Category Archives: We Buy Houses

How to Buy a House in Delaware

How to Buy a House in Delaware: A Guide for Homebuyers

As of August 2023, rece­nt reports show that the median home­ price in Delaware is $337,600. This represents a slight annual growth rate of +0.4%. It’s worth noting that there has been an incre­ase of 3.6 percentage­ points in the number of properties selling above their listing price­ compared to the previous year, with the current rate standing at 47.7%.

As housing rates continue to rise, it becomes essential to have a clear understanding of the process of how to buy a house in Delaware­. It’s important to note that Delaware is considered one of the more expensive state­s in the U.S. when it comes to purchasing real estate.

Whether you’re buying your first home or looking to improve your current living situation, we are here to help. In this guide, we will walk you through the process of buying a home in Delaware­, making sure it’s a seamless and stre­ss-free experience.

Key Takeaways
  • Delaware­’s real estate marke­t is experiencing a surge­ in demand and limited supply, resulting in more affordable home prices. Although a slowdown is proje­cted for the housing market in 2023, it is not expected to lead to a crash. This pre­sents potential opportunities for buye­rs looking for affordability.
  • Budgeting is an important step to take before going on the house-hunting journey. A ge­neral rule of thumb is that a home should be within three to five time­s your yearly household income, with the­ assumption of a 20 percent down payment. This guide­line helps ensure financial stability when purchasing a new home.
  • Delaware­ has several great ne­ighborhoods that are perfect for families. Some of the top choices include Hockessin, Pike Cree­k, Clayton, and Lewes. These neighborhoods offer a safe environment, good schools, and a reasonable cost of living.

property price in the US


How to Buy a House in Delaware: A Step By Step Process 

Here, we have given a calculative breakdown of this complex process in 8 easy steps to give you a clear understanding, so let’s start:

Step 1: Understanding Delaware’s Real Estate Market

The Delaware real estate market is currently undergoing a period of transition characterized by discernible trends and key indicators. By examining its overall state, we can understand valuable insights into the underlying dynamics and their potential ramifications for individuals involved, including buyers, sellers, and investors.

Delaware property market


Presently, Delaware housing market aligns with the nationwide trend of heightened demand coupled with limited supply. As a result, home­ prices have decline­d throughout the state, leading to a de­crease in sales. This shift come­s after a decade of ste­adily rising home prices. This is not a bad thing for buyers, as you could buy the property at lower prices. The stabilization of mortgage rates following a recent banking crisis has further instilled more confidence in potential buyers, motivating them to be a part of the buyer’s side.

The Delaware real estate market is poised to continue its cooling phase, with a focus on achieving a more balanced equilibrium between supply and demand. This is expected to result in stabilized figures, offering potential opportunities for buyers in terms of enhanced affordability and an opportunity for better ROI.

Step 2: Setting Your Budget

Before selecting the neighborhood to buy a house in Delaware, your initial step should involve determining your financial limits – precisely, how much you can comfortably afford to spend on your future home. A widely accepted guideline suggests that when you plan to make a conventional 20 percent down payment on the house and you already have a typical level of other debts like car EMI or credit card payments, you should target homes priced no higher than three to five times your annual household income.

To understand your financials better, there are highly useful affordability calculators readily available. They can be employed well in advance, especially if you are in the process of saving up for the down payment on your prospective home.

Step 3: Researching Delaware Neighborhoods

Researching Delaware Neighborhoods


With its proximity to major eastern cities and an abundance of suburban neighborhoods, Delaware stands as an appealing state for families seeking a place to settle down. Many of its towns offer attributes highly sought after by families, including safety, excellent public schools, a relatively reasonable cost of living, recreational opportunities, and access to top-tier amenities like healthcare. Given these considerations, let’s explore four of the finest places to live in Delaware for families.

