is key because the third-party intermediary, and there are companies that do this, there are attorneys who handle this and I can point you in the right direction to help you get connected with that third party intermediary, we need to notify them that we have a contract and notify them of when the settlement date is because what's going to happen is when your sale closes, you're under contract, we're moving forward to settlement, we have inspections, we have the condo docks, we have financing, and ultimately it's settlement day for the property you're selling. That fund that you intend to not pay capital gains on cannot be touched by you. It has to be put into the hands of the third-party intermediary who holds that money until you ultimately go to settlement on the replacement property and they transfer it over.
So the key is you can't touch those funds, you can't go to settlement and collect the money and say, "Oh, by the way, I wanted to do a 1031." It doesn't work that way. It has to be identified when you have the contract but to be safe when we had that initial conversation, we need to talk about it.
So you've gone to settlement, the money is now being held with an intermediary. A lot of our clients, prior to even going to settlement, are out looking for the replacement property, they want to find where they're going to roll their funds into to make sure that this all works out with the 1031. But some actually will go to settlement and once they've gone to settlement, from the date they close, they have until midnight of 45 days later to identify the replacement property and you can do so up to three properties that you can identify but they need to be identified within that 45-day window.
From there, once you've identified them, you have a total of 180 days. So it's midnight of 180 days to actually successfully close on that property. And at that point, when you go to close on that property, your intermediary is going to take the funds that they're holding and transfer them to the title company that's handling settlement and in many cases, that seller who has now become the buyer of the replacement property will either bring additional funds and pay for the property in full cash or they can combine those monies being held in escrow with a mortgage. It just depends on what the cost is of that new replacement property.
So that is the 1031 tax-deferred exchange in a nutshell, a very high-level conversation about the basics of what a 1031 tax-deferred exchange could look like.
You could sell your property in Ocean City and buy in Delaware, you can buy in South Carolina, you can buy in Florida, you can buy wherever, but there are some items that come into play when it comes to qualification. It has to be investment to investment. If it was a straight second home and it was never classified as an investment property, you are going to have a hard time justifying it as a 1031 potential property where you're going to buy a replacement property that is investment.
Additionally, there are requirements as to the property price that you are replacing. So the price of the property that you are buying needs to be equal to or greater than the gain amount that you've had with the property you've sold. So there are some ins and outs to this. The best recommendation would be is we have an initial conversation about this, but then we also need to bring in your accountant and or your CPA and a third-party intermediary who can coach you through the steps as to how to set up and complete the 1031 tax-deferred exchange.
So there you have it, that is how you can sell your Ocean City/Beach investment property and buy another property and not pay capital gains tax. If you have any information or any questions about this topic and or any aspect of what it's like to sell your property and buy your property here on the greater Delmarva area, it would be my pleasure to attempt to answer those questions for you and or point you in the right direction if I don't know the answer. So if you like this information, please share it with a friend, subscribe, and I look forward to seeing you back here next week with another edition of the Running Real Estate Podcast.2024-03-05T04:05:53-07:002024-03-05T04:32:24-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19449Weekly Market Report for Delmarva - 03/01/2024
Ryan Haley is back with another real estate market report for Delmarva, this time for February 27th, 2024.
This is last real estate market report for the month of February, two months in, but we are two months in 2024 and things are moving right along in the real estate market. Definitely continuing to see some signs of activity, definitely seeing the tightness in the market, with the inventory that many people thought was going to flow in has not yet happened and the market still remains very tight. The best properties are still getting lots of activity, and many of the experts have done upward revisions to their expectation for prices in 2024.
Many people who were very bearish, who thought we would see anywhere from zero to 1% appreciation throughout 2024, have increased those numbers, and a lot of it has to do with high demand and low inventory. Some revisions are upwards of 3, 4, and 5% increase in home values here for 2024. So that being said, what are we actually seeing in the market?
Worcester County Real Estate Market Report
Well, in Worcester County, we've had 72 new listings come on the market in the last 7 days, while we had 68 go under contract. Pretty well balanced those numbers anybody who's been following this every week, to have 72 new listings this week here in Worcester County and 68 go under contract, those numbers like double to what we saw back in December as far as the total flow. So activity is increasing countywide. 497 total actives countywide, while we had 167 go on contract here in the last 30 days. Technical numbers on that, 2.97 month supply, we can round that up to an even three month supply here in Worcester County, Maryland.
Wicomico County Real Estate Market Report
Going over to Wicomico County, 28 new listings in the last 7 days, while we had 32 go under contract, so outsold the new inventory. 195 total actives in the county in Wicomico, 93 going under contract in the last 30 days. That gives us a 2.1 month supply. Wicomico is very tight. Actually, one of our agents, we were just talking here at team meeting today, and you know, he had a client who in, and this is in the $500,000 plus range price point, great property came on the market just a few days and three offers on it, so that is the best properties are certainly getting activity in Wicomico County.
Sussex County Real Estate Market Report
Going over to Sussex County, the largest county here on the shore, 171 new listings in the last 7 days, while we had 183 go under contract, outselling the new inventory. 1,474 total actives in the county, while we had 483 go under contract in the last 30 days. And interestingly enough, we're at a 3.1 month supply.
So Worcester, Wicomico, and Sussex counties all remaining fairly tight here, and I'm definitely sensing more positivity in the overall feel of the real estate market.
Mortgage Interest Rates
Where are interest rates this week? So the 30-year fixed is coming in at 7.16% on average nationwide, jumbo is also up over 7%, but then our government loans, your FHA, your VA, your USDA, and your adjustable rates are all under 7%.
So there you have it, that is the recap for the Delmarva real estate market report. If you like this information, please share it with a friend, subscribe to the channel, and I look forward to bringing you another edition next week of the Delmarva real estate market report.2024-03-03T22:53:56-07:002024-03-04T02:58:47-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19403The Future of Energy Savings with Community Solar
Welcome to another episode of the Running Real Estate podcast! Today, Ryan is joined by Ed Kenny from Think Energy and Craig Lynch from Atlantic Shore Sotheby’s International Realty to delve into the incredible world of accessible solar energy.
Our mission on this podcast has always been to bring you the utmost value for your primary or vacation home, possibly even helping you save some hard-earned cash along the way. And Think Energy is at the forefront of making this vision a reality.
Think Energy operates as a platform enhancing the lives of customers across multiple deregulated states. Their innovative approach, particularly with community solar, is revolutionizing how people save on energy expenses while championing environmental sustainability and supporting local farmers.
In the past, rooftop solar was the go-to option for many seeking renewable energy solutions. However, numerous barriers prevented some from adopting this technology, be it financial constraints, shading issues, or unfavorable house orientations. Recognizing this, states like Maryland and Delaware implemented community solar programs, allowing agricultural land to be repurposed into solar farms.
Under these state-endorsed initiatives, farmers can allocate portions of their land for solar panel installations. These consolidated arrays serve as shared resources, enabling thousands of homes to benefit collectively. It’s a win-win scenario, providing a lifeline to those unable to install rooftop panels.
The advantages of community solar are abundant, including a guaranteed benefit for homeowners over two decades, with the added perk of accessibility for renters as well.
Tune in to discover the myriad benefits awaiting homeowners through community solar. Our discussion will guide you through the process, shedding light on how Think Energy collaborates with local communities to establish these groundbreaking solar projects. You’ll learn how individuals can subscribe to a portion of these solar arrays, unlocking the advantages of clean energy without the complexities or costs associated with traditional panel setups.
For further insights into Think Energy and community solar, be sure to visit get.thinkenergy.com/atlanticshores.2024-02-28T01:36:37-07:002024-02-28T07:29:21-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19331Ryan Haley Podcast: Surf, Sand, & Stories With Finn Ramnarian
In this week’s podcast, join Ryan as he dives into a captivating conversation with Finn Ramnarian, the reigning Maryland State Surfing Champion and a dynamic high school senior deeply embedded in his community.
Finn offers a rare insight into life in the greater Ocean City area, having grown up amidst its vibrant culture and ever-changing waves. Unlike many residents who migrated to Ocean City, Finn brings a unique perspective shaped by his roots in the community. Excitingly, Finn will also be joining our team through a work-study program, adding his fresh energy to our endeavors.
Discover Finn's journey of self-discovery through surfing, from his initial spark of passion to his current role as a surfing instructor, teaching enthusiasts aged two to 74.
In the weeks ahead, let Finn be your trusted companion as he unveils the finest surfing spots, hidden treasures, and distinctive charms of our beloved beachfront paradise!2024-02-21T01:11:46-07:002024-02-21T01:14:37-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:193049500 Coastal Hwy #11H | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_2.jpg" width="1440" height="907" />
Perched along the unspoiled shores of Ocean City, this stunning 2-bed, 2-bath condominium presents a lavish sanctuary with awe-inspiring vistas of the ocean. Recently revamped to impeccable standards, this home radiates contemporary elegance fused seamlessly with coastal allure.
Upon entry, bask in the luminous ambiance of the open-plan layout, illuminated by sunlight cascading through expansive windows. The living space is tastefully appointed, offering a cozy haven for unwinding or hosting guests. The gourmet kitchen is a culinary haven, boasting sleek cabinetry, top-tier appliances, and a commodious island, all while indulging in sweeping ocean panoramas.
The primary suite beckons as a tranquil retreat, featuring a sumptuous en-suite bath and captivating ocean outlooks. Equally inviting, the second bedroom offers ample space and breathtaking vistas. Step onto the balcony to soak in the sights and sounds of the ocean's embrace.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_9.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_8.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_11.jpg" width="1440" height="907" />
Building amenities include a glistening pool for leisurely swims and direct access to the sandy shoreline mere steps away. Whether seeking a permanent residence or a vacation escape, this oceanfront condo presents a rare opportunity to relish coastal living at its pinnacle.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_5.jpg" width="1440" height="909" />
Seize the chance to own a slice of paradise!
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_11H_3.jpg" width="1200" height="757" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Highway__7G14.jpg" width="1280" height="807" />
Listing Price: $609,9002024-02-20T03:08:37-07:002024-02-20T03:34:35-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19303Just Sold: 37083 Canvasback Rd | Selbyville, DE | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_1.jpg" width="1024" height="722" />
SOLD! Your Waterfront Haven Found!
Exciting news! The coveted property at 37083 Canvasback Rd in Selbyville, Delaware, has been snapped up! Its new owners are in for a treat with its mesmerizing vistas and tranquil ambiance.
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_3.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_5.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_4.jpg" width="1440" height="905" />
Here's what made this property stand out:
Canal Frontage: Picture waking up to the soothing sounds of the canal at your doorstep. Boating enthusiasts and lovers of waterfront living will adore the direct water access this home offers.
Tax Advantages: Benefit from Delaware's low tax rates, adding another layer of appeal to this already stunning property.
Budget-Friendly HOA: Say goodbye to hefty HOA fees! This community keeps costs low, ensuring a comfortable lifestyle without straining your finances.
Spacious Retreat: With three generously sized bedrooms, there's plenty of room for relaxation and enjoyment for you and your family.
Charming 3-Season Room: Kick back and relax in the rear 3-season room, where you can soak in the views and embrace the serenity of waterfront living.
Community Delights: From a pool and park to basketball and volleyball courts, along with a kids' splash zone, this community offers endless entertainment options. And with two boat ramps, getting out on the water is a breeze.
Maintenance Made Easy: In 2023, the maintenance/HOA fee was just $998.00 per lot, covering essential services like water, sewer connections, trash removal, and recycling.
Prime Location: Just minutes away from the stunning beaches of Fenwick Island, Delaware, and Ocean City, Maryland, as well as a stone's throw from restaurants and shopping, this home embodies the coastal lifestyle at its finest.
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_7.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_6.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_11.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_12.jpg" width="1440" height="905" />
If you missed out on this waterfront gem, fear not—there are still plenty of opportunities to discover your very own slice of paradise. Get in touch with us today to explore available listings and embark on your journey to waterfront living!
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_2.jpg" width="1024" height="725" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_9.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/37083_Canvasback_Rd_10.jpg" width="1440" height="904" />
Sold for $425,0002024-02-20T01:57:01-07:002024-02-20T04:22:33-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19250Weekly Market Update for Ocean City, MD and Surrounding Areas - 02/13/2024
Hello everybody, Ryan Haley is here with Atlantic Shores Sotheby's International Realty, bringing you the real estate market report for February 13th, 2024. We're halfway through the month, hard to believe!
Worcester County Real Estate Market Report
Let's start with Worcester County, Maryland. In the last seven days, we saw 58 new listings come on the market, but we outsold that number with 62 properties going under contract. Countywide, we have 473 total actives, and in the last 30 days, 154 properties went under contract, resulting in a 3.1 month supply. I always like to remind people that anything under six months is technically considered a seller's market, so we're comfortably within that range.
Wicomico County Real Estate Market Report
Moving on to Wicomico County, we've had some good news in terms of inventory. There were 49 new listings in the last 7 days, while 33 went under contract. Countywide, there are 194 actives, with 101 going under contract in the last 30 days, resulting in a 1.9 month supply, still under two months.
