New Construction or Existing- Part One
This is the transcript for Episode 8 of the Dailey Duo Real Estate Podcast
The Dailey Duo
Episode 8: New Construction vs. Existing Homes – Which One Wins? (Part One)
August 19, 2026
Show Notes
Transcript
SCOTT 0:10
Hello everyone. Welcome to the Dailey Duo Podcast. I'm Scott Daly.
DENIENE
And I'm Deniene Dailey.
SCOTT
And we are Dailey Duo.
DENIENE
We're recording steps from Lovely Lewes because this is where we live, sell, and play every single day. So grab a beach chair, kick off your flip-flops, and let's dive in
SCOTT
Let's dive in. Episode eight. Eight is great, honey. So eight is great. How do you feel about episode eight?
DENIENE
I can't believe we've gotten this far.
SCOTT
How about it? And we have literally downloads of our podcast. I'm not sure we've broken the internet quite yet, but the internet has has felt the weight of this podcast.
DENIENE
Exactly.
SCOTT
And definitely has struggled at some times to keep up with the strain because so many people are out here. So I should say that this podcast is sponsored by Dailey Dailey Real Estate. If you're buying or selling at the Delaware Beaches, we want to be a part of that conversation at Dailey Dailey Real Estate. We are the Dailey and Dailey of real estate. And just last episode we were talking about which Dailey we were, and your conclusion is I'm the first. She's the first Dailey.
DENIENE
I mean, he might have been born with it, but come on.
SCOTT
I was. I've had the name longer, but apparently I have been supplanted. I think I own it better. She has usurped, she owns the last name better. Why do you think that, honey? Just out of curiosity.
DENIENE
Because, you know, just like Sophie Cunningham, I'm a baller.
SCOTT
She's a baller. Just like Sophie Cuttingham, only different. Because she doesn't play basketball, at least not well.
DENIENE
No, but I play tennis well. She plays tennis well.
SCOTT
She's not six foot one like Sophie Cuttingham, but she is five foot something. Yes. And you've got at least she's a couple years younger than you.
DENIENE
Just a bit.
SCOTT
Just a few. We're not going to be a little bit more than a little bit. I mean, we kind of look the same age. Yeah, you both have hair.
DENIENE
Oh, we both have blonde hair.
SCOTT
Right. And blue eyes. I didn't know her eyes were blue. There you go. And you do have her t-shirt. I wonder if Sophie is a little bit more.
DENIENE
So are you saying that you really aren't looking at her face? Is that what you're trying to say?
SCOTT
Uh I'm not saying anything. I'm just saying, just checking. Just checking. Looking at at Miss Cunningham's eyes. I wonder, but I know that you have her shirt. I do. Does she have your shirt? Maybe we need to send her a Danine shirt.
DENIENE
Oh my gosh, we should totally send her a Dailey shirt.
SCOTT
So she can be repping in the same way that you're repping since you guys are like twins.
DENIENE
Totally.
SCOTT
Okay. That's not what we're talking about today, though. We're talking about a subject that I find far more fascinating than Sophie Cunningham, and that is new construction or an existing house. And this is a debate that a lot of people get into when they're looking to move down to the Delaware beaches. Do I want to build new? There's all these builders, there's all these communities. Oh my goodness. Or do I just want to make sure that I walk through and I can see it and I can say this is okay? Um, and there's so many factors. And so this is part one of an episode that we want to sort of unpack some of the things that are different when you're considering new construction versus existing houses. And so again, um, we're sponsored by Dailey Dailey Real Estate. We are going to jump right into it. So, what are we talking about first? So, this is just we're going to highlight some of the things that are a little different between what new and and buying an existing house. That's what we're going to talk about.
DENIENE
Yeah, so we're going to talk about the choices. So when you're coming down here and you're going, do I wanna wait nine months? Do I want to wait, I mean, some builders, maybe it's four months. But hey, you know, or do I wanna like actually and and it is hard. It's really hard when you're like trying to pick out a house and trying to figure out, is this room big enough? Is this is it going to fit? Is this going to fit all my furniture? What now? You know, and it's it's a big decision because you don't you can't really picture it always. So what are the choices, Scott?
