1st Advantage MortgageFor Bear, DE rentals, the DSCR test compares rent to the full payment. The Census medians that frame it are $1,771 rent, $304,800 value and $2,238 in yearly taxes.
What the numbers say about Bear
Start with the two numbers every DSCR file turns on. Rent in Bear runs a median $1,771 a month (well above the Delaware median of $1,401), and the median owner-occupied home is worth $304,800. By the simple measure of annual rent over home value, Bear sits at 7.0%, neither especially thin nor especially rich. Lenders do not underwrite a ratio like that, but investors use it to decide where to look first.
| Indicator | Delaware | Bear | Difference |
|---|---|---|---|
| Annual property tax bill, median | $1,768 | $2,238 | +27% |
| Household income, median | $84,954 | $91,687 | +8% |
| Typical owner-occupied value | $352,000 | $304,800 | -13% |
| Typical monthly rent | $1,401 | $1,771 | +26% |
| Persons per household | 2.48 | 2.56 | |
| Share in 2-4 unit buildings | 3.8% | 0.6% | -84% |
| Share of homes detached | 59.1% | 32.1% | -46% |
| Long commuters, 45 min plus | 15.5% | 9.0% | -42% |
| Degree holders, age 25+ | 35.8% | 32.5% | -9% |
| Workers on their own account | 8.6% | 6.6% | -23% |
| Units sitting vacant | 13.4% | 3.8% | -71% |
| Typical construction year | 1987 | 1996 | |
| Annual rent divided by value | 4.8% | 7.0% | +46% |
| Households that rent | 27.0% | 34.9% | +29% |
| Residents (Census estimate) | 1,021,191 | 22,370 |
The renter share is 34.9% in Bear, well above the Delaware median of 27%, a sizable rental market. Incomes matter for rent growth: the median household earns $91,687, close to the Delaware median of $84,954, and 44% of renters are already cost-burdened at 30 percent of income or more.
Housing mix and age in Bear
By structure type, Bear is 32% detached, 1% in two to four unit buildings and 11% in five to 19 unit buildings, with manufactured homes at 19%. With a median build year of 1996, newer houses and townhomes set the tone, and homeowner association rules matter more than deferred maintenance.
Vacancy is a quiet driver of rent. 4% of homes are vacant citywide and 7.9% of the rental inventory was listed for rent when the Census surveyed.
Investor takeaways for Bear
A 7.0% gross yield makes Bear a market where the ratio is achievable but not automatic. A few hundred dollars of extra insurance or dues can decide a borderline file. With newer homes common (median built 1996), insurers tend to be friendlier, though competing new rentals can cap rent. Renters are 35% of households, which gives investors a real tenant base to market to.
Carrying costs in Bear
Real estate taxes are a line the rent has to cover. The median owner in Bear pays $2,238 a year (well above the Delaware median of $1,768), which is about 0.73% of the median home value. That is about 11% of a year of median rent gone to taxes before the loan is even counted.
New Castle County carries a relatively high overall rating in FEMA's National Risk Index, where winter weather (very high), riverine flooding (relatively high) and cold waves (relatively high) rank highest.
| Hazard in New Castle County, FEMA index | Level |
|---|---|
| Ice storms exposure | Relatively High |
| Cold waves exposure | Relatively High |
| Riverine flooding exposure | Relatively High |
| Winter weather exposure | Very High |
| Social vulnerability score | Relatively Low |
| Annualized loss estimate | Relatively High |
| Composite risk | Relatively High |
Many investors meet insurance too late, so get a quote tied to the Bear property's roof age and flood zone before you waive your inspection period.
Rent math for Bear buyers
Take the median rent ($1,771), subtract median taxes spread over twelve months ($186), and you have $1,584 of room at a 1.00 ratio. A lender asking for 1.25 cuts that to $1,230. Real quotes for the address decide the rest.