Sussex County Real Estate Market Report
In Sussex County, Delaware, there were 177 new listings in the last 7 days, while 148 went under contract, adding a bit more inventory to the county. There are 1,416 total actives, with 459 going under contract in the last 30 days, bringing us right on target with a 3.1 month supply, similar to Worcester County.
Mortgage Interest Rates
As for interest rates, they've ticked up a bit, just over 7% on average for the 30-year fixed. Keep in mind, depending on negotiation and inventory levels, you might be able to play with those numbers to your advantage.
Looking ahead, tomorrow is Valentine's Day, and we've got Boat Show weekend in Ocean City, the unofficial kickoff to the spring selling season for real estate. Plus, it's a long weekend with President's Day! We look forward to seeing everybody at the beach. If you found this information helpful, please share it with a friend, like, and subscribe. We'll be back next week with another edition of the Delmarva real estate market report.
2024-02-15T05:05:39-07:002024-02-16T22:36:01-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1924030517 Antioch Ave | Princess Anne, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/30517_Antioch_Ave_1.jpg" width="1440" height="907" />
Investor Alert! An enticing multi-parcel opportunity awaits, featuring a portfolio of 7 properties nestled within Princess Anne and an additional gem in Crisfield. These properties are conveniently serviced by public utilities, offering a lucrative investment potential. Currently vacant, they present an ideal canvas for substantial repair and rejuvenation.
The Princess Anne collection comprises 3 duplexes, 3 single-family homes, and an enticing vacant lot, while Crisfield boasts a promising home awaiting either renovation or teardown. Embracing the essence of an Estate sale, these properties are being offered "As Is," providing a unique chance for savvy investors to capitalize on their vision and expertise.
Prospective buyers are encouraged to conduct drive-bys of the respective properties to assess their current condition firsthand. The following properties are included in this compelling sale:
11642 Hobson Street
11436 Bratten Avenue
30686 Hampden Avenue
28240 Holland Crossing Road
11544 Bratten Avenue
11444 Bratten Avenue
30517 Antioch Avenue
11540 Beckford Avenue
Seize this opportunity to unlock the potential of these properties and embark on a rewarding investment journey!
Listing Price: $296,0002024-02-14T19:25:28-07:002024-02-14T19:37:43-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19219Just Sold: 1103 Philadelphia Ave #22 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_1.jpg" width="1440" height="909" />
SOLD: Seaside Serenity Found - Ocean City Condo Near Boardwalk Finds New Owners!
Exciting news! The keys to this charming Ocean City condo, just a stone's throw away from the iconic boardwalk, have been handed over to its delighted new owners! With its recent remodel, including sleek LVP flooring, updated fixtures, and a fresh coat of paint throughout, this unit exudes coastal elegance and comfort.
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_2.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_3.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_4.jpg" width="1440" height="905" />
Accommodating up to 4 guests and offering ample storage space, this condo provides a cozy retreat for beach lovers seeking relaxation and adventure. Whip up your favorite beach snacks in the well-appointed kitchen, complete with modern appliances and essentials for effortless entertaining.
Step outside and immerse yourself in the vibrant energy of Ocean City, where the boardwalk awaits with its array of attractions, dining, and entertainment options.
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_5.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_6.jpg" width="1440" height="909" />
Congratulations to the new owners! May your days be filled with sunshine, sea breeze, and unforgettable moments in your new coastal haven.
<img src="https://assets.site-static.com/userfiles/1894/image/1103_Philadelphia_Ave_22_7.jpg" width="1440" height="909" />
Sold for $156,9002024-02-13T00:05:28-07:002024-02-13T00:09:22-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19214Just Sold: 404 Saint Louis Ave #14 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_1.jpg" width="1440" height="910" />
We're delighted to announce that 404 Saint Louis Avenue #14 has been sold, marking the beginning of a new chapter for this inviting one-bedroom condo in downtown Ocean City.
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_4.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_2.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_3.jpg" width="1440" height="908" />
With its recent renovation, this first-floor gem offered an irresistible blend of comfort and convenience. From its proximity to the beach, boardwalk, and an array of attractions to its welcoming interior featuring three beds and a sleeper sofa, it was the perfect haven for relaxation and recreation.
The seller's commitment to maintaining the property was evident, with a new roof replacement scheduled for the week of 11/13/2023, ensuring that the new owners could enjoy their seaside retreat worry-free. Plus, with the swimming pool and laundry facility just steps away, convenience was always at hand.
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_6.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_7.jpg" width="1440" height="908" />
Congratulations to the new owners of 404 Saint Louis Avenue #14! May your days be filled with endless sunshine, laughter, and unforgettable moments in your new Ocean City oasis.
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_8.jpg" width="1440" height="906" />
Sold for $193,8002024-02-12T08:25:09-07:002024-02-12T08:43:40-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19249Weekly Market Update for Ocean City, MD and Surrounding Areas - 02/06/2024
Here is the real estate market report for Delmarva for February 6th, 2024. We are continuing on with this early spring uptick in real estate activity, which has been very welcomed. We've had good weekends with lots of people in town, multiple open houses, and the activity seems strong for this time of year.
Worcester County Real Estate Market Report
So, what have we seen here in Worcester County in the last 7 days? We had 63 new properties come on the market while we had 48 go under contract, so a little bit more inventory to choose from, which is great news for our buyers. Countywide, 461 total actives for sale, and we had 147 go under contract in the last 30 days. That gives us a 3.1-month supply in Worcester County.
Wicomico County Real Estate Market Report
In Wicomico County, 28 new listings in the last 7 days while we had 32 go under contract, so selling a few more there than came on the market. Countywide, 174 total actives and 96 under contract in the last 30 days. That's a 1.8-month supply, under two-month supply in Wicomico County. That market remains very tight.
Sussex County Real Estate Market Report
Rounding out Delmarva, Sussex County, Delaware, 136 new listings in the last 7 days while we had 134 go under contract, very balanced there in Sussex County when we look at the whole county. 1,370 on the market today while we're selling 414 on a monthly basis. That gives us a 3.3-month supply. That month supply has continued to come down here over the last few weeks and the last couple of months.
Mortgage Interest Rates
Where are we at interest rate wise?
Interest rates, with the news that came out last week that the economy has grown and our jobs report has remained strong, that has actually made mortgage rates tick up a little bit. As of today, we're at 6.9% on average on the 30-year fixed.
So there you have it, that is the market report here for Delmarva for February 6th, 2024. If you like this information, please share it with a friend, like, and subscribe, and we'll see you back here next week with another edition of the Delmarva real estate market report.
2024-02-08T04:56:00-07:002024-02-16T22:39:28-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1913610002 Coastal Hwy #107 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/10002_Coastal_Hwy_107_3.jpg" width="1200" height="754" />
Don't let this chance slip away to own the most affordably priced oceanfront property in Ocean City!
Step into the realm of luxury with this ready-to-move-in one-bedroom, one-and-a-half-bathroom condo at Marigot Beach. The spacious oceanfront living area seamlessly connects to your own balcony, where you can savor mesmerizing sunrises or create cherished moments over family dinners under the open sky.
<img src="https://assets.site-static.com/userfiles/1894/image/10002_Coastal_Hwy_107_1.jpg" width="1200" height="755" />
Dive into the coastal lifestyle with convenient beach access, just a stone's throw away from the building. Marigot Beach elevates your experience with its indoor pool, adding to the charm of seaside living. Positioned in the heart of uptown Ocean City, this residence is surrounded by a lively assortment of restaurants, bars, mini-golf courses, shopping outlets, and grocery stores, all within a short stroll. Across the street, Gold Coast Mall expands your options with its array of shops, dining spots, a fitness center, and more.
Whether you're seeking a personal beachside sanctuary or a savvy investment opportunity, this condo at Marigot Beach epitomizes coastal refinement. Embrace the enchantment of oceanfront living in ultimate style!
<img src="https://assets.site-static.com/userfiles/1894/image/10002_Coastal_Hwy_107_2.jpg" width="1200" height="756" />
Listing Price: $375,000
2024-02-04T07:57:45-07:002024-02-04T08:00:06-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19252Ryan Haley Podcast: Increased Home Values, Insurance Costs & Maryland House Bill 107
In this podcast. Ryan Haley delves into some of the topics that he's been watching and having conversations with clients, affecting specifically the greater Ocean City and Maryland markets, and how we might see those effects play out as we move into 2024.
We've got a hot topic with a 47% increase in home values since 2021, which was the last time that our real estate tax assessments had come out.
Additionally, rising insurance costs have not just affected us here in the coastal towns, but it's affecting the entire country.
And then finally, specific to Maryland, House Bill 107, which certainly has impacted condominiums, cooperatives, and homeowners associations are the three items I want to discuss here today. We're going to go high level on these, and in future podcasts, we'll break them down further and maybe even bring in some guests to talk about each one in particular. But what I want to talk about first was the tax assessments in Ocean City.
As we all know, real estate values have gone up here over the last few years, and that's a great thing if you're already a homeowner, many of which who have owned for years or just in the last couple of years have experienced great increases when it comes to home values and great increases when it comes to home equity in those properties.
So, what does that ultimately mean for taxes?
Well, most increased homeowners love to puff their chest a little bit and say, "Well, my property has gone up in value." But when it comes to getting their tax bill, they're not quite as confident. They're not as happy about that assessed value. So, the reason we're bringing this up at the beginning of the year, the new tax assessments came out for Ocean City, and the way Maryland works, every three years, properties are reassessed. And here in coastal Maryland, in Worcester County specifically, they divide the county into three unique zones. You've got the southern end of the county, then you've got the upper northern half of the county with everything except Ocean City, and then finally Ocean City is the last one that they evaluate that the tax assessors for the county go out and evaluate.
And it just so happened that this was the year for Ocean City. And as of January 1, the new tax assessments came out, and on average, they have increased by 47.7% since 2021. That's an increase of over $4 billion in real residential real estate values to Ocean City, which is phenomenal because it truly does show that our real estate values are strong and have increased.
Honestly, we've been undervalued for years in Ocean City, and to this day, if you look up and down the East Coast, it's very hard to find a more affordable mix when it comes to finding a property that's close to the beach that gives you great amenities at the price points that you would pay to purchase today.
And that being said, all the experts are expecting that real estate values are going to continue to rise over the course of the next five years, and many people are making revisions right now as we think that we're going to see, instead of just, you know, maybe 1% increases, a lot of people, including Zillow and others, are saying that we may now go to 2%, 3%, and the most bullish saying 5% increase in values in just the next year.
So, prices aren't coming down. A lot of this is fueled by the fact that we've had limited inventory, which has driven the values up. But what does that actually mean to your tax bill? So, if your tax assessment has gone up 47.7%, in some cases, I've seen, you know, people almost double their tax assessment, depending on when they purchased. At the current tax rate, that would mean that your taxes would go up on an annual basis. So, currently, in Ocean City, you are assessed at 45 cents per $100 of assessed value, plus we pay a county tax, and that's currently 84.5 cents on every $100 of assessed value.
Now, the big question is going to be, what do the county and city officials do with the mill rate, with the percentage rate? Do they keep it where it is, which would give a huge influx of tax dollars? Or is it something that they may decline and/or reduce, while at the same time, since the assessment is up?
They might not reduce it all the way down to a flat number, which I don't anticipate that they would, but they could reduce it and still generate more tax revenue. That is what is yet to be seen.
Now, if you are a primary resident, resident owner in Ocean City, you are protected by the homestead credit, which puts a cap on the real estate taxes at 3%. In Ocean City, we have a 0% cap. So, in essence, if it's your primary residence, you are not going to see an increase in your taxes. The brunt of this is going to be felt by our second homeowners, and that is where it's yet to be seen.
What are we going to do with the mill rate? What's going to happen? All in all, I've also seen on the tax bills that it's not like next year your real estate taxes are going up 47%. It is a phased-in figure over the course of the next three years. So, certainly something to keep an eye on. The other thing is, as I mentioned, Ocean City is a true value up and down the East Coast when it comes to actual home values, but also it's a pretty good value all things considered, even from a tax standpoint.
Now, our friends through the northern Delaware have the most advantageous tax structure, as their taxes are extremely low when it comes to real estate. But if you compare Ocean City to New Jersey, New York, up into New England and Virginia, in most cases, our taxes, in general, are still much less. So, that's topic number one, tax assessments in Ocean City going up 47.7% over the course of the last three years.
What's number two? Number two is insurance. So, this does not just affect us here in Ocean City; this is a national topic that we're hearing more and more about. And a lot of it actually took place in 2023, but we have seen insurance homeowners insurance rates double in some circumstances.
We've seen some insurance companies decide that they no longer want to insure coastal properties, so they're dropping people. And so, what does that mean to you as a buyer, as a homeowner? Well, if you're in a condo association, in that case, the increase in insurance premiums is going to be divided up among all of the owners within the condo association. So, you might feel a smaller pinch when it comes to that increased amount. And if you're a primary residence holder, or it's a single-family home, then you are certainly going to see that, depending on which carrier you go with, you're going to have higher homeowners insurance.
