The Property: The Leeward at Delamar
The listing at 188 Dockside Drive introduces the Leeward floor plan by Bluecrest Homes, a thoughtfully designed coastal residence set on over an acre of premier Intracoastal Waterway frontage in Delamar, Hampstead's newest waterfront development. The home sits within a mature coastal landscape with century-old live oaks, a setting that draws fair comparison to Charleston and Hilton Head Island rather than a typical new-construction subdivision.
A 5-bedroom, 4-full-and-2-half-bath new construction home on over an acre of direct ICW frontage, inside a gated amenity community, is a genuinely rare combination on the mainland side of the Wilmington area. The 41 day market time reflects a new luxury development still building its comparable sales record, not a property struggling to find a buyer.
| List price | $3,895,000 |
| Days on market | 41 days |
| Builder | Bluecrest Homes |
| Floor plan | The Leeward |
| Lot size | Over 1 acre, Intracoastal Waterway frontage |
| Bedrooms | 5 |
| Bathrooms | 4 full, 2 half |
| Community | Delamar, gated waterfront development |
| Community amenities | Pool, clubhouse, fitness center, private boat ramp, boat slips |
| Landscape character | Mature coastal landscape, century-old live oaks |
Sourced from the active listing record. June 2026.
The Setting: Over an Acre on Premier ICW Frontage
The property is positioned on a rare, oversized homesite, offering exceptional privacy, room to create a custom outdoor oasis, and direct access to one of coastal North Carolina's most sought-after waterways. Beyond the private gates, Delamar offers an amenity-rich community: a neighborhood pool, clubhouse, fitness center, private boat ramp, and boat slips, all set within a mature coastal landscape with century-old live oaks. For a buyer evaluating Hampstead's waterfront segment, that combination of acreage, privacy, and managed community boat access is a meaningful differentiator from older, smaller-lot waterfront properties elsewhere in the area.
The Interior: Functional and Elegant
The expansive floor plan features 5 bedrooms, 4 full baths, and 2 half baths, blending refined architecture with everyday livability. Designed to maximize both comfort and connection to the surrounding landscape, the home provides generous indoor-outdoor living spaces, multiple covered porches, and elevated vantage points to take in sweeping ICW views. Inside, the layout is both functional and elegant, anchored by an open-concept main living area built for entertaining, while still offering private retreats for family and guests.
The Primary Suite and Upper Level Views
A top-floor primary suite provides views from both the bedroom and balcony, and a secondary bedroom takes similar advantage of the home's elevation and layout. Positioning the best views on the upper level rather than concentrating them at ground level is a deliberate design choice that maximizes the ICW frontage's value across more of the living space.
Why 41 Days, Not 6 and Not 6 Months
A 41 day market time at this price point sits in a reasonable middle ground, and it is worth being honest about what that actually signals. This is meaningfully longer than the 6 day sale recently seen at the top of the Wrightsville Beach market, but Wrightsville Beach is a decades-established barrier island luxury market with a small, seasoned buyer pool used to moving fast on rare inventory. Delamar is a newer gated community still building its own track record, comparable sales history, and word-of-mouth reputation among Wilmington area buyers.
For a property at nearly 4 million dollars in a community without years of resale history to point to, 41 days reflects a normal, healthy due diligence period rather than a stalled listing. Buyers at this tier are doing real homework: verifying the builder's track record, walking the community amenities, and comparing the property against both established Wilmington area waterfront and other new-construction options. That process takes weeks, not days, and it should.
The broader context matters too. Hampstead carries 211 total active listings as of June 2026, with only 10 priced above 2 million. A property nearly double that threshold is operating in the thinnest slice of an otherwise deep market, and thinner slices naturally take longer to find their buyer. Full inventory context is in the Hampstead market briefing.
Evaluating a comparable Intracoastal Waterway position in Hampstead, or want help understanding what a specific property is actually worth in this market?
Submit a private inquiry for honest analysis within two business days. 412-225-0598 · petertumbas@bhhsne.com
What This Listing Tells Future Buyers and Sellers
- New gated waterfront communities without years of resale history should expect a longer, more deliberate buyer due diligence period than established neighborhoods, even when the property itself is exceptional
- Acreage and true ICW frontage remain the most defensible differentiators in Hampstead's upper market, more so than square footage or bedroom count alone
- Community amenities, specifically a private boat ramp and slips, function as a real value driver for waterfront buyers who want managed access rather than the cost and permitting of a private dock
- Sellers at the top of Hampstead's market above 2 million should price with the expectation of a multi-week marketing period given how few comparable transactions currently exist at that level
- Buyers watching this listing should weigh the 41 day window as a normal part of the process for a new luxury community, not a sign of an overpriced property
Whether you are evaluating a purchase at this tier or want a read on what a similar Hampstead property could command, the analysis should be specific to the property and the community, not a general market narrative.
Submit a private inquiry. Peter responds personally within two business days.