319 SOUTH BOARDWALK, #2, Rehoboth Beach, De 19971 | $4,400,000

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Property Details

Luxury at the beach! This oceanfront condo encompasses the entire second floor with jaw-dropping panoramic views of the coast. Enjoy an open floor plan perfect for entertaining, a custom built gourmet kitchen and four magnificent bedroom suites, each
  • MLS Number: 608809
  • Status: Active
  • Price: $4,400,000
  • Property Type:
  • Area: Dewey To Lewes East Of Canal
  • Community: South Rehoboth
  • School District: Cape Henlopen
  • Year Built: 2006
  • Bedrooms: 4
  • Full Bathrooms: 4
  • Half Bathrooms: 1
  • Number of Stories: 1
  • Unit Floor Number: 2
  • New Construction: No
  • County Taxes: $4,129
  • City Taxes: $1,887
  • Condo Fee: $20,000
  • Waterfront: Ocean
  • Water View: Ocean
  • Furnished: No
  • Lot Size Acres: 0.00
  • Blocks to Ocean: Do Not Use
  • Lot Description: Cleared
  • Water: Public Central Water
  • Sewer: Private Central Sewer
  • Community Amenities: Elevator, Parking-Assigned

Interior Features

  • Kitchen: Island, Kitchen/Dining Room Combo, Kitchen/Family Room Combo
  • Heating: Heat Pump(s)
  • Cooling: Heat Pump(s)
  • Flooring: Carpet, Marble
  • Appliances: Cooktop, Dishwasher, Disposal, Dryer-Electric, Exhaust Fan, Extra Fridge/Freezer, Oven/Range Gas, Oven-Wall, Range-6+ Burner, Refrigerator, Washer
  • Interior Features: Bedroom-Entry Level, Built In Bookcases, Cable TV Prewired, Ceiling Fan(s), Elevator, Insulated Door(s), Insulated Window(s), MBED-Full Bath, Two Master Bedrooms, Walk-In Closets

Exterior Features

  • Style: Contemporary
  • Construction Type: Masonry,Stick/Frame
  • Exterior Type: Concrete Block
  • Roofing: Flat
  • Foundation: Concrete Block
  • Parking: Driveway/Off Street
  • Porch/Deck/Patio: Balcony(s), Deck - Rear, Wrap Around

Listing Courtesy of RE/MAX REALTY GROUP REHOBOTH

One Solution for Selling a Tenant-Occupied Rehoboth Beach Proper


In a perfect world, before you set about selling your Rehoboth Beach property you would have emptied it of all evidence of human habitation, called in the best staging pros on the planet, and set off to vacation in a Caribbean island spa-hotel so you could sift through the dozens of offers in comfort.
“Let’s see,” you would soon be musing to no one in particular, sipping your first mimosa of the afternoon as you thumbed through the sheaf of faxes from your Rehoboth Beach agent; “should I accept this all-cash offer for 150% of comparable value—or hold out for this one for 200% of comp that came in with only 50% earnest money…?”
It is here where we might best depart from this reverie to point out that in this less than perfect world—the one that we actually live in—the more probable situation is one where your Rehoboth Beach property is fully occupied, either by your own family or a tenant.
How do you make the most of that mimosaless situation? If you and your family are the occupants, your Rehoboth Beach property fits the most common profile, so the standard to-do’s apply: you will want to clear the clutter and store any non-essential furnishings; de-personalize as much as practical; deep clean; and work with your agent to make showings as routine as possible.
But what if you have a tenant? It’s going to be a true balancing act that affects four parties: seller, listing agent, tenant, and buyer. Of these, the one with the least to gain is the tenant, who is paying for the privilege of tenancy while being asked to keep the property clean and showable on the others’ schedules.
Let’s face it: this could be a minefield. Almost any tenant’s interests lie elsewhere. In fact, they may very well like your Rehoboth Beach property so much they would just as soon discourage prospective buyers—and there are subtle (and less-subtle) ways to go about that!
One solution that is sometimes offered involves this creative procedure:
Compensate the tenant for their cooperation by offering a significant bounty (say, 20% of the monthly rent) to be placed in an escrow account. It’s a meaningful award for the tenant’s full cooperation—one that will grow with the payment of each month’s rent. It will be turned over upon the completion of the sale. This ingenious plan has the effect of reversing the natural order of things. Since the amount in escrow grows with each passing month, rather than becoming increasingly annoyed with each ensuing showing, the tenant is increasingly incentivized to make the property ever more appealing. There’s cash on the line! In fact, as the escrow account builds, who’s to say the tenant won’t start doing some arithmetic…and start considering becoming the buyer himself…???
In any case, the best results for selling your Rehoboth Beach property happen when there is rock-solid communication between the listing agent and owner—and when a tenant is involved, that’s another party who should be included as well. It’s the best way to insure that everyone can go about their business with a minimum of disruption and inconvenience.
If you are sizing up the coming fall market, whether your Rehoboth Beach property is occupied by a tenant or your own tribe, I hope you will give me a call to discuss how I can get the results you’re after! Call/Text me Russell Stucki at (302) 228-7871, email me at russellstucki@remax.net, visit more listings at www.beachrealestatemarket.com.