The history of Honolulu’s condo neighborhoods is much more than the tale of paving and steel beams. There are rich stories behind each, that tell Hawaii’s story as well as the rich lives of the peoples who made their home there as well as the life of the land itself, as you’ll see.

We trace the sometimes astonishing evolution of the 4 preeminent condo neighborhoods in Honolulu today – Kakaako, Diamond Head’s Gold Coast, Waikiki and Ala Moana. You’ll learn how one has always held a status of importance and a domain of the elite, while the high status the rest enjoy today is something Islanders of old would find impossible, even laughable. You have to read it to believe it and we’ve got the story for you right here.

KAKAAKO

Kakaako Condos

The new Kakaako neighborhood is undeniably a product of 21st Century innovation and planning, but it also a returning of these lands to its roots. Most have known this area of Honolulu as an industrial and commercial sector for their entire lives, but that has only been true for a relatively short time.

The increasingly busier urban streets was once the site of salt and fish ponds that sustained the Native Hawaiians who lived here. The ocean lapping up to the shore nearby also attracted fishermen who liked the easy commute.

In the 1800’s it grew and diversified, with Kamehameha I himself having a home here, as well as the emergence of Honolulu’s nearby port initially bringing Americans, Europeans and Chinese into the community, with successive ethnic waves, especially the Japanese, represented as time went by.

Businesses sprang up in the mid-19th Century to serve the neighborhood as well as all of Honolulu, with warehouses first appearing at this time. Still, this was a residential area, through and through, Kakaako homes characterized mainly by small houses and tenements.

For a century on from the 1850’s this became a place where blue-collar locals lived, with some parts classified as among the poorest in the city proper. The lower cost of housing was attractive as well as the nearby employment sources of the port and Downtown. It was a rich mix of hard-working families, still remembered as the most close-knit and generous of neighbors, and those who lived on the outskirts of the law.

By the 1940s the declining state of the housing still remaining, and the idea of giving the growing business sector an outlet to expand, caused the zoning being changed to Commercial, opening the door to the industrial concerns and warehouses that moved in, with very few homes left by the mid-1970s.

Kakaako’s Renewal is Set in Motion
Yet, it was at this precise moment of residential extinction in 1976 that the State Legislature claimed authority over this district from the city and created the Hawaii Community Development Authority (HCDA). Their mission was to oversee a potential revival and redevelopment of Kakaako. As we know, that didn’t happen overnight.

Over 3 decades later we’re now finally seeing the results, with the Ward Village (Howard Hughes) and Our Kakaako (Kamehameha Schools) projects fully rolling today. Their mandate is nothing short of a complete overhaul of the area bridging Downtown and Ala Moana.

The biggest story in Honolulu real estate is the reemergence of this region as a real neighborhood, but unlike anything previously imagined. A planned vision of future-centric living combined with the eternal pleasures of green spaces, ocean views, walkable environments along with vibrant, urban level shopping and dining options is coming into focus.

Some of the planned 20+ Kakaako condos are springing up, some already completed like Anaha, Waiea and The Collection. These residences are synonymous with terms like luxurious, cutting-edge and innovation, creating a category in Honolulu real estate that didn’t exist before.

From the mesmerizing creativity of their architecture, that never violate Hawaii’s singular environment, to the surrounding abundance of leisure choices easily available within strolling distance, all of it contained in an urban ambience that breathes freely with its open avenues and green spaces, you know this is someplace not only very special, but completely and utterly new. Welcome to the Future.

DIAMOND HEAD – THE GOLD COAST

The Gold Coast

The Gold Coast area of Diamond Head has been a place for the elite of one kind or another. Today’s La Pietra School was previously the storied estate of the powerful Dillingham family and before that the site of a highly venerated heiau. There the Kings of Oahu, and finally Kamehameha I himself, made offerings to the gods, a practice vital to their power.

The Castle family had an equally famous mansion here that stood not just by the ocean, but partially over it. You could stand on the back lanai and drop your fishing line into the water directly below you. No casting needed.

Soon, the famous Gold Coast condos would replicate something very close to this experience, creating an exceptional lifestyle that cannot and will not ever be duplicated – by law.

This piece of coastline remained until the middle of the 20th Century the site of a few showpiece mansions owned by the rich and powerful along with the small enclave consisting of the last block of Kalakaua Avenue on Kahala side, Kiele Avenue just mauka of that and the corresponding stretch of Diamond Head Rd.

That collection of houses were smaller, but architecturally significant, created by some of Hawaii’s premier architects during the 1920s to 40s, and in a beguiling variety of styles. Most are still there, a visual feast to enjoy freely.

Honolulu Condos Like No Others
The Gold Coast condos followed in the 1950’s, taking up most of the oceanfront property – and ‘oceanfront’ has rarely been so perfect a term to describe a piece of real estate. These residences were all in place by the early 1960’s, a time when development had begun to rapidly accelerate, but regulations hadn’t completely kept pace.

That allowed these structures to be placed right up to the water’s edge, just before new laws closed the door on that ever happening again. There’s no grandfather clause here, either. When these buildings go, their replacements must follow the same, stricter construction guidelines as any new project.

It is this singular experience of hearing the waves wash up mere feet from your lanai or even feeling a little spray if the surf is particularly energetic that draws the clamor of bidding wars each time a Gold Coast condo unit goes on the market. It is the height of the Hawaii homeowner experience in many ways.

Very little construction has been added since that time over 50 years ago, freezing this neighborhood in a more elegant era of Honolulu. A reminder of what it was to live in those less hectic times that remains with us still.

WAIKIKI

Waikiki

The neighborhood that has created the iconic image of tropical paradise was once something very different. In short, it was swampland. The Hawaiians understood that these conditions offered agricultural advantages, fully harnessing then with the introduction of an irrigation system sometime in the 1400’s.

With this innovation taro farming flourished here, along with fish ponds that were a substantial source of their diet. During the next few centuries Waikiki was the tropical version of a bread basket, serving the most essential needs of a community.

An important turn that foreshadowed the district’s future came with Kamehameha I’s unification of the Islands. Spending much of his time now on Oahu meant finding places to wind down from the stresses of ruling and one of his most frequented destinations for this became the shoreline of Waikiki.

Kamehameha’s successors followed his lead, eventually establishing large, permanent homes along the ocean. King Kalakaua, Princess Kai’ulani and Queen Liliuokalani all had sprawling residences here that bespoke the importance of their owners and the locale.

The building of a racehorse track in today’s Kapiolani Park by Kalakaua marked a further shift, making Waikiki into a major social & recreational center for the upper class. No longer was it just a place of retreat or where sometimes raucous parties could be held with a guarantee of privacy. It had become THE playground of Hawaii.

While that status continued and grew, the taro fields and fish ponds remained, though being partly replaced by rice farms by the turn of the Century. Farming went on in the mauka areas more or less undisturbed until the closing years of the 1920’s.

At that time the expanding economic importance of tourism became paramount and firm real estate was required to construct needed hotels and attractions upon.

A World Famous Resort Emerges – Literally
That was solved by the digging of Ala Wai Canal, making solid ground out of the swampland forever. The newly emerged property was quickly divided into lots and sold off. Modern Waikiki was born.

The following 30 years or so saw much of the lots filled in with homes and business, but little, if anything, beyond the low-rise limit of 5 floors. With tourists arriving mainly by boat in that era, arrival numbers could only go so high. There was no need for anything more substantial.

Statehood and the arrival of the jet age would sweep those limits away, bringing almost overwhelming population growth and equally booming tourism numbers. Accommodations were need for both and the only place to build it was up. Waikiki condos were the obvious solution to a pressing problem.

With hotels and tourist spots taking most of the makai areas, it was clear that the mauka sections would provide the pressure valve for residences. This most famously was seen on the streets between Kuhio Avenue and the Ala Wai.

