Welcome to Exposing NVHomes.com

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 Broken Promises

While Osprey Point is undeniably a great place to live, NVHomes has not only failed to deliver on key promises in their marketing and sales processes but also made commitments they could never have fulfilled—then actively concealed these shortcomings. All of this was done in the name of maximizing home prices at buyers' expense. Residents deserve more than just a beautiful community; they deserve honesty, transparency, and the fulfillment of what was promised.

False Advertising: The Bay Beach & Kayak Launch That Never Existed

NVHomes marketed Osprey Point as a resort-style community featuring a list of amenities including a kayak launch and bay beach, all of which are included in the $234/month HOA fee. Pictured below is a flyer given to many home-owners here at Osprey Point.

The Reality?

• The kayak launch and bay beach were advertised as included amenities, yet they were never part of the county-approved site plan. Had they been, they would have been required to be constructed by the 100th home sale—just like the other amenities that were included in the plan and have since been built. Instead, these key features were marketed to buyers without ever being officially approved, creating false expectations.
• As of February 2025—more than 2.5 years into the project—the kayak launch and bay beach remain undelivered. Despite repeated inquiries, no one at NVHomes can confirm if or when these promised amenities will ever be built. Homebuyers were led to believe these features were part of the community, yet NVHomes continues to evade transparency and accountability.

Deceptive Renderings: The Rendering That Cannot Exist

Promotional materials showcased amenities that were never even possible. Pictured below is an enlarged image from NVHomes flyer/brochure.

Listed below are all the things that are not possible.

	Misleading Beach Access: The image depicts people entering the water from the beach, which is impossible due to wetland setback and bulkhead requirements that prohibit such access.
	False Water Depths: The rendering inaccurately shows a sailboat and motorboat navigating waters that are far too shallow to accommodate such vessels.
	Vegetation-Free Water Misrepresentation: Protected wetlands are covered with extensive vegetation emerging from the water, which cannot legally be removed or altered, yet the image shows pristine, open water.
	Nonexistent Beachfront: The portrayed beachfront is pure fiction, as wetland protection laws and setback/bulkhead requirements make this impossible to construct.
	3rd Party-Owned Parcel: The proposed amenity area, if ever built, would not belong to the HOA. Instead, it would remain under the ownership of the developer who plans to charge residents for boat slips and kayak storage.
	Unrealistic Infinity Pool: The depicted infinity pool overlooking the water cannot be built due to wetland setback requirements. Additionally, DNREC has made it clear they intend to limit the number of structures that can cross setback areas and wetlands—such as those needed for the kayak launch and marina. As a result, DNREC would never approve a similar request for a swimming pool in this location.

This appears to be outright false advertising to market and sell homes.

Again with the reality

This image is from Google Earth (September 2024) which shows the vegetation growing in the water - vegetation which cannot be altered, dredged or cleared. The NVHomes rendering above of a pristine beach is NOT POSSIBLE.

Delaware's Seller Disclosure

Delaware’s Seller Disclosure isn’t just a form—it’s your final safeguard, your last real opportunity to uncover critical information that could materially impact your home purchase. When this transparency is compromised, so is your ability to make an informed decision.

NVHomes entered N/A rather than revealing and detailing known approvals and actions required to deliver on amenities they marketed and promised.

• Promised amenities needed approval: The "included" kayak launch and bay beach require DNREC, US Army Corp of Engineers, Sussex County Planning and Zoning approvals.
• Developer Empowered: According to community by-laws, the developer is free to change parcel sizes, shapes, and layouts moving forward without NVHomes' approval. Should that happen, those changes often require various government approvals.

Question 31 exists to inform buyers that key approvals are still pending—triggering a requirement to outline the remaining steps in Section XVI. But NVHomes never checked "Yes," effectively concealing this critical information. As a result, buyers moved forward under false assumptions, expecting to enjoy the bay beach, launch kayaks, or dock boats in the marina—decisions they might have reconsidered had NVHomes simply followed the disclosure rules and provided the truth.

While these deceptive practices are already serious breaches of public trust, NVHomes went far beyond mere misrepresentation—they actively obstructed buyers from uncovering the truth. NVHomes’ deliberate concealment raises the question of whether criminal penalties should apply.

Homeowner Testimonials

We have collected a great many homeowner testimonials that describe the reasoning behind their purchase and the realtity they are now living with. Here is but one example:

My wife and I moved to Osprey Point in August 2023 with the expectation of enjoying a true resort-style community on the Rehoboth Bay—an experience that NVHomes actively marketed and sold to us. We were promised a vibrant waterfront lifestyle, complete with a beach and kayak launch as standard amenities. Additionally, promotional materials showcased a marina and other high-end features, reinforcing the idea that we were investing in more than just a home—we were investing in a lifestyle.

However, the reality has fallen far short of those promises. The beach and kayak launch remain nonexistent, with no clear timeline or commitment for their completion. As for the marina and other resort-style amenities, they now seem more like speculative selling points rather than tangible commitments. Worse still, I have serious concerns that even if some amenities are eventually built, they may not be conveyed to the HOA, leaving homeowners with little control over, or guaranteed access to, the very features that justified our purchase.

When we chose to live here, we imagined morning walks on the beach, afternoons kayaking, and an overall waterfront lifestyle that justified the premium we paid. I even considered giving up my woodworking hobby to embrace boating and fishing. Instead, we are left with a sense of disappointment and frustration, watching what was marketed as a premier community fail to deliver on its core promises.

We, and many others in the community, deserve transparency and accountability. We need clear answers on when, or if, these amenities will be delivered—and assurance that they will be turned over to the HOA as originally envisioned. We purchased our home in good faith, and we expect NVHomes to honor its commitments.