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The Engine Room: Sussex County DE Market at a Glance

From Bilge Rat to the Bosun's Chair - Our Blog

Mobile Homes for Sale in Delaware

Welcome to CoastalMobile.com, your one-stop source for Southern Delaware real estate. Questions?  Call or Text Mike's Cell 302-258-4368

Use our state-of-the-art property search, including an interactive map search, to find homes for sale in Rehoboth Beach, Lewes Delaware, Millsboro and the surrounding area. These listings are updated daily from the MLS.

Don't let the name "Coastal Mobile" fool you, we are licensed REALTORS with 15 years experience at the Beach, who can show you ANYTHING listed by ANY REALTOR in Delaware or Maryland. If you are looking for a Beach House, Condo, Townhouse, Commercial Property, Land or even a Farm, give us a call. We can even help you buy or sell a property in PA, NJ, MD, London, Shanghai, New Zealand, South America, Africa and the Middle East. We're not even kidding... Mike has REALTOR friends all across the globe. 

We've got the Keys to every Property for Sale at the Beach and around the World!

Use our Community Guide to help you in your search for Rehoboth Beach and the surrounding area real estate listings. Our community searches will keep you up to date with the latest properties in the areas you are interested in.

And, for your convenience, be sure to register for a free account to receive email notifications whenever new homes for sale come on the market that match your specific criteria, and save your favorite properties for quick and easy access whenever you need — it's fast, easy, automatic and FREE! With a Property Tracker account, you'll be among the first to know about the newest homes for sale in whatever beach town or community you are interested in.

Sussex County DE Mobile Homes:
Most frequently asked questions.

Q: What is ground rent?

A: The reason these homes are so affordable is because you do not own the land. Instead you pay a monthly or yearly fee to rent the ground below the structure. Ground rent can be as low as $4500 a year or as high as $18,000 a year for some waterfront lots.

Q: Why rent when I could purchase?

A: If you want to buy a home and own the land, prices start at around $150,000 out in the sticks for a run down shack. Prices climb quickly as you get closer to the beach. We are happy to sell you homes costing over $150,000, but if you have less than $150,000 to spend and want to live near the beach, mobile homes in a leased land / ground rent community are probably your only option. Click for Rehoboth Condos & Rehoboth Homes where you own the land.

Q: Are Leased Land Mobile Homes a good investment??

A: Compared to what? They are like Apartments in that you pay to live there and won't ever get the monthly rental fee back. One big difference is that you actually buy and own the mobile home on the leased land. Just like Real Estate, the value of the Mobile Home goes up and down with the market. You could have purchased a Rehoboth Beach Mobile Home in 2002 for $30,000 and sold it for $50,000 in 2006, but in 2010 that same mobile home could have been worth less than $20,000. In 2020 prices are way up and may even surpass where they were in 2006 before the market tanked. Some people, including the owner of this website have made decent money "Flipping" leased land mobiles. Buy low, sell high is the name of the game if you're in it to make money. For everyone else, Mobile Homes on leased land give "average people" the opportunity to live in an expensive zip code like 19971 in a waterfront property or in a waterfront community near the beach for a fraction of what it cost to live in a regular stick built home. You can always look at them as a good investment in Beach Lifestyle. We've been selling mobile homes in the area for over 15 years and never hear our mobile home sellers say they did not enjoy living near the Ocean. 

Q: Can Mobile Homes be Financed?

A: Yes, the rates however are usually a bit more expensive than they would be for a stick built home. While rates for stick built homes have hovered in the high 4% range, rates for mobile homes can be 7% or more depending on your credit rating, age of the home being purchased and the amount of money you put down. Many people who own a primary home elsewhere get around these high mobile home rates by using a home equity loan to purchase their summer cabin (Mobile Home) at the beach. Here's a few lenders that specialize in Mobile Home Loans 1. Priority Funding 2. 21st Mortgage Corporation

Q: Can I put up a fence in a ground rent mobile home community?

A: In most cases the answer is 'no' or only a short split-rail fence, Sussex West in Lewes & White House Beach in Millsboro allow fencing.

Q: Are there things REALTORS®  Can't tell you?

A: Believe it or not, there are a number of things REALTORS® are not allowed to tell you or talk about. We are governed by the REALTOR® code of ethics, Fair Housing and Title 24 of Delaware Code. We can't tell you if a seller is willing to accept a lower price, but we can say "Make an Offer". We can't tell you where the white, brown, Chinese, Japanese, South American, Norwegian, religious, gay, straight people, or child molesters live. If you want demographic info on the area you'll have to do your own research. The internet is a great place to start, and driving through the neighborhoods you're interested in will also help you determine if you think you'll like it there. We also can't tell you if a house is haunted with ghosts unless you ask us in writing. 

Q: Wow, some of these homes only cost $10,000?

