This site exists to expose the misleading, deceptive, and at times fraudulent practices of NVHomes at Osprey Point. Promises were made — and knowingly broken.

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The Truth About NVHomes at Osprey Point

This site exists to expose the misleading, deceptive, and potentially fraudulent practices of NVHomes in the Osprey Point community—shedding light on what they don’t want buyers to know.

A Beautiful Community, But Egregious Deception

While Osprey Point offers a desirable coastal setting, NVHomes has engaged in a pattern of egregious deception, failing to deliver on fundamental promises and actively concealing their inability to do so. This calculated strategy appears aimed at maximizing profits at the direct expense of homebuyers, many of whom were seeking a peaceful retirement. Residents deserve more than just a beautiful community; they deserve honesty, transparency, and the fulfillment of contractual obligations.

False Advertising: The Undeliverable Bay Beach & Kayak Launch

NVHomes marketed Osprey Point as a resort-style community, featuring amenities such as a kayak launch and bay beach, all included in the $234/month HOA fee. A flyer distributed to prospective homeowners prominently featured these amenities.

The Reality: A Calculated Bait-and-Switch

• The kayak launch and bay beach were aggressively promoted as included amenities, yet they were never part of the county-approved site plan. NVHomes deliberately created the false impression that these amenities were guaranteed, knowing full well they lacked the necessary approvals.
• As of April 2025—more than 2.5 years into the project—these key features remain undelivered. NVHomes has offered only evasive responses regarding their status, demonstrating a clear lack of accountability. Homebuyers were intentionally misled into believing these features were imminent, when in fact, their realization was highly improbable.

Deceptive Renderings: Promoting the Impossible

Promotional materials for Osprey Point featured renderings depicting amenities that were physically and legally impossible to construct. The image below, taken from an NVHomes flyer/brochure, illustrates this blatant misrepresentation.

The rendering contains numerous false depictions, including:

	Impossible Beach Access: The rendering depicts direct water access from a sandy beach, a condition that is strictly prohibited by wetland setback and bulkhead regulations. NVHomes was aware of these restrictions, yet chose to misrepresent the reality.
	False Water Depths: The rendering inaccurately portrays a sailboat and motorboat navigating waters that are far too shallow for such vessels. This deliberate exaggeration created a false sense of deep-water access.
	Misrepresentation of Protected Wetlands: The rendering shows pristine, open water, while in reality, the protected wetlands are densely vegetated. NVHomes intentionally concealed the true nature of the environment, misleading buyers about the community's natural surroundings.
	Fictional Beachfront: The depicted beachfront is a complete fabrication. Wetland protection laws and setback/bulkhead requirements make such a feature impossible. NVHomes knowingly promoted a feature that could never be realized.
	Misleading Ownership Information: The proposed amenity area, if ever constructed, would not belong to the HOA. NVHomes concealed the fact that residents would be subject to additional fees imposed by a third-party developer for access to these amenities.
	Impossible Infinity Pool: The depicted infinity pool overlooking the water cannot be built due to wetland setback requirements. NVHomes deliberately misled buyers about the feasibility of this high-end amenity.

This constitutes a pattern of outright false advertising designed to deceive prospective buyers.

The Undeniable Reality

This image, from Google Earth (September 2024), clearly shows the dense vegetation within the water—vegetation that cannot be legally altered. The pristine beach depicted in the NVHomes rendering is unequivocally impossible.

Delaware's Seller Disclosure: A Betrayal of Trust

Delaware’s Seller Disclosure is a critical safeguard, designed to ensure buyers receive vital information that could significantly impact their purchase. NVHomes deliberately undermined this process.

NVHomes marked "N/A" on the disclosure form, rather than revealing and detailing the approvals and actions required to deliver the promised amenities.

• Concealed Approval Requirements: The "included" kayak launch and bay beach are subject to approvals from DNREC, the US Army Corps of Engineers, and Sussex County Planning and Zoning among others. NVHomes deliberately failed to disclose this.
• Opaque Developer Influence: Community bylaws grant the developer the authority to alter parcel sizes, shapes, and layouts, which often necessitates further government approvals. NVHomes buried this crucial information in an avalanche of paperwork, knowing full well that most buyers would never find it. What should have been a clear warning was instead hidden—leaving families blindsided by future changes and the uncertainty they were never told to expect.

Question 31 of the disclosure form is specifically designed to inform buyers about pending approvals. By failing to check "Yes" and provide the required details in Section XVI, NVHomes actively concealed critical information. Buyers were thus led to proceed under false pretenses, expecting amenities that were far from guaranteed.