Now, why is this taking place? Well, number one, we have seen higher risk items and higher risk events throughout The United States, whether it be hurricanes, fires, or earthquakes, you know, these snowstorms, these places, or these events where insurance companies have had to pay out, um, claims has definitely increased the premiums for everybody. They've decided not to just focus on those areas, but they've spread it across all of the homeowners in the United States. Thus, we've seen premiums increase in other circumstances. It just comes down to the actual values of a structure, right? So, we all know that with inflation over the last few years, we have seen the cost of goods go up. So, the cost of supplies, the cost of materials has gone up.
And for a while there, we were seeing the cost of labor that was skyrocketing because it was difficult to find quality employees. So, all of those things together, along with a real estate market that has had low inventory, has increased the values of these properties. So, we've seen condominiums in Ocean City that have doubled and, in some circumstances, tripled the value of that structure what it would cost if they had to replace it during the last 3 years. That certainly adds to the premium as well.
So, increased values of the structure and then just events throughout the country have all combined to give us higher insurance premiums and that likely will affect us here in the near-term. But most people are expecting that with inflation easing, we should see those premiums not necessarily decrease but level out. With that, some condo associations and some homeowners associations have decided to get proactive by doing things that they can to their buildings to reduce the possibility of claims, i.e., making improvements. So, they're putting on roofs; they are working on waterproofing efforts to the outsides of the building to ensure that they do not have these circumstances that arise based on, uh, that could affect having to pay out a claim or make a claim to get a payout from insurance companies. So, that's the Maryland House Bill 107, the second topic that we're seeing here in Ocean City.
Then this next topic, which is something I'm having a conversation with my clients and potential new owners in the area just about every day, and that is in Maryland here, House Bill 107.
House Bill 107 passed in October, so October 1st of 2022, and what that stated was that all condominium associations, cooperatives, and homeowners associations where the initial cost of the common elements and amenities exceeded a value of $10,000, that's for homeowners' association. If you have, you know, roads that you maintain or a playground, or pools, infrastructure like that for a homeowners association, if the initial cost of that exceeded $10,000, then you're lumped into this group, and you have to adhere to House Bill 107. And what it did is, it required these associations to have a reserve study done on the common elements and have that completed by October 1st of 2023.
A reserve study basically takes a look at the association and all of the components. So, your roof, your siding, your structure, your elevators, your parking lots, any amenities, and what is the life expectancy and the cost if you had to repair or replace those items? This reserve study that's required is typically done in conjunction with an engineer study that looks at the life expectancy of all of those components. And then they take those components and the life expectancy and they divide out what all of the costs would be to repair, replace those items and a schedule to do so. The key to this is that it requires the reserve account to be funded to pay for these items when they come up or when they need to be done.
In Ocean City and I think throughout the entire state of Maryland, we're seeing some associations that have been very proactive. They've gone out and gotten this reserve study done. We've seen other associations that I talked to that say, "I'm not sure if we're exempt from this or if we need to do it. We're a small association." And the answer is they do need to do it based on House Bill 107, but there's no governing body.
There's nobody out there that says this has to be done and is checking on it. But what I would say is that the silver lining to this House Bill 107 ruling is I've seen many associations that are getting very proactive, and they're getting their reserve accounts in order, and they're truly looking at the health and the state of their buildings.
Now, from this, what this allows or requires is the governing body, the board for all of these associations has the ability to levy an increase in condo fees and or special assessments to fund the reserve study properly. And if this was the first reserve study done by one of these associations, it requires that the funding be in place within three fiscal years of the initial reserve study. So, we're kind of in that first year right now, and a lot of associations are having conversations as to how they're going to fund this. Are they going to put together a special assessment? Are they going to increase the dues for a period of time? Are they in great shape? And so, it's been very interesting to see how this has affected condo fees, especially at a time when we've seen increased insurance costs also affecting condo fees in Ocean City, and now we have an increase in the tax assessments as well.
Thus, just like inflation throughout the entire United States, we're seeing some of these costs of ownership go up. I ultimately believe, like I mentioned, the silver lining to all this is we've got really strong real estate values which are not going to be going down, which is great for the core structure of a community.
Number two, we are at a point where insurance costs hopefully will be leveling with easing of inflation. And then number three, our associations might have some near-term pain or some pain in the near-term as have to raise funds. But ultimately, within the next few years, the plan to maintain these buildings is going to be stronger than it's ever been.
As a new homeowner or a buyer buying into one of these associations, you're going to be able to have confidence that the board is going to be proactive because they're required to by law to maintain the building, thus your asset, thus, I mean, the largest asset that many people own, their home, or their condo, is going to increase in value.
So, those are three hot topics that I would love to discuss further with you if you've got questions about any of these. we'd be happy to break them down and let you know what we're seeing on a day-to-day basis.
The interesting thing with House Bill 107, as mentioned, is that it has no effect on financing as of yet. We just had a lender in here yesterday, and we talked to them. And since Ocean City has so many condo associations and there's no governing body, there are a number of associations that have not yet gotten the reserve study done. Thus, the lenders, the good news is you can sell your property, you can buy the property, and the requirements of the House Bill have no effect on financing at all.
What lenders want to see per Fannie and Freddie guidelines is that there's at least 10% of the annual budget in the reserve fund at all times, and that there is a flow that shows that from the budget every year, the operating fund and/or condo fees, that at least 10% of the annual budget is flowing into the reserve study. That's truly what they're looking for.
And then, looking at the insurance to make sure that the buildings are properly insured. So, we've got some additional eyes in multiple areas. If you're getting financing, the lender's looking out for you. They are reviewing the financials and the insurance to make sure you're investing in a wise investment. And then, number two, you've got some government policy that's come into play that I think also will keep some more eyes on these associations to ensure that the buildings are maintained, which then ultimately increases property values in the long run. This is not the topic that everybody likes to talk about, but it's the stuff that we are chatting with our clients with and about on a daily basis. Any members of our team would be happy to discuss more of this with you. If you like this information, please share it with a friend.
If you know somebody else who's looking to buy or looking to sell and they've got questions, send them this, send them a copy of this podcast, or have them reach out to me, as I'd be happy to help in any way that I can.
Next week, we'll have another guest back on here for you. But thank you again for tuning in to this week's edition of the podcast. We'll see you next time.
2024-02-02T08:18:00-07:002024-02-16T23:41:12-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19242Weekly Market Update for Ocean City, MD and Surrounding Areas - 01/31/2024
Ryan Haley returns with the real estate market report for January 31st, 2024. The last report here, Market Stats of January, we are at 1/12th of the way through 2024, and we are out of the gates strong on Delmarva when it comes to real estate.
One stat that we just looked at today: if we look at nationally where we are at, the numbers came out for December, and in December, the total number of real estate transactions were up 8% year-over-year. This is nationally now, so that is a good sign. Interestingly enough, it all happened as soon as interest rates dropped from 8% and it came down a point and a half to that mid-6 range. Now, we have seen interest rates bounce around a little bit here over the course of the last four weeks, but today we're currently sitting at 6.75 on average when it comes to a 30-year fixed mortgage rate.
Worcester County Real Estate Market Report
So what does that mean in Delmarva? Well, here in Worcester County, we had 43 new properties come on the market in the last 7 days, while we had 54 go under contract, so outselling the new inventory. 446 total actives in Worcester County while we had 144 go under contract in the last 30 days. That gives us 3.1 months supply here in Worcester County; that number is going down a little bit. So, a little bit less month supply.
Sussex County Real Estate Market Report
Sussex County, 38 only 38 new listings in the last 7 days while we had 72 go on contract, almost doubling what came on the market here while going on contract. 1,365 total actives while we had 391 go under contract in the last 7 last 30 days. I take that back, there. That's 3.5-month supply in Sussex County, rounding out Delmarva.
Wicomico County Real Estate Market Report
There were 32 new active listings in Wicomico, while we had 34 going under contract in the last 7 days in Wicomico County. There were 175 total actives countywide while we had 90 go under contract in the last 30 days. That gives us a 1.99-month supply in Wicomico County, Maryland.
Mortgage Interest Rates
So there you have it. That is the recap for the last 7 days. Like I said, interest rates have ticked down a little bit again today; we're at that 6 and 3/4 range on a 30-year fixed. If you have any questions about any aspect of the real estate market, please feel free to reach out. It would be my pleasure to assist in any way that I can. If you like this information, please share it with a friend, like, subscribe to our channel, and we'll be sure to bring you some more content as we move here into month number two in 2024.2024-02-01T21:38:00-07:002024-02-16T23:07:46-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19121Just Sold: 390 Ocean Pkwy | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_14.jpg" width="1440" height="905" />
SOLD: Your Coastal Sanctuary in Ocean Pines
Exciting news! This stunning single-family home, nestled in the heart of Ocean Pines, has been sold to lucky new owners! A harmonious blend of modern luxury and coastal charm, this property offered breathtaking sunsets and 60 feet of waterfront bliss for boat and jet ski enthusiasts alike.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_5.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_6.jpg" width="1440" height="909" />
Key Features:
Prime Location: Centrally positioned within Ocean Pines, this home was a stone's throw away from the prestigious Yacht Club, the renowned Robert Trent Championship golf course, a community park, and three of the five community pools.
Fully Renovated Retreat: Undergoing a complete renovation, this home seamlessly combined modern amenities with coastal aesthetics. The open layout and abundance of natural light created a welcoming ambiance, perfect for enjoying the indoor and outdoor spaces.
Entertainment Oasis: Whether hosting gatherings on the private deck overlooking the water or relaxing in the spacious living room with panoramic views, this home was an entertainer's dream. The fully equipped kitchen, boasting high-end appliances, was a chef's delight for preparing meals for loved ones.
Minutes from Ocean City Beaches: Beach enthusiasts were delighted to find the famous Ocean City beaches just minutes away. With the tranquil waterfront setting and easy access to the bustling beach scene, this property truly offered the best of both worlds.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_9.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_7.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_10.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_13.jpg" width="1440" height="909" />
This rare opportunity to own a coastal sanctuary in Ocean Pines has been claimed! The new owners are eager to embrace the coastal lifestyle and create lasting memories in their new home.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_11.jpg" width="1440" height="907" />
If you're still searching for your perfect coastal getaway or considering selling your property, don't hesitate to reach out.
Our dedicated team is here to assist you every step of the way. Contact us today to explore your options and make your coastal dreams a reality!
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_2.jpg" width="1440" height="905" />
Sold for $705,000
2024-02-01T19:46:41-07:002024-02-01T19:56:23-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19063Weekly Market Update for Ocean City, MD and Surrounding Areas - 01/24/2024
Ryan Haley, from Atlantic Shores Sotheby's International Realty, presents the Delmarva real estate market report for January 24th, 2024, from the Berlin office.
The resort real estate market in 2024 is off to a great start. Increased activity, lower interest rates compared to last year's end, and a broader inventory selection make it an opportune time for prospective buyers to secure a property before summer arrives.
Worcester County Real Estate Market Report
Already in the third week of January, let's delve into what's happening in Worcester County. In the last 7 days, there were 51 new listings and 47 contracts signed, marking a significant rise from December's numbers. Countywide, there are 447 total active listings, with 126 contracts signed in the past 30 days, translating to a 3.5-month supply.
Wicomico County Real Estate Market Report
Moving over to Wicomico County, there were 21 new listings and 26 contracts signed in the last week. With 176 total active listings and 75 contracts in the past month, the county currently stands at a 2.3-month supply.
Sussex County Real Estate Market Report
In Sussex County, Delaware, the largest county on the shore, there were 11 new listings and 132 contracts signed in the past 7 days, indicating high demand surpassing new inventory. With 1,362 total active listings and 320 contracts in the past month, there's a 4.3-month supply in Sussex County.
Mortgage Interest Rates
The market is buoyed by relief in mortgage interest rates, expected to remain between 6.5% and 6.75% in the coming months. As the year progresses, Ryan will monitor the FED's actions and the stock market's performance for further indicators. The market has turned the corner post-holidays, and Ryan is eagerly anticipating the summer months.
If you find this information valuable, please share it with friends, like, and subscribe. Ryan looks forward to reconnecting next week for another update on the Delmarva real estate market. Thank you!2024-01-28T01:43:49-07:002024-02-15T05:05:26-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:19033143 Jamestown Rd #2 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/2-web-or-mls-DSC09466_23-4.jpg" width="2048" height="1366" />
Immerse yourself in the epitome of coastal living with this delightful 2-bedroom, 2-bathroom townhouse nestled along the serene bayside of Ocean City, Maryland.
Offering an affordable yet lavish lifestyle with minimal condo fees, this property invites you to experience luxury against a backdrop of unobstructed bay views and the captivating Ocean City skyline right from the comfort of your home. The generously-sized bedrooms serve as tranquil retreats, while the beach's proximity ensures that every day can be a beach day. This centrally located townhouse boasts a private deck, an ideal space for entertaining or simply unwinding.
