16 communities | From $285K
New construction in
Delaware is the county seat of Delaware County, about 30 miles north of Columbus on US 23, with the Olentangy River running through the city. Downtown, centered on Sandusky and Winter streets, dates to 1808 and still has the Strand Theatre, one of the 10 oldest movie theaters in the country.
Sandusky Street in downtown Delaware. Photo: Nyttend, Public domain
01 Featured communities
There are 16 new home communities in and around Delaware in this guide. These are the two I'd tour first, for the homes available now and what the builder is offering. Every one of them is in the search below.
Pulte Homes
From $587,990
Single-family homes | 4 to 7 beds | 2.5 to 6.5 baths | 2,722 to 3,539 sq ft
2 move-in ready homes listed. Up to $7,000 toward closing costs, up to $35,000 in flex cash and reduced prices on select homes. Pulte Homes rate buydown programs.
Four ponds with fountains. Multi-use trails.
Rockford Homes
From the $500s
Single-family homes | 3 to 4 beds | 2.5 to 3.5 baths
1 move-in ready home listed. Up to $25,000 in flex cash, included upgrades and reduced prices on select homes. Rockford Homes rate buydown programs.
02 The place
Delaware is the county seat of Delaware County, about 30 miles north of Columbus, and the Olentangy River runs through the city. US 23 is the main route north from Columbus and runs right through town, US 36 and US 42 also pass through, and SR 37 crosses the city east to west.
School districts serving Delaware: Delaware City School District, Olentangy Local School District (parts of the city and surrounding townships).
Around Delaware
The parks, local favorites and everyday stops close to the new home communities here. When you tour with me, I'll point out how each community connects to them.
District lines don't always follow city limits. Confirm the district for a specific homesite with the district or the county auditor, and I'll check it for any home you like.
How Delaware compares
Out of the 35 places with their own page here, Delaware ranks #2 for new home communities, #10 for move-in ready homes, #3 for builders to compare and #8 for the lowest starting price. It all comes from the communities in this guide, so it moves as builders open and sell out.
03 The incentives
Builder by builder, the money on the table in and around Delaware right now. Offers change often and most come with the builder's affiliated lender, so I confirm what applies before you sign.
| Builder | Communities here | Closing cost help | Flex cash and design | Price reductions | Rate buydowns |
|---|---|---|---|---|---|
| M/I Homes | Northwood, Berlin Farm, Hyatts Meadows | Up to $10,000 | Up to $30,000 | Ask me | Published, see rates and APRs |
| Pulte Homes | Glenross, Berlin Bluffs, Nelson Farms | Up to $7,000 | Up to $35,000 | Select homes | Published, see rates and APRs |
| Rockford Homes | Stockdale Farms, Terra Alta, Stockdale Estates | Ask me | Up to $25,000 | Select homes | Published, see rates and APRs |
| Romanelli & Hughes | Serenity at Terra Alta, Terra Alta, Estates at Scioto Falls | Ask me | Ask me | Ask me | Ask me |
| Ryan Homes | Addison Farms Townhomes, Rutherford Acres | Ask me | Ask me | Ask me | Published, see rates and APRs |
| D.R. Horton | Park View | Ask me | Ask me | Ask me | Ask me |
| Fischer Homes | Stockdale Farms | Ask me | Ask me | Ask me | Published, see rates and APRs |
Offers as shown on each builder's website, checked October 22, 2026. Amounts are the largest published for that builder's communities here and apply to select homes and dates.
Every community in and around Delaware, offer by offer, with rate programs and their APRs.
04 The search
Pick a place and a budget. Every community that fits shows up right below, with its floor plans, move-in ready homes and what the builder is offering. Tap any home to ask me about it.
Want these sent to you? I'll email you this search with current prices and what each builder is offering, and let you know when something new fits.
Send me these resultsPrices, floor plans, move-in ready homes and offers come from each builder's website (NewHomeSource where a builder site was not available), checked October 20, 2026. Builders change prices, offers and availability often, and starting prices are for a base home before homesite premiums and options. I confirm current figures with the builder before you visit. Age-restricted communities are not included. The Wulf Collaboration is not affiliated with any builder listed.
05 Every community
From $284,990
3 beds | 2.5 baths
Floor plans, homes and offersM/I HomesFrom $355,900
2 to 4 beds | 2 to 2.5 baths | 1,440 to 2,755 sq ft
Up to $6,500 toward closing costs when financing with M/I Financial
Floor plans, homes and offersRyan HomesFrom $389,990
4 to 6 beds | 2.5 baths
Floor plans, homes and offersD.R. HortonFrom $399,990
3 to 5 beds | 2.5 to 3 baths | 2,053 to 2,904 sq ft
Floor plans, homes and offersM/I HomesFrom $442,900
3 to 6 beds | 1,440 to 3,375 sq ft
Up to $6,500 toward closing costs when financing with M/I Financial
Floor plans, homes and offersRockford HomesFrom the $500s
3 to 4 beds | 2.5 to 3.5 baths
Finished basement included on new contracts, valued up to $28,000, for a limited time
Floor plans, homes and offersRockford HomesFrom the $500s
3 to 4 beds | 2 to 3.5 baths
Finished basement included on new contracts, valued up to $28,000, for a limited time
Floor plans, homes and offersPulte HomesFrom $523,990
3 to 7 beds | 2.5 to 5 baths | 2,819 to 2,899 sq ft
October offer for one of the first two buyers: up to $20,000 in Flex Cash
Floor plans, homes and offersFischer HomesFrom $544,990
3 to 6 beds | 2 to 5 baths
Floor plans, homes and offersRomanelli & HughesFrom $550,000
3 beds | 3 to 3.5 baths
Floor plans, homes and offersPulte HomesFrom $587,990
4 to 7 beds | 2.5 to 6.5 baths | 2,722 to 3,539 sq ft
October offer for one of the first two buyers: up to $35,000 in Flex Cash
Floor plans, homes and offersM/I HomesFrom $592,900
1,924 to 3,745 sq ft
Up to $6,500 toward closing costs when financing with M/I Financial
Floor plans, homes and offersPulte HomesFrom $635,990
4 to 5 beds | 2.5 to 4.5 baths | 3,337 sq ft
October offer for one of the first two buyers: up to $20,000 in Flex Cash
Floor plans, homes and offersRockford HomesFrom the $700s
Floor plans, homes and offersRomanelli & HughesFrom $700,000
Floor plans, homes and offersRomanelli & HughesFrom $1,500,000
4 to 5 beds | 4.5 baths
Floor plans, homes and offers06 The payment
Start with the payment that feels right, or with a home price, and see the whole picture: principal and interest, taxes, insurance, mortgage insurance and HOA dues. Then see how a builder's rate buydown changes the first years.
