The Delaware Real Estate Market: Realtors Explain Why There’s Never Been a Better Time to Buy




Realtor Jim Pettit of Wilmington has been here before, on the backside of a slump in home sales. The market was in similar straits when he entered the industry in the late 1980s, shortly after a mid-decade boom had agents “writing contracts on the hoods of their cars.”

Though he just missed the big action back then, he got a taste of it five years ago, when the market had returned to the glory days. “It was as if buyers and sellers could do no wrong,” Pettit says. “The sellers were getting three or four offers over market value. It was crazy.”

But after three or four years of hyperactivity and a period of owners seeing their investment appreciate at about 3 percent per year, the market crashed. It hasn’t recovered yet, but after more than three years, some signs indicate that a recovery may be on the way.

“The good news is that buyers have come back,” Pettit says. “They’re not buying over value, but at least their mental state is a bit better, more upbeat. And mortgage rates are the best they’ve ever been in our lifetime. We’re hoping that this year, we’ll have a nice spring market.”

So how do things stand, exactly? First of all, a caveat: No one wants to predict when prices will rise to past peaks. There are simply too many factors in play, many of them out of anyone’s control (except possibly lenders that are sitting on foreclosed properties).

Second, no one agrees on where, precisely, values stand. Though Pettit says they’ve recovered to 2006-2007 levels after three years of “bumping along the bottom,” Steven Sachs of Appraisal Access in Wilmington puts them at 2003 levels, saying, “We haven’t seen the bottom yet.”

View No. 3 is that of Buddy West of the The West Team at Emory Hill Residential Real Estate. “If you’re still waiting for the bottom, he says, “you’ve missed it.”

It was the domino effect of easy financing enabling buyers to pay more than market value a few years ago, which drove up appraisals until the mortgage crisis and stock market crash caused real estate sales to free fall. Job losses—locally caused by the loss of big employers like MBNA America, Chrysler and GM, and layoffs at AstraZeneca—meant record foreclosure rates, creating a huge inventory of housing. With lenders making it harder to qualify for mortgages, that inventory has been slow to move, despite the record-low finance rates.

“I have two analogies,” says West. “The market is like a bathtub. The drain is open, so water is running out, but the spigot is open, too. So while houses sell, new ones are coming on the market as owners continue to default. The absorption rate isn’t changing.”

Analogy No. 2: “The 3.8 percent mortgage rate is the lowest ever,” West says, “but trying to buy is like going to the butcher who advertises filet mignon for 10 cents a pound. Then you go to him and say, “I’d like some of that filet,” he tells you, ‘We don’t have any.’”

That said, West’s group saw an increase in closed deals in December, thanks to increased consumer confidence. Pettit also reports a turnaround. Buyers are so upbeat, in fact, Eddie Riggin of The Riggin Group in Newark has had multiple offers on several well-priced properties. In 2011, sales for his office were up 36 percent from 2010. What’s more, the inventory of homes in New Castle County decreased from 3,700 in June to 2,800 by year’s end— a big drop.

And that’s good news for sellers. Further reductions in inventory mean positive effects on prices for sellers. (A five- to six-month inventory keeps prices stable. A smaller inventory means prices will rise.) Riggin points out that 28 percent more homes sold in 2011 than during 2010 in New Castle County. That’s well above the national figure of 18.6 percent for the same period. Another 20 percent increase is predicted for the nation in 2012.

Though West cautions that sellers have to be realistic about pricing—5 percent below market is “effective,” he says—there are people who want to buy. Those who qualify have never had such favorable conditions. Especially at the beach. “There are some really good deals,” says Jeffrey Fowler of The Jeffrey Fowler Group. Homes that were selling in the $500,000 range are going in the mid-threes.

A buyers’ market eventually translates to a sellers’ market as inventory dwindles.  “It’s not all about the money,” Pettit says. Buying real estate is a good thing to do, but there are better investment vehicles. So when buying your home, don’t think of it as an investment. Think of it as the place where you’ll be happy to live for years to come. 