<img src="https://assets.site-static.com/userfiles/1894/image/16-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-016.jpg" width="2048" height="1367" />
<img src="https://assets.site-static.com/userfiles/1894/image/13-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-0071.jpg" width="2048" height="1366" />
<img src="https://assets.site-static.com/userfiles/1894/image/3-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-001.jpg" width="2048" height="1366" />
The deck seamlessly extends from the first-floor living area, providing a harmonious blend of indoor and outdoor living. Furthermore, the owner's bedroom on the second floor boasts its own exclusive deck, crafting a personal sanctuary with breathtaking views. Seize the opportunity to own a slice of paradise with this meticulously designed townhouse.
<img src="https://assets.site-static.com/userfiles/1894/image/33-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-032.jpg" width="2048" height="1366" />
<img src="https://assets.site-static.com/userfiles/1894/image/28-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-027.jpg" width="2048" height="1366" />
<img src="https://assets.site-static.com/userfiles/1894/image/24-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-002.jpg" width="2048" height="1366" />
<img src="https://assets.site-static.com/userfiles/1894/image/31-web-or-mls-143-jamestown-road-unit-2-ocean-city-md-usa-030.jpg" width="2048" height="1366" />
Embrace the coastal lifestyle, where sophistication converges with relaxation, and each day feels like a perpetual vacation.
<img src="https://assets.site-static.com/userfiles/1894/image/39-web-or-mls-DSC09151_2.jpg" width="2048" height="1366" />
<img src="https://assets.site-static.com/userfiles/1894/image/46-web-or-mls-DSC09236_19.jpg" width="2048" height="1366" />
Listing Price: $399,9002024-01-24T23:47:42-07:002024-01-25T00:04:20-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1903237212 Sand Dollar Ln | Selbyville, DE | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/37212_Sand_Dollar_Ln_22.jpg" width="1440" height="1022" />
Indulge in the epitome of waterfront living with this captivating residence nestled in the sought-after Keen Wik West community of Selbyville, Delaware, mere moments from the breathtaking Delaware beaches. Boasting 4 bedrooms and 3 full bathrooms, this home seamlessly combines opulence, coziness, and an enviable location. Step inside the generously proportioned and thoughtfully designed interior, exuding a welcoming ambiance of warmth and sophistication. The main floor unveils a convenient owner's suite, providing a haven of privacy and tranquility. For avid boaters, this property is a veritable haven. Revel in direct access to the canal, catering to the desires of boating enthusiasts and water lovers alike. The backyard bulkhead adds an extra layer of convenience, enabling you to dock your boat right at home. The residence also features a 2-car garage, ensuring secure parking and additional storage space. Beyond the elegant interior, the exterior mirrors its charm with a meticulously maintained lawn and outdoor spaces designed for relaxation and social gatherings.
Positioned in an enviable locale, a brief drive transports you to the renowned Delaware beaches, where endless opportunities for sun, sand, and sea await. Whether you seek a permanent residence or a vacation retreat, this property demands your attention.
Seize the opportunity to claim your slice of paradise in the Keen Wik West community – schedule a viewing today and make your dreams of waterfront living a reality!
<img src="https://assets.site-static.com/userfiles/1894/image/37212_Sand_Dollar_Ln_33.jpg" width="1440" height="1020" />
Listing Price: $759,9002024-01-24T23:34:59-07:002024-01-24T23:45:15-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18999Weekly Market Update for Ocean City & Surrounding Areas - 01/18/2024
Ryan Haley with Atlantic Shores Sotheby's International Realty is back to share the real estate market report as of January 15th, halfway through the month. Let's dive into what's happening on Delmarva.
Worcester County Real Estate Market Report
We started off strong in January, and the momentum has continued. In Worcester County this past week, we witnessed 59 new listings hitting the market—a notable increase. Additionally, 43 properties went under contract during this time. Countywide, we had a total of 448 active listings, with 182 going under contract in the last 30 days. This resulted in a slight decrease in our month's inventory, currently standing at 2.5 months in Worcester County.
Wicomico County Real Estate Market Report
Shifting our focus to Wicomico County, in the last seven days, 26 new listings emerged, while at the same time, we saw 32 properties go under contract. The county has 171 total active listings, and 73 of those went under contract in the last 30 days, providing a 2.3 month supply in Wicomico.
Sussex County Real Estate Market Report
Now, let's conclude with Sussex County, Delaware, our largest county on the shore. Sussex County boasts 1,371 total active listings, with 314 properties going under contract in the last 30 days. This equates to a 4.4 month supply. In the past week alone, 139 new listings appeared, with 119 properties going under contract during the same period.
Mortgage Interest Rates
Regarding mortgage interest rates, we've experienced a slight increase, currently standing at 6.77% on average for a 30-year fixed rate. Locally, some buyers have secured rates below this average, particularly with negotiations or by opting to pay for points. I've seen a few people securing rates just under 6%, at 5.99%.
So, that wraps up the real estate market report for Delmarva as of January 15, 2024. We look forward to sharing more insights like this in the future. 2024-01-23T05:25:44-07:002024-01-24T02:40:46-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1899710700 Coastal Hwy #1604 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_2502_1.jpg" width="1440" height="766" />
Experience luxury coastal living in this meticulous 2-bedroom, 2-bathroom condo boasting expansive Southern exposure vistas of the Ocean, Bay and OC skyline. Nestled in the heart of tranquility, this residence offers a perfect blend of comfort and elegance.
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_12.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_10.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_11.jpg" width="1440" height="909" />
As you step into the spacious living area, natural light bathes the interior. The well-appointed kitchen features modern appliances and ample counter space, making it a chef's delight. Enjoy your morning coffee or evening cocktails on the private balcony, where the soothing sounds of the waves create a serene ambiance. This condo goes beyond the ordinary, offering a plethora of amenities to enhance your lifestyle. Stay active and fit in the state-of-the-art fitness center, challenge friends to a game in the well-equipped game room. Unwind in style with the indoor and outdoor pools, rejuvenate in the sauna, and revel in the security and peace of mind provided by on-site security personnel.
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_13.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_16.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_15.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_17.jpg" width="1440" height="905" />
The community also features a convenience store, ensuring you have all the essentials at your fingertips. For sports enthusiasts, tennis courts add an extra layer of recreational enjoyment. Every detail has been carefully considered to provide residents with the ultimate in comfort and convenience. Don't miss the opportunity to make this oceanfront gem your home. Embrace the coastal lifestyle and indulge in the luxury of this remarkable 2-bedroom condo with extensive amenities.
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_6.jpg" width="1200" height="754" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_7.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_8.jpg" width="1200" height="756" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_4.jpg" width="1440" height="905" />
Schedule a viewing today and let the waves be your daily backdrop.
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_2.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/10700_Coastal_Hwy_1604_3.jpg" width="1440" height="907" />
Listing Price: $489,9002024-01-22T23:29:34-07:002024-01-24T02:29:39-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18928Just Sold: 11900 Coastal Hwy #302 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_1.jpg" width="1440" height="905" />
SOLD: Your Coastal Oasis in Ocean City, Maryland – A Beachside Haven
We are thrilled to announce the successful sale of this exquisite 3-bedroom, 3-bathroom condo nestled in the heart of Ocean City, Maryland, on 119th Street. Positioned just steps away from the sandy beach, this ocean block retreat promised the epitome of beachside living and has found its new proud owners.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_11.jpg" width="1440" height="907" />
Meticulously maintained by the original owners, this condo, which had never been rented, offered a rare opportunity to experience luxury living with unparalleled views of the Atlantic. The open-concept living area, bathed in natural light, seamlessly blended comfort and style. Tasteful coastal decor adorned the spacious living room, leading into a modern kitchen featuring granite countertops, modern appliances, and a convenient breakfast bar – perfect for entertaining or family gatherings. Each of the three generously sized bedrooms provided ample space for relaxation and privacy, complemented by three well-appointed bathrooms with contemporary finishes. The private balcony, overlooking the pool with breathtaking views of the ocean, served as a front-row seat to the beauty of Ocean City. Whether sipping morning coffee or toasting to vibrant sunsets, this outdoor space transformed every moment into a coastal masterpiece.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_5.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_6.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_8.jpg" width="1440" height="907" />
Conveniently located near Ocean City's attractions, dining, and entertainment, this condo offered the perfect blend of relaxation and recreation. From morning strolls along the boardwalk to evenings spent dining, the coastal lifestyle was a daily indulgence.
We extend our congratulations to the new owners who have seized the opportunity to make this ocean-view oasis their own, where luxury meets the sea, and every day feels like a beach vacation. If you missed this opportunity, stay tuned for more exceptional properties or contact us for personalized assistance. Your dream coastal retreat might be just a tour away.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_9.jpg" width="1440" height="907" />
Sold for $705,0002024-01-17T04:24:31-07:002024-01-24T02:21:34-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18927Just Sold: 305 11th St #304 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_1.jpg" width="1440" height="909" />
SOLD: Your Coastal Paradise Beckons in Ocean City, Maryland!
Embrace the allure of bayside living with the recent sale of this captivating 3-bedroom, 2-bathroom condo in Ocean City, Maryland. Nestled on the bayside, this residence seamlessly blends coastal charm with modern comforts, providing its new owners with the ultimate retreat in the heart of this vibrant coastal community.
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_4.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_2.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_3.jpg" width="1440" height="909" />
Step inside this sunlit haven to discover an open-concept living space that effortlessly merges style and functionality. The living room, adorned with tasteful decor, connects seamlessly to the kitchen and a convenient breakfast bar, creating the perfect setting for entertaining guests or enjoying family meals. The owner suite offers a tranquil haven for relaxation, while the two additional bedrooms provide versatile spaces for guests or a home office. Luxuriate in the modern finishes and thoughtful details of the two well-appointed bathrooms, adding a touch of elegance to daily routines. After a day of sun and sand, the private balcony becomes your personal oasis, offering breathtaking bay views for morning coffees or toasting to picturesque sunsets.
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_5.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_8.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_9.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_6.jpg" width="1440" height="904" />
As the new owners of this condo, you'll enjoy exclusive access to the outdoor pool – a refreshing escape during warm summer days. Lounge poolside or take a leisurely stroll along the nearby shops, restaurants, and entertainment options, all within reach of Ocean City's vibrant attractions. Situated on the peaceful bayside, this condo provides a picturesque setting while still being close to the excitement of Ocean City. Every day will feel like a vacation as you explore the popular boardwalk or simply relax in the comforting embrace of your bay-view condo.
Missed the chance to make this your own? Keep an eye out for more opportunities to experience the charm and beauty of bayside living in Ocean City, Maryland. Your dream coastal home might be just around the corner!
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_10.jpg" width="1440" height="905" />
Sold for $527,0002024-01-17T04:10:10-07:002024-01-24T02:15:38-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18925Just Sold: 13704 Wight St #6 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_2.jpg" width="1440" height="734" />
SOLD: Oceanfront Serenity in North Ocean City, Maryland
We are thrilled to announce the successful sale of this exquisite 1-bedroom, 1-bathroom oceanfront condo in the heart of North Ocean City, Maryland. Nestled in the coveted Windbreaker Condominium, this property encapsulates the essence of coastal living at its absolute finest.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_4.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_3.jpg" width="1440" height="907" />
Imagine waking up to the awe-inspiring sunrise views over the vast Atlantic Ocean, right from the comfort of your private balcony. Let the invigorating salty breeze and the rhythmic sounds of the waves become the soundtrack of your mornings. Boasting one of Ocean City's largest oceanfront balconies, this condo provided not just a home but a front-row seat to nature's grandeur. The Windbreaker Condominium is a beacon of classic Ocean City charm, and this unit has been enhanced with recent upgrades including a modernized kitchen, new flooring, updated bathroom, and state-of-the-art appliances. The attention to detail and commitment to quality make this condo a true gem within the community.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_6.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_7.jpg" width="1440" height="907" />
Retire to the tranquil bedroom where the soothing lullaby of the ocean waves ensures a restful night's sleep. However, the real treasure of this property lies just beyond your doorstep—an untouched, pristine sandy beach. Whether you were strolling along the shoreline, taking a refreshing dip in the ocean, or simply unwinding with a book in hand, the beach became your personal playground. Beyond its immediate charms, this condo offers not just a retreat into coastal serenity but also the convenience of proximity to local attractions, dining establishments, and entertainment hubs. Embracing the coastal lifestyle has never been more appealing, and the new owners of this oceanfront condo are sure to make it their own piece of paradise in Maryland.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_8.jpg" width="1440" height="905" />
Missed out on this incredible opportunity? Stay tuned for more remarkable properties and opportunities that embody the spirit of coastal living. Your dream home may be just a click away.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_1.jpg" width="1440" height="905" /><br />
Sold for $375,0002024-01-16T23:00:20-07:002024-01-24T02:06:57-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18924Just Sold: 105 120th St #16A | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_1.jpg" width="1440" height="909" />
SOLD! Modern Elegance in Prime North Ocean City Location: 2-Bed, 2-Bath Turn-Key Condo
We're thrilled to announce the successful sale of a meticulously remodeled 2-bedroom, 2-bathroom condo, redefining coastal living in North Ocean City. This sophisticated residence, just 2 and a half blocks from the beach, seamlessly blends contemporary design with comfort.