Rate starts at the Freddie Mac weekly average for a 30-year fixed loan, 7.40% (15-year: 6.71%), as of October 15, 2026. It's a reference point, not a quote. Change it to anything you like.
Starting values: Franklin County's median effective property tax rate, 1.69% (Ownwell, April 2026; Delaware, Union, Madison, Fairfield and Licking counties differ). Ohio's average home insurance premium for $400,000 of dwelling coverage, $2,080 a year (NerdWallet, March 2026). Private mortgage insurance usually runs $30 to $70 a month per $100,000 borrowed (Freddie Mac), so 0.60% sits in the middle. FHA uses 0.55% a year plus a 1.75% upfront premium added to the loan (HUD). Add the community's HOA dues when you know them.
Homes up to about
$0
How a builder buydown works
With a temporary buydown, the builder pays money up front so your rate starts lower and steps up to the full rate. A 2-1 buydown starts two points lower in year one and one point lower in year two. A 1-0 buydown is one point lower for the first year. Here's what it does on the loan above.
| Year | Rate | Principal and interest |
|---|
For illustration only. These are estimates from the numbers you enter, not a loan estimate, a quote, an advertisement of credit terms or an offer to lend. Your rate, APR and payment depend on your credit, loan program, down payment, lender fees and the property, and taxes and insurance vary by home and county. The Wulf Collaboration and Coldwell Banker Realty are not lenders. Talk with a licensed lender before you decide.
Before you visit a model home
The sales team in the model is great at what they do, and their job is to sell the builder's homes. Having your own agent costs you nothing extra in most cases, and it puts someone on your side for the decisions that matter most.
Most builders need your agent with you, or registered, at your first visit to the community. If you walk in on your own first, it can be hard to bring an agent in later. A quick text to 614-483-2044 before you go is all it takes.
I set up the appointment, come with you, and make sure you're on record as my client.
Homesite premiums, which way the home faces, what's planned next door, HOA dues and what they cover.
Closing cost help, design credits, rate buydowns. I know what each builder is offering this month and what's worth asking for.
Builder contracts are written by the builder. We go through deposits, timelines, and what happens if dates move.
An independent inspector before drywall and again before closing, so problems get fixed while they're easy to fix.
The final walkthrough, then the warranty list before your first year is up.
A recent client
She wanted a brand-new home and needed down payment assistance to get there. We got her approved for an Ohio down payment assistance program that works on new construction, negotiated $7,000 of her closing costs covered, and she walked into closing owning a brand-new home for less than $5,000.
One client's experience. Every buyer's situation, program eligibility and builder offer is different, and nothing here is a promise of a specific result.
New homes in Delaware
I'll send you a hand-picked list of new homes in and around Delaware with current prices and what each builder is offering, and I'll reach out personally.
I'll be in touch shortly with your hand-picked list.
One tip while you wait: if you visit a model home before we talk, send me a quick text at 614-483-2044 first, so I'm registered with you.
Questions
This guide lists 16 new home communities in and around Delaware from 7 builders: D.R. Horton, Fischer Homes, M/I Homes, Pulte Homes, Rockford Homes, Romanelli & Hughes and Ryan Homes. Each one has its own page with floor plans, move-in ready homes and current builder offers.
Published starting prices in and around Delaware begin at $284,990, as listed on the builders' websites and checked October 22, 2026. Prices change with each release and homesite, so I confirm the current number before you tour.
Yes. Builders list 14 move-in ready homes across 11 communities in and around Delaware. These are finished or nearly finished homes that can close sooner than a new build.
8 of the 16 communities in and around Delaware have a published builder offer, including flex cash, closing cost help, reduced prices and included upgrades. Offers apply to select homes and change often, so I confirm what applies before you sign.
Delaware is mainly served by Delaware City School District and Olentangy Local School District (parts of the city and surrounding townships). District lines don't always follow city limits, so confirm the district for a specific homesite with the district or the county auditor.
You can, and it's worth doing. The onsite sales team works for the builder. I work for you, from comparing communities to negotiating and the final walkthrough. Most builders need your agent registered at or before your first visit, so reach out before you tour.
Other places to start
Representative photo
Model home visits
Pick a community and a day. I'll set up the visit with the builder, meet you there and make sure you're registered as my client from the first step through the door.