—Mark Nardone

 

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January 2015

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

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Cost: $25.95 for adults; $18.95 for children ages 2-12

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1 Riverside Drive
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Cost: Free

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View map »


Telephone: 302-577-7020
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More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: 5.00

Where:
Biggs Museum of American Arts
406 Federal Street
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View map »

More information

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Cost: Free

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Sponsor: Somerville Manning Gallery
Telephone: (302) 652-0271
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Cost: $25.95 for adults; $18.95 for children ages 2-12

Where:
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1 Riverside Drive
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View map »


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Telephone: 856-365-3300
Website »

More information

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Cost: $18.95 - 25.95

Where:
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Cost: Free

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View map »

More information

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Cost: Free

Where:
406 Federal Street
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More information

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Cost: $75/ticket

Where:
Delaware Center for Contemporary Arts (DCCA)
200 S. Madison St.
The Riverfront
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View map »


Sponsor: Next Gen North
Telephone: 609-665-6001
Contact Name: Danielle Dick
Website »

More information

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Cost: $12-$20

Where:
Wilmington Drama League
10 W. Lea Blvd.
Wilmington, DE  19802
View map »


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Telephone: 764-1172
Website »

More information

Make no beans about it—you won’t want to miss Jack face off against the mighty Giant. 

Where:
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View map »

More information

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Where:
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View map »


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More information

Show More...
Show Less...

Lynn discovered photography through working in wild bird rehabilitation. Her images  explore Delaware’s wonderful variety of life and landscapes. She is a regular contributor to Delaware State...

Cost: Free

Where:
Blue Ball Barn
1914 West Park Drive
Wilmington, DE  19803
View map »


Telephone: 302-577-7020
Website »

More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: 5.00

Where:
Biggs Museum of American Arts
406 Federal Street
Dover, DE  19901
View map »

More information

Prehistoric marine reptiles that ruled the primeval seas more than 100 million years ago are taking over Adventure Aquarium on the Camden Waterfront for a limited-time exhibit starting January 16....

Cost: $25.95 for adults; $18.95 for children ages 2-12

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Sponsor: Adventure Aquarium
Telephone: 856-365-3300
Website »

More information

Somerville Manning Gallery presents a solo exhibition of works by Jamie Wyeth concurrent with the artist’s major retrospective on view at the Brandywine River Museum in Chadds Ford, PA.  The...

Cost: Free

Where:
Somerville Manning Gallery
101 Stone Block Row
Brecks Mill, 2nd Floor
Greenville, DE  19807
View map »


Sponsor: Somerville Manning Gallery
Telephone: (302) 652-0271
Contact Name: Marisa Nolan
Website »

More information

This summer, Camden’s largest residents, Adventure Aquarium’s hippopotamuses Button and Genny, invite you to join them in their exciting new home, Hippo Haven. As the only aquarium in the...

Cost: $18.95 - 25.95

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Contact Name: Amanda Perez
Website »

More information

Visitors may take a two-hour guided tour of Hagley’s 235-acre site. Stops include Eleutherian Mills, the first du Pont family home built in America; the First Office of the DuPont Company; a...

Cost: Free

Where:
Hagley Museum
201 Hagley Creek Road
Wilmington, DE  19807
View map »


Sponsor: Hagley Museum and Library
Telephone: 302-658-2400
Contact Name: Meg Marcozzi
Website »

More information

Ditch the winter whites for a world of dazzling color at Longwood Gardens, where you can stroll through thousands of orchids in bloom.

Where:
Longwood Gardens
1001 Longwood Road
Kennett Square, PA  19348
View map »

More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: Free

Where:
406 Federal Street
Dover, DE  19901

More information

Tobacco Cessation Location: Bayhealth Kent General, Private Dining Room 1–2, 640 S. State St., Dover Time: 5 p.m.–6:30 p.m. More info: Must be at least 18 years old to register...

Where:
Bayhealth Kent General
Private Dining Room 1–2
640 S. State St.
Dover, DE
View map »

More information

In response to audience demand, the Rehoboth Beach Film Society is presenting an encore screening of the Audience Award winner for Best Documentary at the 2014 Rehoboth Beach Independent Film...

