Tax Deferred Exchanges of Investment and Business Real Estate 10-34 Tax Deferred Exchanges

By
Jody Hudson
Copyright 2001-2008

The Primary Residence taxation, the Residential Replacement Rollover, Sec. 1034 exception is gone. Previous capital losses still apply, if the property is held as investment property and sold at a loss and that loss can be carried over for up to 7 years. For those over age 55 the primary residence or residential sale exclusion of taxation is gone. Tax deferred exchanges remain a viable way of deferring taxation on investment real estate.

It is required to analyze and pre plan prior to transaction. That analysis must be done by an updated tax deferred exchange professional such as those we have on retainer. Not only do you need a tax attorney, but a real estate attorney, and an expert attorney working with them that is aspecialist in only tax consequences; especially those of tax deferred real estate transactions. There must be proper forms and written documents before the transaction is done. This requires planning and a review of limitations as well as a formal and professional critique of assumptions and decisions.

Most Realtors, Attorneys and CPAs do not have sufficient expertise to guide you in a legitimate and defensible tax deferred exchange. The key here is defensible, as the IRS will usually audit the tax deferred transaction and if it’s done correctly so that it is easily defensible you will sail right through the audit for little or no money. Your personal tax profile and that of your other business and family identities must be factored in the decisions. It may be necessary to legally refigure, adjust, and compartmentalize your purchase or sale - and document that appropriately, BEFORE you begin to put any part of the transaction in writing. Planning is legally done BEFORE and if it is done after the transaction you can be liable for fraud. The IRSdoes not take kindly to fraud especially regarding real estate.

For instance you must know your straight line depreciation factor; for investment property that is currently 39 years. For instance: Any depreciation taken during the ownership of the property will be picked up in a recapture tax upon the sale of the property.

Federal and State taxations must be combined properly, according to numerous factors that must be researched by your team of advisors. Since the total taxation on the gain is approximately 35% of the gain plus the recapture tax - your fees to professionals can be well worth it to you if they better your tax situation. The tax deferred technique can defer till later or eliminate your tax payment and consequence. Of course the only real and usual way to eliminate the tax is to die.There are ways to defer the tax however until that death. Tax deferred strategies are sometimescalled alternative strategies or alternative tax deferment strategies.

Note: if you are speaking with anyone and they speak of TAX FREE EXCHANGE or TAX FREE SALE of your property, they are not well informed and thus you should be wary of any other advice they give you. There is, effectively, no such thing as a tax free sale or tax free exchange of real estate.

Exchanging is an effective tax planning tool. Large potential tax liability can therefore be deferred. And, there are savvy investors who have deferred taxation on millions of dollars of properties for decades and thus given themselves many millions of dollars of additional investment money with which to leverage their wealth.

Like kind exchange can now be defined as: any kind of real estate in exchange for any other kind of real estate.

To read the rest of this article, click here.

List Your Property CORRECTLY & Make More Money!

By
Jody Hudson
Copyright 2002-2008

Selling Real Estate is an ART not mathematical rocket science. There are no rules, no absolutes, no equations to determine an exact price in most cases, and no way to determine the time needed to sell the property, or where to find the buyer. There are however lots of tips and techniques that can be used, by someone who understands the business, to sell your property. Sure there are things we call RULES such as the maxim that value is determined by location - location - location. But there is no science.

When you decide to sell your property you want the most money you can get for it; so do we. We get paid based on the sales price; but neither of us gets paid if it doesn’t sell. And, if it doesn’t sell both of us lose money. You lose money by paying a mortgage too long or by having the property require more repairs as it physically depreciates. All property except raw land does depreciate unless you spend time and money to keep it up.

Very few people accept what the Realtor knows is true about the actual value of the property; let’s be honest; we’ve not had one person take our word for value in decades. Even my own family, all of whom are professionals in various factions of the Real Estate industry, are willing to sell a property for what it’s really worth. We all want just a little, or a lot more than the market allows. We can push the values up, up, up, with aggressive marketing and salesmanship - that is what we do - we push, market, advertise and sell to get the value and selling price of your property UP to more than what it would sell for without us. That is what we get paid for.

However, that doesn’t mean that we can ordinarily take a $30,000 property and sell it for $100,000 or a million dollars; although we are expected to be able to do almost that at times. If a property is going to be listed above the market value it will take better marketing, a longer time to market it, and it will have to be showcased to its maximum potential. The showcasing is the responsibility and cost of the seller, the rest is our responsibility and cost.