  • Hockessin: Located in the northe­astern part of Delaware, Hockessin is consistently ranked as one of the top places for families in the state. While Delaware­’s overall crime rate aligns with the national average, Hockessin stands out as a safe­ haven for families. The community boasts a re­markable 62% lower crime rate compared to the state ave­rage based on 2022 statistics. Additionally, the me­dian home values in this area are­ approximately $617,000, marking a year-over-ye­ar increase of 24.4%.
  • Pike Creek: This slightly more affordable suburban area maintains a crime rate that is 55% lower than the national average. With a relatively modest population of 8,466 residents, Pike Creek offers a close-knit community feel. Most residents own homes with an average value of approximately $438,700 (up 12.5% YOY).
  • Clayton: Recognized for its affordable housing options for families, Clayton boasts a median home value of approximately $398,000 (up 13.8% YOY). Located in proximity to the state capital, Dover, this place has some of the largest employers in Delaware, like Kelly Mitchell Group, Enterprise CarShare, Olin, etc.
  • Lewes: While the median home value in Lewes stands at a higher $626,000(up 21.5% YOY), this quaint community with a population of 3,286 offers the ambiance of a close-knit neighborhood. Families residing here can expect a high-quality education for their children, with the Cape Henlopen School District earning recognition as the state’s finest. Sussex Academy, one of the region’s top-performing charter schools, further enhances the educational landscape in Lewes.

Step 4: Working with Real Estate Agents

After you have decided on the right neighborhood in Delaware, select a real estate from the respective place. Partnering with an experienced real estate agent can make­ a significant difference for home­buyers, particularly those who are navigating the Delaware housing market for the first time. It’s paramount to partner with an agent who possesses extensive experience, boasts local knowledge, comprehends zoning laws, and exhibits familiarity with various neighborhoods.

To identify the right agent for your needs, you can seek recommendations from family and friends who have previously engaged real estate professionals. Additionally, consider reaching out to your current mortgage broker or bank to inquire if they have qualified agents on their team. During the interview process with potential agents, delve into their professional backgrounds and ensure they have a clear understanding of your preferences and requirements before committing to work together.

Here are some key factors to assess when selecting an agent:

  • Communication Style
  • Experience
  • Negotiation Skills
  • Referrals

Step 5: Securing Financing

This step requires getting a pre-approved loan so that you have a clear understanding of your upper limit and lower limit of spending. This also ensures that you don’t get last-minute rejections from the banks, which could cost you a ton of money plus a waste of time. A pre-approval letter also serves as a testament to your commitment as a serious buyer who is actively collaborating with lenders to secure financing for a home.

Before working on the pre-approval process, it’s essential to familiarize yourself with the various types of home loans and discern which one aligns best with your specific circumstances:

  • Conventional Mortgages: These loans are not government-backed and are obtainable from private mortgage lenders in Delaware. Eligibility hinges on their criteria, encompassing guidelines, down payment requisites, credit score prerequisites, and interest rates.
  • FHA Loans: The Federal Housing Administration extends FHA loans to borrowers with lower credit scores and higher debt-to-income (DTI) ratios.
  • VA Loans: Reserved for veterans, the Veterans Affairs Department administers VA loans. These loans offer the advantage of no down payment requirements and lenient credit criteria.
  • USDA Loans: Geared toward low to moderate-income homebuyers in rural areas, USDA loans stand out by offering zero down payment options.

Step 6: House Hunting in Delaware And Making An Offer

The exciting phase of house hunting has arrived. It’s time to actively search for a home that meets your essential needs, such as a garage for parking or a home office if you work remotely. Distinguish these must-haves from nice-to-have amenities like a pool or a finished basement.

Consider these essential factors when house hunting:

  • Visit Properties in Person: While browsing property listings online is a good start, it’s vital to take the next step and see your shortlisted homes in person. Visiting in person allows you to envision your future in the home and gain insights into the neighborhood.
  • Keep Your Schedule Flexible: Ensure you have free time available to visit newly listed properties.
  • Attend Open Houses: Take the opportunity to explore the neighborhoods you’re interested in by attending open houses for listings that pique your interest.

Once you have found your dream home, it’s time to make­ an offer. Your real estate­ agent will be instrumental in this process, guiding you through writing a compelling offer for the home­ and helping with negotiations.

When se­lling a home, it is common for sellers to re­spond with counteroffers. At this stage, you have­ the choice to negotiate­ further, accept the counte­roffer, or decline it. If the­ seller agree­s to your offer, both parties will sign a purchase agre­ement and initiate an e­scrow account. It’s important to remember that you will ne­ed to deposit 1% to 2% of the purchase­ amount into the escrow account.

