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DelawareSmall state, three counties, and a closing process that is more formal than most of its neighbors. We lend across all of Delaware from our Southampton, Pennsylvania office, about forty minutes from Wilmington.
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Delaware is an attorney-closing state. A Delaware-licensed attorney conducts the settlement and handles the title work, so the attorney is chosen early and is part of the timeline from the start, not a formality at the end. It is one more party to coordinate, and we build it into the schedule from the day the contract is signed.
Property taxes are billed by the county and, in most places, separately by the school district, and Delaware has no sales tax, which is part of why its real estate transfer tax is comparatively high.
Delaware's realty transfer tax is among the highest in the region and is customarily split between buyer and seller, although the agreement of sale controls. Qualifying first-time buyers get a partial exemption on the state portion, which is a real number on a first purchase; we confirm eligibility and the current rate for the property's county and municipality before you sign.
For 2026 the FHFA baseline conforming limit for a one-unit property is $832,750. Loans above the applicable county limit are jumbo, with tighter reserve and credit requirements. No Delaware county carries a high-cost limit; the baseline applies statewide.
FHA limits are set separately by HUD for each county or city. We check both against the jurisdiction where the property sits before quoting anything.
We are not currently a participating lender for DSHA's bond and down payment assistance programs. What we do offer Delaware buyers: conventional loans with as little as 3% down for qualifying first-time buyers, FHA at 3.5% down, VA with $0 down for eligible service members and veterans (Dover Air Force Base is a large part of Kent County's market), USDA $0-down financing across the rural stretches of Kent and Sussex counties, and jumbo, renovation, and investor programs. If a DSHA program is the right fit for you, we will say so and point you to it.
Sussex County beach towns bring their own questions: second-home versus investment occupancy, flood zones and flood insurance, condo project approval, and short-term-rental income that lenders treat differently from a long-term lease. Tell us how you plan to use the property before we quote, not after.
New Castle County, from Wilmington down through Newark and Middletown, is where most of our Delaware files are. Kent County around Dover and the Sussex County beaches are the other two markets, and both have their own closing and insurance quirks.
Programs, limits, and closing customs change. Confirm current figures for your county or city before relying on anything here.
Yes. Delaware requires a Delaware-licensed attorney to conduct real estate settlements. The attorney handles title and closing, and is part of the transaction timeline from contract to closing.
Not at this time. We offer conventional, FHA, VA, USDA, jumbo, renovation, and investor financing in Delaware. If a DSHA program is the better fit for your situation, we will tell you.
All three Delaware counties use the FHFA baseline conforming limit for 2026. Loans above it are jumbo. FHA limits are set separately by HUD and can differ by county.
Reviewed by Steve Umansky, Sr. Branch Manager, NMLS #61764, licensed in Delaware, at Stellar Mortgage Corporation, NMLS #2190975. Verify any license at NMLS Consumer Access.
Figures reflect published program parameters and are subject to change. Loan limits, transfer tax rates, and agency limits are set by third parties and revised periodically. Nothing here is a commitment to lend.
Loan limits and closing costs are checked against the county or city where the property sits.
Three quick steps, no Social Security number. Steve calls you back, usually the same business day.
Ready to see what you qualify for?
