Real Estate
THE COASTAL REAL ESTATE RESOURCE Coastal Association of Realtors/OC Today-Dispatch
Real Estate
THE COASTAL REAL ESTATE RESOURCE Coastal Association of Realtors - OC Today-Dispatch
Published by OC Today-Dispatch for the Coastal Association of Realtors. Advertising in this publication is limited to members and affiliated members of the Association.
The COASTAL ASSOCIATION OF REALTORS® (CAR) is a trade organization for real estate professionals in Wicomico, Worcester and Somerset Counties on the Eastern Shore of Maryland. Its membership consists of more than 1,000 REALTORs® and affiliate members serving the home-buying and homeselling needs of the public since 1957.
The term REALTOR® is a registered collective membership mark, which may be used only by real estate professionals who are members of the NATIONAL ASSOCIATION OF REALTORS® and subscribe to its strict Code of Ethics.
The COASTAL ASSOCIATION OF REALTORS is located at 314 Franklin Avenue, Suite 106 • Berlin, MD 21811. Phone: 410-641-4409. On the Web: www.coastalrealtor.org
OC TODAY-DISPATCH is the leading newspaper publisher on the Maryland coast, with OC Today-Dispatch publishing weekly on Friday, Bayside Gazette and Ocean City Digest publishing on Thursdays and Real Estate, the Coastal Real Estate Resource publishing key weekends throughout the year. On the Web: www.octodaydispatch.com
Editor Stewart Dobson
Executive Editor
Steve Green
Account Managers Mary Cooper, Renée Kelly, Terri French
Classifieds/Legals
Pamela Green
Art Director ....................................................................... Cole Gibson
Senior Page Designer
Susan Parks
Senior Ad Designer Kelly Brown
Publisher Christine Brown
Administrative Assistant Gini Tufts
410-723-6397 WWW.OCTODAYDISPATCH.COM
INDEX OF ADVERTISERS
Nanette Pavier/Holiday Real Estate, Inc..................................Page 2
Jamie Caine/Coldwell Banker Realty........................................Page 3
Reserve Studies of Delmarva.....................................................Page 4
Buckley Property Services, LLC.................................................Page 4
Kevin Heselbach/Engel & Volkers Real Estate.........................Page 5
Hileman Real Estate, Inc...........................................................Page 6
Tim Meadowcroft/Long & Foster Real Estate, Inc...................Page 7
Long & Foster Real Estate, Inc., Sales & Vacation Rentals.......Page 7
Berkshire Hathaway Home Services PenFed Realty................Page 8
Berkshire Hathaway Home Services PenFed Realty.................Page 9
Debbie Bennington/Taylor Fowlkes/BHHS PenFed Realty...Page 10
CMG Home Loans....................................................................Page 10
Sally Todd Stout/BHHS PenFed Realty...................................Page 11
Claudia Gausepohl/Coastal Life Realty....................................Page 11
Terri Moran/Coldwell Banker Realty.......................................Page 11
• Luxury waterfront gorgeous custom-built home!
• Direct Bayfront 4 BR, 5.5 BA with spectacular views.
• Built approx. 5 years ago & meticulously maintained.
• Exceptional property with upgrades & high-end finishes.
• Private boat lift & updated bulkheading.
• Private swimming pool, perfect for relaxing or entertaining.
• Beautiful hardwood floors, stunning chef's kitchen & luxuriously appointed BAs.
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• Located near restaurants,
A RESERVE SPECIALIST TO ASSIST YOUR COMMUNITY IN PLANNING FOR THE FUTURE
Provide a Comprehensive Report Detailing Reserve Funding Recommendations to Help Your Condominium, Homeowners Association and/or Marina Make Informed Decisions & Obtain Financial Insights To Protect Your Valuable Assets.
Reserve Studies of Delmarva is led by Eugene Jubber, a certified Reserve Specialist through CAI (Community Association Institute) with a PCAM Designation (Professional Community Association Manager). His goal is to reduce unnecessary and/or unforeseen special assessments.
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Budgeting and spending top new home buyers’ to-do lists
Buying a home is one of the most significant financial commitments a person can make. Individuals may wonder when the right time is to jump into the real estate market. The answer may boil down to affordability.
Buying a home now is a little bit different than it was even a few years ago, as inventory is starting to recover from a lengthy dry spell
But even though inventory may have increased, market prices have not come down. The median U.S. home price now sits at around $410,000, with interests rates hovers around 6 percent for a 30year fixed rate.
Know your buying power. Before browsing home listings, buyers should conduct a financial audit to see how they stack up. It's worthwhile to sit down with a mortgage broker who can run your numbers.
