You want the beach lifestyle without giving up creature comforts, great dining, and a vibrant social calendar. Bayside in Selbyville delivers all of that, but it also comes with a unique ownership structure and layered fees that are different from a typical HOA. If you’re eyeing a home in ZIP 19975, this guide breaks down what you’ll really get for your money, what it costs to live here, and the practical steps to take before you write an offer. Let’s dive in.
Where Bayside fits on the map
Bayside sits on roughly a thousand acres along the Assawoman Bay in Selbyville, about four miles from the Atlantic beaches near Fenwick Island and Ocean City. The community was developed by the Carl M. Freeman Companies and is anchored by a Jack Nicklaus Signature 18‑hole golf course. A major clubhouse project was completed in 2020, adding a roughly 29,000‑square‑foot hub for dining and socializing, as reported by local media at the time. You’ll find a true resort environment here, not just a neighborhood with a pool.
For more on the golf facilities, view the club’s overview of the Jack Nicklaus Signature course. Local reporting also covered the opening of the new clubhouse in 2020, which elevated the daily experience for residents and members alike.
What “resort living” includes
Bayside’s amenity set goes well beyond a typical HOA. Highlights include:
- Pools and aquatics: an indoor, heated lap pool reported as 75 feet with five lanes, plus multiple outdoor resort pools and a splash zone.
- Fitness and classes: a large fitness center with group programming.
- Racquet and court sports: Har‑Tru tennis courts, pickleball, and dedicated instruction.
- Water access at The Point: a bayfront area with a small shore zone, kayaking and SUP storage/launch, a fishing pier, and a seasonal beach shuttle.
- Arts and events: the Freeman Arts Pavilion offers seasonal concerts and programming that shape the community’s calendar.
- On‑site dining and social hubs: Signatures at Bayside, seasonal bars, and poolside outlets.
You can preview many of these offerings on the community’s lifestyle page and browse Signatures at Bayside. The local arts scene is a real perk, with the Freeman Arts Pavilion drawing regional performers during summer.
A key point: some amenities are maintained by the master association (think pools, common areas, paths), while the golf club operates separately. That split matters for costs and access.
Home types and price ranges
Bayside’s mix includes single‑family homes, twin villas, townhomes, and low‑rise condos. Production builders commonly referenced in community and listing materials include Schell Brothers, K. Hovnanian, and Freeman‑affiliated builders. Floor plans range widely, with living areas often around 1,200 to 2,400 square feet for many villas, townhomes, and condos, and 3,000 to 4,000+ square feet for larger single‑family homes. Lots are generally modest, which keeps the focus on neighborhood amenities and lock‑and‑leave convenience.
Prices span a broad range:
- Smaller/older condos and some townhomes often start in the low $300,000s to $500,000s.
- Many villas and move‑in‑ready townhomes tend to fall between $500,000 and $750,000.
- Larger single‑family homes on premium golf or water‑oriented lots can reach from $750,000 to $2 million or more.
Published summaries often show Bayside neighborhood medians in the mid‑$600,000s to low $700,000s, while the broader 19975 ZIP may run lower. Inventory and finishes move these bands, so you’ll want current MLS comparables for any specific property.
Seasonality plays a role here. Summer demand, second‑home interest, and investor activity for short‑term‑friendly properties often influence pricing and time on market.
Understanding fees and memberships
Bayside uses a layered fee model. While the exact fees vary by unit type and can change over time, public listing data across multiple properties regularly shows the following patterns:
- Master HOA (quarterly): Many listings reflect a master association assessment around 1,072 to 1,126 dollars per quarter, roughly 350 to 375 dollars per month.
- Annual recreation/amenity fee: Separate from the master HOA, this fee typically falls between about 2,500 and 3,400+ dollars per year. It supports access to pools, fitness, and similar resort services.
- One‑time fees at resale: Expect capital contributions or transfer fees, which vary by property type. Examples appearing in listings include 400 dollars, 2,160 dollars, and in some cases a larger one‑time fee around 7,500 dollars.
- Guest passes: Short‑term visitors commonly use a paid guest‑pass system. Vacation‑rental pages often cite approximately 115 dollars per person for 7 consecutive days or about 65 dollars per person for 3 consecutive days in peak season, with lower rates off‑season. These are seasonal reference points and should be confirmed with the property manager or club.
- Golf memberships: The golf club’s initiation and dues are separate from HOA and recreation fees. Membership tiers are published, but pricing isn’t listed publicly. You’ll need to contact the membership office directly for current costs and availability.