A once thriving neighborhood on those lots had taken a downturn by the 1960’s, the houses falling into various states of disrepair from neglect and owners who either lacked the money, the motivation, or both, to keep them up. Some parts of the area had declined so much that they were best avoided due to activity that went on there.

The Waikiki Condos Take Over
The government saw an opportunity to both solve the issue of the blight on these streets as well as provide the housing that was badly needed. Much of the problem areas were condemned, opening the way for a forest of construction cranes that quickly rose up.

By the late 1970’s almost all of ‘The Jungle’, as it had been known, had disappeared, high-rise residences in their place. In Waikiki, condos were now the standard living choice, changing the face of this district. Some certainly regretted the end of the single family homes and the closer knit neighborhood of old, but it was a necessary change, providing needed inventory for an almost bottomless demand.

That same blueprint of high-rises is being followed still today, with places like Trump and the Ritz-Carlton providing a distinctly more upscale side that had been absent previously, and a few more are still to come, including one that will eventually stand on the site of King’s Village.

Waikiki condominiums look to be entering a new era of higher levels of living, which come with an equal rise in pricing. While it will take a lot of changes before the entire place becomes exclusively luxury properties, it’s no secret that this is a place of elevated home values and price tags, even for Hawaii – and that’s one thing that hasn’t changed and probably never will.

ALA MOANA

Ala Moana

The Pre-20th Century Ala Moana area shared the same terrain as neighboring Waikiki’s mauka swampland. For most of this district’s existence the shoreline here was actually near the makai edge of where Ala Moana Blvd runs. From there on it was mainly wetlands, ending only when it reached what would later be King Street’s path through this part of Honolulu.

It should be no surprise, then, that this real estate was utilized for taro farms and the fish ponds that provided a solid portion of the Native Hawaiian diet. This would remain the main function of the district until the 1930’s, when it underwent a transformation even greater than the Ala Wai’s creation, which happened at almost the same time.

Local civic and advocacy groups, such as the Outdoor Circle, had pushed for more parks to be built in Honolulu for some time before this. It was Ala Moana’s proximity to Waikiki’s growing tourism business that made it a prime candidate for such a project.

Fortuitously, the U.S. government’s public works programs in the early years of the Great Depression provided much of the labor and funding to do it. With the Ala Wai nearing completion, the dredging crews just moved a short distance west and got to work.

Ultimately the dredging of Kewalo Basin resulted in a sweeping alteration to this coastline. It is due to this project that we now have: the Ala Wai’s outlet to the ocean; the boat harbor; a new shoreline 200 to 300 yards makai of the old one; Ala Moana beach & lagoon; plus a stunning 76 acre green park where solid reef and the Pacific itself once claimed domain.

No longer a sleepy, marsh-filled landscape you only drove through on the way to or from Waikiki, this was a huge step toward the viable and thriving community it was to become shortly. From that immense project came further work that drained the wetlands, allowing small single family home neighborhoods to arise in the mauka sections.

The 2nd Puzzle Piece Completes Ala Moana
Nothing could prepare anyone, however, for the seismic impact that resulted as dredging teams returned in 1957 to fill in the empty wetlands just across the road from Ala Moana Park.

The effects of the Ala Moana Center’s opening in 1959 cannot be overstated. Almost immediately it ended Downtown’s unchallenged reign as the city’s retail center forever. It also made this part of Honolulu not just an economic and employment power, but also a surging neighborhood.

Development began in earnest in the 1960’s, with towering Ala Moana condos going up especially during the succeeding decade, all of them clustered near the site of the mall. Some of the most impressive were the Yacht Harbor Towers (1973), 40 floors of ocean views right on the Ala Moana/Waikiki border, and the Uraku Tower (1989), a product of the Japanese boom and made as a super-luxury condominium that is still desirable 30 years later. The two decades preceding the Millennium saw the build-up more or less end. At that point there was little space left to build on.

Construction has begun to come to life again in recent years. The new level of lifestyles that are being catered to is unmistakable with the Ala Moana Center itself spawning residences on site. First the luxury of One Ala Moana and now the even more upmarket Park Lane has taken over the makai side of the complex. Their opulent amenities and widescreen views over the park and ocean have fully justified the fanfare they’ve gotten from the moment the projects were announced.

HONOLULU CONDOS – MORE THAN A MORTGAGE
The history of each of these Honolulu condo neighborhoods is a fascinating one, but all reflect the story of the Islands. Especially the rocketing events of the last century or so. Still, they all stand out uniquely in their own rights and their own ways, just as they did so long ago.

That’s important as you when you buy a home, but especially in Hawaii, you purchase not just a structure, but also the spirit of that particular place. Keep that in mind as you seek your part of Hawaii. May you find the spirit that is the right match for yours.

The post History of Honolulu’s Condo Neighborhoods appeared first on Hawaii Living Blog.

I represented the Sellers of a 2 bedroom condo in Honolulu, which sold for $1,470,000 today – April 10th, 2018.

The condo had previously been listed for sale with two other real estate agencies – most recently listed at $1,300,000 –  before it was taken off the market October 2016.

When I saw the unit for the first time – summer 2017 – it appeared in a good condition, but furnishings were dated, drapes were worn out, walls looked like they needed a fresh can of paint, some art work was not inviting and a few other lose ends needed someone’s attention to get some good energy and excitement back into the unit.

I discussed the various issues with the Sellers and they agreed I could purchase new furnishings as needed, keeping costs reasonably low and try to reuse and incorporate existing furnishings when possible.

Thanks to a great selection and prices at INspiration Furniture, Walmart, TJ Maxx, Ross Dress For Less, Lowe’s, Pier 1 Imports and a few other shops in Honolulu and Kailua, I was able to transform the unit at a relatively low cost and get Sellers top dollar on the sale.

A Few Before & After Pictures

Before – Dining & Living

After – Dining, Kitchen & Living

Before – Living

After – Living

Before – Balcony

After – Balcony

Before – Master Bedroom

After – Master Bedroom

Before – Guest Bedroom

After – Guest Bedroom

We would love to hear from you in the comment section below – let us know what you think!

The post How I Redecorated My Client’s Condo To Get Top Dollar appeared first on Hawaii Living Blog.

Get ready for your world to be turned upside down! For years, the Moana Hotel (now Moana Surfrider) has billed itself as Waikiki’s very first 1st hotel. A title they’re justly proud of. Except they weren’t the 1st at all.

It was no doubt the first substantial lodging in the district, with modern luxury offerings like electric elevators and a spa, but there’s at least one place that was here before the Moana’s 1901 opening. You won’t believe what went on there, either.

Long gone, this was the Sans Souci Hotel, which stood beside the beach that still goes by that same name. A man named George Herbert bought the beachside land around 1884, with plans for a small resort to capitalize on the even then emerging tourism business.

The year before King Kalakaua had turned the area into a true social and recreational center with his racetrack in Kapiolani Park, frequent luaus at his residence here and creation of an actual road connecting the place to Honolulu, so the trip was now an easier and much smoother experience.

Not much is known about George Herbert’s place, other than that he eventually got his dream either partially or fully built before leasing it to a Greek immigrant named George Lycurgus.

Lycurgus gave the resort its name, Sans Souci (‘Without Cares’), and made it an internationally known place to stay in the days when the visiting well-to-do would be in residence for months at a time. It is still remembered as the place Robert Louis Stevenson stayed in 1893 on his 2nd trip to Hawaii.

WAIKIKI’S 1st HOTEL – A LESSON IN MIXING BUSINESS WITH POLITICS
Those familiar with Hawaii history will recognize 1893 as also the year of the overthrow of Queen Liliuokalani, who Lycurgus supported even afterward. So much so that the Sans Souci hosted secret meetings of Royalists who planned a rebellion against the Provisional Government who now ruled. It is even believed that guns supplied to what became the Wilcox Rebellion were landed at the hotel’s beach, and were possibly even hidden briefly by Lycurgus.

