The Village of Cinderberry

Independent Assessment

The Village of Cinderberry is confirmed as a genuine, well-established, age-restricted 55+ condominium community with reasonably strong multi-source agreement on its 170-home count, 2003 construction start, and entry-tier low-$200s starting pricing. The community is governed by recorded HOA Declaration Plan and POA Declaration of Covenants, Conditions & Restrictions documents dated 2003, which secondary sources describe as defining age-restriction rules for the community, though that recorded declaration itself was not independently reviewed. The reported $4,680/year HOA fee (as of June 2025) is a relatively high annual figure for a community of this price tier and should be confirmed directly.

Who May Find This Community Appealing

Budget-conscious buyers wanting one of Sussex County's most affordable entry points into a legitimately established 55+ community — condo/duplex-style pricing starting in the low $200s — are the clearest fit for the Village of Cinderberry. Its indoor heated saltwater pool is also a distinguishing amenity for buyers who want year-round swimming access regardless of season.

Homes, Builders & Development History

The Village of Cinderberry began construction in 2003 and reached its full complement of 170 homes, combining attached residences (duplexes joined at the garage, offered in two- and three-bedroom configurations) and detached single-family homes, ranging from approximately 1,458 to 1,670 square feet. The community's original developer or builder could not be independently verified.

Current Pricing & Market Positioning

The Village of Cinderberry's selling prices are reported to start in the low $200s, positioning it as an affordable entry point into a confirmed, age-restricted 55+ community — notably below Heritage Shores, Independence, and the premium waterfront communities in Lewes. Buyers should request current closed comparables from a local agent.

New Construction vs. Resale Considerations

The Village of Cinderberry has been fully built out for over two decades, so all current purchases are resale. Buyers should request the HOA's current financials, reserve study, and governing-document package (including the 2003 Declaration Plan and Declaration of Covenants, Conditions & Restrictions), along with a full independent inspection, before purchasing.

Taxes, Insurance & Special Assessments

Homes at the Village of Cinderberry are conventionally deeded condominium/attached and detached properties subject to Sussex County property tax administration; Delaware has no state or local sales tax and offers favorable state tax treatment of retirement income. Buyers should confirm current property tax figures directly with the Sussex County Assessment Office.

Community Layout & Lifestyle

The Village of Cinderberry offers a compact, maintenance-free 55+ lifestyle centered on its 7,000-square-foot community center, with an unusual (for this price tier) heated indoor saltwater pool giving residents year-round swimming access. All exterior maintenance, lawn care, landscaping, and snow removal are included with home ownership, supporting a genuinely low-upkeep living arrangement.

Shopping, Healthcare & Airport Access

The Village of Cinderberry is located at 19 Cinder Way, at the intersection of Route 113 and Route 9, just outside the Town of Georgetown — the Sussex County seat — giving residents convenient access to county government services, shopping, and Route 113's north-south corridor.

Age Qualification & Material Ownership Restrictions

The Village of Cinderberry is described across multiple sources as an 'over 55 active adult condominium community,' governed by a recorded 2003 HOA Declaration Plan and POA Declaration of Covenants, Conditions & Restrictions that secondary sources describe as defining the community's age-restriction rules. Buyers should confirm the current exact age-restriction language and age-verification procedure directly with the HOA, as that recorded declaration was not independently reviewed. Delaware's age-restricted-housing framework appears to rely on the standard federal HOPA 80/20 occupancy rule with no identified state-specific wrinkle, though this has not been verified against a primary legal source.

Tradeoffs & Limitations

The exact current age-restriction language and enforcement procedure should be confirmed directly with the HOA before purchasing, since the Village of Cinderberry's own recorded 2003 declaration documents were not independently reviewed. The reported $4,680/year HOA fee is a meaningful ongoing cost relative to the community's entry-tier home pricing; buyers should confirm this figure and its full coverage. Given construction dates back to 2003, buyers should also budget for a full independent inspection reflecting the community's now more-than-two-decade age.

Comparison With Nearby Communities

Within Georgetown, the Village of Cinderberry is the county seat's most affordable confirmed 55+ community, well below the newer, higher-priced Liberty West (K. Hovnanian, homes averaging around $434,577) in price point. Its construction began in 2003.

Current Listings

A connected local agent can provide current available resale inventory, recent closed comparables, and current HOA fee details at the Village of Cinderberry.

How many homes are in the Village of Cinderberry?

170 homes total, combining attached duplex-style units and detached single-family homes, built starting in 2003.

What is the price range at the Village of Cinderberry?

Selling prices are reported to start in the low $200s, an affordable 55+ entry point.

What is the HOA/condo fee at the Village of Cinderberry?

Reported at $4,680 per year (roughly $390/month) as of June 2025. Confirm the current exact figure directly with the HOA.

Does the Village of Cinderberry have an indoor pool?

Yes, a heated indoor saltwater pool is part of its 7,000-square-foot community center, offering year-round swimming.