Five-year reserve planning My HOA Budget

Bethany Beach, Delaware mixed HOA

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Sea Colony

Sea Colony is a mixed HOA in Bethany Beach, Delaware. This profile tracks 2200 units, built in 1971, managed by Carl M. Freeman Companies, reserve study status not yet verified, along with amenities, reserve questions...

mixed Public records Reserve health: No study on record Browse Bethany Beach communities Delaware reserve laws

Profile 56% complete — board members can fill in the rest

HOA dues, reserve study, and community facts

Units 2200
Year built 1971
Monthly dues —
Reserve health Check my risk
Management Carl M. Freeman Companies
Active listings 18
Median sale price $550K

Amenities

PoolTennisGymBeach accessPlaygroundGated

Board and management

No board listed — who's managing your dues?

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Reserve study and funding

Sea Colony has no reserve study on record. Without one, there's no way to know if dues cover what's coming.

Check what's missing

5-year outlook

Will you get hit with a special assessment?

Special assessments can run into thousands per unit when major work outruns reserves. We model that risk for Sea Colony based on reserve health, building age, and Delaware requirements — so you see it coming before the board votes.

Special assessment risk Planned dues increases Reserve shortfall forecast
I am a...

Values used: scaled defaults where community data is unknown — starting reserve (scaled from unit count at $15k/unit); annual revenue (scaled from unit count at $5k/unit/yr); annual opex (scaled from revenue at 84%).

Try it on a typical condo

A mid-size urban condo, five years out

Starting reserve $1.5M · $500K/yr dues revenue · $420K/yr operating expenses · $1.5M of reserve-study capital work over five years. Switch on the levers your board actually controls and watch where the reserve lands.

5-year ending reserve$43.27MPlan is healthy
$0HEALTHY TARGET · $1.0M202620272028202920302031$43.3M
Annual dues increase+5% compounding · $11.00M/yr → $14.04M/yr by 2031
5%
Operating expense growth+4% YoY · insurance, vendors, utilities · $9.24M/yr → $11.24M/yr by 2031
4%
Board member next stepTurn this scenario into a board-ready next step.

Send the reserve-planning context and keep the follow-up focused on board decisions.

Plan our next five years

About Sea Colony

Sea Colony is a 2,200+ unit oceanfront community in Bethany Beach, Delaware, founded in 1971. The development spans Sea Colony East (9 oceanfront high-rise towers) and Sea Colony West (21 phases of condos, townhomes, and single-family homes). Managed by Carl M. Freeman Companies, it’s one of Delaware’s largest and most established beach communities, celebrating 50+ years.

What we know

  • Property type: Mixed
  • Units: 2,200
  • Year built: 1971
  • Address: 33298 Coastal Hwy, Bethany Beach, DE 19930
  • Website: seacolony.com
  • Management company: Carl M. Freeman Companies
  • Active listings: 18
  • Median sale price: $550K
  • Amenities: Pool, tennis, gym, beach access, playground, gated

Reserve health

Reserve health hasn’t been verified for Sea Colony yet. Before you approve a budget, pay a special assessment, or close on a unit here, Delaware law defines exactly what reserve records a mixed-use community must keep and what owners can request — see Delaware condo reserve funding rules.

No reserve study or funding data has been verified for this community.

What’s still missing

To build a complete picture of this community, we’d need:

  • Reserve study date and reserve balance
  • Reserve funding percentage
  • Current monthly dues range
  • Board roster
  • Assessment history

For board members

If you serve on this board, you can claim this page to add accurate information.

Delaware laws that apply here

Board meeting notice

Delaware HOA and condo board meeting notice rules, in plain language

How Delaware's Uniform Common Interest Ownership Act handles board meeting notice for all community types — a 10–60-day statutory window, mandatory quarterly meetings, open meetings after developer turnover, and a 60-day window to challenge improperly noticed actions.

Del. Code tit. 25, § 81-308A — Delaware Uniform Common Interest Ownership Act, executive board meetings Reserve funding

Delaware condo reserve funding rules, in plain language

How Delaware's Uniform Common Interest Ownership Act and legacy Unit Property Act handle condominium reserves — with minimum-percentage budget allocations, a reserve-study framework, and phase-in timelines for older communities — and what that means for a condo board, owner, or buyer.

25 Del. C. ch. 81 — Delaware Uniform Common Interest Ownership Act (§§ 81-103, 81-315, 81-324); 25 Del. C. ch. 22 — Unit Property Act (§§ 2244–2246) Reserve funding

Delaware HOA reserve funding rules, in plain language

How Delaware's Uniform Common Interest Ownership Act and legacy Unit Property Act actually handle reserves — with an explicit repair-and-replacement reserve definition, a five-year reserve-study concept, and minimum-percentage allocations for some condos — and what that means for a board, owner, or buyer.

25 Del. C. ch. 81 — Delaware Uniform Common Interest Ownership Act (subchapter III: management, including §§ 81-315 and 81-324); 25 Del. C. ch. 22 — Unit Property Act (subchapter VIII)

Is this your community?

Board members and property managers can claim this page to add photos, amenities, board roster, and reserve details. Make Sea Colony look as good online as it does in person.

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Next step

Need documents from Sea Colony?

We can help you request reserve studies, budgets, and meeting minutes. Pick the option that fits.

I own here — request documents I'm buying — request documents