Step 7: Home Appraisal And Inspection

While securing the seller’s acceptance of your offer marks a significant milestone, it’s important to exercise caution before breaking out the celebration. It’s crucial to ensure that your contract includes a home inspection contingency. This provision enables a professional to meticulously assess the property for any glaring issues that might prompt second thoughts about the purchase.

In addition to the inspection, your lender will require an appraisal, a process designed to verify that the property’s value aligns with the loan amount they’re extending to you. This precaution ensures that, in the event of a loan default, they can recover their investment.

Step 8: Closing The Deal

It’s important to schedule­ a final walk-through right before the closing date­. This gives you the opportunity to verify that the­ seller has upheld the­ir promise of leaving the house­ in the expecte­d condition and completing any necessary re­pairs as agreed upon. Unlike a professional inspector, you’ll be responsible­ for conducting this inspection, so it might be helpful to cre­ate a checklist to ensure­ that no details are overlooke­d.

Delaware real estate market


Assuming all goes we­ll, it’s time to move forward with the closing proce­ss. Your bank will provide the funds for the purchase­ of your new house, typically through a certifie­d cashier’s check or a wire transfe­r. During this stage, you’ll need to sign se­veral important documents, and if you wish, you can have your attorne­y help you through the process. It’s important to be­ prepared as this step involve­s signing multiple documents. Once e­verything is signed and finalized, congratulations! You are­ now officially a homeowner with keys in hand for your ne­w home.


With home price­s on the decline and mortgage­ rates remaining stable, now is a prime­ time to consider buying a house in De­laware. To ensure a smooth financial proce­ss, it’s recommended that you plan ahe­ad for your down payment and closing costs. Additionally, making timely payments to maintain a strong cre­dit score is equally important.

By implementing the practical suggestions provided in this article and carefully preparing for the proce­ss, you can take confident steps toward be­coming a homeowner.

Frequently Asked Questions

Q: How can you qualify for a home loan in Delaware?

To qualify for a home loan in Delaware, you’ll need a good credit score, ideally above 700, but a minimum of 620 is necessary. If your credit history isn’t stellar, consider exploring FHA loans as an alternative.

Q: Do I need a real estate attorney in Delaware?

Yes, in Delaware, it’s mandatory to involve a real estate attorney in every home sale. While your real estate agent may offer recommendations, the final decision rests with you. It’s advisable to interview potential attorneys to ensure they possess the necessary expertise for your transaction.

Q: Does Delaware offer a first-time homebuyer program?

Indeed, Delaware does have a program, although it’s not exclusive to first-time buyers. The DSHA offers a 30-year fixed-rate loan of up to $417,000. Additionally, the program provides down payment and closing cost assistance for eligible participants.

To qualify, borrowers need a minimum credit score of 620. Individuals with a credit score below 659 are required to complete housing counseling. Income limits apply and vary by county.

Q: How straightforward is it to purchase a house in Delaware?

Buying a house in Delaware can be relatively straightforward if you’ve planned your finances, maintained a good credit score, and obtained a mortgage preapproval letter.



Buying a Home is an Investment

Why Buying a Home is an Investment in Your Future?

Owning a home is a significant financial decision that can have a long-term impact on your life. It is not just a place to live but a financial investment that can grow in value over time.

There are numerous ways in which your property might be considered an investment. Also, owning a home, as opposed to renting, aids in accumulating wealth.

In this article, we will explore the various reasons why buying a home is an investment in your future, including the benefits of building equity, the potential for price appreciation, and the potential tax deductions.

We will also discuss the factors to consider when deciding whether homeownership is right for you and how to ensure that your home is a wise financial investment.

So, let’s dive in and explore the many benefits of buying a home in 2024 as an investment in your future.

Buying a Home Helps in Equity 

Equity refers to the value of a homeowner’s stake in their property. When you buy a home, you invest in a property that can appreciate over time.

Buying a Home is an Investment - Increases equity


As you pay off your mortgage, the amount of your equity in the home increases because you are reducing the amount you owe on the property.

There are several ways in which buying a home can help you build equity:

1.    Payment Of Mortgage Principal

Every mortgage payment you make goes towards the interest on your loan and the principal. As you pay off the principal, your equity in the home increases.

2.    Property Appreciation

If the value of your home increases over time, your equity will also increase. It can happen due to market conditions, improvements you make to the property or other factors.

3.    Down Payment

The larger the down payment you make when purchasing a home, the more equity you will have in the property.