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_2.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_3.jpg" width="1440" height="905" />
Nestled in Club Ocean Villas II, renowned for its indoor and outdoor pools, as well as tennis courts, this property offers the perfect blend of luxury and convenience. Whether you're seeking a vacation home or a savvy rental investment, this turn-key condo is the epitome of modern coastal living. As you step into the bright and open living space, you're greeted by sleek finishes and thoughtful touches throughout. The kitchen, adorned with stainless steel appliances, granite leathered countertops, and stylish cabinetry, becomes a culinary haven for both daily living and entertaining.
The owner suite is a true sanctuary, featuring a comfortable layout and a fully renovated spa-like bathroom with modern fixtures. The second bedroom offers versatility, ideal for guests, a home office, or a personal retreat.
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_7.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_6.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_5.jpg" width="1440" height="905" />
One of the condo's highlights is the private patio, a secluded outdoor oasis perfect for dining, morning coffee, or simply enjoying the fresh air. With a perfect balance of privacy and convenience, the patio becomes an extension of the living space, ideal for relaxation and entertaining. Every corner of this condo exudes modern sophistication, from the updated flooring to the contemporary lighting fixtures. Meticulously move-in ready, this property offers the joys of a stylish and low-maintenance lifestyle. Investment potential is significant, with yearly rental estimates upwards of $37,000. A comprehensive rental market analysis provided by BluVista Vacation Rentals is available for review in the uploaded documents.
Don't miss out on the opportunity to make this meticulously remodeled condo your own. Embrace the coastal lifestyle with modern flair and unparalleled convenience. Congratulations to the new owners!
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_8.jpg" width="1440" height="905" />
Sold for $312,5002024-01-16T21:40:38-07:002024-01-16T23:01:52-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18818Just Sold: 37484 Albatross Dr #34 | Selbyville, DE | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0128.JPG" width="1800" height="1200" />
SOLD: Your Coastal Oasis Found at 37484 Albatross Drive
Exciting news – 37484 Albatross Drive, a remarkable beach villa, has been successfully sold! Nestled within a short distance from Fenwick Island, Delaware, and Ocean City, Maryland, this captivating property offered the perfect blend of coastal allure and modern comfort.
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0016.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0064.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0069.jpg" width="1800" height="1200" />
Comprising 4 bedrooms and 2.5 bathrooms, this meticulously maintained villa ensured a seamless transition for its new owners. Natural light illuminated the spacious rooms, accentuating the tasteful details throughout. The kitchen, a hub for culinary delights, featured ample counter space and a separate dining area – an ideal setting for unforgettable gatherings. The first-floor owner's suite, with its en suite bathroom, provided a private retreat for relaxation after a day of beach adventures. Upstairs, three additional bedrooms offered comfort and space, with one boasting a charming balcony to enjoy the coastal breeze. The expansive family room, complete with a cozy gas fireplace, became the perfect spot to unwind.
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0031.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0083.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0109.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0099.jpg" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0037.JPG" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0114.JPG" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0115.JPG" width="1800" height="1200" />
Situated on a picturesque lot, the villa backed up to a serene open common area and woods, offering a sense of privacy and tranquility. The 3-season room and open-air patio allowed residents to soak in the coastal atmosphere. With a 2-car garage providing ample storage, this villa encompassed all the elements necessary for a beachside paradise. The community itself added to the allure with a scenic trail winding past tranquil ponds to a charming fishing pier. The outdoor community pool, complete with a separate kiddie pool, provided leisurely afternoons for all residents. The strong sense of community pride and ownership flourished here, fostering a welcoming atmosphere for all.
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0093.JPG" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0118.JPG" width="1800" height="1200" />
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0120.JPG" width="1800" height="1200" />
While 37484 Albatross Drive is no longer available, the coastal charm of Delaware continues to beckon. If you're on the lookout for a similar dream home or exploring vibrant opportunities in this community, get in touch with us today. Your next coastal adventure awaits!
<img src="https://assets.site-static.com/userfiles/1894/image/DSC_0135.JPG" width="1800" height="1200" />
Sold for $459,9002024-01-09T00:17:10-07:002024-01-16T21:34:08-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18817Just Sold: 9500 Coastal Hwy #7G | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_3.jpg" width="1440" height="904" />
SOLD! Coastal Bliss: Oceanfront 2-Bedroom Condo in Ocean City, MD, Finds its Fortunate Owner!
Exciting news! The keys to this exquisite 2-bedroom, 2-bathroom oceanfront condo in Ocean City, Maryland, have officially been handed over to its new owner. Nestled along the picturesque coastline, this coastal gem with sweeping views of the Atlantic Ocean has found its perfect match, bringing a wave of excitement to the world of coastal living. Imagine waking up to the rhythmic sound of crashing waves and witnessing breathtaking sunrises from the comfort of your own private balcony. With direct access to the beach just steps away, the new owner can now savor the sun and surf whenever the mood strikes. Originally positioned as an ideal beach getaway and a lucrative rental investment, this property underwent a transformation in 2023, blending modern luxury with the charm of coastal living.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_4.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_5.jpg" width="1440" height="905" />
The open-concept living area, filled with natural light, served as a hub for gatherings with family and friends. Floor-to-ceiling windows provided uninterrupted views of the ocean, creating a serene ambiance throughout the day. Recent upgrades, including new LVP flooring and remodeled bathrooms, elevated the overall allure of this coastal retreat. The fully-equipped kitchen, featuring granite countertops and ample cabinet space, became a delightful space for preparing favorite seafood dishes or enjoying a morning coffee with an ocean view. With two generously sized bedrooms, including an owner's suite with a private bathroom, and the added perk of an outdoor swimming pool within the condo complex, this oceanfront haven offered both comfort and luxury.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_9.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_8.jpg" width="1440" height="906" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_6.jpg" width="1440" height="905" />
Located in the heart of Ocean City, this condo provided easy access to renowned dining spots, shopping, and entertainment options. Whether sought after as a summer retreat, a cozy winter escape, or a savvy investment property, this condo embodied versatility and the potential for a steady rental income. For the fortunate new owner, this oceanfront 2-bedroom, 2-bathroom condo is not just a property but a rare opportunity to own a slice of paradise on the East Coast. With its luxurious features, breathtaking views, and prime location, it's now the perfect place to create lasting memories with loved ones or simply unwind in the tranquility of coastal living.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_10.jpg" width="1440" height="770" />
Congratulations to the new owner on securing this personal seaside sanctuary! The Coastal Dream has found its keeper, and we wish them years of joy, relaxation, and unforgettable moments in their new Ocean City haven.
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Highway__7G14.jpg" width="1280" height="807" />
<img src="https://assets.site-static.com/userfiles/1894/image/9500_Coastal_Hwy_7G_13.jpg" width="1185" height="745" />
Sold for $527,5002024-01-08T23:50:09-07:002024-01-08T23:59:40-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18795Weekly Market Report for Ocean City & Surrounding Areas - 01/02/2024
Ryan Haley with Atlantic Shores Sotheby's International Realty is back with the first real estate market report for 2024.
A little bit more optimism in the air when it comes to the real estate market as we are seeing increased affordability, which is great for buyers, and a few more properties to choose from, which is fantastic news.
Many of the experts are predicting anywhere from a 10% to 20% increase for the number of sales in 2024, so we'll take that as good news.
What are we seeing here?
Worcester County Real Estate Market Report
Well, we're going to start off with Worcester County, Maryland. In the last 7 days, we've seen 41 new properties hit the market, while we had 26 properties go under contract here during the holiday week. There were 451 available countywide and 88 pending in the last 30 days. That gives us just under a five-month supply in Worcester County, Maryland.
Wicomico County Real Estate Market Report
Hopping over to Wicomico County,:15 new listings in the last seven days, while we had 18 go under contract. Countywide, we had 165 total listings, and we had 69 go under contracts in the last 30 days. That's a 2.4-month supply over in Wicomico County. That is the tightest market of the three counties right now.
Sussex County Real Estate Market Report
Rounding out Delmar with Sussex County, Delaware, we are looking at 78 new listings here in the last 7 days, or actually, take that back, last 7 days, while we had 86 going under contract. So quite a few more going under contract than coming on the market countywide. We're sitting right at a 4.4-month supply.
Mortgage Interest Rates
So where are interest rates? Interest rates have ticked up just a tad. We're at 6.72% on a 30-year fixed, while our 15-year is coming in right at 6%. I've seen a number of people who have decided to purchase and buy down their rate, and we're seeing a lot of those numbers coming in in the mid to upper fives.
So there you have it. That is the kickoff to the 2024 year. Here once again, we want to wish you a very happy New Year. We are looking forward to seeing you. Should you have any questions at all about the beach real estate market, please reach out, as we'd be happy to help. Thanks again, and we'll talk to you soon.
2024-01-05T05:03:00-07:002024-01-07T21:40:56-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18743Market Report for Ocean City, Delaware Beaches & Surrounding Areas - 12/28/2023
In this video, Ryan Haley brings to you the final real estate market report for Delmarva for 2023. Interest rates have hit another 7-month low, and we have added 35 new properties to choose from here in Worcester County.
That plus the entire market report is coming your way next.
Worcester County Real Estate Market Report
Here in Worcester County in the last seven days, we have seen an uptick in new inventory. We had 35 properties come on the market, while in that same time, we had 17 go under contract. A little slower Christmas week here for new contracts in Worcester County. That gives us 449 properties countywide and 100 going under contract in the last 30 days with a 4.5-month supply.
Wicomico County Real Estate Market Report
Jumping over to Wicomico County, only 12 new listings in the last seven days, which is not too unexpected with the holiday, and 22 going under contract. So, almost double the properties going under contract as to what we saw come on the market in Wicomico. Currently, a 2.3-month supply in Wicomico County.
Sussex County Real Estate Market Report
Finishing up here on Delmarva with Sussex County, Delaware. In the last seven days, we had 44 new properties come on the market, while we once again almost doubled that as far as properties going under contract, with 84 new contracts here in the last seven days for Sussex County, Delaware. Countywide, we have a 4.1-month supply. That keeps coming down a little bit here, with 337 new properties going under contract in the last 30 days.
Mortgage Interest Rates
As I mentioned at the beginning here, we hit another seven-month low with our mortgage interest rates. Currently, the average is 6.61% for a 30-year fixed here throughout the country. So that's great news. We're continuing to see affordability improve as those interest rates have gone down.
So that is it. That's a wrap on the market reports here for 2023. Hopefully, this information is helpful to you. Obviously, it's just a quick snapshot as to what we're seeing on Delmarva.
It's always my pleasure and our team's pleasure to answer any questions that you might have about specific areas. If you want us to break it down to the oceanfront, to the bayside, be happy to get into that for you. Once again, I thank you, thank you, thank you for all your business in ‘23. It truly means the world to me and to our team that you continue to support our business. Honestly, we would not be here if it wasn't for the continued support of our friends, family, and clients.
So there you have it. Looking forward to turning the page in the calendar and fast-forwarding into 2024. We'll see you next week in the new year. Thanks again.
2024-01-02T03:46:10-07:002024-01-02T03:48:11-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18701126 Hingham Ln #18 | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_1.jpg" width="1440" height="909" />
Nestled amidst the tranquil allure of an 18-hole golf course and just moments away from the pristine beaches of Ocean City, MD, discover this exceptional 4-bedroom, 3.5-bathroom townhome in the enchanting enclave of the Townes of Inner-links. Perfectly blending comfort and sophistication, this residence offers a haven for those in pursuit of both serenity and luxury. Behold captivating views of the 12th hole fairway, providing an idyllic backdrop for a life of tranquility.
New owners of this residence will delight in the myriad amenities Ocean Pines has to offer, from the exclusive Beach & Yacht clubs to the inviting community parks, swimming pools, and the allure of the nearby golf courses. Whether you're a boat enthusiast or aspiring owner, take advantage of the two available boat ramps in Ocean Pines, providing effortless access to the water. Consider renting a slip at the marina or securely store your vessel in the expansive 2-car garage that accompanies this home.
Step into the ground floor, where an oasis awaits with two bedrooms offering direct access to the backyard, a welcoming family room, a full bath, and a separate laundry room—blending convenience and functionality seamlessly. Ascend to the second floor, where an open floor plan unfolds with hardwood floors and soaring vaulted ceilings.
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_2.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_3.jpg" width="1440" height="909" />
Nestled amidst the tranquil allure of an 18-hole golf course and just moments away from the pristine beaches of Ocean City, MD, discover this exceptional 4-bedroom, 3.5-bathroom townhome in the enchanting enclave of the Townes of Inner-links. Perfectly blending comfort and sophistication, this residence offers a haven for those in pursuit of both serenity and luxury.
Behold captivating views of the 12th hole fairway, providing an idyllic backdrop for a life of tranquility. New owners of this residence will delight in the myriad amenities Ocean Pines has to offer, from the exclusive Beach & Yacht clubs to the inviting community parks, swimming pools, and the allure of the nearby golf courses.
