The process of buying a beach house has changed dramatically in recent years. Instead of spending days touring properties in person, many buyers now start their search from home, using video calls with agents to narrow the field before making the trip. This shift, driven by new technology and changing buyer behavior, is making coastal real estate transactions faster and more efficient, but also introduces new complexities.
How Video Tours Are Streamlining the Search
For buyers seeking a second home or planning a move to the coast, time is often tight. Traveling for in-person tours can be costly and inconvenient, especially if the right property isn’t available during a brief visit. Video tours have become a practical solution. Agents now walk through homes on live video calls, giving buyers a detailed look at features and answering questions in real time. Buyers can ask to see specific rooms, check appliance conditions, or get a sense of the neighborhood without leaving their living room.
April Love Raimond, an associate broker in Rehoboth Beach, Delaware, describes the new process. Before buyers visit, she tours properties on their behalf, helping them narrow down their options to the most promising. By the time buyers arrive in person, they’re focused on homes that truly fit their needs.
This approach is especially common in vacation markets, where buyers often juggle work, family obligations, and limited time off. The ability to conduct thorough remote research — supported by agents acting as on-the-ground guides — has become a key factor in efficient home searches.
Where AI Helps — and Where It Falls Short
Artificial intelligence is increasingly present in real estate, powering search tools and pricing estimates. AI-driven search platforms allow buyers to describe their ideal property in plain language and receive targeted results, reducing the frustration of irrelevant listings. Pricing algorithms analyze recent sales and suggest listing prices that reflect current market conditions, while some platforms even recommend optimal listing times based on local demand patterns.
However, AI has limitations, particularly in coastal markets where local factors matter. Automated risk assessments often flag properties as flood-prone based solely on proximity to water, even when official flood maps show otherwise. Buyers who rely on these tools can overlook good opportunities or become overly cautious about properties that are not truly at risk.
Raimond notes that technology sometimes gives “an incorrect answer” and stresses that only an experienced agent can accurately interpret local risks and nuances. Automated listing descriptions and virtual staging may enhance online presentations, but they can also gloss over property quirks or issues that buyers need to know about.
The Cash Buyer Surge
Another major trend in coastal markets is the growing number of cash buyers. In Sussex County, Delaware, about 20 to 25 percent of buyers now pay cash — a level not seen in decades. These transactions move quickly because they avoid the delays and uncertainty associated with mortgage approvals and appraisals. For sellers, the speed and reliability of cash deals are attractive, especially when out-of-state buyers need to coordinate the sale of another property.
Cash buyers are not just affluent retirees. Many are remote workers who have sold homes in more expensive regions and are using their equity to downsize, while others are investors targeting vacation rentals or long-term income properties. The prevalence of cash offers means buyers relying on financing must act quickly and present strong offers to compete, often by securing pre-approval and being flexible on terms.
For Buyers
Buyers using video tours should ask agents to highlight details that photos can’t capture, such as natural light, room layout, street noise, and the condition of fixtures. If needed, request additional video walkthroughs before committing to an in-person visit.
When evaluating flood risk, do not depend solely on third-party apps or automated risk scores. Ask your agent to review official flood maps for any property you’re considering. For condos, determine whether the building’s master insurance policy covers flood risk, as this can affect whether you need separate coverage.
If you are competing with cash buyers, consider asking the seller to cover closing costs or include a home warranty. These incentives can make your financed offer more competitive without requiring extra cash up front.
For Sellers
If you’re listing a property in a coastal market, professional photos and video tours are now standard. Most buyers begin their search online, and standout digital marketing is essential to attract serious interest.
Pricing is more important than during the peak years of 2021 and 2022. Overpriced homes tend to linger on the market as buyers have more choices and are less willing to pay a premium. If your listing has not attracted strong interest within two weeks, it’s time to reconsider the price.
Offering small incentives, such as covering a portion of closing costs or including a home warranty, can help differentiate your property — especially if you’re up against new construction or cash offers.
The Bottom Line
Technology has made it easier to search for, tour, and close on coastal properties, but it cannot replace local expertise. Video tours and AI tools streamline the process, and cash deals are speeding up transactions. However, understanding flood risk, neighborhood dynamics, and market timing still requires an experienced agent. The most successful buyers and sellers are those who use technology as a tool, not a substitute for personal knowledge and guidance.
About the Expert: April Love Raimond is an associate broker with Coastal Love Group, brokered by eXp Realty in Rehoboth Beach, Delaware. With 35 years of experience in Maryland and Delaware, she specializes in helping buyers relocate to coastal communities in Sussex County and nearby areas.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