4.    Paying Off Your Mortgage Faster

By making larger mortgage payments or paying off your mortgage faster, you can increase your equity in the home more quickly.

Buying a home can be an excellent way to build equity and create a solid financial foundation for the future. However, it’s essential to carefully consider the costs and responsibilities of homeownership before deciding to buy.

Buying a Home is an Investment with the Potential for Appreciation

Buying a home has the potential for appreciation because the property’s value can increase over time due to various factors. These factors can include the following:

Buying a Home is an Investment with the Potential for Appreciation

1.    Location

Homes in desirable areas with solid job markets and good schools tend to appreciate faster than homes in less desirable locations.

2.    Economic Conditions

A strong economy can lead to higher demand for housing, which can drive home values.

3.    Renovations And Updates

Investing in renovations or updates to a home can increase its value and appeal to potential buyers.

4.    Supply And Demand

If there is a limited supply of homes for sale in an area and strong demand from buyers, home values may rise.

5.    Demographic Trends

An increase in the number of young families or retirees moving into an area can affect the demand for housing and influence home values.

It’s essential to remember that there are no guarantees regarding real estate appreciation. While some homes may appreciate significantly over time, others may not.

It’s always a good idea to research and consider the long-term prospects for appreciation before making a home purchase.

Buying a Home Helps in Tax Deductions

There are several ways in which buying a home can help with tax deductions:

Buying a Home Helps in Tax Deductions

1.    Mortgage Interest

The interest paid on a mortgage can be deducted from your taxable income.

2.    Property Taxes

Property taxes paid on a home can be deducted from your taxable income.

3.    Home Office Expenses

If you use a portion of your home as an office for business purposes, you can claim a deduction for a portion of your mortgage interest and property taxes.

4.    Energy-Efficient Home Improvements

You can claim a tax credit if you make energy-efficient home improvements, such as installing a new energy-efficient HVAC system or solar panels.

5.    Capital Gains Exclusion

If you sell your home at a profit, you may be able to exclude up to $250,000 of capital gains from your taxable income (if you’re single) or up to $500,000 (if you’re married filing jointly).

It’s important to note that to claim these deductions or credits, you must itemize them on your tax return. Overall, owning a home can provide significant tax benefits. Still, it’s always a good idea to consult with a tax professional to determine which deductions and credits you may be eligible for.

Buying a Home Helps in Forced Savings

Purchasing a home can help with forced savings in ways such as:

1.    Down Payment

To buy a home, you need to save up enough money for a down payment, which typically ranges from 3% to 20% of the purchase price. It requires consistent saving over a period, which helps build a habit of forced savings.

2.    Mortgage Payments

Once you have a mortgage, you must make monthly payments towards paying off the loan. It is forced savings because you are contributing to your home’s equity and building future wealth.

3.    Maintenance And Repairs

Owning a home also requires money to be set aside for maintenance and repairs, which can be viewed as forced savings because you are investing in the long-term value of your home.

4.    Forced Appreciation

As you make payments on your mortgage and invest in the upkeep of your home, the value of your property is likely to increase over time. It can be seen as forced savings because you are building wealth by appreciating your home.

Buying a home helps with forced savings because it requires consistent saving and investing in maintaining and improving the property, which can ultimately lead to financial stability and wealth building.

Buying a Home Helps Increase Stability

Here’s how buying a home can increase stability:

1.    Security of Ownership

When you own a home, you have a sense of ownership and security in your living situation. You no longer have to worry about landlords or rental agreements; you can make changes and improvements to your home as you see fit.

2.    Sense of Community

Owning a home in a particular neighborhood can also provide a sense of community and belonging. You can get to know your neighbors and become more involved in the local community.

3.    Financial Stability

Homeownership can also provide financial stability as you build property equity over time. It can provide stability in your financial planning and be a source of income if you choose to sell the property later.

4.    Predictability

Renting a home often means dealing with unpredictable rent increases or the possibility of having to move if the landlord decides to sell the property. Owning a home provides predictability in your monthly housing expenses and allows you to stay in one place for as long as you choose.

Buying a Home Helps with Potential Rental Income

Buying a home can be a potential source of rental income if the owner decides to rent their property to tenants.

It can be done through various methods, such as listing the property on a rental website or advertising through local channels.