The rebellion was put down quickly and Lycurgus was put in jail. Once released he immediately left for the Big Island, where he ran another famous concern, Volcano House. Sans Souci Hotel, meanwhile, went out of business soon after his exit, leaving Waikiki without an inn for the next 5 years.

With growing demand, it was clear that condition wouldn’t last too long. Just how strong the demand was could be seen in the building of the 4 story, 75-room structure that proclaimed Waikiki was open for business. The Moana Hotel admitted its first guests in 1901, luxury lodging in a place that had beautiful ocean and beaches, but also pure wetlands not too far from its front steps.

Moana Surfrider (originally The Moana Hotel)

That didn’t hurt business, however, due to the tropical romance of Hawaii already exerting its pull in this time before radio and television. The Moana’s establishment marked the beginning of Waikiki tourism, an economic powerhouse that drives much of Hawaii’s bottom line today.

Not an immediate success, the 1st owner sold it in 1903 after profits eluded him. The new ownership saw much better returns, even adding 2 more floors and the wings on either side in 1918. While the growing profits were due to an equal surge in arrivals, Waikiki’s geography also helped Moana corner the market.

A little down the beach to the east, the Honolulu Seaside Hotel welcomed guests beginning in 1906. This was a smaller structure and lacked the luxuries of the Moana. Not much is known about the Seaside partially due to its short lifespan of 19 years. In fact it would become most famous for what replaced it, as we’ll see.

In these years the surrounding wetlands made it very difficult for competition to come in, with little solid property to build on that wasn’t already owned by wealthy families who weren’t selling then. That advantage wouldn’t last forever. In fact, very soon it would completely evaporate.

That evaporation came in the form of the Ala Wai Canal, finished in 1928, which turned the swampland into solid real estate. It’s not as well known that the western end of Waikiki benefited as much a the eastern side. The present site of the Hilton Hawaiian Village and nearby areas, which made up what’s known as Kalia, were also transformed then.

Records show that 2 small lodgings were operating here in the early 1920’s, Cressaty’s Court and Hummel’s Court. Beyond their existence, little else is recorded. Both were purchased by an investment company, who replaced them with the Niumalu Hotel in 1928. The Hawaiian style of this hotel, inside and out, was unique in a time when Western styles dominated, making it one that is fondly looked back on by many.

Another beneficiary was the Territorial Hotel Company who now owned both the Moana and the Honolulu Seaside Hotels. The new, expanded Waikiki, and the eradication of the mosquitoes that plagued the swamp areas, made them eager to capitalize on the new possibilities of growing their business further. That meant building a more attractive and upscale property. The Seaside’s days were numbered.

THE PINK PALACE MAKES ITS DEBUT
In 1925 the Honolulu Seaside Hotel was demolished and construction of the now iconic pink Royal Hawaiian Hotel began. On February 1, 1927 the grand opening gala was held to celebrate completion and the arrival of a world-class hotel. If Diamond Head is the unmistakable shorthand for ‘Waikiki’ from the natural world, than the Royal Hawaiian holds the same status in the man-made. A standing it has held since that day in 1927 and will do so as long as it stands.

Royal Hawaiian Hotel

Despite the Ala Wai Canal’s sweeping change of the land, things remained generally quiet for the next 2 decades on the construction front. Coming by boat was the only option still and cost a lot, keeping the tourist numbers fairly static. Then, as well all know, the closing days of 1941 slammed the brakes on completely.

World War II would see Waikiki Beach strewn with barbed wire in case of invasion and the Royal Hawaiian turned into a serviceman’s recreational facility. Despite the hive of activity on Oahu during those years, tourism was understandably at a standstill. Even with the end of conflict in 1945, it would take a few years for things to get rolling again. In fact, a new decade would have to dawn before they did.

WAIKIKI HOTELS – THE POST WAR BOOM BEGINS
The 1950s were the take-off point when visitor counts began to hit new highs each year at levels never experienced before. Airlines now had planes that could make the trip from the Mainland, and soon everywhere else, with a sizable number of tourists on-board. In addition, the Islands had a new level of prominence in the US due to its important role, and resulting exposure to thousands who were stationed or passed through here, during WWII and then the ever nearing prospect of Statehood.

Something bigger was needed to house this new, unprecedented explosion of visitors. 1951 saw the Edgewater Hotel’s 100 rooms first occupied, the first property of the Kelley family who would go on to expand and create the Outrigger Hotel chain that has been a major player in Hawaii for decades now.

The Kelleys’ decision to feature the first large swimming pool in Waikiki at the Edgewater was initially seen as a bad investment, since the ocean was just a block away. The Edgewater’s 6 floors weren’t the wave of the future, however.

That wave landed in 1955 with, for the first time, high-rises. In that one year alone, 4 new hotels were opened in Waikiki. 3 of them were prime examples of the new multi-story tower blueprint – The Reef (different from today’s Outrigger Reef), the Princess Kaiulani and the Waikiki Biltmore, all of them rising to either 10 or 11 floors. The 4th opening of 1955 brought something very, very different to the coastline.

The Niumalu Hotel and several more acres next to it were bought up by Henry Kaiser the year previously and work commenced immediately. After leveling the Niumalu, the unveiling of the operational, but still-in-progress, Hawaiian Village Hotel came in September, 1955. On that day visitors could stay in one of the cottages on the grounds, dive into any of 3 swimming pools and enjoy a dinner and a show in the Tapa Room.

Two years later the Ocean (now Ali’i) Tower was up and running, along with a geodesic dome that held shows by popular acts, including both Hawaiian and worldwide entertainment legends. The plan, as the word ‘Village’ implied, was for a complete experience for guests, including restaurants, shops, nightlife and entertainment plus beach and ocean alongside. Visitors need never leave the resort.

While the 1950s were a time of acceleration in the build-up of Waikiki, much of the area was still low-rise and even undeveloped. The high-rise momentum was rolling, but hadn’t reached full speed yet. The Waikikian Hotel, the quintessential example of mid-century tiki design, was one example of this dichotomy when it joined the landscape in 1956 on Ala Moana Blvd, next to the Hawaiian Village.

Its Polynesian A-Frame lobby building stood out starkly for the first few years it existed, the main lodging being in 2 dual-level buildings behind. Coming into Waikiki across the Ala Wai your gaze went right to it, with little nearby to compete for your attention. In 10 years, though, that view would change dramatically, soon hiding the Waikikian in a forest of towers, like a child in a crowd of NBA players.

1960’s & 70’s – WAIKIKI GOES FULLY URBAN
The joke about the Hawaii State Bird being the construction crane was first told in the 1960’s, mostly associated with the condo buildings that started to sprout then. It’s equally true that those cranes were busy putting up hotels, too.

Like the Hawaiian Village, another project would create something unseen before in Hawaii, let alone Waikiki, and it would do so on the real estate right next door. The Ilikai, with its 26 floors and 3 wings that made a gigantic ‘Y’ towered over everything in sight when it opened in 1964. It was bigger than anything else in the Islands and the first luxury high-rise hotel in Hawaii. From that day it was one of the top hotels in Waikiki for over a decade, aided by its prominence in the Hawaii Five-0 opening credits.

The now Hilton Hawaiian Village wasn’t idle either, proudly unveiling the Rainbow Tower in 1968, the bungalows fully giving way to the beginning of the soaring complex we have now. It’s easy to see why they did. Visitor arrivals hit 1 Million in that very same year, filling the approximately 15,000 hotel rooms that the Visitors Bureau boasted of within Waikiki by 1969. Many more were still to come.

