Black Oak

Black Oak is a community of 127 new single-family homesites on New Road, east of Route 1 and about 2 miles from downtown Lewes. The homes are mostly two-story plans of about 3,380 square feet and up, with basement and three-car garage options. A clubhouse with an outdoor fireplace, a pool and two pickleball courts are planned, and an existing kayak launch on Black Oak Gut is part of the plan. About 42 acres of the 77 acre site stay as open space and buffers.

Black Oak’s amenity plans include:
Clubhouse: A planned central clubhouse with an outdoor fireplace. 🥂
Pool Area: A planned community pool.
Sports: Two Pickleball Courts are planned. 🏓
Water Recreation: An existing Kayak Launch will be used for kayaks and paddleboards, with water access on Black Oak Gut.
Other Features: The final plans include a tot lot, open space, and walking paths throughout the community's natural buffers.

Black Oak offers buyers moving to Lewes, Delaware new construction homes in a wooded setting about 2 miles from downtown. Dinner downtown is a short bike ride away, and the community’s kayak launch opens onto Black Oak Gut. Black Oak is in Lewes, Delaware, east of Route 1, with low-maintenance homes. 🏡

Black Oak's location on New Road is close to 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, with shops, restaurants and a marina. The area also has shopping, groceries, and the outlet shops on Route 1. 🛍️
Regional Travel: The Cape May-Lewes Ferry is nearby, offering a way to travel to New Jersey.
Healthcare: Proximity to Beebe Healthcare in Lewes means quick access to routine and emergency medical services.

The HOA at Black Oak provides these services.
HOA Dues (as of October 2025): Approximately $281 per month. Fees change; call us at 302-549-5164 for the current figure.
What the Fees Cover: Under the community's recorded master declaration, owners maintain their own home and lot, including lot landscaping, walkways, and snow on their own driveway and abutting sidewalk; the association maintains the common areas, private streets, retaining walls and stormwater facilities and clears snow from common streets and walks, and arranges lot mowing only if the board approves it. Ask us what the fee covers today, since budgets change.
Ask us what the fee covers today.

• 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 planned central clubhouse with an outdoor fireplace and a planned 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: Ask us what the fee covers today.
Call us at 302-549-5164 and we will get the current HOA documents and fees for any home you are considering.

Read this first: Active Adults Realty is not a tax, legal or financial advisor and nothing below is advice. Confirm every figure with your own tax professional and with Sussex County before you rely on it.

Delaware state tax rules that apply to Black Oak homeowners:
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): Taxpayers 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.
Property Taxes: Set by Sussex County and the local school district. Ask us for the tax bill on any home you are considering. 💰