Usually the FIRST FACTOR in a buyer’s equation, as far as which property to look at, is based on price. Second is the buyer’s perception of the relative value of the property; which they gain from the Web sites and from printed pictures and from driving by the property. They could care less that you WANT to sell your property for. The buyer wants to buy it for less than market value not more. and if your property is obviously priced above the market, nothing we can do will get it shown or sold. Herein lays the difficulty of our profession.

Yes, we can ask any amount of money for your property. You can direct us to ask any amount that you want to ask; however it is the purchaser that determines how much the property will sell for, not us, not you. That being said, there are things you can do to increase the price and perceived value of the property. You can dress up the property to place it in its most attractive light.

We can do a lot to get maximum price as well. We can market the property to expose it to thousands of people and hundreds of other Realtors; we always do that and we do that well, far better than most. We have hundreds and thousands of people and out of town Realtors who are coming hourly to our web sites just for real estate. We put your property on the Multiple Listing Service also, just like most other Realtors, to expose it instantly to all other Realtors in our area. The difference is that we carefully write the copy for the Multilist and we carefully enter your property in all the possible ways it can be entered to make it easier for others to find your property. We do this far better than most others do, far better! We go out of our way to help all the other Realtors find your property and sell it for you in addition to ourselves.

We have signs to capture the dozens of people looking for property in the exact location as yours, who may be riding by. We contact all the neighbors, at their home address (wherever that may be) so that they can invite friends and family to purchase something in the neighborhood where they love and have purchased. Signs are valuable but we do all the rest as well. Print ads are the least effective form of advertising these days; but that is another article, look for it soon. Our thousands of informative post cards that are sent out each month are a major factor in getting people to know about your property and it of course gives them our web site address where they can see your property showcased to maximum advantage.

Let’s get back to the point. Pricing a property correctly will make more money for you.

Your Realtor should bring you a Comparative Market Analysis which will show you how much other properties have gone for in your nearby areas that are in some ways similar to yours. We all know you want than that amount and in your position so do we. The way you make more money is to price it to sell in 30 to 60 days. If your property sells in less than thirty days, it is possibly priced to low. If it sells in more than four months, it is possibly priced too high or does not look like it’s worth the asking price from the prospective purchaser’s point of view.

One of the worst problems in pricing a property too high or not having it on the Multilist properly is that it does not attract other Realtors to bring their clients to buy your property. Property pricing, done sensibly, does result in a faster sale. Property pricing, done properly, does result in more interested calls and thus gives us more of a chance to talk up the property and get someone out to see it. Pricing a property too high makes the property boring to other Realtors and to the market in general. Most buyers ask how long a property has been on the market as they know that is a direct gauge of how well it’s priced. Typically properties, especially homes that are priced most correctly to begin with — sell for more than those that are priced too high to begin with.

There are several reasons a seller prices a property too high. The primary reason is that the Realtor takes the direction of the seller after advising them correctly and prices the property higher than it should be. We are supposed to do that. We are supposed to price a property exactly
the way the seller tells us to after we advise them. The second reason is that the Realtor prices the property too high in order to not lose the listing to another Realtor who will take it at the higher price the seller hopes to get. We also have some real estate agents who will do what is known as “buying the listing” by pricing the property too high on purpose so that no other real estate agent will be considered competitive by the seller. Whenever you see a Realtor with most of the signs in an area where there is a very competitive market place you should check to see if they customarily price their listings way too high. If the signs stay up for more than a few months, the prices are too high for the current market.

Another reason for pricing a property too high is that the seller wants room to negotiate. The purchaser will always be willing to negotiate. down, but if the price it more than 5% above market value most buyers will just pass you by and never make an offer.

Most of the action on your property will ordinarily occur in the first few days or weeks of placing it on the market. There is a pool of prospective purchasers who is waiting for a properly priced property just like yours. If yours is priced to high, they will just keep on looking and we’ll not find out who they are or that they are even looking. These buyers have seen most or all of the properties in the market in your price range and general location. They know values to within a couple of percent and they are looking for properties under-listed not over-listed in price. They will not even take a look at an overpriced home.

