Five-year reserve planning My HOA Budget

Bethany Beach, Delaware mixed HOA

Unclaimed profile

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: Unknown Browse Bethany Beach communities Delaware reserve laws

Profile 56% complete — source gaps remain

HOA dues, reserve study, and community facts

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

Amenities

PoolTennisGymBeach accessPlaygroundGated

Board and management

No board roster is listed in the cited sources.

Reserve study and funding

We do not have reserve study details on record for Sea Colony. Review the editable example below before treating any forecast as community-specific.

Review editable example

5-year outlook

What changes this five-year example?

Special assessments can run into thousands per unit when major work outruns reserves. This starts with the known numeric values listed below, then lets you change every example before relying on the result for Sea Colony.

Reserve-health labels, year built, and Delaware law summaries are not used to change the solver numbers.

Editable assessment example Adjustable dues increases Five-year reserve projection
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Known values applied: unitCount -> unit count.

Editable examples, not community facts: starting reserve: editable example scaled from unit count at $15k/unit; annual revenue: editable example scaled from unit count at $5k/unit/yr; annual operating expense: editable example scaled from annual revenue at 84%.

Local calculator

Five-year reserve projection from reviewed numbers

Start with the example, enter figures by hand, or review local files before applying values. Nothing here is uploaded or saved by MHB. This example is not a reserve study, a funding-sufficiency conclusion, or an assessment prediction.

5-year ending reserve$43.27MAbove example target

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Review documents or enter the same values by hand.

Files are read only in this browser, are not uploaded, and are not stored by MHB.

Scenario figures can be entered manually or read from local files.

Budget

Dues revenue, operating expense, and unit count.

Ready

Labeled dollar values. PDF, CSV, JSON, or text. 10 MiB max. Read locally only.

Reserve study

Starting reserve balance and scheduled capital work.

Ready

Labeled dollar values. PDF, CSV, JSON, or text. 10 MiB max. Read locally only.

Assessment history

Assessment amount and projected year.

Ready

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Enter figures manually

These whole-number fields match the document review fields. Changing them recomputes the projection immediately.

$0EXAMPLE TARGET - $1.0M202620272028202920302031$43.3M
Projection text equivalent
YearReserve balance
2026$33.00M
2027$34.79M
2028$36.62M
2029$38.36M
2030$40.63M
2031$43.27M
5%
4%

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Current ending balance$43.27M
Current lowest balance$34.79M2027
Ending deltaSave baseline

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Fields: manual entry fields; ending delta: 0; lowest delta: 0

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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

Verification note

This profile is based on the sources named in its profile footer. It has not been board-verified; confirm material facts directly with the association.

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)

Profile verification status

This profile has not been claimed or verified by the board or property manager. Treat missing details as unknown, and confirm important facts directly with the association before relying on them.

Next step

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