Cost: $9

Where:
Lewes Presbyterian Church
133 Kings Highway
Lewes, DE  19958
View map »


Telephone: 302-645-9095
Website »

More information

Chips for Charity is a Monte Carlo-style cocktail event that boasts table games and dealers, an open bar, catering, a photo booth, a silent auction, 50/50, raffle prizes, a DJ and much more! Unlike...

Cost: $75/ticket

Where:
Delaware Center for Contemporary Arts (DCCA)
200 S. Madison St.
The Riverfront
Wilmington, DE  19801
View map »


Sponsor: Next Gen North
Telephone: 609-665-6001
Contact Name: Danielle Dick
Website »

More information

In response to audience demand, the Rehoboth Beach Film Society is presenting an encore screening of the Audience Award winner for Best Documentary at the 2014 Rehoboth Beach Independent Film...

Cost: $9

Where:
Lewes Presbyterian Church
133 Kings Highway
Lewes, DE  19958
View map »


Telephone: 302-645-9095
Website »

More information

“Smokey Joe’s Cafe” is a high-energy song and dance celebration honoring the works of two rock 'n' roll pioneers, Jerry Leiber and Mike Stoller. The show includes 40 of their hits, including...

Cost: $12-$20

Where:
Wilmington Drama League
10 W. Lea Blvd.
Wilmington, DE  19802
View map »


Sponsor: Wilmington Drama League
Telephone: 764-1172
Website »

More information

These ain’t your granddad’s matchboxes—check out 60 rare examples of decadent 19th-century cases.

Where:
Delaware Art Museum
2301 Kentmere Pkwy.
Wilmington, DE
View map »


Telephone: 571-9590
Website »

More information

Epifania is pretty boss when it comes to making money. Finding love, though? Not so much. But when the richest woman on earth finds a guy who holds her fancy, will she meet his challenge to live...

Where:
Resident Ensemble Players/Thompson Theatre
110 Orchard Road
Newark, DE
View map »


Website »

More information

Make no beans about it—you won’t want to miss Jack face off against the mighty Giant. 

Where:
Delaware Children’s Theatre
1014 Delaware Ave
Wilmington, DE
View map »

More information

Show More...
Show Less...

Lynn discovered photography through working in wild bird rehabilitation. Her images  explore Delaware’s wonderful variety of life and landscapes. She is a regular contributor to Delaware State...

Cost: Free

Where:
Blue Ball Barn
1914 West Park Drive
Wilmington, DE  19803
View map »


Telephone: 302-577-7020
Website »

More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: 5.00

Where:
Biggs Museum of American Arts
406 Federal Street
Dover, DE  19901
View map »

More information

Prehistoric marine reptiles that ruled the primeval seas more than 100 million years ago are taking over Adventure Aquarium on the Camden Waterfront for a limited-time exhibit starting January 16....

Cost: $25.95 for adults; $18.95 for children ages 2-12

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Sponsor: Adventure Aquarium
Telephone: 856-365-3300
Website »

More information

This summer, Camden’s largest residents, Adventure Aquarium’s hippopotamuses Button and Genny, invite you to join them in their exciting new home, Hippo Haven. As the only aquarium in the...

Cost: $18.95 - 25.95

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Contact Name: Amanda Perez
Website »

More information

Somerville Manning Gallery presents a solo exhibition of works by Jamie Wyeth concurrent with the artist’s major retrospective on view at the Brandywine River Museum in Chadds Ford, PA.  The...

Cost: Free

Where:
Somerville Manning Gallery
101 Stone Block Row
Brecks Mill, 2nd Floor
Greenville, DE  19807
View map »


Sponsor: Somerville Manning Gallery
Telephone: (302) 652-0271
Contact Name: Marisa Nolan
Website »

More information

Visitors may take a two-hour guided tour of Hagley’s 235-acre site. Stops include Eleutherian Mills, the first du Pont family home built in America; the First Office of the DuPont Company; a...

Cost: Free

Where:
Hagley Museum
201 Hagley Creek Road
Wilmington, DE  19807
View map »


Sponsor: Hagley Museum and Library
Telephone: 302-658-2400
Contact Name: Meg Marcozzi
Website »

More information

Ditch the winter whites for a world of dazzling color at Longwood Gardens, where you can stroll through thousands of orchids in bloom.