Over 1,900 of those rooms came in the Sheraton Waikiki alone, a marvel of modern design that occupied the neighboring lot to the Royal Hawaiian beginning in 1971. The mark of Waikiki as a Mature market was reached as the 1st wave of large properties came down to make room for even larger ones. The Waikiki Biltmore was demolished in 1974, replaced by the Hyatt Regency’s two 40-story towers that added 1,234 more rooms to the local count two years later.

THE 80’s & 90’s – SLOWING ASCENT
The following decades of the 1980s and 90’s saw more new building go up, but it was already slowing in the former time, with most of the lots now occupied. The Waikiki hotels that did come from this era were not showpieces, like the Sheraton or the Hyatt of the previous decade.

The Japanese investment boom of the time saw some leisure properties bought up, but the development side driven by it was mostly outside of Waikiki. Any chance that they’d get around to buying up more of the world-renowned resort district was put to rest once the Japan economy crashed in the 90s, which drove Hawaii into recession as well.

Still, one obvious alteration that came out of the surge in interest from the Japanese was the new focus on serving that segment, from Japanese-speaking staff to Japanese language signs, menus & brochures being as prominent as their English counterparts to new services that catered to their interests & expectations, hotels went all out to attract and keep them. The fact that they spent more per day than any other tourist segment made them prize guests, a status they still have today.

These years also saw a consolidation, as most of the independent hotels came under chain ownership. Even local Outrigger, who had 4 properties in 1969, could claim 18 in their portfolio by 1986, some their own creations, but a good percentage purchased as well. There are now very few places on the main strips whose name isn’t preceded by a chain’s title. Things had changed very quickly in Waikiki, pushed inevitably forward by the ongoing gold rush that was Hawaii’s post-war tourism trade.

THE MILLENNIM AND BEYOND – WHAT IS HAPPENING NOW
The recent decades have seen visitor arrivals, with the exception of the dip following the 2008 economic implosion, continue to grow, but not at the rate of the decades before. Part of the reason is that capacity has more or less been reached, with hotels in Waikiki being booked up, or near it, year round.

There is a shift now toward targeting the more affluent market, most easily observed in the main drag of Kalakaua Ave turning into a row of high-end designer stores lining both sides of the street. The change in the hotel properties has had a slower road to follow here, due to the perennial problem of the lack of available space to build upon. Even so, the entrances of Trump Waikiki and the Ritz-Carlton Residences are solid indicators of which way the wind is blowing.

Trump Tower Waikiki

In addition, there are plans by hotel owner Kyo-Ya to replace the Surfrider with a 26 story tower aimed at a clientele with deep pockets and expensive tastes. The Princess Kaiulani is also intended for an extensive facelift that may include new building there as well.

However, there has been strong community resistance to these proposals, especially the Surfrider project, due to the builders’ request for a height limit exception and fears that the project will accelerate beach erosion. Currently the future of Kyo-Ya’s vision is still unsure due to the public outcry.

Another trend of recent years is an effort to appeal to the traveler who wants to stay in more than just the typical bed-tv-bathroom format, but not at a luxury price tag. Standard properties across the area have transformed into boutique hotels to get those more discerning travelers.

The Coral Reef recently re-opened as the Laylow Hotel, with Atomic Age type furnishings and décor. The Aqua Palms, once the Waikiki Parkside, is now outfitted in hipster chairs, funky artwork hanging and themed rooms like the Musician Suite that has a huge painting of John Lennon on the wall and retro patterned fabrics everywhere. Just two of a series of places that have undergone this metamorphosis.

The final change of the last 10 years or so may be the biggest and that is the condotel system that’s become widespread. The chance to ‘own’ a hotel room for your own enjoyment and/or profit is a viable option in Waikiki real estate today. Most are in existing hotels that went through this process, others, like the Trump, were built with primarily that model from the beginning.

Although mortgages are more difficult to arrange for them, the condotel listings don’t seem to have much problem selling so far. It’s still relatively early, as this has only emerged fully after the Millennium, so there may be issues down the line with this form of property ownership. So far, most are happy with it.

WAIKIKI HOTELS – A SURE BET
The twists and turns of Waikiki’s tourism industry has taken many turns, but always changing to meet demand as well as satisfy new tastes. From the pre-WWII long-term visitors who came on cruise ships to the jet age that rocketed arrivals upward, including a new middle-class market, to the current move to serve more upscale travelers and the experience-centric visitor – Waikiki’s hotels have pivoted to satisfy their wants and needs.

So far that approach has been an unquestioned success. A smart bet today would be that it will remain one as long as Hawaii can keep its enduring romantic image, raising the heart rate of peoples from every corner of the world. Just as it has for so many years before.

The post History of Waikiki’s Hotels appeared first on Hawaii Living Blog.

What’s fashion-forward on spring and summer runways is women’s long dresses and men’s shirts adorned in flowers, a style that’s always current in Hawaii – the style of aloha. Island style, often referred to as aloha wear, is a culturally-inspired design that has been admired throughout the world for decades.  

To embrace our favorite Island style, start with “May Day as Lei Day in Hawaii” and don your floral best. Poet laureate Don Blanding felt that the making and wearing of lei should have its own special day. His co-worker at the Honolulu Star Bulletin, Grace Tower Warren, enthusiastically agreed and suggested that the day should coincide with May Day, held annually on the first of May. She coined the phrase, “May Day is Lei Day in Hawaii”. Also embracing the idea of Lei Day were Leonard “Red” and Ruth Hawk who composed May Day is Lei Day in Hawaii, sung throughout the Islands every Lei Day. The first Lei Day celebration was held May 1, 1927 and was celebrated in downtown Honolulu. Today, Lei Day is a grand, cultural pageant that is celebrated at Kapiolani Park on Oahu as well as at other venues around the state.

Most families in Kailua celebrate Lei Day watching their children in a variety of school performances that include Hawaiian chants and hula. Lei are often made, exchanged and worn that day. Although not usually required, students often give their teachers lei on this special day too.

Pali Florist & Gift Shop

If you don’t have the skills or the materials to make your own lei, lei can be purchased at our favorite florists in Kailua. Stop by and chat with the artistic floral experts at the Pali Florist & Gift Shop or Picket Fence Florist. Both are family-owned and operated businesses serving the Windward community.

Since 1958, Pali Florist & Gift Shop has been a fixture in Kailua. You can often find owner Bob Ciaccio, who took over the business from his dad, creating beautiful arrangements and talking story in his intimate, bustling shop on Kuulei Road. Despite how busy Bob is, he, or his knowledgeable staff, is always generous and thoughtful in helping you select the appropriate lei or floral arrangements for the occasion.  

paliflorist.com

Picket Fence Florist

Sadie Akamine and her family have been using their artistic talents to design floral arrangements and lei for Kailua’s residents for more than 30 years. She is the owner of Picket Fence Florist on Hekili Street. The charming shop offers creative floral designs, baskets and gifts and, will help you choose the correct lei for any event, and especially for Lei Day, including haku lei.  

picketfenceflorist.net

Aside from Lei Day, lei are worn and given for welcomes and hospitality as well as special occasions such as birthdays, graduations, job promotions, and dedications. Haku lei are the flowers worn on your head and are made to order. Kailua’s florists are happy to help with your selection, but if the occasion is on a holiday, it is suggested lei and especially haku lei are ordered at least a few days ahead of time.  Lei can also be purchased at markets that have florist departments or refrigerated cases for the quick grab and go.

While Lei Day is specific to wearing floral or Hawaiian designs such as muumuu and aloha shirts, everyday in Hawaii is appropriate for aloha attire – and Kailua is the place for shopping for the best.

