Reserves

Every home in The Reserves was built by NVHomes, and every home for sale now is a resale.
Home types: single-family homes, most with the owner's bedroom on the main floor and more bedrooms or a loft upstairs.
Floor plans: NVHomes plans including the Armistead, the Bornquist, the Cavanaugh, the Ocean Breeze and the Seabrook. The base plans started at about 2,000 to 2,600 square feet, and many homes were built with added space.
Size: homes sold or listed in 2026 run about 2,700 to 3,300 square feet, most with four bedrooms and three baths.
Finishes: the original homes came with granite counters, stainless appliances, hardwood floors, irrigation and sodded yards. Upgrades vary a great deal from home to home.
Recent prices: 2026 sales ran from about $780,000 to about $925,000, and one home was listed at $1,050,000 in September 2026.
The exact size, plan and upgrades of any home are on its listing, and we will pull them for you.

The amenities are grouped at the clubhouse, near the ponds.
Clubhouse: a gathering room, a billiard room, a game room, a kitchen and a library.
Fitness: a fitness center in the clubhouse.
Pool: a fenced outdoor pool with a separate wading pool.
Outside: bocce courts, horseshoe pits, grilling areas and fire pits with stone seating.
Trails: walking and biking trails and sidewalks around the ponds.

The Reserves is finished. There is no builder selling here, so the only way in is a resale, and the number of homes for sale at any time is small.
What that means for price: two homes on the same street can differ by well over $100,000, depending on size, added rooms, the lot and the view of the ponds.
What that means for condition: every home has had an owner, so the roof, the heating and cooling system and the finishes all need a normal resale inspection.
Lawn care: the association fee includes front, side and rear lawn care, which is less common for single-family homes in this area.
We will pull the recent sales on the same street and the same plan before you make an offer.

The Reserves has an Ocean View address. Ask us to confirm whether a specific home is inside the Town of Ocean View limits.
Beaches: Bethany Beach is about two miles away.
Health care: Beebe's South Coastal emergency department in Millville is open around the clock, and Beebe's main hospital is in Lewes.
Everyday errands: Millville Town Center on Route 26 has Giant and other shops.
Schools: Indian River School District. Confirm school assignments with the district for any specific address.

The Reserves has one homeowners association for the whole community.
What the fees cover: front, side and rear lawn care, snow removal in the common areas, road maintenance, and the clubhouse, pool, fitness center and other amenities.
Recent figures: September 2026 listings show a fee of about $215 a month, billed twice a year.
At settlement: any one-time contribution to the association is shown on the resale certificate.
Fees change. We will get the current figures for any home you are considering.

The practical details of owning here.
Lots: quarter to third acre, many backing to the ponds or to open space.
Maintenance: the association cuts the lawns. The owner handles the house itself, including the roof and siding.
Fuel: a home listed in September 2026 has a propane cooktop and a gas fireplace. Confirm the utilities for the specific home.
Rules: the association has rules on exterior changes. Confirm pet and rental rules for the specific home.
Ask us for the association documents before you write an offer.

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, with Sussex County and with the Town of Ocean View before you rely on it.
The state picture: Delaware has no state sales tax, no estate tax and no inheritance tax, and Social Security is not taxed.
The local picture: every home pays county and school tax. Whether a home also pays a Town of Ocean View tax depends on whether it is inside town limits, and we confirm that from the county record for each home. Sussex County reassessed every property recently, so older tax figures on a listing may not reflect what you will pay.
Call 302-549-5164 and we will pull the recorded figures for the specific home you are considering.