Bay City - the HOA at Bay City
35587 Main Street, Millsboro, DE, 19966
Mixed signals — review carefully
Flood exposure is the main driver — FEMA zone AE — high-risk flood area; flood insurance is normally required.
Based on 6 of 9 public-record signals · How the CondoScore works
The CondoScore is an automated summary of public-record signals. It is not a rating of building safety, not an appraisal, and not a lending or insurance decision.
The 3-second read
Signals from government records — tap any tile for the source.Public records on file: 5 of 9
56%Still blank: Homes, Stories, Year built, Management.
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Flood zone at this address
Buildings in this zone usually need flood insurance to get a mortgage. Mapped by FEMA's National Flood Hazard Layer at this building's location. FEMA NFHL
Know the risks before you buy
Natural-hazard profile — Sussex County
Overall county risk: Relatively Moderate compared with other U.S. counties.
FEMA expects natural hazards to cost $119M per year across Sussex County as a whole (buildings, people, and agriculture combined).
County-level ratings from FEMA's National Risk Index (Dec 2025 data) — relative to other U.S. counties, not specific to this building.
Flood claim history — ZIP 19966
Federal flood insurance has paid $2.7M across 325 claims in this ZIP code since 1980. The worst year was 1998 ($879K paid). 6 of those claims were on condo-association policies.
ZIP-level history for the whole ZIP code, not this building. Source: OpenFEMA NFIP claims (redacted, public domain).
What those hazards mean for insurance
- Separate policyFlood. Not covered by standard condo or homeowners policies — flood damage needs a separate NFIP or private flood policy (for both the association and your unit). FEMA FloodSmart
- Special deductibleHurricane. Wind is usually a covered peril, but hurricane or named-storm claims often carry a separate deductible expressed as a percentage of the insured value — 1% to as high as 15%. NAIC
- Special deductibleWind & hail. Usually covered, but many policies apply a separate wind/hail deductible — a flat amount or a percentage of the dwelling coverage. Virginia SCC guide
How policies typically treat these perils — not a coverage determination for this building. Check the association’s master policy and your own unit (HO-6) policy.
What condo owners pay — state average
- Delaware average: $507/yr for a condo unit-owner (HO-6) policy — 11% below the U.S. average of $572 (2022, the latest state-by-state study). NAIC
- Flood is separate: standard condo policies don’t cover flood — NFIP flood policies in Delaware average $838/yr across 25,146 policies in force (June 30, 2026). FEMA
Averages for the geography shown — not a quote for this building. Actual premiums vary by insured value, deductibles, construction, and insurer.
The insurance market in Delaware
- If the private market says no: Delaware FAIR Plan — statewide basic property insurance (dwelling forms; no liability), mandated by Delaware statute.
- Storm deductibles: Hurricane/named-storm deductibles are used in Delaware; insurers must disclose each deductible’s trigger and how it is calculated (18 DE Admin. Code 702). Delaware regulation
State-level market facts verified against the linked official sources (July 2026) — not a quote or availability determination for this building. Consumer help: Delaware Department of Insurance.
Insurance market in Delaware
State-level market rules, not a quote for this building. They shape what cover the association can buy and what it costs. NAIC state filings
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Here's exactly what's inside:
- The CondoScore, plus the signal that drives it
- Every public record we hold on this building
- FEMA flood-claim history for this ZIP, and the county hazard rating
- Typical HO-6 insurance cost near here, and the Delaware market rules
- Where to request the official documents, with direct links
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What would living here cost per month?
Your scenario, your math. The HO-6 figure is a geography-level average from state/NAIC filings — not a quote for this building. Dues and special assessments come from the association's own documents — always request the budget, reserve study, and meeting minutes before you sign.
Rules that hit your wallet
- Aug 3, 2026 — Fannie Mae retires Limited Review: most condo loans need full project review — National Mortgage Professional
- Jan 4, 2027 — associations must budget at least 15% of assessments to reserves for agency-backed loans — Whiteford client alert
- Since Jul 1, 2026 — insurance deductibles above $50K can fail a building for financing — condo-approval.com
Why it matters in Delaware: buildings that miss these marks can lose access to normal 30-year mortgages — which shrinks the pool of buyers when you resell. Run the free 5-minute check.
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