You can review membership tiers on the club’s overview page. For a general look at amenity access and guest policies, the community’s lifestyle page and representative rental listings show how guest passes typically work.
Tip: When comparing Bayside to other resort communities, normalize your monthly outlay by adding the quarterly HOA (divided by 3) to the annual recreation fee (divided by 12), then add an estimate for club dues only if you plan to use golf or club privileges often.
Who Bayside suits
You’ll enjoy Bayside if you want a turnkey, social, and activity‑rich lifestyle near the beach. The community tends to attract second‑home owners, near‑retirees, and full‑time residents who value amenities without paying oceanfront prices. Families who love pools, summer programming, and the beach shuttle also find a good fit.
Considerations to keep in mind: seasonal traffic on summer weekends, layered homeowner fees that are higher than a minimal HOA, and separate club costs if you’re an avid golfer. As with many large master‑planned communities, governance evolves as developer roles transition, so it’s smart to review recent meeting minutes for stability.
Smart steps before you write an offer
Before you commit, gather the documents and answers that make ownership clear and predictable:
- Request the full HOA or condo resale packet. Ask for the current budget, reserve study, audited financials or treasurer reports, CC&Rs, rules and regulations, and the last year of meeting minutes.
- Confirm all fees for your exact unit. This includes the master HOA quarterly amount, the annual recreation fee for your property type, any condo assessment, and any pending or recent special assessments. Clarify what landscaping or exterior items are covered.
- Identify one‑time charges. Ask about capital contributions and transfer fees on resales, along with which party pays and when they are due.
- Review rental and guest policies. If you plan to rent short‑term, verify minimum stay rules, local registration, and guest‑pass fees and procedures.
- Get club membership details. Membership tiers are public, but pricing isn’t. Contact the Bayside Resort Golf Club membership office to confirm initiation and annual dues and what each tier includes. Start with the club’s membership overview.
- Confirm management contacts. The master association is professionally managed on‑site, and some condos have separate managers. You can find current contact information and updates through the community’s founder/association contact page.
Daily rhythm and seasonality
From Memorial Day through Labor Day, Bayside’s calendar fills with concerts, kids’ camps, and outdoor events. The Freeman Arts Pavilion brings a steady flow of performances that give summer evenings a festive feel. Outside of peak season, the community remains active with fitness classes and indoor aquatics, but the pace is quieter and more local.
If you want the best of both worlds, Bayside checks a lot of boxes: relaxed mornings on the bay, tee times on a signature course, afternoons by the pool, and dinner with friends close to home.
Final thoughts
Owning a home in Bayside is about lifestyle first. You pay layered fees because you’re getting a resort experience: multiple pools, an indoor aquatics center, fitness and racquet programs, on‑site dining, water access, and a renowned golf course. Prices run from approachable condos and townhomes to premium single‑family homes overlooking fairways and ponds, so there is likely a fit for your budget and wish list. If you love the idea of a four‑mile hop to the beach with a full calendar at your doorstep, Bayside is worth a close look.
If you want help sizing up options, clarifying fees, and comparing specific homes, connect with Betsy Perry. Let’s talk about your next coastal move.
FAQs
What fees do Bayside homeowners typically pay?
- Most owners see a quarterly master HOA fee around 1,072 to 1,126 dollars, plus an annual recreation fee commonly between about 2,500 and 3,400+ dollars, with one‑time capital or transfer fees at resale depending on the property.
How far is Bayside from Fenwick Island beaches?
- Bayside is commonly described as about four miles from the Atlantic beaches near Fenwick Island and Ocean City, offering quick access via the seasonal beach shuttle and local roads.
Are golf memberships required to live in Bayside Selbyville?
- No, golf memberships are optional; the club operates separately from the HOA, and initiation and dues are handled directly by the membership office, with tier details outlined on the club’s site.
What home types are available in Bayside (19975)?
- You’ll find single‑family homes, twin villas, townhomes, and low‑rise condos, with sizes ranging from roughly 1,200 to 2,400 square feet for many attached options and 3,000 to 4,000+ square feet for larger single‑family homes.
How do guest passes work for Bayside amenities?
- Short‑term visitors typically need paid guest passes; seasonal examples often cited are about 115 dollars per person for 7 days or 65 dollars for 3 days in peak season, with policies and rates confirmed through the club or property manager.