Credit score is a significant variable that will be checked during such consultations. If necessary, identify ways to boost that score in the months before applying for a mortgage.
Follow the 30 percent rule. Rocket Mortgage says the 30 percent rule dictates that total monthly housing costs, including principal, interest, taxes, and insurance (PITI) should not exceed 30 percent of a borrower's gross monthly income to maintain financial stability.
Budget for the extra costs. Buyers should concern themselves with all of the costs that go into buying a home. In addition to the down payment, closing costs can come in at around 2 to 5 percent of the home's price. An inspection and appraisal can run around $1,000. Additional costs may include termite inspection, and other out-ofpocket costs to get the home up to code.
Lower your costs. A rising trend in home buying is a surge in down payment assistance (DPA). Bankrate says DPAs provide eligible individuals, typically firsttime or low-to-moderate-income buyers, with assistance that covers costs like down payments and closing fees. These programs may be offered by the government, non-profits or private lenders.
Utilize a reputable inspector. A home may seem like a dream until a person pulls back the curtain on some hidden red flags. It's always worth the expense to have a housing inspector or a trusted contractor walk through the property prior to making an offer to ensure that the home is in good condition.
Choose a value market. First-time buyers may want to select destinations that offer the best balance of earnings versus home prices. Areas that provide the best value in the U.S. are largely concentrated in the Northeast and Midwets, according to Realtor.com.
Cooling markets yielding better affordability
After years of volatility, recent data indicates that the housing market might have hit an affordability ceiling, creating a much-needed period of rebalancing.
Although prices remain high, the bidding wars and back-office tactics that may have dominated past years have cooled. This means buyers may have a wider window in which to purchase a home that is more affordable.
Know the numbers. The national median U.S. home price has stabilized at $429,156, according to Realtor.com.
At the same time, mortgage rates have eased. The average 30-year fixed
rate is now around 6.0 to 6.3 percent as of April 2026. For the first time since 2022, the typical mortgage payment has fallen below the 30 percent affordability threshold. Rocket Mortgage says this is a standard guideline suggesting households spend no more than 30 percent of their gross monthly income on housing expenses.
Sit down with a lender. By working with a lender to run numbers, potential buyers can get a clear picture of what they can afford. Plus, a mortgage preapproval may be a necessity when putting in an offer on a property. Lenders often lean heavily
on the 28/36 rule to determine risk. This means that total monthly housing costs (principal, interest, taxes, and insurance) should not exceed 28 percent of a person's gross monthly income, advises PNC Bank. Total debt payments, including that new mortgage, car loans, and student debt, should remain under 36 percent.
Account for hidden costs. Buyers may be inspired to widen their search criteria to find an affordable home. That could translate into choosing an older home or one that requires more repairs and upgrades. It's important that a budget include maintenance reserves for
annual repairs, as well as construction costs for immediate needs.
Target "old" listings. Buyers can have a real estate agent sort listings by how many days homes have been on the market. According to Mortgage Research, homes sitting on the market for more than 60 days are prime candidates for price cuts. Those homeowners also may be more inclined to negotiate.
Buying a home that is affordable requires diligence on the part of potential homeowners, who can consider the market and their finances and tweak search parameters to get the best deals.
Home offers a screened porch and is located on an extra-large cul-de-sac lot overlooking the Golf Course! The "Nottingham" is a ranchstyle home with 3 bedrooms, 2 baths, and a 2-car garage. The expansive Great Room area has 9' ceilings and gas fireplace. An open dinette and large kitchen island offer an abundance of space for informal dining. The private Owner’s Suite includes a luxurious Venetian Owner's Bath with a Granite Vanity Top, Rectangular Sink Bowls, and a Tall Vanity with Drawer Base. Excellent location and community!
Beautifully updated 1-level home with panoramic views. 2 sets of sliders connect to oversized waterfront deck. Open concept kitchen, dining & living areas with hardwood flooring throughout. Extensive upgrades to kitchen & BAs. Major improvements: new roof 2018 & HVAC system replacement 2022. 2-car garage & wide concrete driveway. Home professionally pre-inspected to move forward with purchase confidently. Short walk to beach, Arts Center, restaurants, shopping & more! Great residence, vacation getaway, or income-producing investment property. $1,150,950
HOME & LAND PACKAGE! Sold as a package with MLS# MDWO2039248Hurricane Lot 2 Unique property located in the desirable neighborhood of Caine Woods in North Ocean City. This property features 2 lots located on corner of Laurel Ave & Hurricane Rd. The updated single family home features 4 spacious bedrooms & 2 full bathrooms, living
or can be sold for future
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The opportunity to own a unique property like this does not come around often, so don’t let it slip through your fingers!