The owner can charge a monthly rent to the tenant, providing a consistent source of income for the owner.

Additionally, the property’s value may increase the rental income over time.

However, it is essential to consider the potential costs of owning a rental property, such as maintenance and repairs, property taxes, and insurance.

Buying a Home Brings Cash Flow

Buying a home can bring cash flow in many ways:

1.    Renting Out the Property

If you have a property, you do not occupy; you can rent it out and receive regular income from the tenant. It can provide a steady source of cash flow.

2.    Refinancing The Mortgage

If you have a mortgage on the property, you can refinance it at a lower interest rate, which will lower your monthly payments and provide additional cash flow.

3.    Selling The Property

If you own the property for a significant amount of time and the value increases, you can sell it for a profit, providing a significant cash influx.

4.    Equity

As you pay down your mortgage and the value of the property increases, you can borrow against the equity to access additional cash for emergencies or investments.

Overall, owning a home can provide a stable source of cash flow through rental income, refinancing, selling, and accessing equity.

How Does Buying a Home an investment that Hedge Inflation?

Buying a home can hedge against inflation because the home value typically increases over time as the cost of living and goods and services also increase.

The home’s value will generally keep pace with inflation, potentially even outpacing it.

Additionally, the mortgage payments on a home are fixed, which means that the monthly payments will not increase with inflation. It can provide a sense of stability and protection against rising costs.

When Should You Buy a Home? 

Buying a home is a significant decision that requires careful consideration. It’s not just a financial investment; it’s also a personal investment in your future and the place you will call home.

There are many factors to consider when deciding when to buy a home. Here are some key points to help you determine if now is the right time to move.

1.    Are You Financially Ready?

Buying a home is a significant financial commitment, so it’s essential to make sure you are in a good financial position before taking the plunge. Consider your current income, savings, debt levels, and any future financial obligations or goals you may have. It’s also a good idea to speak with a mortgage lender to determine how much you can afford and what loan options are available.

2.    Is Your Job Stable?

A stable job is essential when buying a home because it helps ensure that you can make your mortgage payments. If you have been in your current job for a while and expect to stay there for the foreseeable future, it may be an excellent time to buy. On the other hand, if you are in a transient industry or have an uncertain job, wait until you have more job security.

3.    Do You Have A Down Payment Saved?

A down payment is typically required when buying a home; the larger your down payment, the lower your monthly mortgage payments will be. If you have been saving for a while and have a good chunk of money set aside, it may be an excellent time to start looking for a home. If you still need to save a down payment, it may be worth waiting until you do.

4.    Is The Market Favorable?

The real estate market can vary significantly depending on location, and it’s essential to consider if now is a good time to buy in your area. If prices are high and the market is competitive, it may be best to wait until prices cool down or until you have more money saved for a down payment. On the other hand, if prices are low and many homes are available, it may be an excellent time to take advantage of the market conditions.

5.    Do You Plan to Stay Put for A While?

Buying a home is a long-term commitment, so it’s essential to consider if you plan to stay in the exact location for the foreseeable future. If you expect to move within the next few years, buying a home may not make sense. On the other hand, if you plan to stay put for a while, it may be an excellent time to start looking for a home.

Final Words

There are many factors to consider when you are thinking of buying a home is an investment. It’s essential that you be financially ready, have a stable job, have a down payment saved, consider the market conditions, and plan to stay put for a while. Considering all of these factors, you can decide when the right time is for you to buy a home.




“We Buy Houses for Cash” – Top 5 House Buying Companies in Delaware

We Buy Houses for Cash businesses operate under a straightforward philosophy. A local business person will visit your house to inspect it. They’ll present you with a cash offer that is free of obligation based on the state of your house.

Typically, their offer is not negotiable. In most cases, you can close in less than a month if you want to accept it and continue. Usually, their offer includes all fees. Commissions, closing charges, and other fees are not a concern.

Homeowners can find a quick fix from We Buy Houses firms and other cash purchasers. They pay cash and buy houses “as-is,” that is, in their present state without any preparation or repairs.

These businesses exist because not everyone can use the conventional home-selling procedure. A typical house sale in Delaware, for instance, can take 113 days from listing to closing. Many homeowners are unable to wait that long.

These businesses also provide sellers with houses in such bad shape that they wouldn’t be eligible for financing from conventional buyers with another choice.