A: Remember the old saying "you get what you pay for" and "If it sounds too good to be true, it probably is." There are some very low priced homes on our website. Most of them are in very bad condition, some of them are in very bad neighborhoods. Just remember that if a house is priced really low there is usually a good reason for it, also remember that even if you can afford to pay cash for the house you still need good credit to be approved in ground rent communities.

Q: How many homes can I inquire about per hour?

A: There is no limit to the number of homes you can inquire about on our website but PLEASE be specific with your questions. Please be mindful that each time you click "inquire about this property" a real human is going to take 5 to 10 minutes to answer your question. If you inquire about a dozen properties you are asking us to do an hour of work for you. We are happy to do this for serious buyers, but it seems as if some people just like to see how many times they can hit the "inquire" button. It is not uncommon for us to receive 70 inquiries a day, 490 a week, 1960 a month but most months we only sell around 15 - 20 homes. If you want good answers please ask specific questions.

Q: Will I get a quicker response if I hit the 'submit more info' button multiple times?

A: No, you only have to hit the submit button once.  

Q: Is this home still available?

A: This site is automatically updated multiple times each day. If the house is on this site, and the listing agent does their job, the house is still available. Unfortunately some agents leave a house on the MLS even though it is under contract.

Q: Are the ground rent amounts displayed on this website yearly or monthly?

A: If the listing agent entered them correctly they are yearly. If you see a ground rent of less than $3000 the listing agent probably entered the information incorrectly. Most ground rent is between $500 and $1500 a month. 

Q: What's the worst way to shop for homes?

A: Drive around a neighborhood looking at 'For Sale' signs and calling five different realtors to show you five different homes on short notice.

Q: What's the best way to shop for homes?

A: Get pre-qualified with a lender or have good credit and a pile of cash, browse our website, find a few communities and homes that you are interested in seeing and then call us to set up an appointment at least a few days in advance. If you don't set up an appointment in advance there is a good chance we will already be booked with other clients, especially if you wish to see something on a Saturday. First come - first served. Book early for weekend showings.

Q: I need to sell my own house first before I can buy a house at the beach?

A: This can be a dilemma, you want to move to the beach but you have to sell your own home first. If your real estate market is anything like ours most homes are on the market for six months to a year or longer and very few sellers are willing to accept home sale contingencies. My recommendation? Get to know the beach, drive around and choose a few communities you would be happy living in but don't set up appointments to see dozens of homes that may not be for sale in six months to a year when you finally sell your own home. Wait until your home for sale goes under contract before calling us to show you dozens of homes and save everybody the wasted time of looking at homes before you have the money to pay for them. It's much easier to buy a house than it is to sell one.

Q: What is a credit rating?

A: Years ago the lending industry decided to start tracking all of your financial transactions to help them decide if you were likely to pay back any money they lent to you. These days three major credit reporting companies control most of this data. Experian, Equifax and TransUnion. If you don't pay your credit cards, car payments, medical bills or mortgage payments on time there is a good chance you have lousy credit. Good credit is typically any number in the high 600's. Great Credit is typically anything above 725. Excellent Credit is 750 - 800. Your credit rating determines if you can get a loan as well as the rates for the loan. It is possible to clean up your credit rating but it does not happen overnight. 

Q: Do I need good credit to purchase a mobile home?

A: The short answer is yes. Even if you can afford to pay cash for a mobile home you still need to be "approved" by the community management. Typically this means submitting a credit check and criminal background check. What is considered good credit? Most communities have a minimum credit score of around 620 but we know a few that will go lower. You might want to take a look at Bay City mobile home community in Millsboro. 

Q: What if I have Bad credit?

A: Don't waste your time searching our site or driving around to look at homes. Step one is to find out what your credit rating actually is. Step two is call us and we will see if we can find a community that will accept you. No use wasting your time or ours looking in communities that don't want you as a resident. There are credit repair companies that claim to improve your credit in as little as 6 months to a year. 

Q: Do these communities have a lot of rules and regulations?

A: Yes and no, typically there will be a brochure full of rules and regulations but most of these rules are there to keep the community a clean, friendly safe place to live. Rules like 'no roaming the street with loaded shotguns' and 'no non-running cars up on blocks in the front yard for more than a day' are common.

Q: Can these mobile homes be used as rental units?

A: 99% of the time the answer is "No" if you wish to use them as weekly or monthly rentals.  Typically there is a clause in the lease which states "No short term subletting". Some of the comunities do allow long term renting but the renter often has to go through a credit check and a criminal background check. Aspen Meadows, Camelot and Mariners Cove are three communities that allow long term renting to renters who can pass credit and background checks.

Q: Are dags allowed in these communities?

A: Dags? Oh, dogs. Sure, dags is allowed in the communities as long as they are not the vicious type. Some communities say no more than two dags or other four legged mammals per house.

Q: What are the average utility costs for this home?

A: Winter? Summer? Spring? Fall? With or without phone, cable tv, premium movies? With an owner who likes it freezing cold in the summer and blazing hot in the winter? With an owner who only uses the home for two weeks every summer? With an owner who has five kids who all run their electronic devices all day or an elderly gentleman who lives alone and puts on a sweater rather than turning up the thermostat when he's cold? My typical answer to this question is that no two people/families will pay the same $$$ amount for utilities.