Where:
Longwood Gardens
1001 Longwood Road
Kennett Square, PA  19348
View map »

More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: Free

Where:
406 Federal Street
Dover, DE  19901

More information

Tobacco Cessation Location: Bayhealth Kent General, Private Dining Room 1–2, 640 S. State St., Dover Time: 5 p.m.–6:30 p.m. More info: Must be at least 18 years old to register...

Where:
Bayhealth Kent General
Private Dining Room 1–2
640 S. State St.
Dover, DE
View map »

More information

The Lighthouse Church will be starting a Training Center for Deliverances beginning Friday September 12, 2014.  The school will be focused on all aspects of ministering deliverance and healing...

Cost: Free

Where:
The Lighthouse Church Inc.
6 South Railroad Avenue
Wyoming, DE  19934
View map »


Sponsor: The Lighthouse Church Inc.
Telephone: (302) 632-4679
Contact Name: Bro. Christopher Gore
Website »

More information

Chips for Charity is a Monte Carlo-style cocktail event that boasts table games and dealers, an open bar, catering, a photo booth, a silent auction, 50/50, raffle prizes, a DJ and much more! Unlike...

Cost: $75/ticket

Where:
Delaware Center for Contemporary Arts (DCCA)
200 S. Madison St.
The Riverfront
Wilmington, DE  19801
View map »


Sponsor: Next Gen North
Telephone: 609-665-6001
Contact Name: Danielle Dick
Website »

More information

“Smokey Joe’s Cafe” is a high-energy song and dance celebration honoring the works of two rock 'n' roll pioneers, Jerry Leiber and Mike Stoller. The show includes 40 of their hits, including...

Cost: $12-$20

Where:
Wilmington Drama League
10 W. Lea Blvd.
Wilmington, DE  19802
View map »


Sponsor: Wilmington Drama League
Telephone: 764-1172
Website »

More information

Epifania is pretty boss when it comes to making money. Finding love, though? Not so much. But when the richest woman on earth finds a guy who holds her fancy, will she meet his challenge to live...

Where:
Resident Ensemble Players/Thompson Theatre
110 Orchard Road
Newark, DE
View map »


Website »

More information

These ain’t your granddad’s matchboxes—check out 60 rare examples of decadent 19th-century cases.

Where:
Delaware Art Museum
2301 Kentmere Pkwy.
Wilmington, DE
View map »


Telephone: 571-9590
Website »

More information

Make no beans about it—you won’t want to miss Jack face off against the mighty Giant. 

Where:
Delaware Children’s Theatre
1014 Delaware Ave
Wilmington, DE
View map »

More information

Show More...
Show Less...

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: 5.00

Where:
Biggs Museum of American Arts
406 Federal Street
Dover, DE  19901
View map »

More information

Prehistoric marine reptiles that ruled the primeval seas more than 100 million years ago are taking over Adventure Aquarium on the Camden Waterfront for a limited-time exhibit starting January 16....

Cost: $25.95 for adults; $18.95 for children ages 2-12

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Sponsor: Adventure Aquarium
Telephone: 856-365-3300
Website »

More information

This summer, Camden’s largest residents, Adventure Aquarium’s hippopotamuses Button and Genny, invite you to join them in their exciting new home, Hippo Haven. As the only aquarium in the...

Cost: $18.95 - 25.95

Where:
Adventure Aquarium
1 Riverside Drive
Camden, NJ  08103
View map »


Contact Name: Amanda Perez
Website »

More information

Somerville Manning Gallery presents a solo exhibition of works by Jamie Wyeth concurrent with the artist’s major retrospective on view at the Brandywine River Museum in Chadds Ford, PA.  The...

Cost: Free

Where:
Somerville Manning Gallery
101 Stone Block Row
Brecks Mill, 2nd Floor
Greenville, DE  19807
View map »


Sponsor: Somerville Manning Gallery
Telephone: (302) 652-0271
Contact Name: Marisa Nolan
Website »

More information

Visitors may take a two-hour guided tour of Hagley’s 235-acre site. Stops include Eleutherian Mills, the first du Pont family home built in America; the First Office of the DuPont Company; a...