SCOTT
So one of the advantages of new construction is that you can choose some stuff, you can generally pick um colors and it varies across different builders from builders that will let you sort of pick everything to builders that will sort of give you schemes that you can pick to builders that actually will just build and finish the brand new house, and then you walk through it and you go, I like it, I'll buy it. And its brand new, its never been lived in, but it's done. Yeah. Um, and those are spec homes. Um, so that is one of the big differences in new construction. And it should be noted that that causes a lot of anxiety among people. Some folks would really want a new home, but they don't trust themselves to make the decisions, and that's where you know, sort of having a trusted guide can help. It's one of the things that uh we specialize at uh in Dailey Dailey real estate is just the ability to sort of help you navigate that process, whether you have a lot of choices to make because you're picking a builder that gives you a lot of choices, or you have a few choices to make because you're picking a different builder. Um, the bottom line is you shouldn't be afraid of those choices. And that's really one of the advantages of new construction. When you buy an existing house, you're getting somebody else's choices, and you might love those choices, and that's great. And um, but you know, once you get to existing houses, it's it is what it is, and so some of that can be um dated in terms of the hardwood or the kitchen cabinets or something like that. Um, and you might want to turn around and replace that, was which is always an option. Uh but with new construction, you're going to make that decision and get to do everything um how you would like it uh up front. And so that is one of the advantages and also one of the creators of stress when you're dealing with new construction. So exactly number one, that's choices.
DENIENE
And I think a lot of times people don't think they need a realtor when they're going to just new construction. But I know in the process of of working with people, for me at least, have been able to help them just decipher like, do you really need that? Or maybe, you know, I can help negotiate getting you something more than you just walking in the door of whatever new construction home builder that you're going to at the time. Yep, we can help. So having representation can be a benefit. Now, I'm not saying every realtor can do that. A lot of them will just drop you off and never talk to you again until you close and get the check. But we actually will walk you through the whole entire process, and you know, as a home builder, he was, um he knows what's wrong. So we we're there for you. Right.
SCOTT
Okay, what's next?
DENIENE
Okay, so timing. What about timing?
SCOTT
And Deniene already touched on this is that new construction can sometimes take um it's going to take at least three or four months with some of the bigger and more national builders that build very quickly, and it could take over a year, yes, with one of the customer semi-custom builds um to get your house done. And so the difference is with an existing house, you can generally speak, uh, most of the the deals that we see have a like a 30-day close. And so man, you're moving in in a month uh versus you're going to have to wait. And so there's a lot of factors that go into that. You've got to have a place to live while this house is under construction. Exactly. Um, you've got to uh live through the the excitement and the anxiety of oh, what'd they do this week? Did they are they working on it? Um, did they make a mistake that then they have to come back and correct and things like that because uh homes are built by human beings, and human beings sometimes don't do everything exactly right. Yeah, and so you have to be cognizant of all these different factors, and um that's just uh a part of it. But the timing for new construction, unless it's a spec home, it's already done versus an existing house is very different.
DENIENE
Definitely, and sometimes with those, even they might give you a time and a date, and you know what, it might get pushed back because of weather or costs or things like that, and you know that just happened. So you have to be willing to kind of be flexible, right?
SCOTT
Okay, what's next?
DENIENE
Okay, repairs costs upfront work.
SCOTT
So this is uh possibly another one of the big differences is chance what we see with a lot of people that buy down here is they almost immediately are looking for um contractor references because there's some things they want to change to their existing home. They bought an existing home, something needs to go or change, and they are doing that up front. And so that is something that is almost universal with an existing house. As you say, if the house is 20 years old and you're like, okay, I got 10 years on the shingles, I got a so many years on the window, so many years on the siding, before the life uh span of these things is going to expire and they need to be replaced. So with new construction, is it's all new and it's stuff you picked, and you probably don't really have that much to do it. You might want to hang a couple ceiling fans or get some window treatments, small stuff like that, but by and large, it's done how you want it because you picked it that way. And since you picked it that way, um, you get it, and you also get warranties, you know. So when something goes wrong with your new construction home, which is almost inevitable, there's someone that you can call and they're going to come out and they're going to take care of it, and they're not going to have any cost to you. And then you've got manufacturers' warranties that are in effect on the appliances, on the HVAC system, on the hot water heater, etc., etc., etc. And so when you're thinking about uh new construction, you know that you're not necessarily going to have any of those same immediate um repair, maintenance, or modification costs. Uh and that's just one of the differences. Now, new construction tends to run a little more expensive a lot of times than existing stuff. So, in a sense, you could just say, hey, you're paying for getting what you want up front versus getting what you want later with other contractors. So what's next?
DENIENE
Okay, so let's talk about energy saving.