Whether you're a boat enthusiast or aspiring owner, take advantage of the two available boat ramps in Ocean Pines, providing effortless access to the water. Consider renting a slip at the marina or securely store your vessel in the expansive 2-car garage that accompanies this home.
Step into the ground floor, where an oasis awaits with two bedrooms offering direct access to the backyard, a welcoming family room, a full bath, and a separate laundry room—blending convenience and functionality seamlessly.
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_5.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_6.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_9.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_7.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_11.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_12.jpg" width="1440" height="905" />
Ascend to the second floor, where an open floor plan unfolds with hardwood floors and soaring vaulted ceilings. The kitchen, adorned with granite countertops and a breakfast island boasting upgraded appliances, effortlessly flows into the adjacent dining area—an ideal setting for hosting gatherings of any size. The living room, overlooking the picturesque golf course, features a cozy gas fireplace, creating an inviting ambiance with ample space to relax.
Venture outside onto the expansive deck or screened porch to savor the tranquil atmosphere and revel in the breathtaking views of the golf course, mature trees, and meticulously landscaped surroundings.
Your private retreat awaits on the second floor, where the primary suite exudes spaciousness, offering a roomy walk-in closet and a luxurious tiled soaking tub and shower—a sanctuary for relaxation. The third-floor loft, overlooking the living room and kitchen, serves as a versatile space adaptable to your needs. Boasting a generously-sized separate bedroom, a full bath with a walk-in closet, and an unfinished attic storage space, this loft provides flexibility and room for customization.
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_10.jpg" width="1440" height="907" />
Welcome home to a lifestyle of comfort, sophistication, and unparalleled natural beauty. Your ultimate haven awaits.
<img src="https://assets.site-static.com/userfiles/1894/image/126_Hingham_Ln_18_13.jpg" width="1440" height="907" />
Listing Price: $479,900
2023-12-27T01:02:27-07:002024-01-22T23:30:04-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:14270390 Ocean Pkwy | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_14.jpg" width="1440" height="905" />
Step into your coastal paradise right in the heart of Ocean Pines! This remarkable single-family residence seamlessly combines contemporary luxury with the allure of coastal living, boasting awe-inspiring sunsets and an impressive 60 feet of waterfront for your boat and jet skis.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_5.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_6.jpg" width="1440" height="909" />
Noteworthy Features:
Prime Location: Nestled centrally within the Ocean Pines community, this residence is mere moments away from the Yacht Club, the prestigious Robert Trent Championship golf course, a community park, and three out of the five community pools.
Complete Modernization: This home has undergone a thorough transformation, marrying modern conveniences with coastal aesthetics. Revel in the open and luminous layout, bathed in natural light, and experience a harmonious connection between indoor and outdoor spaces.
Entertainment Haven: Host memorable gatherings on your private deck overlooking the water or unwind in the expansive living room with panoramic views. The well-appointed kitchen, featuring top-tier appliances, is ideal for crafting meals for family and friends.
Proximity to Ocean City Beaches: For sun and sand enthusiasts, the renowned Ocean City beaches are only minutes away. Enjoy the best of both worlds – a serene waterfront abode and swift access to the lively beach scene.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_9.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_7.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_10.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_13.jpg" width="1440" height="909" />
This is a rare chance to own a waterfront jewel in the highly coveted Ocean Pines community.
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_11.jpg" width="1440" height="907" />
Reach out to us today to arrange an exclusive tour and embark on the coastal lifestyle you've always envisioned!
<img src="https://assets.site-static.com/userfiles/1894/image/390_Ocean_Pkwy_2.jpg" width="1440" height="905" />
Listing Price: $739,7772023-12-22T00:54:00-07:002023-12-21T19:24:11-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18598828 Federal Hill Rd | Street, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_1.jpg" width="1440" height="1015" />
Step into your dream sanctuary in the heart of Harford County, Maryland!
Situated on 7.48 acres of unspoiled beauty, this bespoke estate epitomizes the harmonious union of opulence, expansive living, and natural allure. Unfolding across a remarkable 9,800 square feet above ground, this residence stands as a testament to impeccable artistry and considerate planning.
With six bedrooms and seven bathrooms, this home graciously accommodates both family and guests. The artfully crafted layout seamlessly weaves together capacious living spaces, creating an environment that effortlessly balances entertainment and serenity.
Every facet has been meticulously designed, from the refined finishes to the gourmet open-concept kitchen, a haven for culinary enthusiasts. Venture outdoors to explore the potential for a horse farm, complemented by the Clear Comfort O2 infused system in the inground pool—an oasis amidst the vast 160 acres of preserved farmland enveloping the property. Envision idyllic summer days lounging by the pool or relishing breathtaking sunsets against the backdrop of this pastoral panorama.
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_4.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_5.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_6.jpg" width="1440" height="906" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_7.jpg" width="1440" height="904" />
Revel in the limitless possibilities for outdoor entertainment with a 2,200 square foot paver patio, ideal for al fresco dining, gatherings, and immersion in the surrounding natural beauty. A screened-in area provides an additional inviting space for hosting. Delve into the prospects of further development with a generous 3,200 square feet of unfinished basement space, prepped with rough-in plumbing for an additional half bathroom.
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_8.jpg" width="1440" height="903" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_11.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_14.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_16.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_18.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_19.jpg" width="1440" height="903" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_9.jpg" width="1440" height="906" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_13.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_15.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_17.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_20.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_12.jpg" width="1440" height="907" />
Embrace the opportunity to craft your own private haven or explore subdivision potential, leveraging the expanse of the property. This residence transcends the definition of a home—it is a canvas awaiting your vision, an escape from the mundane, and an investment in a lifestyle characterized by space, luxury, and tranquility. Seize the moment to claim this custom-built farmette in Harford County—a rare jewel seamlessly blending comfort, sophistication, and the charm of rural living, all within easy access to modern conveniences.
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_23.jpg" width="1440" height="1017" />
Your dream property beckons, offering a harmonious fusion of refinement and practicality in a sought-after Maryland locale.
<img src="https://assets.site-static.com/userfiles/1894/image/828_Federal_Hill_Rd_22.jpg" width="1440" height="1014" />
Listing Price: $599,9002023-12-16T08:45:00-07:002023-12-17T07:35:22-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18613Market Update for Worcester, Wicomico, and Sussex Counties - 12/13/2023
Ryan Haley is coming to you with another real estate market report in December.
There’s big news - interest rates have gone below 7%. We are at 6.82%. Just got the update here a few minutes ago, so that is big news for the 30-year fixed rate. It's the lowest interest rate that we've had, probably back till the beginning of last summer. And at the same time, we've added some inventory.
So, mortgage rates, just real quick: 30-year today is at 6.82%, 15-year is at 6.29%, and FHA at 6.25%.
Worcester County Market Update
So, in Worcester County for the last 7 days, we have added inventory: 47 new listings, while we had 22 go under contract here in the last 7 days. Countywide: 456 actives, while we had 109 go under contract in the last 30 days. That gives us a 4.2-month supply in Worcester County.
Wicomico County Market Update
In Wicomico, it is pretty similar: 29 new listings here in the last 7 days, and we had 21 go under contract. There are184 countywide, while we had 84 go under contract in the last 30 days. That gives us a 2.2 months’ supply in Wicomico County.
Sussex County Market Update
And then rounding out Delmarva. Sussex County is a little bit different. We've actually added less inventory and sold more in the last 7 days. There were 44 new listings hitting the market, while we had 59 go under contract. And then countywide: 1,419 total actives as of today, and 398 sold in the last 30 days. That gives us a 3.6-month supply in Sussex County. That number's been coming down a little bit there.
So the big topic, once again, is mortgage rates under 7. 7% at 6.82% as of today.
If you like this information, please share it with your friends. If there's anything I can do to answer any specific questions about specific areas in our market, please feel free to reach out. Otherwise, we'll see you again here next week with another real estate market report.
2023-12-16T04:36:00-07:002023-12-17T04:37:54-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1857111500 Coastal Hwy #1715 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_9.jpg" width="1200" height="756" />
Step into your own coastal haven at 115th Street in Ocean City, Maryland! Your ideal residence awaits, a captivating 2-bedroom, 2-bathroom condo that seamlessly combines opulence with awe-inspiring ocean views. This meticulously crafted home welcomes you with an expansive living space, bathed in natural light from panoramic windows that showcase the endless horizon. The living room invites relaxation, providing a prime spot to appreciate the ever-changing canvas of the Atlantic Ocean. The modern kitchen, equipped with stylish appliances and ample counter space, beckons culinary creativity and transforms entertaining into a delight. Whether you're crafting a gourmet meal or enjoying a laid-back brunch, the ocean serves as a stunning backdrop to every dining experience.
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_3.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_2.jpg" width="1440" height="902" />
Find serenity in the owner suite, where the sound of waves becomes your wake-up call, and a contemporary ensuite bathroom offers a luxurious retreat. The second bedroom is versatile and comfortable, ideal for guests or as a home office. Sea Watch, your new residence, boasts a range of amenities including indoor and outdoor pools, basketball courts, a billiard room, fitness center, game room, tennis courts, and a playground. With strong on-site management and well-maintained facilities, you can enjoy a carefree coastal lifestyle. One of the standout features of this home is the seamless transition from indoor to outdoor living. Step onto your private balcony to savor morning coffee with a sunrise backdrop or unwind with a glass of wine as the sun dips below the horizon.
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_5.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_7.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_6.jpg" width="1440" height="904" />
The panoramic ocean views are the epitome of coastal living, and this condo offers not only a front-row seat to the ocean but also exclusive access to both indoor and outdoor pools. Dive into a refreshing swim or simply soak up the sun while surrounded by the soothing sounds of seagulls and the invigorating scent of salt air. Your beachside lifestyle is complemented by on-site amenities that enhance your daily experience.
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_1.jpg" width="1440" height="910" />
Conveniently situated on 115th Street, you are mere steps away from the sandy shores of Ocean City, celebrated for its lively boardwalk, charming shops, and vibrant dining scene. Embrace the coastal lifestyle, where every day feels like a vacation. Seize this rare opportunity to claim your piece of oceanfront luxury at 115th Street, where the rhythm of the waves becomes the soundtrack of your life.
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_10.jpg" width="1200" height="758" />
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_12.jpg" width="1200" height="754" />
Don't let this chance slip away – make this condo your coastal retreat and immerse yourself in the epitome of Ocean City living.
<img src="https://assets.site-static.com/userfiles/1894/image/11500_Coastal_Hwy_1715_14.jpg" width="1200" height="754" />
Listing Price: $599,9002023-12-13T04:36:17-07:002023-12-13T04:53:57-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18612Real Estate Market Update for Delmarva for the Week of December 4, 2023
Mortgage interest rates have hit their four-month lows, and the Worcester County real estate market comes back to life. That, plus the entire real estate market report for Delmarva, is coming your way next.
Ryan Haley is back with the real estate market report for December 4th on Delmarva.
What have we seen here in the last 7 days?
Worcester County real estate market is coming back to life, and four-month lows on mortgage interest rates. As of today, we are coming in at 7.08%. This is the lowest mortgage interest rate we have seen in over four months. That is great news from an affordability standpoint for you buyers.
Worcester County, Maryland Real Estate Update
As I mentioned last week, we saw a little bit more inventory kicking in, but in Worcester County, that inventory has been gobbled up.
So, in the last 7 days, we've had 34 new properties come on the market, while at the same time, we had 48 properties go under contract. That's a big number. Buyers had seen those interest rates come down; they saw a little bit more opportunity, and they took advantage of it. And we've outsold the new inventory.
Countywide, we're looking at 449 total properties for sale, while in the last 30 days, we've sold 117 properties. So that gives us a 3.8-month supply, down from last week where we're almost at 4-month supply.
Sussex County, Delaware Real Estate Update
Moving over to Sussex County, Delaware, 99 new listings in the last 7 days, while we had 36 go under contract. Once again, just like Worcester County, we are outselling the new inventory in Sussex County.
Countywide, we had 1,439 properties for sale as of today, and in the last 30 days, we had 405 go under contract. That's a 3.5-month supply, once again decreasing.
Wicomico County, Maryland Real Estate Update
Finally, rounding out Delmarva here in Wicomico County, 17 new listings in the last 30 days and 17 going under contract. It's very interesting how that has remained a very balanced market in Wicomico County.
We saw almost the exact same thing last week as far as even the number of actives and even the number of pendings. Countywide, thre were 181 total actives for sale and 88 going under contract in the last 30 days. That gives us a 2.1-month supply in Wicomico County—a very tight market over there.
In Closing
So we'd love to talk to you some more about what we're seeing in the micro market. If there's any particular area that you're focusing on, whether it's oceanfront, bayfront, or single-family homes, reach out to us. We'd love to talk to you more about that. If you like this information, please tune in on a weekly basis, like, share it with your friends, and we will see you next week with another real estate market report for Delmarva. Thanks again.
2023-12-07T18:30:00-07:002023-12-17T01:41:58-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18490Just Sold: 153 Ocean Oval Dr | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_1.jpg" width="1440" height="763" />
SOLD: Coastal Bliss Achieved - 1-Bedroom Sanctuary with Marina Access!
