Retiring to the Delaware beaches: a new-home buyer's guide

Why retirees choose Sussex County

• Taxes: no sales tax, no state tax on Social Security, a retirement income exclusion of up to $12,500 per person at 60+, no estate or inheritance tax, and low property taxes. See Delaware's tax advantages.
• The beaches without the city: Lewes, Rehoboth, Bethany and Fenwick, with quieter inland towns a short drive away.
• Close to family: about two to three hours from Washington, Baltimore and Philadelphia, and the Cape May–Lewes Ferry to New Jersey. See moving from MD, NJ or PA.
• Health care: Beebe Healthcare in Lewes, TidalHealth Nanticoke in Seaford and Bayhealth's Sussex Campus in Milford, plus outpatient centers across the county.

55+ community, or an all-ages neighborhood?

Many retirees start by searching for 55+ communities, then realize what they really want is a few specific things. Ask yourself which of these matter most:

• One-level living. Many buyers want the owner's suite, kitchen and laundry on the first floor. Every plan on my single-story homes page is built that way, with an optional second floor for visiting family.
• Less yard work. Several communities include lawn care, such as Anchors Run, Baylis Estates, Hawthorne and Sycamore Chase. Each community page lists what's included.
• Amenities and neighbors. Clubhouses, pools, pickleball and walking trails make it easy to meet people. Golf communities include The Peninsula and Baywood Greens.
• Room for the grandkids. A guest suite or bonus room upstairs keeps one-level living downstairs while giving visitors their own space.

Insight's communities aren't age-restricted, so you'll find retirees, second-home owners and working families as neighbors. If an age-restricted community is a must for you, tell me and I'll be straight with you about the options.

Plan for the true monthly cost

On a fixed income, the monthly cost of a home matters as much as the price. Add up the mortgage (if any), property taxes, insurance, HOA fees and energy bills. An Insight home's low HERS score keeps energy bills low and predictable, and the payment calculator puts it all together. Some communities have no HOA at all.

Timing your move

• Selling a home first? Many buyers sign for a new home and sell their current one while it's being built. Ask me about the timeline for the community you like.
• Need to move sooner? Move-in ready homes can close in weeks.
• Senior school tax credit: Delaware's 50% school property tax credit for homeowners 65+ requires 10 years of residency for anyone who moved here after 2017, so factor it in for later, not now.

General information, not tax, legal or financial advice. Confirm current tax rules with the Delaware Division of Revenue or a tax professional.

Ready to look around? Compare every community, or schedule a tour and I'll plan a day that covers the communities that fit you best.