SCOTT
Energy savings, and this can be a big one because this affects cost of ownership. And so um, if you take a house that was built here 20 years ago versus one that is built now, the building codes have changed very substantially. And so a newer house is going to be much more energy efficient. And how does that help you? It helps you one in hopefully lower energy bills, so that lowers your cost of ownership, but also a better insulated house is going to be easier on your HVAC system, it's going to feel a little more comfortable, um, maybe than an older house. You know, a lot of people like uh if you want to live in like downtown Lewes and you're going to move into some house that's 120 years old, yeah, it's going to have old house problems. Plumbing, uh, and all kinds of stuff can go wrong. Uh, but in a newer house is going to have more energy efficient windows, probably better insulation, better air seal, newer HVAC systems, and things like that that are going to help you save money. So that is uh certainly you can anticipate some cost savings on buying a new house uh versus buying uh a house that's been around for a while. So yes.
DENIENE
Okay, the next one is location, location, location. Right.
SCOTT
That is still the most important three things in real estate is location, location, and location. Uh and so interestingly, you know, new construction, you can only put new construction where there's available space. And so a lot of times that means the new construction communities are a little further away from the beach areas than you would find in existing homes. That's not always true, but that's partially true. Now, some people think that's an advantage because you're sort of out of the traffic and all that and the the hustle and bustle that's associated with uh the coastal areas. But if you want to buy new construction, you have to go where the new construction is. And the new construction is not it gets built away from the beach. Uh, and there's there's not a ton of new construction that's like close, like in town Lewes, in town or hoboth, things like that. Uh, and so you have to be cognizant, hey, if I want to buy and build, um, then I might be a little further out than if I wanted to buy an existing home. And for some people, being in the right spot is the most important thing to them, and so they're going to find the house that suits the spot. Um, and then for some people that they want to find the house is most important, and so they're going to find the house, and they're a little flexible on the spot. And so that's an important thing to consider is is what is the value of the location. Um, and that's uh probably another thing about having an agent that's been around and knows the area is they can talk about the location, and you know, exactly. You buy in somewhere that's a traffic nightmare, you buy in somewhere that you know you're going to be looking at new construction as you drive by your house for the next 10 years. Just you know, getting the general lay of the land is um is important.
DENIENE
And that's why it's always nice to have a I mean, I I can't say this over and over again, but have a realtor that actually lives here. Right. I mean, it doesn't have to be me, but have one that lives here. I mean, I would love it. It should be her. If you're listening to the podcast, exactly, come on. But to do not have a realtor that lives in Pennsylvania, it just it doesn't make any sense to me. They're not going to help you. What's next? Okay, so long-term value. Long-term value that kind of goes hand in hand with location, it does.
SCOTT
And so a lot of times you're going to spend a little more for new construction and newer communities, believe it or not, even though sometimes they're further away than other communities, still sell for more money. Um, and so that is certainly a conversation that you want to have with an agent like a Dailey Dailey agent, is you know, am I if I buy new construction here and I feel like this subdivision is just on the edge of areas that are being developed, is it going to hold its value over the long term? And it's the same question, too, is if I'm buying in an existing community, an established community, one of these older communities, is it going to appreciate at the same rate? Am I going to have to spend a lot of money to get this house kind of where I would like it to be? Um, those are all factors that should go into the thought process. Um, and so you know, you want to think about making a good investment in a home at the Delaware beaches. And so we want to do that.
DENIENE
Okay, so the next one is newer communities have oh, new shiny amenities.
SCOTT
Right
DENIENE
Older communities may not, like ours.
SCOTT
So this is one of the the big things is a lot of folks come down here and they they really want amenitized communities. And today that means pool, at least an outdoor pool, maybe an indoor pool, it means some pickleball courts, um, walking trails, things like that. Are and that everyone says that's important. Uh, and a lot of times if you're looking in an older community, they are not going to have the same level of amenities that you're going to find in new construction. And that's because amenities are a selling feature for the new homes. They are building those amenities so that people will buy new homes in that neighborhood. And so they want to make it attractive. And if you are looking at existing homes that have 20-year-old amenities, that's what was they were building 20 years ago to sell new homes and now it's 20 years old. Um, and you might find a pool, you're probably you might find pickleball, but you probably won't. Um, and that's just something to be aware of. And I think what you really have to do is sit back and think, you know, how am I going to live when I get down here? Because you walk through this gorgeous clubhouse and it's great, and you're thinking, oh my gosh, this is beautiful. I want to live here. And then you realize, am I ever going to use that? Um, and if you are, then it’s certainly should be a deciding factor.
DENIENE1
It does make sense. So if you know, like we have a customer who has to swim year round. So he needs to be in a community that has an indoor pool.
SCOTT
That's it. That was a deal breaker.
DENIENE
And that was a deal breaker for him, you know. So that's what you had to find. You know, like I work out, so I use the gym in my neighborhood.
