Bay Forest

The homes in Bay Forest were built by Natelli Communities and NVHomes , alongside M/I Homes . Many plans have a main-level primary suite. The neighborhood has approximately 944 total units: 589 single-family detached homes and 355 attached villas. Plans feature open layouts, great rooms, 9-foot ceilings, and kitchens with large islands. Floor plans range from approximately 1,112 square feet for flat-style layouts to more than 3,900 square feet for multi-level detached homes. Common features include screened porches, paved rear patios, second-story lofts, and rear-entry two-car garages.

Phase 6 update: on September 16, 2026, Sussex County gave final approval to a revised Phase 6 site plan. It keeps the unit count at 23 and uses a narrower townhome design on lots 617 to 624, two feet narrower and eight feet shorter than before.

Bay Forest's amenities center on a main clubhouse and a Fitness Barn:
The Main Clubhouse and Aquatic Complex: An onsite restaurant and grille, a fitness pavilion, and an outdoor water park with three pools, a lazy river, water slides, a lap pool, and a tot pool.
The Fitness Barn and Sports Facility: A yoga studio, exercise areas, a putting green, and a fire pit.
The Tennis and Pickleball Center: Four lighted outdoor tennis courts, indoor pickleball courts, and a central courtyard with a screened viewing pavilion and restrooms.
Lakeside & Nature Inclusions: Footbridges and paved paths run past herb gardens, a potting shed, a lakeside beach area, and a private fishing pier with a kayak launch.

If you are moving to Ocean View, DE, Ocean View is a small town near Bethany Beach, in the area known as Delaware's "Quiet Resorts." In Bay Forest you can kayak on Collins Creek, ride the seasonal shuttle to the beach, and eat at the clubhouse grille.

Beaches & Recreation: About 3 miles to Bethany Beach. Close to the Indian River Bay, Assawoman Bay Wildlife Area, and several coastal golf courses.
Medical Facilities: Access to the Beebe Healthcare South Coastal Health Campus and emergency center, less than 10 minutes away.
Shopping & Dining: Less than 5 minutes to local supermarkets like Giant Food and Weis Markets, pharmacies, farm stands, and the shops in downtown Bethany Beach.

Homeowners association and condominium fees average approximately $414 to $473 per month, varying based on the specific property configuration and residential phase. (As of February 2026) .

The monthly fee covers:
Complete lawn cutting, lawn edging, turf blowing, and professional seasonal turf fertilization
Regular landscape upkeep, common area weeding, and fresh annual mulch application
Full operational support, utility tracking, and chemical balancing for the three pools, the clubhouse facilities, and fitness centers
Maintenance, lighting, and upkeep of the tennis center, pickleball courts, and private boat launch pier
Routine seasonal snow clearing on all primary neighborhood roads and shared pedestrian-friendly paths
Weekly trash pickup, recycling removal, professional third-party management, and long-term capital reserve allocations

Bay Forest has a main clubhouse, a Fitness Barn, and a fee structure that covers lawn care, landscaping, and snow clearing.
Fees: HOA and condominium fees average approximately $414 to $473 per month, depending on property type and phase, as of February 2026.
Fee covers: lawn cutting, edging and fertilization, landscape upkeep and annual mulch, pool, clubhouse and court operations, snow clearing on primary roads and paths, trash and recycling, professional management, and capital reserves.
Main clubhouse: an onsite restaurant and grille, a fitness pavilion, and an outdoor water park with three pools, a lazy river, water slides, and a lap pool.
Courts: four lighted outdoor tennis courts, indoor pickleball courts, and a screened viewing pavilion.
Outdoors: a Fitness Barn with a yoga studio and putting green, paved paths and footbridges, herb gardens, a lakeside beach area, a fishing pier with kayak launch, and a seasonal private beach shuttle.
Call us at 302-549-5164 and we will get the current HOA documents and fees for any home you are considering.

General information on Delaware taxes. We are not tax advisors; check with a tax professional for your situation:
No State Sales Tax: Delaware has no state sales tax.
Property Taxes: Property taxes are billed by Sussex County and the school district. Ask us for the current tax bill on any home.
Income Tax: Social Security benefits are exempt from state income tax, and individuals aged 60 and older can exclude up to $12,500 of annual pension or qualified retirement account distributions.
Senior School Tax Credit: Eligible long-term Delaware homeowners aged 65 and older can qualify for an additional property tax credit of 50% off their school tax obligation (up to $500 per year).