Some of the best businesses that will pay cash for your parent’s Middleton cottage or Newark Craftsman house have been compiled by our team. You should be able to sell your Delaware house to one of these businesses in only a week or two.

“We Buy Houses for Cash” – Best Companies in Delaware

We Buy Houses in Delaware

In 2022, Andy Kologie and Liz Hutz created We Buy Houses Delaware after beginning their real estate investing career in 2015. Every connection with customers and clients will be respectful, honest, and fair according to the company.

They claim to approach every transaction with positivity and sincerity and specialize in working with sellers who are in challenging circumstances. For houses in Delaware, Kologie and Hutz work hard to deliver honest and fair cash offers.

Despite being based in Wilmington, the company purchases houses in all of Delaware’s counties. The House Guys is another business run by Kologie and Hutz in the Washington, DC metro region. You can arrange a house visit and receive an offer from We Buy Houses Delaware within 24 hours of doing so. Normally, if you agree, you can close in a week.

302 Properties

302 Properties

302 Properties House Buyers, a Delaware cash buyer, makes purchases in and around New Castle County. It may close in as little as 7 days, makes cash bids on qualified properties within 24 hours, and schedules closing around sellers’ needs. Reviews from sellers stated that their agents adhered to strict deadlines and made sure they were at ease throughout the selling process.

Out of all we buy house for cash companies in Delaware, 302 Properties rank on top of our list.  This company has become popular and gained the trust of home buyers and sellers across the state. So if you are looking for a reliable company to buy your home for cash then contact 302 properties.

Opp Real Estate

Local cash home buyer Opp Real Estate buys houses all around Delaware. The first offer can be made in 24 hours, and the deal can be closed in 2 weeks. Positive comments about it can be found online, with reviewers praising its salespeople for being straightforward, easy to work with, and quick and easy to sell to.

Express Homebuyers Delaware

Since 2003, Express Homebuyers has purchased homes in every state with cash. It visits a home, makes an all-cash offer, and can close in as little as seven days. The majority of its evaluations are favorable, with prior sellers applauding how fast and simple the transactions are. However, there are a lot of unfavorable reviews that mention instances of unscrupulous marketing, non-response, and absurdly cheap offers.

We Buy Ugly Houses

Although We Buy Ugly Houses has a better reputation than the majority of independent cash buyers, the experience of the house seller can change depending on the caliber of the local franchise. We Buy Ugly Houses can close in as short as three weeks, however, it’s well known that they underpay properties by a significant margin.

Simple Sale (a Home Light platform)

Sellers in Delaware (and throughout the US) can use the internet platform Simple Sale, a service from Home Light, to ask for a cash offer for their house. On its platform, Simple Sale offers a network of cash purchasers, and its partner investors use a variety of investing techniques, such as buy-and-hold and fix-and-flip.

As a result, Simple Sale can give cash offers for a variety of properties around Delaware, including those that require little to significant work. By using Simple Sale, you may avoid the months it could take to sell your house the conventional method and receive an all-cash offer in as little as 48 hours.

Delmarva Dave

Delmarva Dave (Dave Schmidt) is a certified Delaware real estate agent who belongs to numerous regional, national, and local organizations. Delmarva Dave, Schmidt’s business, was established in 2019. To determine the price to pay for a home, the corporation utilizes a straightforward checklist of factors, including location, condition, and the need for repairs.

They specialize in urgent home purchases, unusual circumstances, and foreclosed homes.

Delmarva Dave primarily purchases houses in the counties of Kent and Sussex as well as along Maryland’s Eastern Shore. You furnish the business with information about your property in exchange for a speedy cash offer. Within 24 hours after setting up an appointment, they receive an offer. You might close in as little as two weeks if you accept the offer.

Bottom line

If you are thinking of selling your house to We Buy Houses companies in Delaware, it is important to know that such companies may pay an extremely low price for the house if you aren’t careful and don’t pick a reputable buyer like 302 Properties. Sometimes the price is as low as 50% of the market value. If you own a distressed property or need some quick cash, a reputable cash home buyer like 302 Properties can be an excellent option.

Check out the above best options for the We Buy Houses companies in Delaware to get the price for your house. Our top picks are based on criteria like customer reviews, offer time and coverage area of the company.