Sometimes a price reduction will still fail to attract interest as the property is no longer fresh on the market. Realtors especially are hard to attract to your property, with the buyers they have who have been looking for a property just like yours. Those Realtors know the buyers they have are very savvy regarding prices and values and they don’t dare call them on an overprice property and lose the delicate allegiance of the prospective purchaser.

Overpriced properties do one thing very well. They help the other, more correctly priced properties in an area to sell more quickly - while the overpriced one languishes. It is our duty, the duty of any Realtor, to provide you with a comparative market analysis - which is a comparison of recent homes in your area that are sold, still on the market and have been taken off the market, along with the times they spent on the market. There is no exact price and no exact formula. Every property is worth exactly what a buyer will pay for it. Thus, the market place determines the value. The seller determines the asking price with the advice and help of the Realtor. If the asking price and the market value are equal - the property is SOLD.

Realtors have no control over the market, only the marketing plan. The seller determines the asking price - don’t blame the Realtor. And, never select a Realtor based on what asking price that
Realtor is willing to put on the property.

There is a corollary here. Some Realtors charge less commission and some sellers want the Realtor that works for the least commission. Real Estate sales and marketing is extremely competitive. The best service costs more money not less and the best service takes the best agent. The best agents don’t have to work for reduced commissions. You get what you pay for there too.

For additional timely real estate information, please visit one of these websites…

My website
My collaborative website with my partner Kate Baird
My rural properties website
All these websites have information as well as contact information for myself as well as my partner Kate Baird.

Horses In My Back Yard
by Jody Hudson, with Extensive Collaboration From Chris Hudson

HORSE LOVERS: During my thirty years of selling rural land, I have frequently found that folks want some acreage so that they can own and ride horses. They LOVE horses in their own mind but have little if any of the real knowledge or experience necessary to raise one or more horses. Far too often they have knowledge based on little more than an idyllic dream and that dream based for the most part on romantic novels and movies. This article will give you some basic information which may save you and a horse some bad or even terrible experiences.

HOW MANY ACRES?: If you do want horses; a good rule of thumb in good pasture areas is 3 to 5 acres of pasture per horse, and ideally another acre or two of paddock per horse. The wise Equestrian will thus plan about 6 to 10 acres per horse they want to keep in the purchase of land. The paddocks are smaller fenced pasture areas close to the barn used for training, saddling up your horse or getting a new horse acclimated to his new home.

The risk of injury to animals increases where horses are overcrowded, and competition for food, water and space may lead to fighting. You must provide an adequate number of paddocks or yards to permit incompatible animals to be segregated. The number of horses and their grouping in each paddock or yard must be appropriate for their compatibility and for the ground conditions, taking into account the climatic conditions pertaining at the time.

You also need room for the house, barn, hay storage, tack building and a loafing shed for them to get under when the weather is not quite acceptable to them. In any yard or shelter, each horse must have adequate room to lie down, stand up and turn around. There should be a clean, dry area for the horse to lie down, the surface of which protects the horse from abrasions and capped elbows and hocks. Paddocks which expose horses to items of machinery, equipment or rubbish (especially wire) likely to cause serious injury must not be used.

FENCING: There are numerous types of fencing that are designed for horses. Board fences are deadly dangerous if not constantly maintained. The horses can break a board and end up impaled on it. Wire, especially barbed wire can entangle your horse’s leg or neck and seriously injure him or worse. There are several kinds of fences made for horse pasture. Barbed wire and narrow gauge (2.5 mm) high-tensile steel wire, because of their cutting, non-stretching and nonbreaking properties, can cause severe injury to horses. They should be avoided when constructing fences for horses, as should internal fence-stays or posts, which are a common cause of injury.

Fences should be readily visible to horses and properly maintained. The ideal fence for premises designed mainly for horses is the synthetic, strong, flexible, post-and-rail type, with rails treated or painted with nontoxic preparations. A popular alternative, which also provides a good visual barrier, is a single top rail attached to a conventional post-and-wire fence. I like the Australian Sheep Wire fence as it has a grid that is very small at the bottom and larger at the top. The small grid size at the bottom prevents the horse from stepping through the fence and getting tangled. I also like a charged electric wire just above the highly visible top rail to “convince” the horse to not lean over that top rail to get grass on the other side. Such leaning by such a strong and heavy animal is a major cause of fence breakage. There must be no sharp objects projecting inwards.