Manuhealii

Kailua is the home of Manuhealii. Perfecting the brand since 1985, Manuahealii recently reopened a brightly, renovated space on Hoolai Street across the street from Kalapawai Cafe. This fashion gallery features a unique modern take on traditional Island wear. The locally-owned and operated business utilizes all of the Lunn family’s talents. Danene Lunn works with her husband, Pono, and son, Lokahi, to create the graphic prints adorning the 24-piece collection that changes every month. Their other sons, Laamea and Keaka handle accounting/inventory and website, respectively.

Manuhealii designs feature easy-going, yet current silhouettes with bold prints and vibrant colors. The winning combinations transcend generations and genders. Men, women, and children of all ages are drawn to these graphic pieces that evoke the spirit of Hawaii and inspire aloha.

manuhealii.com

Noa Noa

On the other side of Kailua Road is a boutique that showcases Joan Simon Smoyer’s Noa Noa collection. Smoyer has been designing clothes at the forefront of Island fashion since the 1970s and her first store in Hawaii dates back to 1983. Her collection is hand-batik fabrics of cottons, rayons, silks, bamboo blends, and linens in flowing designs for men, women and children that remain timeless and modern. The bold prints echo the themes of traditional Hawaiian and Pacific Islander tapa cloth. The silhouettes include aloha shirts, tops, skirts, dresses, and sarongs that can go from a wedding to poolside. And, of course, all Noa Noa collections are appropriate aloha wear for any occasion. You’ll also find exclusive and one-of-a-kind jewelry in the shop to embellish your high-fashion aloha attire.

noanoahawaii.com

Global Village

Another local family business, Global Village, opened in Kailua in 1995. The Ah-Chick women, Sharrie, and daughters, Debbie and Dawn, had a shared vision for a forward-thinking, globally-inspired store. The threesome filled their Kailua shop with an eclectic mix of fashion, accessories and gifts from around the world. Global Village has since refashioned itself while maintaining its unique charm and popularity. The current location on Kailua Road with the storefront facing Hahani Street is now a more intimate space featuring Island-inspired clothing for men, women and the littlest of keiki.  

Global Village’s current focus is on local artisans and designers such as Native Hawaiian-owned Kane Clothing Company offering separates for women in Hawaii-inspired designs and aloha wear. In the mix at Global Village are men’s aloha shirts from designers such as Reyn Spooner and Tori Richards. Even babies are ready to spread aloha in aloha shirts, onesies, T-shirts, etc. from local designers Aloha Baby and Lyric Hawaii. At Global Village, ‘Made in Hawaii’ designers plus products made in the USA are proudly displayed alongside those created by eco-minded businesses.

Globalvillagehawaii.com

This doesn’t mean these are the only stores selling aloha wear – check out Olive & Oliver’s, Aloha Beach Club, and a variety of other boutiques and surf stores in Kailua for aloha shirts and menswear.  Many of the shops have dresses and tops fit for any occasion calling for aloha wear. Lei Day is only once a year, but dressing Island-style with aloha is welcome every day.

The post Kailua Wears Its Aloha appeared first on Hawaii Living Blog.

If you are a newbie to Kailua, we’d like to introduce you to some of the weekly, monthly and standard community events that bring Kailua’s families and neighbors together. In late April, Kailua ushers in three seasons of fun (yes, we really do have seasons in Hawaii!) including outdoor parties, music, and holiday traditions. Kicking off the spring events is “I Love Hula in Kailua”. Once a month, a special Sunday is selected for “I Love Hula in Kailua Town”. This is a free treat – with everyone welcome, residents and visitors alike – to experience a magic hour on a Sunday afternoon enjoying local halau. Bring your own beach chairs as the hula halau perform in the Kailua Town Center Parking Garage. Different halau are featured each Sunday. The events, sponsored by Alexander & Baldwin, are a celebration of Hawaiian dance, music and culture. “I Love Hula in Kailua” runs year-round, but actual dates are posted three months at a time so check back regularly at: abkailua.com/latest-news/events-page/

Close on the heels of “I Love Hula in Kailua Town” is the annual “I Love Kailua Town Party” on the last Sunday of April. The 2018 town party marked the 26th year for this fun event that takes over Kailua Town’s main street, Kailua Road, from Kuulei Road to Hahani Street, 11 a.m. until 4 p.m. (the street is closed from 9 a.m. – 5 p.m. on event day). This is a true street festival with more than a dozen local food vendors serving up a taste of Kailua, handmade arts and crafts by windward crafters, artisans, art in the park exhibits, live entertainment, even a keiki activity center. Exhibit booths that offer valuable information are represented by community groups that keep Kailua clean, green and beautiful.

Booth at Kailua Town Party

Art Booth at Kailua Town Party

Presented by the Lani-Kailua Outdoor Circle and sponsored by local businesses, the “I Love Kailua Town Party” is a free super-fun event. However, most of the Kailua community purchase buttons and the I Love Kailua official T-shirts to help support the event. Donation buttons are $5 each and can be purchased at most Kailua stores. Each year, a new T-shirt design to commemorate the event is designed by a local artist or photographer and is available to buy at the event and wear or keep as a souvenir.

Everyone is welcome, visitors and residents alike. And, everyone takes the invitation to attend the “I Love Kailua Town Party” seriously. It’s a must to be there for fabulous fun, friends and family!
lkoc.org/town-party.html

Marine Corps Band at Kailua Town Party

It’s back to the Kailua Town Center Parking Garage for a relaxing Saturday afternoon of live Hawaiian music and hula. “Kanikapila in Kailua” is a free concert series featuring local entertainers. Held one Saturday each month, from 4 p.m. – 5:30 p.m., it is hosted by Kawika Kahiuapo or Lynn Piccoli and sponsored by Alexander & Baldwin. Chairs are provided. Just bring your okole. No food or drinks are supplied so if you wanna eat, it’s ok to bring your own pupu and drinks. Check abkailua.com/latest-news/events-page/ frequently for the latest dates to celebrate Hawaiian culture and music.

In May, “Symphony in the Park” becomes the star event. This is a free concert in the Kailua District Park at the Pavilion. Beautiful music performed by the Hawaii Symphony Orchestra at 5 p.m., presented by the State of Hawaii. Sit on a blanket or bring a beach chair and enjoy!
kailuachamber.com/thingstodo

July 4 is the largest community celebration to be held in Kailua. Everyone comes out to celebrate our country’s freedom. The day kicks off with the Annual Kailua Independence Day Parade to honor our service members – retired and active men and women. Parade participants include bands, military and veterans marching units, horses, floats, youth groups, church groups, seniors, school groups, and local dignitaries. Kailua’s streets are lined with families, friends, neighbors, visitors — even family pets – all decked out in red, white and blue. After the parade, it’s time to head to the beach and block out your spot on the beach for your July 4 picnic, watch the air show, and the finale to a grand day, Kailua Beach fireworks. The parade is sponsored by the Kailua Chamber of Commerce. Details of the event including the parade route are posted on the Kailua Chamber of Commerce website:
kailuachamber.com/kailuaparade
kailuafireworks.net

Every season, every week, Kailua’s Farmer’s Markets attract people from Windward communities, and our visitors too. It’s like the old-time gathering place around the general store. Here folks gather to talk story, grab a local food favorite to dine on and shop while being entertained by local live music. And it’s a lot of fun! All of Hawaii’s bountiful produce, flowers and foods are on display: Produce picked fresh for sale, along with baked goods, jams, sauces and so much more! The Farm Lovers Maret at Kailua Town is held each Sunday morning, from 8:30 a.m. – noon, rain or shine, on the grounds of Kailua Elementary School. The Hawaii Farm Bureau Kailua Market that feels more like a neighborhood party than a market is at the Kailua Parking Garage ground level on Thursday evenings from 5 p.m. – 7:30 p.m.
farmloversmarkets.com
http://hfbf.org/farmers-market/kailua-farmers-market/

If you have kids, you know it’s never too early to plan for Halloween. As visions of monsters and princesses and Avengers run around in your children’s heads, Kailua Town’s A Magical Halloween is being planned. A fairly new tradition, the keiki can look forward to a costume parade, a magic show, crafts, and games at the Kailua Parking Garage – Kailua’s favorite place for fun events. The event is free, and, of course, there will be food and snack vendor booths.
No year is complete without attending the Kailua community unique holiday event, “AH Castle Tree Lighting”. Open to the public and hosted by Adventist Health Castle, this is more than a tree lighting. It also includes a delightful trolley ride from Kailua Town Center past all the beautifully decorated trees to Castle Hospital. The trolley, sponsored by A& B, makes a number of trips to make sure that everyone who wants to, gets there to enjoy live music, keiki activities, Santa’s visit, holiday foods, Christmas Carol singing and, of course, lighting the magnificent tree and sharing holiday greetings for one and all!
abkailua.com/latest-news/events-page

The post Come Join Kailua’s Community Fun appeared first on Hawaii Living Blog.