ROAD
Valuable residential building lot located in Caine Woods that is being sold as a package with MLS# MDWO2038120. The lot has extensive landscaping with fruit trees, flowering plants & bushes plus a shed & fencing. The 2 lots are currently merged together & the adjacent lot has a 4 BR, 2 BA home. The process to separate them is easy & a potential Buyer could sell or build an additional home on it. This unique property is a must see!
$240,000
Some homework required for today’s long-term rental hunt
Home prices have risen sharply in recent years, putting ownership out of reach for many would-be buyers. Though increases vary by market, the average home price rose by 55% between the first quarter of 2020 and the third quarter of 2025.
That has pushed many adults toward the rental market, where more people are looking for long-term housing solutions. Much like buying a home, finding the right long-term rental requires renters to be honest about what they need.
Understand the full cost. Monthly rent is the main expense, but it may not be the only one. Some properties charge additional fees for parking, trash service, fitness facilities, community pools or other amenities. Those costs can add up quickly. However, some fees may replace other monthly bills. For example, an on-site fitness center may come with an access fee, but that fee could be less than a separate gym membership. Before signing a lease, make a full list of all costs tied to the property. Research the landlord or property manager. Long-term renters may be dealing with the same landlord or management company for years, so responsiveness matters. Many renters prefer landlords who take concerns seriously and act quickly when problems arise. Ask whether the property is man-
aged directly by the landlord or through a property management firm. When possible, speak with current tenants to learn how maintenance requests, complaints and other issues are handled.
Consider the location. A low monthly rent can be appealing, but savings may disappear if the property is far from work, school or other daily obligations. Longer commutes can increase transportation costs and reduce free time. One advantage of renting is that maintenance and routine upkeep, such as mowing, are typically handled by the landlord or property manager. That benefit can quickly lose value if renters spend much of their extra time commuting.
Ask about rent control. Rent control laws vary by municipality, and many communities do not have them. Still, longterm renters may want to ask whether rent-controlled properties are available in their desired area. These laws often limit how much a landlord can increase rent at the end of a lease, and those increases may be smaller than broader market-rate hikes. A real estate agent or Realtor may be able to help identify properties that fall under local rent control rules.
Long-term renting can be a practical option for many people. With patience, research and a clear understanding of costs, renters can find a property that suits their needs and budget.
Never-rented lovely, 2 bedroom/2 bath condo in Caine Woods section of North Ocean City just a few blocks to the Ocean beaches. This condo end unit has side windows bringing in additional light to the interior and has been beautifully maintained over the past 20 years by owners.
IN MAIN LIVING AREA.
There is a gorgeous community pool just to the rear of the condo. Lost Colony is close to Fenwick Island with many fine restaurants & shops of all types nearby.
Coastal
Working with a real estate agent offers many benefits
Approximately 4.5 million homes are sold annually in the U.S. and data indicates the total number of residential real estate transactions in a given year typically ranges between five and six million. With so much inventory and money changing hands, it often behooves both buyers and sellers to thoroughly prepare for the process of buying, selling or renting a property.
The allure of saving money is often a driving factor behind For Sale By Owner (FSBO) transactions. Bypassing professional fees might seem like an easy win in a volatile housing market. However, navigating the market without a licensed real estate professional frequently leads to lower profits, longer timelines and sometimes even more money spent.
In the National Association of Realtors® 2025 Profile of Home Buyers and Sellers, FSBO homes sold for a median price of $360,000 compared to a median of $425,000 for agent-assisted sales. Real estate professionals provide critical valuation expertise, ensuring a home is priced accurately to trigger competitive offers.
Access to listing services: Real estate professionals have access to the Multiple Listing Service (MLS), where marketed properties will have the best opportunities to be seen by independent buyers and other real estate profession-
Association Affiliate Members
als. Without access to the MLS, homes are limited in exposure, reducing the likelihood of receiving premium offers.
Market trend interpretations: Real estate agents have advanced tools and professional networks that help them spot off-market opportunities or trends that could be advantageous to certain buyers.
Legal knowledge: It’s no secret that buyers without representation are left to navigate complex pricing and inspection contingencies on their own.
They're also in the weeds when it comes to understanding the steps and legal requirements of real estate transactions. A qualified real estate professional has the knowledge to navigate this process.
Manage negotiation and paperwork: Negotiating the best deal and handling the piles of paperwork that comes with a real estate transaction can be very challenging to independent buyers and sellers. Only 11% of FSBO sellers manage to complete their transactions without an agent's intervention. Instead of struggling, it's better to work with a real estate pro throughout the process.
Time benefits: Real estate professionals can devote more time to selling a home or finding one to buy than a person doing it independently. This means that a home can be bought or sold within a desired timeframe.