Your large animal Veterinarian or Horse feed and tack store can help you find the right fencing and an installer that knows what he’s doing. Ideally your pasture will have fence corners rounded on a large radius to prevent your horse from injury if he is cornered by another horse or is just running with exuberance and misjudges the distance to the corner. I have occasionally seen a horse on a tether chain or rope, as some people do a dog. Tethering is a practice which has a high risk of injury to horses. It is not recommended and should be used only when other forms of grazing or containment are unavailable and when close supervision of the horse can be maintained. Only placid horses and those adequately trained to accept the practice should be tethered.

To read the rest of this informative article, please click here.

Rehoboth Beach Delaware is called the Nation’s Summer Capital because we are such a common second home and entertainment location for the powerful and influential people of Washington D.C. There are few people making over $75,000 a year in the DC professions who do not frequent this area when they need privacy, space, fresh ocean air and relaxation. It’s not just summer that draws them anymore, they come year ‘round. And it’s not just Rehoboth Beach anymore, they populate Lewes, Dewey Beach, Bethany Beach, Fenwick Island and all the little towns near the Delaware Beaches.

During the past several years all real estate, especially waterfront real estate or beach real estate anywhere has been a phenomenal investment. Rehoboth area increases have been as much as 30-40% per year in the ocean block for the last few years! Part of this surge was just a catch-up from nearly a decade of relatively flat appreciation rates.

While Washington D.C., along with numerous other cities has seen price increases in real estate of 15-30% per year over the last few years. While the rest of the country has little if any appreciation in real estate values this year DC has remained hot, though not as hot as last year. Most areas of our country have had no appreciation in prices on average for this year – except for small portions of some metropolitan areas.

The entire economy has cooled way down. Globally, real estate is not expected to do very well over the next few years. In addition to residential real estate being hard hit — retail, commercial and industrial real estate has been mostly languishing, unsold even at lower prices and even with commercial mortgage rates of half what they were a few years ago.

This Delaware Resort area and Washington D.C. are predictably different from anywhere else. DC is where people flock when any national emergency or military expansion is underway. We are seeing unprecedented buildups in military, government and private sectors as a result of our instant reaction to the attacks and the nearly immediate national decision to mount a world wide high-tech war against the terrorists and their allies. This Delaware Beach area is a part time bedroom, escape, business-meeting and bar community for the Washingtonian influential and powerful elite. Here they can get away and plan in private for what must be done!

The Wall Street Journal posted an interesting article “Where Housing is Headed in Wake of Attacks” on 09/21/2001 by June Fletcher and Danielle Reed regarding the future of real estate –after the attacks. Before the attacks Real Estate sales were the major factor keeping the rest of the economy from plummeting more terribly than it has. The attacks have badly shocked the world real estate market. The residential, commercial, industrial and even the government acquisition of property in the major cities has lagged or stopped almost everywhere. No one knows how long this will last of course.

Since the New York, D. C. Pentagon, and Pennsylvania attacks on the World Trade Center, The Pentagon and the attempts on The White House; we have reason to review many things. General real estate markets world wide have been drastically affected since the war began — and the war may last a long time. Part if not most of the instant real estate market change was due to the banking industry which was one of the most severely affected of all US business. Many of the offices in New York that were destroyed were central banking centers from around the world. We are beginning to recover from the banking difficulties now. In fact our in-house mortgage broker Prosperity Mortgage which uses Wells Fargo funding is up and running full speed, no problems. We have the lowest residential mortgage rates in 40 years right now. But full technical recovery of the banking industry will take a while.

The real estate market of Washington DC, our feeder community, remains strongest in the nation. According to Case, Shiller and Weiss known as CSW; and claimed by the New York Times to be the leading residential real estate analysts in the world; we are heading deeper into a declining real estate market for this country and others, the exception being Washington D.C. CSW is predicting DC to appreciate and to increase in appreciation more than previously predicted. This prediction, of course, includes the residential areas around Metropolitan Washington D.C. such as Northern Virginia, Maryland and to a lesser degree parts of Delaware and Pennsylvania. The bedrooms for those who run our national capital reach out a hundred miles from the center of town. CSW is not predicting the 20% annual real estate property value increases of the last few years but they are predicting a 4.2 % annual increase for the DC related area now instead of the 3.8 % increase they predicted before the horrors and attacks of 9-11. They are predicting downturns in values elsewhere and deeper downturns than before in all the other major markets.