What DE law and Bear require of landlords
Before you underwrite a Bear rental, confirm with city hall and New Castle County whether landlords must register, pass an inspection or hold a permit, especially for stays under 30 days, because those rules can change what income a lender will count. For Bear short-term hosts, one state-level point stands out. Delaware's state short-term rental lodging tax applies to rentals of 31 consecutive nights or fewer under agreements entered into on or after January 1, 2025, and platforms that act as accommodations intermediaries collect and remit it.
Deposits come due back within 20 days of the tenant leaving, and Bear owners should document condition at both ends of the lease. For Bear rent levels, note that the residential landlord-tenant code sets no limit on the amount of rent; it regulates the notice for increases.
Neighbors of Bear by the numbers
Among the nearby markets above, Elsmere has the lowest median home value at $225,800 and Newark the highest at $382,500, against $304,800 in Bear.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Wilmington | 52% | $1,864 | $231,400 | 71,727 | $1,224 |
| Elsmere | 34% | $1,834 | $225,800 | 6,203 | $1,339 |
| New Castle | 37% | $1,481 | $285,100 | 5,579 | |
| Newark | 49% | $3,023 | $382,500 | 30,330 | $1,654 |
| Bear | 35% | $2,238 | $304,800 | 22,370 | $1,771 |
What fills Bear rentals
Self-employed workers, incorporated or not, make up 6.6% of employed residents, a group that often has irregular tax-return income and a natural fit with rent-based qualification. Around the edges, government workers are about 11% of employment, 33% of adults hold a bachelor's degree or higher and 9% of commuters travel 45 minutes or more.
Putting a Bear file together
Run the Bear rent, tax and insurance figures through the DSCR calculator. When they clear the ratio, start an application or ask for a quote.
More Delaware markets
- All Delaware DSCR loans
- DSCR loans in Newark, DE
- DSCR loans in New Castle, DE
- DSCR loans in Elsmere, DE
- DSCR loans in Wilmington, DE
- Every market we cover
Sources
- Lodging tax reference: Delaware Division of Revenue, short-term rental FAQs
- ACS 2020 to 2024 estimates for Bear
- FEMA county hazard table
- Wikipedia article, Bear, Delaware
- Deposit statute: Del. Code tit. 25, § 5514(a)-(g), (i)
Numbers for Bear come from the Census Bureau's 2020 to 2024 ACS and are survey estimates. For Delaware tenant law we used RedFlagLease under CC BY 4.0 plus the linked statutes. Our check date is October 2026, so look for newer Bear rules before you commit.
Before you make an offer
Ask the seller for twelve months of utility bills and any lease on the Bear property, confirm who pays water, trash and lawn care, and get the insurance quote before the inspection period ends so the ratio is tested on real numbers.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
How is Bear rent documented for a DSCR loan?
On most files the lender uses the lower of the signed lease rent and the appraiser's market rent for the address in Bear. For orientation, the Census median gross rent here is $1,771 a month.
How much payment fits the median Bear rent?
Taxes, insurance and dues are inside the payment the lender tests. Run $1,771 through a 1.25 ratio and the ceiling is about $1,417; subtract $186 for median taxes and $1,230 remains.
How high are property taxes in Bear?
The median bill is $2,238, an effective rate near 0.73%. Because New Castle County may reassess at sale, use an estimate on the new price when you run the ratio.
What about VRBO or Airbnb income on a Bear purchase?
It depends on the program and on local law. A Bear owner needs the right permit or registration, an association that allows nightly stays, and documented bookings.
What does Delaware law say about deposits at a Bear rental?
Return is due within 20 days after the tenant leaves. The governing section is Del. Code tit. 25, § 5514(a)-(g), (i).
Is flood or storm risk a concern for a Bear rental?
Overall risk is rated relatively high for the county. Because the rating covers a whole county, look up the specific property on FEMA's flood map before you offer.
Is an entity required for a DE DSCR loan?
Not required. An LLC borrower is routine for investor programs, with entity paperwork and a guaranty. Form the company before you go under contract in Bear.