Cost: Free

Where:
Hagley Museum
201 Hagley Creek Road
Wilmington, DE  19807
View map »


Sponsor: Hagley Museum and Library
Telephone: 302-658-2400
Contact Name: Meg Marcozzi
Website »

More information

The Rehoboth Beach Film Society and the Cape Henlopen Educational Foundation are proud to present The Metropolitan Opera’s live broadcast of Offenbach’s “Les Contes d’Hoffmann” on...

Cost: $15 - $25

Where:
Cape Henlopen High School Theater
1250 Kings Hwy
Lewes, DE  19958
View map »


Sponsor: Rehoboth Beach Film Society
Telephone: 302-645-9095
Contact Name: Jeri Kaplan
Website »

More information

The Rehoboth Beach Film Society and the Cape Henlopen Educational Foundation are proud to present The Metropolitan Opera’s live broadcast of Offenbach’s “Les Contes d’Hoffmann” on...

Cost: $15 - $25

Where:
Cape Henlopen High School Theater
1250 Kings Hwy
Lewes, DE  19958
View map »


Sponsor: Rehoboth Beach Film Society
Telephone: 302-645-9095
Contact Name: Jeri Kaplan
Website »

More information

Ditch the winter whites for a world of dazzling color at Longwood Gardens, where you can stroll through thousands of orchids in bloom.

Where:
Longwood Gardens
1001 Longwood Road
Kennett Square, PA  19348
View map »

More information

Delaware native, Carson Zullinger, has been exhibiting his figural and landscape fine-art photographs for forty years. Zullinger often subordinates his dynamic and thoroughly modern compositions to...

Cost: Free

Where:
406 Federal Street
Dover, DE  19901

More information

Tobacco Cessation Location: Bayhealth Kent General, Private Dining Room 1–2, 640 S. State St., Dover Time: 5 p.m.–6:30 p.m. More info: Must be at least 18 years old to register...

Where:
Bayhealth Kent General
Private Dining Room 1–2
640 S. State St.
Dover, DE
View map »

More information

Chips for Charity is a Monte Carlo-style cocktail event that boasts table games and dealers, an open bar, catering, a photo booth, a silent auction, 50/50, raffle prizes, a DJ and much more! Unlike...

Cost: $75/ticket

Where:
Delaware Center for Contemporary Arts (DCCA)
200 S. Madison St.
The Riverfront
Wilmington, DE  19801
View map »


Sponsor: Next Gen North
Telephone: 609-665-6001
Contact Name: Danielle Dick
Website »

More information

“Smokey Joe’s Cafe” is a high-energy song and dance celebration honoring the works of two rock 'n' roll pioneers, Jerry Leiber and Mike Stoller. The show includes 40 of their hits, including...

Cost: $12-$20

Where:
Wilmington Drama League
10 W. Lea Blvd.
Wilmington, DE  19802
View map »


Sponsor: Wilmington Drama League
Telephone: 764-1172
Website »

More information

Epifania is pretty boss when it comes to making money. Finding love, though? Not so much. But when the richest woman on earth finds a guy who holds her fancy, will she meet his challenge to live...

Where:
Resident Ensemble Players/Thompson Theatre
110 Orchard Road
Newark, DE
View map »


Website »

More information

Make no beans about it—you won’t want to miss Jack face off against the mighty Giant. 

Where:
Delaware Children’s Theatre
1014 Delaware Ave
Wilmington, DE
View map »

More information

These ain’t your granddad’s matchboxes—check out 60 rare examples of decadent 19th-century cases.

Where:
Delaware Art Museum
2301 Kentmere Pkwy.
Wilmington, DE
View map »


Telephone: 571-9590
Website »

More information

It’s a tag team on the pipe organ for this month’s Dickson Theatre Organ Society concert.  See them put it down at John Dickinson High School

Where:
John Dickinson High School
1801 Milltown Road
Wilmington, DE
View map »


Website »

More information

Show More...
Show Less...
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