Exciting news! We're delighted to announce that this captivating 1-bedroom coastal haven has been successfully sold, opening the door to a lifestyle infused with sun-soaked days and aquatic adventures. Nestled in the heart of a vibrant community, just a short drive from the picturesque Ocean City, Maryland, and the untouched beauty of Assateague Island, this property was more than a home; it was a portal to coastal serenity.
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_8.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_9.jpg" width="1440" height="907" />
Home Features:
Comfortable Living: Retreat to a spacious bedroom designed for ultimate comfort.
Entertainment Hub: An open-concept living and dining area provided the perfect space for entertaining.
Outdoor Oasis: A private outdoor haven allowed for moments of relaxation and tranquility.
Community Highlights:
Marina Access: For the avid boater, the private marina was a gateway to endless aquatic possibilities.
Water Adventures: Kayak and canoe rentals offered thrilling water escapades.
Community Hub: The clubhouse became a focal point for gatherings and events.
Convenient Boat Ramp: Easy water access for marine enthusiasts.
Recreational Delights: Engage in sports on the basketball court, let the little ones play in the playground, and enjoy alfresco dining at picnic tables.
Refreshing Pool Retreat: A sparkling inground pool provided a cool respite on scorching summer days.
Location Benefits: The fortunate new homeowners will find themselves just a short drive away from the sun-kissed beaches of Ocean City, Maryland, with its lively boardwalk and delectable seafood offerings. Nature beckons with Assateague Island, renowned for its wild ponies and unspoiled landscapes.
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_10.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_11.jpg" width="1440" height="905" />
This manufactured home seamlessly blended coastal living with the vibrancy of a thriving community, catering to water enthusiasts, nature lovers, and those seeking a tranquil retreat. To the new owners, congratulations on securing your slice of coastal paradise!
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_12.jpg" width="1440" height="909" />
For those still on the lookout for their dream abode, don't let the opportunity slip away. Reach out to us today, and let's explore the beauty and tranquility that awaits in your next home. Your coastal haven might be just around the corner!
<img src="https://assets.site-static.com/userfiles/1894/image/153_Ocean_Oval_Dr_2.jpg" width="1440" height="765" />
Sold for $151,0002023-12-06T03:24:40-07:002023-12-16T20:49:20-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18479105 120th St #16A | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_1.jpg" width="1440" height="909" />
Step into the epitome of contemporary luxury with this fully renovated 2-bedroom, 2-bathroom condominium, where an exquisite blend of sophistication and comfort awaits. Positioned in the sought-after North Ocean City, a mere 2 and a half blocks from the beach, this immaculate residence showcases meticulous attention to detail and a modern design aesthetic. Club Ocean Villas II, the esteemed community to which it belongs, boasts both indoor and outdoor pools, along with tennis courts, elevating the allure of this property. Whether you seek a perfect vacation home or a savvy rental investment, this turn-key gem is primed to fulfill your desires.
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_2.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_3.jpg" width="1440" height="905" />
The moment you enter, you're greeted by a luminous and open living space adorned with sleek finishes and considerate details. Seamlessly transitioning from the living area, the kitchen beckons with stainless steel appliances, leathered granite countertops, and chic cabinetry—culinary perfection that effortlessly marries style with functionality. The owner's suite stands as a tranquil sanctuary, presenting a thoughtfully designed layout. The attached, fully renovated bathroom serves as a spa-like retreat, featuring modern fixtures and tasteful design elements. The second bedroom mirrors the same level of refinement, offering versatility for guests, a home office, or personal repose. A standout feature of this condo is the private patio—a secluded outdoor haven ideal for al fresco dining, morning coffee, or simply enjoying the fresh sea breeze. Balancing privacy with convenience, this patio becomes an extension of the living space, creating an atmosphere perfect for relaxation and entertainment alike.
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_7.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_6.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_5.jpg" width="1440" height="905" />
Every inch of this condominium exudes modern sophistication, from the updated flooring to the contemporary lighting fixtures. With attention to detail evident in every corner, this residence is move-in ready, promising a stylish and low-maintenance lifestyle. Embrace the opportunity to make this meticulously remodeled condo your own—schedule your private tour today and experience the pleasure of luxurious living at its finest.
<img src="https://assets.site-static.com/userfiles/1894/image/105_120th_St_16A_8.jpg" width="1440" height="905" />
Listing Price: $329,9002023-12-05T04:45:55-07:002024-01-16T21:40:10-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18478305 11th St #304 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_1.jpg" width="1440" height="909" />
Step into your own piece of paradise in beautiful Ocean City, Maryland! This exquisite condo, boasting 3 bedrooms and 2 bathrooms, is ideally situated on the bayside, offering a perfect fusion of coastal allure and contemporary comfort. Immerse yourself in the serene bay views and relish the convenience of an outdoor pool, creating an idyllic retreat for those in search of the ultimate coastal lifestyle.
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_4.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_2.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_3.jpg" width="1440" height="909" />
Upon entering, you'll be greeted by an open-concept living space bathed in natural light, establishing an airy and welcoming ambiance. The living room, tastefully adorned with chic decor, seamlessly connects to the kitchen and a convenient breakfast bar – an ideal setup for hosting guests or preparing delightful family meals. The owner's suite serves as a peaceful sanctuary for relaxation, while the two additional bedrooms provide ample space for guests or the flexibility to craft a home office to suit your lifestyle. Indulge in the luxury of two well-appointed bathrooms, featuring modern finishes and thoughtful details. After a day of sun and sand, retreat to your private balcony to unwind and savor the breathtaking vistas of the bay. Whether you're enjoying a morning coffee or toasting to a picturesque sunset, this outdoor space becomes your personal oasis.
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_5.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_8.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_6.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_9.jpg" width="1440" height="909" />
As a resident of this condominium, you'll enjoy exclusive access to the outdoor pool – a refreshing escape during warm summer days. Lounge poolside or take a dip in the ocean – the choice is yours. Situated on the peaceful bayside, this condo offers a picturesque setting while remaining in close proximity to Ocean City's vibrant attractions. Explore nearby shops, restaurants, and entertainment options, or take a leisurely stroll along the popular boardwalk. Seize the opportunity to make this bay-view condo your own – where every day feels like a vacation.
Schedule your private tour now and experience the allure of bayside living in Ocean City, Maryland!
<img src="https://assets.site-static.com/userfiles/1894/image/305_11th_St_304_10.jpg" width="1440" height="905" />
Listing Price: $525,0002023-12-05T04:33:05-07:002023-12-05T06:04:52-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1847710900 Coastal Hwy #1911 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_1.jpg" width="1440" height="905" />
Welcome to your idyllic coastal sanctuary! Situated along the pristine shoreline of Ocean City, MD, this exceptional 2-bedroom, 2-bathroom condominium presents a lavish oceanfront lifestyle, boasting unparalleled views and a myriad of amenities. Step into a world of modern allure as this fully updated condo captivates you with its open-concept living space, seamlessly blending style and comfort.
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_5.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_14.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_6.jpg" width="1440" height="905" />
Adorned with tasteful decor and expansive windows framing the awe-inspiring ocean panoramas, the spacious living room serves as both a haven for relaxation and an intimate space for entertaining.The kitchen, with its sleek countertops and ample cabinet space, invites you to imagine preparing meals while being serenaded by the soothing sounds of waves crashing just beyond your doorstep. Two well-appointed bedrooms offer a tranquil retreat, and the elegantly designed bathrooms, complete with modern fixtures and spa-like finishes, create a serene oasis for your daily routines. Yet, the allure of this condo extends beyond its interiors. Step onto the private balcony to immerse yourself in the symphony of waves and the salty breeze, basking in the breathtaking panoramic ocean views.
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_10.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_9.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_8.jpg" width="1440" height="909" />
This is coastal living at its absolute finest. The amenities within this oceanfront paradise are unparalleled, providing year-round access to both indoor and outdoor pools – perfect for a refreshing swim or a leisurely day in the sun. Stay active in the well-equipped exercise room or challenge friends to a game in the community's game room. Unwind in the sauna after a day of beachcombing or partake in a friendly match on the on-site tennis courts. With security as a top priority, enjoy peace of mind as you relish the serenity of your oceanfront abode. With these outstanding amenities, every day feels like a vacation. Seize the opportunity to make this oceanfront condo your own. Live in luxury with the sound of the waves as your soothing soundtrack, and let the coastal lifestyle envelop you.
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_11.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_3.jpg" width="1440" height="907" />
Contact us today to schedule a private showing of your future seaside haven!
<img src="https://assets.site-static.com/userfiles/1894/image/10900_Coastal_Hwy_1911_2.jpg" width="1440" height="907" />
Listing Price: $575,0002023-12-05T04:10:26-07:002023-12-05T06:02:57-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1847611900 Coastal Hwy #302 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_1.jpg" width="1440" height="905" />
Step into your coastal sanctuary at the heart of Ocean City, Maryland, situated on the desirable 119th Street. This exquisite 3-bedroom, 3-bathroom condo beckons you to embrace the quintessential beachside lifestyle, mere steps away from the sandy shores. Revel in the luxury of ocean block living with unparalleled views of the majestic Atlantic. Immaculately kept by its original owners and never before leased, this unit promises a pristine and exclusive experience. As you enter this thoughtfully designed condo, a world of comfort and style unfolds.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_11.jpg" width="1440" height="907" />
The open-concept living area is bathed in natural light, casting a warm and inviting glow throughout. The spacious living room, adorned with tasteful coastal decor, seamlessly connects to the kitchen equipped with modern appliances, granite countertops, and a convenient breakfast bar—ideal for entertaining guests or preparing a delightful family meal. Each of the three generously sized bedrooms offers ample space for relaxation and privacy. The three well-appointed bathrooms feature contemporary finishes, providing a spa-like retreat after a day filled with sun-soaked adventures. The private balcony, overlooking the pool and offering captivating ocean views, becomes your personal haven. Whether you're sipping morning coffee or toasting to a vibrant sunset, this outdoor space serves as your front-row seat to the beauty of Ocean City.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_5.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_6.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_8.jpg" width="1440" height="907" />
Conveniently positioned near Ocean City's renowned attractions, dining establishments, and entertainment venues, this condo strikes the perfect balance between relaxation and recreation. From leisurely morning strolls along the boardwalk to evenings spent savoring delectable meals, each day presents an opportunity to immerse yourself in the coastal lifestyle. Seize the chance to claim this ocean-view oasis as your own—where luxury harmonizes with the sea, and every day feels like a perpetual beach vacation.
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_9.jpg" width="1440" height="907" />
Schedule your private tour today to make this dreamy retreat a reality!
<img src="https://assets.site-static.com/userfiles/1894/image/11900_Coastal_Hwy_302_10.jpg" width="1440" height="905" />
Listing Price: $715,0002023-12-05T03:40:18-07:002023-12-05T06:01:49-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:184189509-6 Seascape Ln | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_1.jpg" width="1440" height="892" />
Step into the elegance of 9509-6 Seascape Lane, an extraordinary end-unit townhome spanning four levels in the captivating Sea Oaks Village of Berlin, MD. This coastal haven strikes a harmonious chord between opulence, coziness, and convenience, positioned just a stone's throw away from the enchanting beaches of Ocean City, MD, and the renowned Assateague Island. Encompassing a generous 3,020 square feet, this refined townhome seamlessly blends expansive living spaces with meticulous design. Upon entering, a warm and inviting atmosphere, radiating contemporary sophistication, greets you. The main level unveils an open-concept floor plan bathed in natural light, enhanced by modern finishes.
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_2.jpg" width="1440" height="875" />
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_4.jpg" width="1440" height="898" />
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_5.jpg" width="1440" height="906" />
The capacious living area effortlessly flows into the dining space, creating an ideal backdrop for hosting gatherings with friends and family. The well-crafted kitchen is a culinary masterpiece, featuring high-end appliances, granite countertops, and abundant storage—making it a haven for chefs of all levels. Whether you're preparing a gourmet feast or a quick snack, this kitchen is designed to ignite culinary inspiration. Three generously proportioned bedrooms offer both comfort and seclusion, with the owner's suite serving as a private sanctuary, complete with a luxurious en-suite bathroom and a walk-in closet. Two additional bedrooms provide flexibility for guests, children, or a home office. Venture to the lower level, a hub of entertainment and relaxation seamlessly intertwined. Here, a versatile rec room awaits, offering limitless possibilities for a home theater, game room, or home gym. A convenient full bathroom adds to the functionality of this space. Outdoor living becomes a joy with a charming paver patio, an idyllic setting for al fresco dining, barbecues, or simply savoring the refreshing sea breeze. The 2-car garage not only ensures the safety of your vehicles but also provides extra storage for beach gear and outdoor equipment.
