The Reserves is a gated, luxury single-family home community in Ocean View, Delaware, built exclusively by NVHomes and located just two miles from the Atlantic Ocean. The community is sold out of new construction, so all current opportunities are resales, with homes ranging from 2,000 to over 3,300 square feet and prices generally between the mid-$800,000s and $1 million+. Residents enjoy a clubhouse, pool, fitness center, bocce and horseshoe courts, and walking trails, all covered by an HOA fee.
Where Is The Reserves Located?
The Reserves sits in Ocean View, Delaware, a coastal town prized for its proximity to the beach without the peak-season congestion found directly on the boardwalk. The neighborhood is roughly two miles from the shoreline and boardwalk at Bethany Beach, with Rehoboth Beach a short scenic drive north for additional shopping and dining. This "tucked away but close enough" positioning is one of the top reasons buyers cite when choosing the community.
Who Built The Reserves, and Is It Still Selling New Homes?
The Reserves was exclusively developed and built by NVHomes, a builder recognized for open-concept floor plans, quality craftsmanship, and upscale finishes. As of 2026, the community is completely sold out of new construction phases. This means every available home in The Reserves today is a resale, so buyers should work with an agent familiar with the neighborhood's resale turnover and pricing history rather than expecting a builder sales office.
Home Sizes, Features, and Pricing
Homes in The Reserves typically range from 2,000 to more than 3,300 square feet, situated on quarter-acre to third-acre lots. Common features include:
Main-floor owner's suites
Gourmet kitchens with large center islands
Vaulted or coffered ceilings
Screened porches and custom patios
The Reserves at a Glance
Category | Details |
Location | Ocean View, DE — approx. 2 miles from Bethany Beach |
Builder | NVHomes |
New Construction Status | Sold out (resale market only) |
Home Size Range | 2,000 – 3,300+ sq. ft. |
Lot Size | Quarter-acre to third-acre |
Price Range | Mid-$800,000s – $1,000,000+ |
HOA Fee | ~$215/month (billed semi-annually) as of September, 2026 |
School District | Indian River School District |
Elementary School | Lord Baltimore Elementary School |
High School | Sussex Central High School |
Nearest Golf Course | Bear Trap Dunes Golf Club (<1 mile) |
Featured Listing
Address: 33009 Venezia Way Ocean View, DE 19970
4 Bedrooms | 3 Bathrooms | 3,000 Square Feet
Positioned on a coveted lot boasting serene double pond views, this thoughtfully designed home delivers a peaceful, resort-like setting rarely found in the area. Blending sophisticated style with ultimate functionality, the open-concept layout features premium finishes, a smartphone integrated audio system, and a warm two-sided gas fireplace—creating an entertainer's dream that perfectly captures the coastal lifestyle.
Property Highlights
Interior & Living Spaces
Premium Finishes: Freshly painted (February) with engineered hardwood flooring flowing beautifully throughout the home.
Main-Level Primary Retreat: Features a spacious primary bedroom with an upgraded en-suite bathroom for ultimate relaxation.
Flexible Layout: The main floor includes two additional bedrooms sharing a full bath, plus a dedicated den or office space.
Conditioned Sunroom: Enjoy year-round comfort in the sunroom, equipped with its own dedicated mini-split system.
Upstairs Living: A spacious loft area, an additional bedroom, and a full bath with a walk-in shower—perfect for guests, hobbies, or a second office.
Kitchen & Entertainment
Gourmet Kitchen: Equipped with a propane cooktop, electric oven, an updated pantry, and a built-in buffet with abundant storage space.
Open Concept Design: Seamlessly connects the kitchen and living areas, highlighted by a cozy two-sided gas fireplace.
Smart Home Audio: Fully integrated in-room speaker system, conveniently controlled via smartphone.
Outdoor Living & Exterior
Resort-Style Backyard: Features a generous paver patio, a built-in grill, an outdoor shower, and a wraparound sidewalk.
Scenic Setting: Highly coveted double pond views that offer unparalleled privacy and a serene morning backdrop.
Efficiency & Upgrades
Climate Control & Air Quality: Includes a fresh-air system and an encapsulated crawl space with a dehumidifier.
Attic Enhancements: Newly upgraded with blown-in insulation and a reflective barrier to ensure year-round energy efficiency.
Learn more about this home: https://therealmccoygroup.com/property/33009-venezia-way-ocean-view-de-19970/108988205/
What Amenities Does The Reserves Offer?
The Reserves is designed around a low-maintenance, socially active coastal lifestyle. The community clubhouse serves as the social hub, with a gathering room, billiard room, and game room. Outdoors, residents have access to a large fenced swimming pool with a separate kiddie pool, a fully equipped fitness center, bocce courts, and horseshoe pits. Additional outdoor spaces include grilling areas, fire pits with granite seating, pond views, and shaded walking and biking trails.
The HOA fee covers front, side, and rear lawn care, common area snow removal, road maintenance, and full access to all community amenities — a significant convenience for buyers who want resort-style living.
What's Nearby The Reserves?
The Reserves' location is one of its strongest selling points. Bear Trap Dunes Golf Club is less than a mile away, along with nearby tennis courts and the broader Bear Trap Dunes neighborhood infrastructure. Coastal Kitchen at Bear Trap Dunes is a popular post-round dining stop for residents. Nature lovers are just a few miles from the James Farm Ecological Preserve, which offers hiking trails, kayaking, and views of the Indian River Bay. For beach access, Bethany Beach is about two miles away, with Rehoboth Beach reachable via a short drive north.
What Schools Serve The Reserves?
The Reserves falls within the Indian River School District. Buyers with children are typically zoned for Lord Baltimore Elementary School, which is highly rated locally, and Sussex Central High School.
Frequently Asked Questions
Is The Reserves still selling new construction homes? No. The Reserves is completely sold out of new construction phases. All current listings are resale homes originally built by NVHomes.
How far is The Reserves from the beach? The community is approximately two miles from the shoreline and boardwalk at Bethany Beach.
What is the price range for homes in The Reserves? Recent sales generally range from the mid-$800,000s to over $1 million, depending on home size, lot position, and upgrades.
What does the HOA fee cover? The HOA fee, historically about $215 per month, covers lawn care, common area snow removal, road maintenance, and access to the clubhouse, pool, fitness center, and other community amenities.
Is The Reserves a gated community? Yes, The Reserves is a gated, luxury single-family home community.
What school district is The Reserves in? The Reserves is zoned for the Indian River School District, typically attending Lord Baltimore Elementary School and Sussex Central High School.
Is there a golf course near The Reserves? Yes. Bear Trap Dunes Golf Club is less than a mile from the community, along with nearby tennis courts and dining options.
Since new construction is officially sold out, opportunities in The Reserves are incredibly rare—and they don’t last long. Don't miss your chance to secure luxury coastal living just two miles from the beach.
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The information provided in this article is for informational purposes only and is subject to change without notice. Property availability, pricing, HOA fees, and community details are deemed reliable but not guaranteed. Please consult with a licensed real estate professional to verify all information before making any purchasing decisions.
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