Welcome and Aloha to 1181 Mokuhano St #L!

We just listed this immaculate, turn-key 4-bedroom / 3-bath single family home in the Kalamaku’u subdivision in Hawaii Kai. The home features a practical modern layout with dramatic vaulted cathedral ceilings. Pride of ownership! The owner installed new wood floors, new dramatic 24″x24″ snow white high-gloss kitchen tile floors, new paint, and new carpet. A dual zone central AC system and ceiling fans keep you cool.  23 powerful solar voltaic panels reduce your electric bill to $18 /mo. There is plenty of storage space in the attached enclosed double garage.

The home is located in a quiet community with gorgeous grounds and a private park across the street.

– Make this your new paradise home. Call George at 808-554-1635, – George@HawaiiLiving.com
All Hawaii Kai homes for sale. All Honolulu homes for sale.

The post New Listing: 1181 Mokuhano St #L appeared first on Hawaii Living Blog.

There is no place on earth that has better weather than Hawaii.

The air feels like silk the moment you get off the plane. Shorts and T-shirts serve you well all year long – day and night. Many of my clients select Honolulu as their home because of the perfect year-round climate and their improved lifestyle and well-being. This is the sweet zone to maximize life and outdoor enjoyment.

Some of my friends and clients report that their health improves when spending time in Hawaii. They report relief from sinus pressure, asthma, respiratory ailments, bronchitis, coughing and sleep deprivation.
These benefits could be attributed to our fresh sea air packed with negative hydrogen-ion charged particles that help absorb oxygen and neutralize damaging free radicals. Negative ions help balance serotonin levels, thus improving mood, alertness, and quality of sleep.

The air quality in Honolulu and Hawaii consistently ranks as the best in the nation. We have it good in Hawaii.
The Economist’s Global Liveability Report 2017 ranks Honolulu as America’s most livable city, based on many factors including health care, environment, infrastructure and overall stability.

In September 2017, WalletHub ranked Hawaii as the 3rd happiest state in the nation. Hawaii took the top spot in the emotional & physical well-being subcategory.

In October 2017, National Geographic ranked urban Honolulu #15 out of 190 U.S. metro areas in their most recent survey of the happiest cities in the U.S.

It is no wonder that Hawaii claims the top spot for life expectancy in the US. Scientists believe our genes determine about 30% of our longevity. The two remaining factors are 1) lifestyle choices and 2) living environment. Both of these factors are entirely within your control and closely related to the weather where you live.

I can’t promise what living in Hawaii might do for you, but I know it has done wonders for me and others. What better than ideal year-round weather to promote an active outdoor lifestyle? Perhaps it is time for you to pick your desired lifestyle and perfect weather. Consider living in Hawaii.

Let’s explore what makes Hawaii’s weather special and how you can select the right neighborhood with its unique microclimate. Yes, you read it right. I’m suggesting that you consider microclimates when selecting your neighborhood. But before we get to neighborhood microclimates, let’s understand what makes Hawaii’s climate the finest on the entire planet.

1)  Unique Maritime Climate Conditions

There is no other major population center in the world that is surrounded by more ocean water than Honolulu. This vast ocean brings unique maritime climate benefits.

Hawaii’s surrounding open ocean surface water temperatures range between 77 *F (25*C) in March and 83*F (28*C) in late September. The stable ocean water temperature minimizes Hawaii’s daily temperature swings.

Honolulu’s summer temperatures at sea level are balmy and warm but never hot, averaging 88*F (31*C) at day and 75*F (24*C) at night.

Honolulu’s winter temperatures at sea level are comfortable but never cold, averaging 83*F (28*C) during the day and hardly ever dipping below 65*F (18*C) at night.

No other place in the entire world has this narrow range of temperatures. 

Honolulu – average daily temperatures and monthly rainfall

Compare Hawaii’s temperate climate with climates of other world locations at similar 20 degree north latitudes, e.g., Hong Kong, Mecca, Sahara Desert and Mexico City, and it is easy to see what I mean.

2)  Tropical Latitude

Hawaii’s proximity to the equator results in a relatively equal length of daylight and night time. This consistency throughout the year, with only minimal changes of the sun’s angle above the horizon, creates a steady inflow of solar energy.

Following is a list of the top 20 US cities with the most awesome summertime daily high temperatures between 70F – 90F and annual precipitation of less than 35 inches. 13 of the top 20 cities are in Hawaii:

Top 20 cities with great summer weather

Check this interactive US weather map and compare your city with Honolulu and 25 other Hawaii cities. Pick the one that suits you best.

3)  Soothing trade winds due to the Coriolis Effect

Besides steady sunlight and temperatures, Hawaii enjoys a unique north-easterly trade wind pattern with 5 to 15 miles per hour winds prevailing 90% of the time. Our trade winds are the result of the Coriolis effect in a band north of the equator up to ~30*north latitude. Hawaii’s trade winds bring a constant flow of fresh temperate air traveling for thousands of miles over tropical ocean waters, naturally cooling the islands and providing the cleanest air anywhere on the planet. It is the combination of the above three factors that create Hawaii’s gently soothing climate. But there is more!

4)  Oceans meet tall mountains creating rainbows

Where tropical oceans meet tall mountains in Hawaii, cloud formation and rain create variations in the local weather. The mountain elevation affects temperatures, and the size and shape define rainfall patterns. When Hawaii’s warm and humid trade winds reach the eastern shores, known as the ‘Windward’ side of each island, the moist air gets pushed up the mountains and cools at higher elevations. Clouds typically form between 1,000 to 4,000 ft elevation, often covering the mountain summits. You can watch the clouds accumulating in front of the mountains on the Windward side of the islands, dance around the mountain tops, and eventually fizzling away on the western ‘Leeward’ side into sunny blue skies. It is a remarkable sight to watch. Frequent rain showers in the mountains and in the back of the valleys create lush green foliage and replenish the watershed, our source of some of the best lava rock filtered, mineral-rich drinking water in the world.

Manoa valley rainbow

We call light rain showers ‘liquid sunshine’, frequently creating perfect rainbows and even double rainbows. The cloud that caused the shower may no longer be visible by the time you look up, already dissipated and giving way to a perfect blue sky.

In general, Hawaii’s consistent easterly trade winds in combination with each island’s mountain range result in sunny and dry ‘Leeward’ sides and south shores, in contrast to the more cloudy and rainy, green ‘Windward’ sides of the islands.

