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 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 February 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. 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 neglected to inform buyers about this potential for future changes and the associated uncertainties.
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.
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, the builder 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—less desirable than Parcel O—with a combined land value of $1.1 million. These 1/6-acre lots are farther from the shoreline and have obstructed views due to vegetation, making them poor comparisons to the prime location and open views of Parcel O. Based on their own pricing model, the builder valued Parcel O between $500K and $750K. In contrast, the developer—who is not actively looking to sell—responded with an unrealistically high number to initiate negotiations. With both parties far apart, the builder ultimately chose to pause discussions.
Builder’s Plan Stalls Without Parcel O — Motives Questioned
The builder has since shared a development roadmap that still hinges on access to Parcel O, despite knowing the current owner has little incentive to cooperate. This has raised concerns among residents that NVHomes may be using the Parcel O situation as a delay tactic. Many believe the builder is intentionally stalling, hoping to defer resolution until construction is complete—when homeowners will have less leverage. For now, with home sales still in progress, the community retains more power to push for accountability.
Changing Promises
Depending on when you purchased, you may have been promised something different. Some early buyers were told they’d have unobstructed views, or access to a beach, kayak launch, and marina. Others were given a different set of expectations. In reality, very few of these promises were made with full knowledge of what was actually possible—or permitted.
What Can You Do?
Buyers and residents deserve transparency, integrity, and accountability. Here's what you can do to protect your investment and ensure the builder follows through on promises.
1. Ask Direct, Specific Questions
Don't rely on vague or verbal assurances - get clear, detailed answers in writing. Keep a record of all emails, texts, and verbal conversations with NVHomes (or any builder). If a sales representative makes a verbal promise, request that they follow-up with an email requesting written confirmation. Ask about:
- Amenities and community features
- Construction timelines
- Parcels that do/do not convey to the HOA
2. Negotiate your sales price on what's real
Don't base your home purchase on promises, potential plans, or artistic renderings—focus on what actually exists today. Planned amenities and future features are never guaranteed, and your purchase price should reflect the home’s current reality, not just the builders's vision.
3. Verify Promises Against Contracts
Compare what was promised to what is in your contract. Consult an independent real estate attorney if you notice discrepancies.
4. Engage Local Officials & Media If Necessary
If the builder refuses to honor commitments, reach out to local government agencies and consider contacting local news outlets or consumer advocacy groups. A group of residents has rallied on this issue and can advise you on steps to take.
5. Talk with homeowners directly
The community has setup a gmail address which we use to share status and provide updates as to what the developer and builder are doing. Feel free to reach out to us at OspreyPoint2025@gmail.com.