CSW acknowledges that tourism to DC will be hurt some by the attacks. Personally I know that Crystal City has increased traffic of late by sightseers who have recently come to DC and want to view the destruction of part of the Pentagon. Additionally, room rentals are only slightly hurt in the Washington D. C. area as tourists normally in DC for the fall events have been partially replaced by consultants and visiting dignitaries. Along with the upgraded appreciation predictions for the DC area real estate market CSW has farther downgraded it’s prediction for appreciation rates in Atlanta, Boston, Chicago, Cleveland, Denver, Detroit, Los Angeles, Miami, Minneapolis, Nashville, New York, Orlando, Philadelphia, Phoenix, Portland, San Diego, San Francisco, and Seattle.
Here are my personal predictions, based on over thirty years of selling property here in the Delaware resort areas. I also maintain an almost daily connection to the goings on of the DC real estate markets. Washington DC will experience an influx of highly paid professionals for the defense and research industries as well as computer security, personal security and warfare related services.

There will also be a terrific increase in any and all Internet related firms that service the staff of our government and government contractors who will fight the new war. Much of this war will be fought with keyboard, mouse and joystick. These new hi-tech workers and the ones already involved will be under increased stress and accepting increased pay over the next few years as we fight a high-tech war against terrorism. These same factors and more will give increased reasons and funds for more people to visit our beach areas. As always some of these visitors will decide to purchase here. The visitors and new buyers bring others with them and more of these visits are business related now.

Washington DC firms and companies that are financially related to these firms will rapidly be adding highly paid staff and subcontractors. This will require a huge increase in every kind of service industry as well as all the hospitality industry relatives. The more highly paid and more highly stressed war related workers will predictably seek vacation time, relaxation time and close by meeting sites in Rehoboth, Dewey, Bethany, Fenwick and Lewes just as they always have. More and more of these highly paid folks will also need to visit us more often, for longer periods, and increasingly throughout the year for myriad reasons. Many of them will move here and begin to work here from phones, fax, laptops and home computers. We are seeing it happen already. We, as a result, will need to have more and more of our resort infrastructure and more of our businesses open, year ‘round. We will need to employ more and better trained people in every area here and they too will need housing and services. We are growing!

We will see an every increasing growth rate for those who telecommute from here at the beach – part or full time. Already Kate and I see a large percentage of our prospective customers and buyers that are now or soon will be working from home. Those who spend long weekends here in the beach area with a laptop and cell phone to handle professional responsibilities are an ever increasing group. Kate and I work from home most of the time. Our waterfront neighbor is a mortgage broker and is often on her balcony with her laptop and phones doing business. Kate often does a full day’s work out at the end of our pier. We are home workers and every month more of our customers are as well. Several of our recent purchasers work at home full or part time.

As a result of all these property appreciating factors; I wonder if our Delaware Beach Area and Rehoboth Beach real estate will actually outstrip the appreciation of DC real estate once again.

By Jody Hudson
Copyright 2001-2008

For more articles and essays, please click here or here.

Real Estate can be a great investment with unusual appreciation. We have just completed two or three years of 20% - %40 per year appreciation in some of the beach areas. We are still having great appreciation, perhaps as much as 20% in some areas. But, it is not as extensive nor as much as it was. Real Estate as an investment can be fairly good over the long term; it has been in this area. However, there can be long periods when it does not go up in value much, if at all. In our area here, the appreciation on residential real estate as an investment was flat from 1987 to 1998 in most areas. In some areas, for instance 10 miles away from the beaches, some real estate actually went down in value by as much as 60% from 1990 to 1999. Another problem with real estate is that it is not liquid, that is, it is not easy to convert to cash, like stocks, bonds, and savings accounts are. Real estate is particularly non-liquid during a downturn in our markets. You will not likely hear this anywhere else, especially from other Realtors, but real estate is not a great investment, it is usually a good investment but not always, and not all the time.  There has been an exception from about 1998 or 1999 to present, it is Sept. 2004 as I write this.  Since 1999 or a little before, we have experienced an annual rate of appreciation in the Delaware Beach areas of 20%, 25%, 30% and sometimes more, PER YEAR!  This is phenomenal and there is getting to be the idea that this will continue forever!  I think it may continue for several more years, at a rate closer to 15% per year… but that is just a very informed opinion.  The reason is that rates seem to be, being KEPT low, for various national reasons.  And, the Baby Boomers are retiring - many of them know that Delaware is perhaps the best place in the world to retire, because of low taxes and great quality of life.