NVHomes' actions represent more than mere misrepresentation; they constitute a deliberate obstruction of the buyer's right to know. The extent of this concealment raises serious questions about potential criminal liability.

Shifting Promises, Shifting Stories

Homeowner Testimonials: Voices of Betrayal

Numerous homeowners have come forward to share their experiences, detailing the vast discrepancy between the promised "resort-style" living and the harsh reality they now face. Here is one such account:

My wife and I moved to Osprey Point in August 2023, drawn by NVHomes' promise of a true resort-style community on Rehoboth Bay. We were explicitly told we would enjoy a vibrant waterfront lifestyle, complete with a beach and kayak launch as standard amenities. Promotional materials further emphasized this vision, showcasing a marina and other high-end features. We believed we were investing in a lifestyle, not just a home.

However, the reality has been a profound disappointment. The beach and kayak launch remain nonexistent, with no credible timeline for their completion. The marina and other advertised amenities now appear to be nothing more than speculative selling points. I am deeply concerned that even if some amenities are eventually constructed, they may not be transferred to the HOA, leaving homeowners with no control over—or guaranteed access to—the very features that justified our investment.

We envisioned morning walks on the beach, afternoons spent kayaking, and a true waterfront lifestyle. I even contemplated giving up my woodworking hobby to embrace boating and fishing. Instead, we are left with a sense of betrayal, watching as what was marketed as a premier community fails to deliver on its core promises.

We, along with many others in this community, demand transparency and accountability. We need concrete answers about the delivery of these amenities and assurance that they will be conveyed to the HOA as originally represented. We purchased our home in good faith and expect NVHomes to honor its commitments.

Updates

Builder Presented with a Viable Solution

Early in the process, the community proposed a practical solution: purchase Parcel O and build the promised amenities there. This approach would have allowed the builder to fulfill their commitments with minimal regulatory hurdles, as the land would convey to the HOA and avoid public scrutiny from the county, DNREC, or the Army Corps of Engineers. Despite this, the builder dismissed the idea outright—without serious consideration.

Builder Admits Mistakes on Video

During a recorded community meeting in early March, NVHomes acknowledged marketing and selling amenities that had not been officially approved. They admitted this was a mistake and committed to correcting it. At that time, they also expressed a new willingness to consider purchasing Parcel O, recognizing how frustrated the community had become over broken promises.

Wide Gap in Parcel O Land Valuation Halts Talks

The builder recently released waterfront-view lots—far less desirable than Parcel O—with a combined land value (lot premium plus land) of $1.1 million. These 1/6-acre lots are farther from the shoreline and have obstructed views due to dense vegetation, making them a poor comparison to the open views and prime location of Parcel O. Yet despite using this valuation for its own inferior lots, NVHomes told the developer they estimated Parcel O’s value at just $500K to $750K. They then offered $1 million—something they claimed represented a 2x multiplier to help “make things right.” In reality, the offer was seen as a lowball attempt to quietly escape accountability. The developer—who is not actively looking to sell—responded with a high figure to open negotiations. Rather than engage seriously, the builder abruptly walked away.

Builder’s Plan Stalls Without Parcel O — Motives Questioned

Despite stalling negotiations, NVHomes recently released a new concept drawing that still hinges on access to Parcel O. The plan includes a marina, kayak launch/storage, and bulkhead beach — and was presented via email to the community on April 15, 2025. Notably, the builder acknowledged that the plan is not approved by the developer or county and “need not be built.”

Under the Delaware Uniform Common Interest Ownership Act (DUCOIA), this phrase carries real legal meaning: it signals that the builder is not obligated to construct these amenities. They are effectively non-binding placeholders — used to market a vision, not a promise. Had NVHomes instead designated these features as “must be built,” they would have been legally and contractually required to deliver them. The fact that they chose not to make that commitment speaks volumes about their intent to follow through.

Ironically, on the very same day NVHomes released its new concept plan, it also replaced a prominent street sign at the community entrance. As shown in the side-by-side comparison, the original banner advertised “Water Access Kayaking” — a key feature residents were promised. It has now been quietly swapped for a generic “Rehoboth Address” slogan. This is no accident. Companies don’t make changes like this unless strongly compelled — and NVHomes doesn’t lift a finger unless there’s intent behind it. The sign was changed deliberately, not casually, and it signals their lack of confidence in the concept plan ever becoming reality.