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Delaware Beaches and Southern Delaware · DelawareFrom Georgetown to Milton: what changes locally, what does not, and how to find out in fifteen minutes what you actually qualify for.
Sussex County, with its county seat in Georgetown, takes in Lewes, Rehoboth Beach, Millsboro, Seaford, Bethany Beach, Georgetown and Milton. Sussex County files are handled personally by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Delaware, from our Southampton, PA office.
The 2026 baseline conforming limit is $832,750 nationally, and that is the figure that applies in Sussex County. Loans above it are jumbo, which means tighter reserves and different pricing.
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.
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. More on Delaware closing costs.
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. Official agency source: Delaware State Housing Authority (DSHA). Program guides: conventional, FHA, VA, USDA. FHA limits are set by HUD for each county or city; we check the figure for the property address before quoting.
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.
Yes. Stellar Mortgage Corporation is licensed in Delaware and lends in all 3 counties, including Sussex County. Steve Umansky, NMLS #61764, is our licensed originator for Delaware and works Delaware files from our Southampton, PA office.
For 2026 the one-unit conforming limit in Sussex County is $832,750, the FHFA baseline. Loans above that are jumbo, which brings tighter reserve and credit requirements. FHA limits are set separately by HUD and are usually lower; we check both for the property address before quoting.
Delaware's housing agency, Delaware State Housing Authority (DSHA), runs the state's bond and assistance programs. Stellar is not currently a participating lender for those, and we say so up front. What we offer Sussex County first-time buyers: conventional loans with as little as 3% down for qualifying buyers, FHA at 3.5% down, VA at $0 down for eligible service members and veterans, and USDA $0-down financing where the address qualifies. Sellers can contribute to closing costs, and gift funds from family are allowed. If an agency program is the better fit for you, we will tell you.
Once we have your application, credit, and the documents on our checklist, most buyers have a letter within one to two business days. If you have already found a home in Lewes or anywhere else in Sussex County and are writing an offer, tell us on the form and we prioritize the file.
Conforming limit shown is the 2026 FHFA figure for Sussex County. FHA limits and state agency caps are set by HUD and Delaware State Housing Authority (DSHA) and change periodically. Verify on the official source. Not a commitment to lend.
Three quick steps, about a minute. No Social Security number, no pay stubs. Steve calls you back, usually the same business day.
Ready to see what you qualify for?