Black Oak

Black Oak is a subdivision featuring 127 single-family home lots designed for spacious and luxurious coastal living. The homes are predominantly two-story designs, offering ample room for entertaining and hosting visiting family.
Home Style: Luxury Single-Family Homes.
Size: Floor plans are generous, with single-family homes generally offering 3,383+ heated square feet of space (with larger structural options pushing square footage well above 4,000).
Bedrooms/Bathrooms: Plans typically feature 4 to 7 bedrooms and 3 to 6.5 bathrooms, emphasizing flexibility.
Home Features: While the size is large, many floor plans offer an optional First-Floor Owner's Suite or an "In-Law Suite," which is critical for those seeking convenient main-level living without sacrificing space for guests or storage. Structural options include basements and 3-car garages.
Builder Mention Rule: The homes in Black Oak are built by Schell Brothers.

The amenity package at Black Oak is comprehensive.
Clubhouse: A central Clubhouse with an outdoor fireplace. ?
Pool Area: A large community Pool provides a perfect place to cool off and socialize during the warm Delaware summers.
Sports: Two Pickleball Courts are planned, offering residents a dedicated space for the Mid-Atlantic's most popular retirement sport. ?
Water Recreation: An existing Kayak Launch will be utilized for kayaks and paddleboards, granting immediate water access for peaceful mornings on the Black Oak Gut.
Other Features: The final plans include a tot lot, open space, and walking paths throughout the community's natural buffers.

A relaxed, coastal atmosphere is exactly why so many people are currently moving to Lewes, Delaware. Black Oak is rapidly emerging as one of the best neighborhoods in Lewes, Delaware, because it sits close to the fun with modern homes and low maintenance. The decision to select a new construction home here means stepping into a peaceful, wooded environment, yet being only a quick bike ride from grabbing dinner downtown or launching a kayak. Black Oak provides a serene retreat after a fun day at the beach, making it the complete package for your next chapter. Don't wait to discover your coastal haven! ?

Black Oak's location on New Road puts residents in an enviable position for enjoying the best of Lewes and the surrounding areas.
Coastal Access: A short bike ride or drive provides access to Lewes Beach, the Delaware Bay, the Atlantic Ocean at Cape Henlopen State Park, and the walking/biking trails (Junction & Breakwater Trail).
Dining & Shopping: Historic Downtown Lewes is minutes away, known for its quaint shops, world-class restaurants, and charming marina. The area also boasts convenient shopping, groceries, and over 150 factory outlet shops on Route 1. ??
Regional Travel: The Cape May-Lewes Ferry is nearby, offering a scenic way to travel to New Jersey.
Healthcare: Proximity to Beebe Healthcare in Lewes is a major advantage, ensuring quick access to routine and emergency medical services.

The HOA at Black Oak provides a low-maintenance service, so you can travel or relax without concern.
HOA Dues (as of October 2025): Approximately $281 per month.
What the Fees Cover: The fees are comprehensive and include:
On-lot lawn care (eliminating individual yard work). ?
Garbage and recycling collection.
Common area maintenance (landscaping, streetlights, wetlands/buffers).
All amenities (pool, clubhouse, pickleball courts).

• Note: Buyers must verify the precise services, especially regarding specific exterior home maintenance and insurance coverage, with the management company prior to purchase.

Black Oak offers new single-family homes surrounded by preserved woodlands and wetlands, with a kayak launch on the Black Oak Gut.
Clubhouse and pool: a central clubhouse with an outdoor fireplace and a large community pool.
Courts and water: two planned pickleball courts and an existing kayak launch for kayaks and paddleboards.
Grounds: a planned tot lot, open space and walking paths through natural buffers.
HOA fee: approximately $281 per month as of October 2025.
Fee covers: on-lot lawn care, garbage and recycling, common area maintenance and all amenities; verify exterior maintenance and insurance details with the management company.
Call us at 302-549-5164 and we will get the current HOA documents and fees for any home you are considering.

Delaware offers real tax advantages, and living in Black Oak allows you to maximize these state-level savings.
No State Sales Tax: Enjoy tax-free shopping on all goods and services.
Social Security Exemption: Social Security benefits are not taxed at the state level.
Retirement Income Exclusion (as of October 2025): Residents aged 60 and older can exclude up to $12,500 per person of qualified pension and retirement income (including 401k/IRA distributions) from state income tax.
Low Property Taxes: Delaware property taxes are among the lowest in the U.S. Annual property taxes in this region are significantly lower than in many mid-Atlantic states, dramatically reducing your monthly carrying costs. ?