EMD Funding in Delaware | Swift Deal Funding
How EMD Funding works in Delaware
EMD funding covers the earnest money deposit on your contract — typically $5,000 to $25,000 — so you can tie up a Delaware property without using your own working capital. We send the deposit directly to whoever holds escrow under your contract, usually within 24 hours of a complete application and confirmation. The EMD must be refundable under the contract’s inspection or due-diligence terms.
Delaware is small but stable, and disciplined wholesalers like the lower competition. New Castle County around Wilmington and Newark drives most activity, with Dover and the Sussex County beach towns adding flow. With a statewide median roughly $361,000–$475,000, sellers expect reasonable earnest money, and a funded deposit keeps you moving fast without draining cash.
How EMD Funding closes in Delaware
Delaware is a wet-funding state and an attorney-closing state. Because a licensed Delaware attorney handles settlement, your earnest money is commonly held by that attorney (or the listing broker) in escrow rather than an independent escrow company — a difference worth confirming before you submit. Wholesaling is permitted statewide if you disclose your equitable interest; there’s no wholesaler-licensing statute. Verify refundability and the escrow holder with your Delaware settlement attorney.
Pricing
Two options on every EMD, regardless of state:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable cost (most popular) |
Example for Delaware: an $8,000 EMD under Option B costs $1,000 total (the $1,000 minimum applies), paid once, nothing at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Escrow holder (settlement attorney or broker) contact information
- Written confirmation that the EMD is refundable per contract terms
- Borrower ID
No credit, income, or tax-return checks. Delaware note: confirm whether the settlement attorney or the broker holds the deposit so we wire to the correct party.
A typical Delaware EMD scenario
A Wilmington wholesaler offers on a rowhome and the seller wants a $7,500 earnest money deposit held by the listing broker pending settlement. We wire $7,500 within 24 hours, the contract is accepted, and the wholesaler markets the deal to local landlords — without spending their own cash. Under Option B the cost is a flat $1,000 minimum, and the refundable deposit protects them if due diligence ends the deal.
Apply
Submit your contract and escrow holder contact online — under 10 minutes. Same-day wire is possible for complete files before 11 AM Eastern. We coordinate directly with your escrow holder.
Frequently Asked Questions
Where does my EMD go in a Delaware deal? +
Delaware is an attorney-closing state, so earnest money is typically held by the settlement attorney or the listing broker in escrow rather than an independent escrow company. We send the EMD — usually $5,000 to $25,000 — to the holder named in your contract within about 24 hours of a complete application and written refundable confirmation. The deposit must be refundable under the contract's inspection or due-diligence terms. Confirm who holds it with your Delaware settlement attorney.
Why do Delaware wholesalers use EMD funding? +
Delaware is a small, stable market where good off-market deals draw quick competition, especially in New Castle County around Wilmington and Newark. A credible earnest money deposit helps you lock up a property, and EMD funding lets you put up $5,000 to $25,000 without committing your own cash before you've found an end buyer or finished due diligence.
How fast can you fund a Delaware earnest money deposit? +
We send the EMD to the contract's escrow holder within about 24 hours of a complete application and refundable confirmation, with same-day possible for files in before 11 AM Eastern. The application takes under 10 minutes — bring the executed contract with refundable EMD language, the escrow holder's contact, and ID. Coordinate with your settlement attorney on who receives the deposit.
Apply for EMD Funding in Delaware
Submit your application online — same-day decisions for complete files before 2 PM Eastern.