Too many people buy real estate as an investment and forget that there are other reasons to buy. I suggest that you will be much happier if you purchase real estate for lifestyle rather than as an investment, when it comes to your place of residence or your second home which should be almost entirely about lifestyle. After all, a second home should be a place to enjoy a lifestyle that allows you to relax and wind down from the rest of life.

If you live a very public life, one where people are always seeking you out, where you are always in the light of public scrutiny and often in the press for instance. If your normal life is one where you must always been on your best behavior and always crafting each word and action for it’s best value – then perhaps a private place, away from others, a place where you don’t know your neighbors, is just right for you. For instance Hunter’s Point is a place where each home is so private that in most cases you could be a nudist, have the drapes open and none of your neighbors would ever know.

To read the rest of this article, please visit my website.

How Much Home Can You Afford In Today’s Market?
Copyright ©2001-2008 Jody Hudson
If you haven’t figured your credit worthiness and borrowing power lately, you might be surprised at how much home you can afford to buy in today’s market! Mortgage Lenders are very optimistic about the future of the real estate market in Sussex County and as a result they are willing to loan more on properties than you might expect! And, lenders are making loans at rates not seen since the late 1960s.

We will be most willing to align you with one of our favored lenders for a private and complete analysis of your borrowing power. There are many different mortgage programs available to you — some that you may not have heard of or even imagined before. Now is a great time to take a look at what’s available to you! Every day we help buyers find and finance their next dream home. We can help you, too — if you call us.

To read the rest of this article, click here.

Cheap, Bargain, Real Estate; Good Deals, Below Market, Low Priced properties are available if you know how to buy them.

By Jody Hudson
Copyright 2002-2008

Cheap Bargain Real Estate, Good Deals, Below Market, Low Priced and Less Expensive; homes, lots, land, businesses, and condominiums are everywhere and easy to find. Here is how to find and buy them from us or anyone, anywhere.

This article is about: How to find and buy a Bargain, A Good Deal, in real estate; that is; how to get it real cheap!  :)  Yes, there are ways! 

Nearly every call or e-mail that I get is asking me to find the buyer a bargain. We all feel that way when we are buying as well. All of us want a good deal. We all want to get cheap real estate. And we can all do it.

There is a bit of a challenge however. Every single buyer that I’ve ever had in my thirty two years of selling real estate has wanted to sell the property they have for more than it is worth. Herein lays our challenge as Realtors — and of course for you as purchasers.

To get those HOT deals in real estate there are at least three things you must do:

1. First of all as a buyer you must be willing to act faster than any other buyer.

2. Second you must be able to know a bargain when you see one.

3. Third you must BUY it. That is write a deposit check and write a contract that will win over the other contracts that may be presented at about the same time as yours. Sounds simple, but only about one buyer in each ten year period is willing to do these three things in order to get the cheap property they have asked us to find for them.

Visit my website to learn more.

Click here to be redirected to the Delaware Beach Board’s February calendar of events. 

Even though it’s the dead of winter, there is still a lot to do in southern Delaware.  For example, this weekend is Mardi Gras weekend, and there will be celebrations at several Rehoboth Beach restaurants.  And Saturday late afternoon/early evening, there will be a Mardi Gras gumbo cookoff at several restaurants, where you can vote for the winner ! 

There is a myriad of things to do.  Please click here to have a look-see at what’s going on.

…of banner photos.  This one was taken on the boardwalk at Rehoboth Beach, Delaware in the spring of 2003, on one of the better weather trips we have made on a spring trip (we, of course, made two summer trips, when the weather was fantastic).

So, what does one do on a winter’s day in a beach town ? 

Don’t think that, just because it’s the offseason, there’s nothing to do.  First of all, you can visit these websites’ calendars of events…

The Cape Gazette
Rehoboth Beach’s Main Street Association
Southern Delaware Tourism Website
The official website of the Rehoboth Beach-Dewey Beach Chamber of Commerce
http://www.rehoboth.com
Dewey Beach Happenings
DNREC Website
Go shopping at the Outlets.
University of Delaware Blue Hen Men’s Basketball
University of Delaware Women’s Basketball
University of Delaware Hockey