SCOTT
Are you saying I don't work out?
DENIENE
I didn't say that.
SCOTT
I just I mean, you sort of implied like I work out, like as opposed to this lazy turd to my right
DENIENE
But like the women have Majon, and they that's what they do in my neighborhood as well.
SCOTT
So there's just like to go on record that I work out at least three days a week. He does. She's sort of moved on from that. I'm just and I mean it should be obvious just by looking at it.
DENIENE
And we do use our pool.
SCOTT
Yeah, for our grandkids. For our grandkids, that's it. Yeah, it's basically it. Um they love our pool. Yes. Uh-huh.
DENIENE
But no, there are some big bold ones, and and they really are expensive. So you can get like, you know, there's five thousand dollars um a year to a thousand dollars a year for your HOA fees.
SCOTT
Brings us to our next topic.
DENIENE
HOA fees.
SCOTT
Right. So directly tied to those amenity packages are going to be what it costs to own and operate them. Exactly. So what you'll generally find is that older communities have lower HOA fees and newer communities have more. Now, a lot of newer communities are also tying things like lawn care and all that to um into the HOA and trash service sometimes as well. Yeah. And so that's going to add to the fees. And, you know, people say, hey, I don't want to cut my own grass when I come down here. And so they want maintenance included. Um, in theory, the HOA should be able to get a better deal if if you're if a landscaping contractor is cutting the whole neighborhood versus just coming in and cutting a house here or a house there. Older communities may not include the lawn care, uh, they may not build all the houses with the irrigation, so there can be some variance in how the lawns look from house to house, and and that's just one of the factors. But um, we get so many people that that are just kind of not realistic. They're like, Well, I want a community pool and a clubhouse, and I gotta have low HOA, and I don't want the HOA to kind of control everything, and you're like, Well, then you don't good luck, you gotta put in your own pool, and I don't know what you're going to do to replace the clubhouse, but yeah, um if you want the amenities, you're going to have to pay for them. That's the bottom line. And you're going to deal with controlling HOAs, and you're going to deal with controlling HOAs, and you know, is the HOA crazy? And the answer is probably, and that's just how they roll because the people that want to really get involved in the HOA are usually the last people that have the demeanor to do so, but that's a whole other probably podcast topic that we can cover some other time. What's next, honey?
DENIENE
Okay, so nine layout. Oh, layout when you're thinking about your layout for your house. I mean, that's a big, big decision. I know for us, I'm really happy that we that we did our layout.
SCOTT
Right. So, what you can find is that with new construction, there's a little more thought to how this house lives in the modern era versus, you know, buy a house that's 20 or 30 years old. It was designed for a different world. You know, newer houses might more easily accommodate uh remote work, um, multi-generational living for people if if that isn't uh an issue as well. And the older houses might not be suitable for that. So it's important to have a conversation to say, you know, you're walking through an existing home that has a 20-year-old floor plan. Is that floor plan going to function for how you want to live?
DENIENE
Yeah. I mean, like, do you really want a dining room? People don't tend to want them anymore.
SCOTT
No, that it's and so that's you know, a house with a formal dining room is something that you're going to have to have or not have, or you're going to repurpose that space is is a big common thing here. They also don't have formal living rooms in a lot of the houses at the beach.
DENIENE
Yeah, they don't have those anymore.
SCOTT
That's right. Maybe you want to make sure that you have the owner's suite, the the primary bedroom on the main floor, and so you're not going upstairs to go to bed.
DENIENE
Exactly.
SCOTT
Um, and then you'll find that most houses built here in the last 25 years are are ranchers like that. They might have second floors, but just about everything has a first floor owner suite. But some people don't want that.
DENIENE
Almost, I know, almost all of them have a first floor floor.
SCOTT
So that's just an important consideration is to think about, you know, is this layout going to work? And so it's one of these, it's a multi-layer discussion. And a lot of times you're going to find that the newer construction floor plans tend to work better for you, and that's a factor, and it's something that needs to be considered. So exactly. So there you have it, folks, in very short order. Uh, this is the new construction versus existing. Uh, part one, we'll have uh follow-up episodes on this coming forward. If you have any other thoughts and questions, we'd love to hear about them in the comments uh or find us on Instagram at the Dailey Duo Podcast and send us a message, and we'd love to communicate, get you some more information. Uh, this is the Dailey Duo Podcast, sponsored by Dailey Dailey Real Estate.
DENIENE
I'm Deniene Dailey.
SCOTT
I'm Scott Dailey. Have a great day.
DENIENE
Thank you.
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