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_6.jpg" width="1440" height="899" />
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_8.jpg" width="1440" height="887" />
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_7.jpg" width="1440" height="887" />
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_9.jpg" width="1440" height="908" />
Sea Oaks Village spoils its residents with an array of amenities, including a rejuvenating community pool—perfect for basking in the warmth of summer days. A future basketball court and pickleball court add exciting prospects for friendly competitions and community fitness. Convenience is key, with proximity to shopping, dining, and entertainment, along with local farm produce options just a stroll away—culminating in a well-rounded and vibrant living experience.Opportunity knocks at 9509-6 Seascape Lane, urging you to make it your home. Immerse yourself in the coastal lifestyle, with pristine beaches and natural wonders just minutes away.
Whether you seek a permanent residence or a vacation retreat, this townhome promises an unmatched blend of luxury, comfort, and convenience. Embrace the serenity of Sea Oaks Village – your new haven awaits!
<img src="https://assets.site-static.com/userfiles/1894/image/9509-6_Seascape_Ln_10.jpg" width="1440" height="898" />
Listing Price: $599,7902023-11-29T03:46:01-07:002023-11-29T03:57:20-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18337Just Sold: 25090 Saltwater Cir | Selbyville, DE | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_1.jpg" width="1440" height="909" />
We are thrilled to announce that this meticulously designed residence in the coveted Saltwater Landing community has found its new owners!
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_2.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_4.jpg" width="1440" height="910" />
This single-family home, located just six miles from the picturesque beaches of Ocean City and Fenwick Island, DE, has been successfully sold. The fortunate buyers will now enjoy the move-in-ready convenience of a fully finished home in this sought-after community. With its modern luxuries including granite countertops, premium LVP flooring, a new patio, and three spacious bedrooms, the property has transitioned from a dream home on the market to a cherished haven for its proud new owners.
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_7.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_8.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_6.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_9.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_10.jpg" width="1440" height="907" />
Congratulations to the buyers who have secured this thoughtfully crafted house as their new home.
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_11.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/25090_Saltwater_Cir_12.jpg" width="1440" height="909" />
Sold for $410,0002023-11-19T08:26:18-07:002023-11-19T08:36:42-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18272617 Salt Spray Rd #C | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_12.jpg" width="1440" height="905" />
Experience the coastal lifestyle of your dreams in Ocean City, MD! This exquisite townhouse, boasting 3 bedrooms and 3.5 bathrooms, is a waterfront haven situated along a charming canal. Immerse yourself in a fully furnished sanctuary where every element has been meticulously chosen to blend style and functionality seamlessly.
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_1.jpg" width="1440" height="902" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_3.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_2.jpg" width="1440" height="907" />
Upon entry, the open-concept living space bathes in natural light and is adorned with tasteful coastal decor, creating a captivating atmosphere. The spacious living area, with scenic canal views just beyond the doorstep, invites relaxation and entertainment. The well-appointed kitchen, equipped with modern appliances and ample counter space, is a culinary enthusiast's delight. Each of the three bedrooms serves as a private oasis, featuring serene views and comfortable sleeping quarters. The owner's suite is a true retreat, offering a generously sized walk-in closet and a spa-like ensuite bathroom. The additional bedrooms are equally inviting, providing ample space for family or guests. Convenience is key with three and a half bathrooms, ensuring everyone has their own space to relax and refresh after a day of enjoying Ocean City's beaches and attractions.
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_4.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_6.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_10.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_8.jpg" width="1440" height="904" />
Step outside to your private deck, where the canal seamlessly becomes an extension of your living space. Whether you're sipping morning coffee or hosting a sunset gathering, the waterfront ambiance creates a tranquil backdrop for every occasion. Beyond its beauty, this townhouse offers a prime location, providing easy access to the vibrant energy of Ocean City. Explore nearby shops, dine in acclaimed restaurants, or take a leisurely stroll to the sandy shores – the possibilities are endless.
Seize the chance to make this fully furnished canalfront townhouse your own, where luxury and coastal living converge to craft the perfect Ocean City haven. Your dream home is ready and waiting!
<img src="https://assets.site-static.com/userfiles/1894/image/617_Salt_Spray_Rd_C_9.jpg" width="1440" height="909" />
Listing Price: $698,0002023-11-14T09:31:01-07:002023-11-14T09:54:23-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:1827113704 Wight St #6 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_2.jpg" width="1440" height="734" />
<br />Immerse yourself in the epitome of coastal living with this exquisite 1-bedroom, 1-bathroom oceanfront condominium in North Ocean City, Maryland. Begin your day with awe-inspiring sunrise vistas over the Atlantic Ocean from your exclusive balcony, where the invigorating sea breeze and the rhythmic melody of waves create the ideal start to your day.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_4.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_3.jpg" width="1440" height="907" />
. Step into a meticulously crafted space that effortlessly harmonizes comfort and sophistication. The open-concept living area showcases sweeping views that allow natural light to gracefully fill the room, crafting an airy and welcoming ambiance. As you retreat to the serene bedroom, let the gentle sounds of the ocean waves serenade you into a peaceful night's slumber. Yet, the true treasure of this residence lies just steps away— an immaculate sandy beach.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_6.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_7.jpg" width="1440" height="907" />
Whether you're leisurely strolling along the shoreline, taking a refreshing plunge into the ocean, or simply unwinding with a book in hand, the beach becomes your private oasis. Nestled in the dynamic community of Ocean City, this condominium not only provides a haven of coastal tranquility but also convenient access to local attractions, dining, and entertainment.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_8.jpg" width="1440" height="905" />
Embrace the coastal lifestyle and transform this oceanfront condo into your personal sanctuary in the heart of Maryland.
<img src="https://assets.site-static.com/userfiles/1894/image/13704_Wight_St_6_1.jpg" width="1440" height="905" />
Listing Price: $414,9002023-11-14T09:08:51-07:002023-11-14T09:22:04-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18254Just Sold: 339 Schooner Ln #306 | Berlin, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_1.jpg" width="1440" height="907" />
Announcing the sale of this delightful 4-bedroom, 2-bathroom, 2-story condo in the scenic Decatur Farms community.
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_2.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_4.jpg" width="1440" height="907" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_3..jpg" width="1440" height="905" />
A heartfelt congratulations to the new homeowners who are now set to experience the luxurious and convenient coastal lifestyle in Berlin, Maryland.
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_6.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_5.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_10.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_7.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_8.jpg" width="1440" height="902" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_9.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/339_Schooner_Ln_306_11.jpg" width="1440" height="907" />
Sold for $315,0002023-11-13T07:11:52-07:002023-11-19T05:49:58-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18253404 Saint Louis Ave #14 | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_1.jpg" width="1440" height="910" />
Step into the inviting ambiance of 404 Saint Louis Avenue #14! Experience the allure of this recently rejuvenated one-bedroom, ground-floor condo that beckons friends and family to indulge in a plethora of activities.
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_4.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_2.jpg" width="1440" height="908" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_3.jpg" width="1440" height="908" />
Nestled in the heart of downtown Ocean City, this residence ensures swift access to the beach, boardwalk, amusements, attractions, and an array of dining options! Boasting three beds and a comfortable sleeper sofa, this condo is thoughtfully designed for your utmost comfort. Exciting news awaits as a brand-new roof replacement is scheduled for the week of 11/13/2023, with all associated costs covered by the generous seller..
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_6.jpg" width="1440" height="910" />
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_7.jpg" width="1440" height="908" />
Take advantage of the convenience of the swimming pool and laundry facility, just a few steps away from your doorstep. Whether you're seeking an exceptional rental opportunity or a second home by the shore, this property promises a delightful blend of convenience and coastal charm.
<img src="https://assets.site-static.com/userfiles/1894/image/404_Saint_Louis_Ave_14_8.jpg" width="1440" height="906" />
Listing Price: $199,9002023-11-13T06:38:25-07:002023-11-13T07:11:26-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18336Real Estate Market Report For Delmarva for November 9, 2023
Ryan Haley is back with the market update for Delmarva for the week of November 9, 2023. Here is the full transcript of the video.
Hey everybody, Ryan Haley here with Atlantic Shores Sotheby’s International Realty. I'm coming to you with the real estate market report for Delmarva for the week of November 9th, 2023. Big day here! My middle child, the original middle child, Gabby's birthday is today, so giving a shout out to my daughter Gabby—sweet 16.
In other news, the real estate market—what have we seen here on Delmarva?
Market Update for Worcester County, Maryland
Going to start off with Worcester County, Maryland. In the last seven days, we had 62 properties come on the market, while at the same time, we had 46 go under contract. If we look countywide, we currently have 455 properties for sale, and we're selling at about 150 a month. That gives us 3 months’ supply. That is up just a tad when we compare that to last week.
We had 62 new listings and 53 go under contract in that time, so somewhat similar numbers but a little bit of a bump in inventory, which is great for buyers looking to purchase and looking for some options.
Market Update for Wicomico County, Maryland
When we switch over to Wicomico County, 35 new listings here in the last 7 days, while we had 36 go under contract. Very even right there. Countywide, 190 actives currently and selling 89 a month. That gives us a 2.1-month supply in Wicomico County.
Market Update for Sussex, Delaware
Sussex County, Delaware—169 new listings here in the last 7 days, while we had 160 go under contract countywide. Staying under that 1500 mark, we're at 1,487 total actives today, and we're selling 442 a month. That gives us 3.4 months’ supply.
Update on Interest Rates
The biggest news that we've seen here in real estate in the last week is interest rates. Interest rates have had their biggest drop of the year after seven consecutive weeks of interest rates continuing to rise for mortgages. We saw a pretty big jump.
So, let's rewind the clock to where we were on November 1st of this year. We were at 7.75%. Going back 2 weeks prior to that, we were up over 8%. Where are we at currently today as of this recording? 7.41%—under 7 and a half.
So, two things I'm really keeping an eye on here are.
Number one, if you're a buyer, you've got a few more choices to choose from, which is a good thing.
Number two, affordability has just improved drastically as we are over a half a percent decrease in mortgage interest rates. This might be the time to get out there, take advantage of some of this additional inventory, and secure that property just in time to be able to line up what you need for next summer.
If you're buying a resort property, this is that time of year. If you want to buy something, do a little bit of work to it, prep it, get it ready for possible rentals, this is that sweet spot to do it because remember, if you write a contract today, we're looking at a settlement probably just at the end of the year or early next year.
So, there you have it. That is the recap here for the real estate market for Delmarva for November 9th. If you like this information, please share it with your friends, and we look forward to seeing you back here next week with another market report.2023-11-11T07:16:00-07:002023-11-19T07:18:43-07:00Ryan Haleytag:atlanticshores-sothebysrealty.com,2012-09-20:18207203 S Heron Dr | Ocean City, MD | Atlantic Shores Sotheby’s International Realty<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_1..jpg" width="1440" height="907" />
Nestled within one of the most esteemed communities in North Ocean City, lies a breathtaking bayfront condo, epitomizing the essence of coastal living. Complete with a private boat slip and an array of luxurious amenities, this spectacular residence has been meticulously redesigned to boast high-end finishes, transforming it into a waterfront sanctuary that radiates elegance and tranquility.
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_3.jpg" width="1440" height="909" />
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_4.jpg" width="1440" height="907" />
Experience the Breathtaking Bayfront: Wake up each morning to awe-inspiring sunrises casting their golden hues over the tranquil waters of the Assawoman Bay. Your personal balcony presents unobstructed panoramic views of the bay, offering a serene and picturesque setting perfect for savoring your morning coffee or witnessing the mesmerizing evening sunsets. A Haven for Boating Enthusiasts: A dedicated boat slip just steps away from your doorstep grants effortless access to the open waters of the bay and beyond. Whether you're an experienced mariner or an enthusiastic beginner, this property caters to the ultimate boating lifestyle. Every aspect of this condo has been meticulously modernized and crafted with a keen eye for luxury. High-end finishes and top-of-the-line appliances adorn the open-concept kitchen, serving as a stunning centerpiece for gatherings and culinary ventures.This community elevates seaside living by offering an array of amenities including indoor and outdoor pools, Hard Tru tennis courts, and a fully equipped fitness center.
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D8.jpg" width="1024" height="643" />
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_8.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_9.jpg" width="1440" height="904" />
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_7.jpg" width="1440" height="905" />
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_10.jpg" width="1440" height="904" />
Your private enclave ensures endless possibilities for relaxation and recreation. Situated in North Ocean City, this property provides a peaceful retreat from the bustling boardwalk area while remaining conveniently close to Ocean City's entertainment, dining, and shopping attractions. Enjoy the best of both worlds, with serene bayfront living and vibrant city life just moments away. This condo is located in a warm and inviting community, ideal for year-round residency or seasonal getaways. You'll find neighbors who share your passion for the beach and the bay, fostering a sense of belonging that truly distinguishes this location. This bayfront condo in North Ocean City presents a rare chance to embrace a life of waterfront luxury, featuring a boat slip and an array of amenities.
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_11.jpg" width="1440" height="902" />
Immerse yourself in the epitome of coastal living in a property that seamlessly blends impeccable design, breathtaking views, and a lively community.
<img src="https://assets.site-static.com/userfiles/1894/image/203_S_Heron_Dr_1024D_12.jpg" width="1440" height="907" />
Listing Price: $595,0002023-11-08T06:01:33-07:002023-11-08T06:28:21-07:00Ryan Haley