The majority of Hawaii’s population lives in these two climate zones, mostly along the coastal regions and rarely above 1,000 feet elevation. These two popular climate zones correlate with the following two zones of the Koppen Climate Classification System:

• Hot Semi-Desert (BSh), Hawaii’s most populated climate zone includes all of Oahu’s southern shore with Honolulu, Waikiki, Ewa Plain with Kapolei, and Oahu’s leeward side. Zone Bsh can also be found in the popular resort areas along Maui’s Kaanapali Coast, Kauai’s Poipu Beach, and Big Isle’s Kailua Kona.
  This is my favorite climate zone. I call this perfect paradise weather. Warm and dry with plentiful blue skies. If you prefer it a little cooler, consider moving to a slightly higher elevation. You might find Honolulu’s ocean view homes and neighborhoods appealing, offering an excellent blend of closeness to Honolulu’s urban core, with slightly cooler temperatures due to the elevation, and mesmerizing ocean views. We will explore these neighborhoods shortly.
• Tropical Rainforest (Af), Hawaii’s second most populated climate zone can be found on the windward side of Oahu, including Kailua, Kaneohe, as well as the windward coasts of the other Hawaiian islands. Warm paradise weather but more humid with increased rainfall creating lush green vegetation.

You have choices. Decide which variation of paradise weather suits you best. But there is more to both climate zones. Let’s analyze some of the microclimates of Oahu’s popular neighborhoods.

5)  Choose your perfect microclimate when selecting Oahu’s popular neighborhoods

Between Oahu’s two climate zones, Hot Semi-Desert (BSh) and Tropical Rainforest (Af), there are several microclimate variations. Consider the following three factors when selecting your favorite Oahu neighborhood to live:

• Proximity to the mountains: The closer you are to the mountains, the more likely you will encounter clouds and rain. Often you will find clouds around the mountain tops with rainfall deep in the back of the valleys, versus blue sky and sunshine towards the front of the same valley. The difference between rain and sunshine could be a mere half a mile distance. Consider this when selecting most of Oahu’s valley neighborhoods, including Hahaione Valley, Kuliouou Valley, Niu Valley, Aina Haina Valley, Palolo Valley, Manoa Valley, Nuuanu, and Dowsett with Old Pali.
• Elevation: If you prefer cooler temperatures, consider some elevated neighborhood locations. 1,000 ft (~300 m) elevation translates into a 3.5*F (1.94*C) drop in temperature, typically with an increase in cloud cover. Consider this when selecting Oahu’s elevated neighborhoods, including Napali Haweo, Mariners Ridge, Hawaii Loa Ridge, Kahala Kua, Waialae Iki, Waialae Nui Ridge, Wilhelmina Rise and Maunalani Heights, St. Louis Heights, Makiki Heights, Tantalus, Pacific Heights, Aiea Heights, Makakilo, and Pupukea on Oahu’s Northshore.
• Orientation in relation to the trade winds: Living in elevated neighborhoods can increase the intensity of our beloved trade winds, especially along the east facing side of the ridge locations. The orientation towards or away from the trade winds can make the difference between being able to enjoy your pool and reading a newspaper on your lanai, or not. Consider west facing ridge locations if you like to minimize the trade winds on your outdoor entertainment areas. This applies to all elevated Oahu neighborhoods.

6)  More choices: The Big Island with 10 out of 14 climate zones

You are now an expert in selecting the ideal microclimate for some Oahu neighborhoods to optimize your life quality. Pick the variation of perfect weather that suits you best.

In case you feel adventurous and you seek more climate variety, consider a 45-minute flight from Honolulu to the Big Island of Hawaii. Here you find 10 of 14 climate zones and subcategories of the original Koppen Climate Classification System, all within 4,028 sq. miles. That is a remarkable statistic.
There is no other place in the world where you can experience ten climate zones during a day trip around the Big Island of Hawaii. From Hot Desert (BWh) to Periglacial Climate (ET). If you have the urge to go snowboarding, you may do so on the 13,796 ft (4,250 m) Mauna Kea mountaintop. Who needs to fly to Switzerland or Colorado?

—  All of Hawaii’s weather options are amazing. We truly live in Paradise.  – You only live once. Choose the world you want to live in and optimize your life.

We love to hear from you. Let us know your thoughts. Reciprocate Aloha! ‘Like’, ‘Share’ and ‘Comment’ below.
~ Mahalo & Aloha

The post Quality Of Life And Why We Have The Finest Weather On The Entire Planet appeared first on Hawaii Living Blog.

Hawaii Living Moves the Market at Kuilima Estates in Turtle Bay.

Kuilima Estates at Turtle Bay on the North Shore of Oahu, a very popular choice for resort living since the 1970s, is still highly desired property for investors and part-time residents alike.

Just recently, Hawaii Living set a record high for the sale of a one-bedroom townhome at Kuilima. Unit 102 at Kuilima East sold at the full list price of $650,000, surpassing the prior highest sale by $55,000!

This particular one-bedroom/one-and-a-half-bath townhome with a built-out loft presented in excellent turnkey condition and in the best possible location with direct golf-course frontage. Looking at the previous comps the closest one was a very similar townhome with almost the same golf-course frontage just a few buildings away. Like the other home, it was a turnkey with great views. With only seven days on the market, this property sold for $595,000.

Just seven days on market is a strong indicator that this particular model and location is very popular. Therefore, the owner and listing agent, Marcel Chan, agreed to price their property significantly higher. This approach takes a patient seller who is waiting for the right type of buyer who is willing to pay a premium and also has enough cash in the transaction in case the appraisal is lower than the sales price. Marcel required a so-called appraisal clause to be included in all offers that included a mortgage loan. This clause states that the buyer must make up any difference in cash up to a certain agreed upon amount should the appraisal come in too low. It is important to take the time to educate the seller to the appraisal cost methodology so the seller understands why it makes sense to price their townhome higher than the comps and why his/her home isn’t selling in seven days – that the wait is worth it in the long run.

In addition to managing the seller’s expectations in regard to receiving offers and being patient, it was of utmost importance to have perfect photography to showcase the property and give it maximum exposure online. HawaiiLiving.com now has more than 100,000 visits a month so this was the easy part!

After 52 Days on Market, the right buyer stepped up to the plate and made a full-price offer. They saw the value and potential of this very special property and helped us move the market.

This is just one example of how different approaches lead to very different results. Had we priced the property according to ‘the going rate’ it would have sold in a matter of days. This strategy is quite viable for a certain type of seller who may need to move the property quickly. However, a patient seller with an immaculate property and disciplined preparation and marketing resulted in a new benchmark at Kuilima.

The post How To Get Top Dollar at Kuilima Estates in Turtle Bay appeared first on Hawaii Living Blog.

Koula is the latest condo project in the planning within Ward Village. Currently waiting for HCDA approval of project (the regulatory body in Kakaako).

For more information please call new condo project expert Marcel Chan (R) at (808) 392-1501 or email Marcel@HawaiiLiving.com.
Marcel has been involved in new condo project sales in Kakaako for several years and he has personally closed over 100 sales in Kakaako within the past 5 years.

Koula Rendering
Courtesy of Howard Hughes Corp.

Koula in Brief
Number of Units: 571.
Stories: 41.
Unit Configurations: Studio, 1BR, 2BR & 3BR.
Prices: To be determined.
Sales: Expected to commence late 2018 or early 2019.
Location: Next to, east of, Ward Village Central Plaza. See here on Google Maps.
Category: Luxury. Likely comparable in quality to Anaha and a step above Aeo and Aalii.
Status: Waiting HCDA approval. See permit application here.
Retail: Will take up entire ground level and part of the 2nd floor.
Lobby location: 2nd floor.
Shape: Narrow long shape with ocean mountain orientation like other Ward Village projects.
Parking: Only for residences and guests – no public parking.
Building Designer: Studio Gang.
Interior Designer: Yabu Pushelberg.
The Name: Koula means red sugar cane in the Hawaiian language (Ko = sugar cane, Ula = red).
Amenities: Mainly located on the 8th floor on top of the parking garage. Approximately 41,000 sq ft outdoor and 15,000 sq ft indoor recreation space is expected. On the 2nd floor there will also be about 2,200 sq ft of outdoor recreation space.
Type of amenities are expected to be finalized once Buyer and community feedback has been received.
Reserved Housing: At least 64 units, but possibly off-site within Ward Village.
Construction: Expected to commence Q3 2019 if permit and sales go to plan. However, this is very preliminary estimates.

