Sussex West

Sussex West has both resale homes and newer homes placed on lots by the community's sales office.
Home types: multisection manufactured homes, one level, most with three bedrooms and two baths. Many have a one car garage, and some newer homes have a two car garage.
Size: September 2026 listings run from about 1,240 to 2,050 square feet, with most between 1,600 and 1,850.
Age: homes on the market in 2026 were built from about 2000 to 2025. Builders on recent listings include Ritz-Craft.
Recent prices: September 2026 listings run from about $132,000 for a two bedroom home to about $360,000 for a 2024 home with a two car garage. Most are between $170,000 and $290,000.
What the price buys: the price of a home here does not include the land. Read it next to the monthly lot rent, not next to a house on its own lot.
The exact size, age and garage of any home is on its listing, and we will pull it for you.

The main amenities are at the Manor House, a clubhouse and office that Sussex West shares with Sussex East next door.
Pool: a heated indoor pool at the Manor House. A 2026 listing describes it as saltwater.
Clubhouse: a clubhouse that can also be reserved for private use.
Outside: a pickleball court, bocce, shuffleboard and horseshoes.
Pets and storage: a fenced dog park, and RV storage on site.
The trail: the Georgetown-Lewes Trail, a paved walking and cycling path, runs near the community toward Lewes and Cape Henlopen State Park.

Sussex West is a land-lease community. That is the single most important thing to understand before you buy here.
What you own: the home itself. A manufactured home on a leased lot in Delaware is titled through the Division of Motor Vehicles, much like a vehicle, not recorded by deed.
What you rent: the lot under the home. The land stays with the community owner, and you sign a lot lease with them. A home listing shows the lot rent separately from the price.
The monthly lot rent: 2026 listings show lot rent from about $880 to about $1,116 a month, depending on the lot. The rent includes snow removal. A June 2026 listing says it also includes recycling, and that the owner pays electric, water, sewer, gas and trash. A small Delaware relocation trust fund fee is also collected with the rent.
Financing: many lenders treat a home on a leased lot as personal property, so chattel loans are common and the rates and terms differ from a regular mortgage. Ask your lender what they offer for a home in a land-lease community.
Rent increases: Delaware's manufactured home community law, Title 25, Chapter 70 of the Delaware Code, the Manufactured Homes and Manufactured Home Communities Act, governs lot rent. It allows one increase a year with 90 to 120 days written notice, ties most increases to an inflation formula, and gives owners a path to arbitration on larger ones. The Delaware Manufactured Home Relocation Authority runs the relocation trust fund, and the Manufactured Housing Ombudsperson at the Delaware Department of Justice answers questions about the law.
When you sell: the home is sold on its lot, and the buyer applies to the community for a new lot lease. The seller needs a letter from Sussex County showing no taxes are owed on the home before the title can transfer.
We will get the current lot rent, the lease and the community rules for any home you are considering before you commit.

Sussex West has a Lewes mailing address and sits outside the City of Lewes limits, in unincorporated Sussex County, on Route 9 west of Five Points.
Health care: Beebe Healthcare's main hospital is on Savannah Road in Lewes, a few miles east, and Beebe's Specialty Surgical Hospital is off Route 24.
Beaches: Lewes Beach is about five to six miles away, and Cape Henlopen State Park is just past it.
Everyday errands: Giant at Lighthouse Plaza on Route 1 and the Tanger Outlets along Route 1 are a short drive east.
Schools: Cape Henlopen School District. Confirm school assignments with the district for any specific address.

There is no homeowners association fee in the usual sense. The community owner, RHP Properties, runs Sussex West, and the monthly lot rent takes the place of an HOA fee.
Who manages it: an on-site community manager and maintenance staff at the Manor House.
What the lot rent covers: the land, the amenities and the common areas. Snow removal is included, and a June 2026 listing says recycling is too. What else is included can change, so read the current lease.
Recent figures: 2026 listings show lot rent from about $880 to about $1,116 a month.
The rules: the community has written rules on the homes, the lots, parking and pets that come with the lease.
Lot rent changes. We will get the current figure for any home you are considering.

The practical details of owning here.
Utilities: public water and sewer, with natural gas available and underground utilities. Listings show the owner pays electric, water, sewer, gas and trash.
Parking: a driveway on each lot, and many homes have an attached garage.
Lawn and home: the owner takes care of the home and, on recent listings, the lawn.
Internet and TV: cable service is available.
Pets: pets are allowed with restrictions. Confirm the rules for the specific home.
Ask us for the lease and the community rules 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 Delaware Division of Motor Vehicles 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: Sussex West is outside the City of Lewes limits, so there is no city tax. The owner of a manufactured home pays Sussex County and school tax on the home. The land belongs to the community owner, so the lot is not on your tax bill.
At sale: because the home is titled through the Division of Motor Vehicles and not sold by deed, the transfer charges at settlement are figured differently from a house on its own land. Ask the settlement agent for the exact figure.
Help programs: Sussex County has property and school tax assistance programs for owners who qualify by age, income or disability.
Call 302-549-5164 and we will pull the recorded figures for the specific home you are considering.