Coastal real estate markets in Delaware and Maryland are attracting buyers who prioritize lifestyle, tax savings, and beach access over factors such as square footage, mega mansions, home remodeling projects, and lawn care. Favorable tax policies in Delaware and remote work have increased migration to these areas, especially among buyers from higher-cost states in the Northeast and Mid-Atlantic.
April Love Raimond, an Associate Broker licensed in Delaware and Maryland, leads her Coastal Love brand, which is brokered by worldwide eXp Realty. With 35 years of experience, beginning in Maryland and expanding into Delaware, she serves Rehoboth Beach and surrounding coastal communities along the Delaware and Maryland coastline, bringing insight into the evolving market, demographics, and motivations.
“People are not waiting to retire,” April Love says. “If they have remote work, they’re coming here. They’re saving money now, especially in Delaware, due to lower property taxes and estate planning. Maryland is often a dream realized for many DC metro residents who have spent hours back and forth across the Chesapeake Bay Bridge. Ocean City and Ocean Pines/Berlin draw year-round residents who spent their childhood at the iconic Ocean City boardwalk.”
Career and Market Shift
April Love began her real estate career in 1991, initially working in larger metropolitan markets such as Washington, DC, Baltimore, and Annapolis. A second-generation agent, she started her career working alongside her parents, Robert and Gloria, founders of Best Properties, just outside of Washington, DC. Over time, she shifted her focus to Delaware and Maryland’s coastal communities, where buyer priorities were changing.
In these markets, buyer priorities have broadened, blending traditional considerations such as school districts and commute times with an increased focus on lifestyle and financial advantages. Many clients are downsizing or relocating from higher-cost regions, drawn to coastal living and greater overall affordability.
This shift in buyer priorities highlights why tax incentives and other financial considerations are becoming key factors in coastal home purchases.
Tax Benefits Drive Migration
Delaware’s appeal extends beyond its beaches. The state’s tax structure attracts buyers relocating from higher-tax states. Annual property taxes typically range from $1,800 to $2,500, compared to $15,000 to $25,000 in parts of Pennsylvania, New York, New Jersey, and the Washington, DC area.
Delaware also has no estate tax and does not tax Social Security income. These policies appeal to retirees and pre-retirees. The state has ranked among the top four for net migration in 2024 and 2025. Most buyers come from the Northeast, creating steady demand.
Rise in Cash Buyers
A growing share of coastal buyers are paying in cash. April Love reports that 20 to 25 percent of her clients purchase homes without financing. This is the highest level she has seen in her career.
Several factors drive this trend. Many buyers sell homes in higher-priced markets and use the equity to buy outright. Retirees use accumulated assets, while some investors seek stable coastal properties. A high share of cash buyers reflects financial capacity and a preference for certainty, which supports market stability.
Strategic Buying Trends
Bidding wars have declined. Buyers now take a more deliberate and strategic approach. “It’s more strategic now. People are slowing down, making a plan,” April Love says.
Many buyers coordinate the sale of their current homes before purchasing. This leads to more contingent offers and complex transactions. As a result, experienced representation has become more important.
Technology in Real Estate
Some in the industry suggest artificial intelligence could replace agents. April Love views it as an enhancement, not a substitute. “People still need the resource of a human behind the technology, because sometimes the technology returns an incorrect answer, and only a human can really be boots on the ground,” she says. Her team uses video tours to help remote buyers narrow their options before visiting. This approach improves efficiency for buyers with limited time.
Coastal Price Ranges
Coastal home prices vary based on location and amenities. In Ocean City, Maryland, the median sale price is about $475,000, with oceanfront properties starting above $1 million. In Delaware, Rehoboth Beach has a median price near $1.1 million, while Bethany Beach is closer to $1.8 million.
Buyers who look inland can find a plethora of sparkling new construction three or more bedrooms, two-bath homes with garages priced between $500,000 and $700,000 within a 30 to 45-minute drive of the beach. New construction remains in demand, especially among buyers seeking move-in-ready homes and lower maintenance, and resort-style living with added amenities and low HOA fees.
Year-Round Market Activity
Summer remains the busiest season for property searches, often driven by vacationers considering relocation. However, activity now extends throughout the year.
Local events and festivals support year-round demand. Owner-occupied purchases now make up most transactions, especially in Delaware’s coastal towns. This shift supports more stable neighborhoods and consistent market activity.
Flood Risk Considerations
Flood insurance remains a concern for buyers, but requirements vary by property and location. April Love emphasizes professional analysis over online risk scores.
“We have to pull the property and look at the flood maps literally,” she says.
For condominiums in flood zones, master association policies often include flood insurance in monthly fees. This reduces the burden on individual buyers.
2026 Market Outlook
April Love expects steady conditions in the next two years. She does not anticipate major price swings or a return to highly competitive conditions. “I do believe that we are going to have a pretty steady and balanced market,” she says. “Not everything is going to go in the first seven days under contract.”
The region attracts buyers due to lifestyle, tax benefits, and accessibility. Remote work continues to support demand for both primary and secondary homes.
Buyers are increasingly choosing locations that match their lifestyle, not just their workplace. As a result, demand remains strong for homes that offer convenience, lower costs, and access to amenities. The market now favors buyers who plan carefully and focus on long-term value.
About the Expert: April Love Raimond is an Associate Broker featuring her Coastal Love brand, brokered by worldwide eXp Realty, specializing in residential real estate along Delaware and Maryland’s coasts. With over 35 years of experience and numerous industry accolades, she focuses on helping sellers and buyers navigate the region’s coastal markets and changing migration trends.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