Q: Can we send you listings in the mail?

A: We do not send listings in the mail because they are all right here for you to see on this website. Listings on the site are updated three times a day. This saves a few trees every year and cuts down on global warming;) We are happy to e-mail you additional information on any of the listings you find on this site. Despite the fact that you can see all the listings on the website and they are all updated multiple times throughout the day, we still get dozens of calls each year to "mail people listings."  Truth be told, by the time the post office and mail man person deliver the listings, many of them will be sold & stale. Just use the website, it's fresh!

Q: How do real estate agents get paid?

A: Real estate agents only get paid when they sell a property. They do not get paid for chatting on the phone, driving people around, showing homes, answering e-mails or sitting in the office playing vintage Asteroids on the Atari website.

Q: Can we call you while we're drunk?

A: Please do not call us while you are extremely drunk or heavily medicated. It makes it very difficult for us to determine which home and community would suit you best. We are real estate agents, not therapists. Note: As of 2015 we added a Therapist to our team. Erica is willing to listen to your life story while showing homes, but charges her regular Therapist fees.  We'll be happy to have a drink or three with you, after you've purchased your new beach house and then we can prank call other real estate agents with silly questions. 

Q: Can we ask you tons of questions and then use another REALTOR® to sell us the house?

A: We would prefer that you did not. If you're going to ask us a lot of questions and ask us to show you a large number of homes we would prefer that you used us as your Buyers Agent.

Q: What's the best way to upset a Real Estate Agent?

A: Make an appointment to see a dozen occupied homes 30 minutes from our office and then "No show" for your appointment. Successful real estate agents are very busy. They often work with many clients in one day. If you don't show up they have more than likely missed an opportunity to work with another potential home buyer during that time slot. If you don't show up they have probably spent a half hour driving to meet you, sat at the location waiting for you another half an hour and then have to drive another half an hour back to their office. If you don't show up, the agent also has to call all of the homeowners who changed their schedule for the day to accomodate your expected visit and tell them "sorry." But the story is not over yet, Each of the homes that you were supposed to look at also has a listing agent who will call us in a few days to see how the showing went. Your lack of manners has actually touched the lives of as many as 30 other people and cost the agent who was supposed to show the homes to you at least two hours of work, a couple gallons of gas and a potential sale. If you make an appointment and can't make it, please call to let us know!!!

Q: Are there a high number of Alien Abductions in Southern Delaware?

A: No more so than other parts of the continental United States, however Bigfoot is occasionally sighted roaming the wetlands of Long Neck Delaware and stealing blue crabs from fisherman's crab pots.

Q: Are all of the homes on this website (CoastalMobile's) listings?

A: It would be very difficult for a team of three REALTORS® to have over 4000 listings. About 40 of the listings are ours but we can show you any home you find on this website as your buyers agent. It cost you nothing to use us as your buyers agent. We are paid by the sellers.

Q: Do we work with referrals from other real estate agents?

A:  Certainly! We're happy to be your Rehoboth Beach Referral Agents. Send us your clients, and we'll send you a check when the deal settles.

Q: Can we call you after 6:00pm in the evening?

A: We usually will answer the phone after 6:00pm but we are not in the office after 6:00pm. Please do not call after regular business hours unless it's extremely important or you need to buy a home right now, have a great credit rating and 20% of the purchase price in liquid assets. If you call after 7:00pm and do not have good credit or it is not an emergency I may tell you "Your mother was a hamster and your father smells of elderberries." You are however welcome to send e-mail any time you wish. I see that a lot of you are up at 3:00am searching for homes.

Q: Can we send more photos of a particular property?

A: No! In 15 years of selling mobile homes and shooting thousands of additional photos at the request of e-mail inquiries, no one who's ever asked for additional photos of a particular house ever ends up buying that house. If you would like to pay us, we have a professional photographer on staff who will be happy to shoot additional photos. If you end up buying a house from us we will even refund the photography money.

Q: Can we offer marriage advice? 

A: We try not to get in the middle of things but we recommend not marrying anyone who will divorce you, take all your money, try to steal your children repeatedly or take you to family court  to fend against high priced "Hired Gun" attorneys for the next 10 years of your life. 

Q: Will I be happy living at the Beach? 

A: Only you can answer that question, but we can promise you lower taxes, mild winters with very little snow, quality healthcare, miles and miles of accessable beaches, good fishing, a few really nice state parks, a mile long boardwalk, more restaurants than you could visit in a years time, beautiful sunrises over the Atlantic Occean and sunsets over the Bays. You'll also still be close enough to visit all your friends and relatives who like paying high taxes in PA, NJ and MD.

Thanks for visiting CoastalMobile.com:  Home of affordable beach properties, honesty, tons of local experience and better than average service :) Call text or e-mail us.  Call Mike's cell 302 258 4368

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