Koula Related Renderings

Courtesy of Howard Hughes Corp.

Courtesy of Howard Hughes Corp.

Courtesy of Howard Hughes Corp.

The post Koula Condo: Newest Luxury Condo in Ward Village appeared first on Hawaii Living Blog.

— Courtesy of the Honolulu Board of Realtors, on May 9, 2018, local economist Paul Brewbaker with TZ Economics shared his view on the economy, and in particular his outlook for Hawaii’s real estate market.

I first met Paul in 2000 when he boldly predicted that Oahu’s single-family home median sales prices would more than double within 7 years. Unbelievably his prediction came true in 2007. Since then we have been paying close attention to his insightful presentations.

Paul’s presentation comes against the backdrop of the May 4, 2018 release of the latest economic data:
1) US unemployment dropped to an unprecedented 3.9%.
2) current wage growth: 2.6%.
3) current inflation: 1.9%.
These numbers suggest an economy that appears robust moving forward. Following are subjective bullet point notes from Paul’s 5/9/2018 presentation. All graphs courtesy Paul Brewbaker – TZ Economics.

The current US economic expansion celebrated its 9th birthday and is now the 2nd longest expansion in US history. By next year this expansion will become the longest in US history.
Hawaii’s economy has somewhat underperformed with 1.6% growth compared to the US economy 2.2% growth.
In spite of a solid economy, there are some vulnerabilities for the Hawaii real estate market. Be vigilant. The demand could soften.

Paul talked about the three lessons learned from the most recent HBR data:

1) Existing home sales volumes have been rising steadily since 2009, but slower than in the past. No bubble here.

1. Oahu existing home sales – Condos & Single Family Homes – steady since 2009

2. Oahu existing home sales – Condos & Single Family Homes – 1987 to April 2018 – steady since 2009 – no bubble here

2) Steady ‘months of inventory remaining.’ Average 2.8 to 3.0 for the last 5 years, and remarkably low 2.1 to 2.3 for the last 3 years.

3. Months Of Inventory Remaining

Since 2012, low ‘months of inventory remaining’ is no longer a driver for excessive appreciation. The inverse relationship from before does no longer apply. 2-3 month of remaining inventory does no longer translate into explosive up-moves.

4. Sklarz curve

3) Valuations are increasing slowly since 2009. Steady, 5.2% for condos and 4.4% for homes. Not a roller-coaster cycle this time.

5. Oahu median sales prices – converging to the long-term trend

After two rollercoaster valuation bubbles (1990 Japan and 2007 sub-prime), Oahu existing home prices have converged to a steady 4-5% long-term trend. No bubble here. – But could the trend be curving soon? Could the long-term path become 3%?

6. Oahu single family home prices converging to long-run disinflationary trend – no bubble here

The historical trend between Honolulu home values (more resilient) compared to US urban home values. Since 2009, the current nominal Honolulu home appreciation is 6.4% NOT adjusted for inflation. (After ~2% inflation, real appreciation is about 4.4%). – Honolulu shows two distinct past bubbles. The US only shows the sub-prime bubble which appears to have displaced the US home price trajectory.

7. Urban Honolulu market compared to all urban US markets

Adjusted for inflation: The real home value appreciation rate is converging to a 2.2% long-term trend.

8. Honolulu home values regressing to 2.2% inflation adjusted long-term trend

Summary of Oahu’s existing home market conditions:

Steady growth and appreciation. Absorption is balanced between sales and production. But there is some risk:

11. Summary of existing home market conditions. Some risk..

Trouble on the horizon?

The latest Hawaii state population numbers show that Hawaii was one of 8 US states that ended 2017 with a surprising net out-migration. Hawaii’s population shrunk in 2017 for the first time in many years. Out-migration exceeded all births minus deaths plus immigration.
Time to be vigilant. If this trend continues, the market is expected to slow down and home values and rents could soften.
Affordability has not changed much. Are Boomers moving away?

9. Population growth

10. Hawaii population growth 1960 through 2016 – with future projection

Oahu real GDP growth is projected to possibly slow to 0.6% by 2020:

12. Oahu real GDP growth

Median federal funds rate forecasts by the Federal Open Market Committee (FOMC) participants during the Dec 2017 meeting. Is the federal funds rate expected to overshoot in 2020?

13. Median fed funds rate projection

Hawaii tourism performance: Arrivals set new records, expenditures do not.

14. Hawaii tourism performance – arrivals and expenditures

Hawaii tourism expenditures lag and could limit Hawaii’s GDP growth.

15. Hawaii’s tourism expenditure trend lags and limits Hawaii’s GDP growth

Conclusion:

Hawaii could be reaching an inflection point: Both, Hawaii’s economic expansion and the real estate market are vulnerable to slow down.

Compare today’s report with prior year summary reports here: 2017, and 2016.

Let us know what you think. How do you see Hawaii’s real estate market and the general economy?
We love to hear from you. Reciprocate Aloha. ‘Like’, ‘Share’ and ‘Comment’ below.
~Mahalo & Aloha

The post Oahu Real Estate Market Outlook – May 2018 appeared first on Hawaii Living Blog.

Life in Mililani gives you something that’s common to every community on Oahu – an experience that is all its own. There are different reasons for this uniqueness in our Island’s towns and neighborhoods – cultural background(s), a location smack in the middle, or even completely removed, from the tourist centers or just a ‘feel’ that’s not easily explained.

In Mililani’s case there’s a few factors, one major element being its very roots as a planned community. That is the reason for it’s more orderly and straightforward layout, especially in the central areas. Comparing a drive on its streets to one in the more organically created areas of urban Honolulu will tell you everything you need to know about the differences.

The spacious avenues, commonly lined by green spaces and trees, adds a certain quality to the time you spend almost daily on these byways. There’s a complete absence of the dense store-lined and concrete sprawl-hugged streets that have become common in so many parts of Oahu. Instead, there is room, beautiful, breathable room surrounding you on every side.

That is extremely important, since the geography places you right on the plateau in the center of the Island, right between the Koolau and Waianae mountain ranges. The higher altitude brings you cooler temperatures and fresher air that can make a significant difference to your day. However, while the elevation is higher, the skyline isn’t.

Homes in Mililani Mauka

What first brought homebuyers here remains one of the prime attractions still. The lots across Mililani are filled with almost exclusively single family homes and townhome units that seldom go past 3 stories in height. The prospect of owning a house with a lawn and appreciable space between them and their neighbors was a prime selling point when the first Mililani homes were sold.

That attraction has only grown since as development has spread further and further. The few multi-story buildings stand out here starkly, marking how uncommon they are in these climes.

All of these points apply across the whole of Mililani, but there are 2 distinct halves to the town. The division is a clean one, made by H2’s path through the plateau. While there are common characteristics on both sides, what separates them, besides a highway?

MILILANI TOWN – SHOPPING, SPORTS & SCHOOLS

Mililani Town Center

Mililani Town makes up the western side of H2, the older of the two communities, as well as the more developed. Any shopping you might do will be done on this side of the border, most of it almost definitely at Town Center, which has WalMart (with grocery section), Consolidated Theatres & Times Supermarket among its 90 stores, eateries and services. Any common needs, and more, can be found here, providing a local one-stop destination so leaving Mililani isn’t a requirement for almost everything on your shopping list.

There are also the smaller, but substantial Mililani Shopping Center, anchored by Foodland, and Mililani Marketplace, where you’ll find both Safeway and Long’s. Located in, respectively, the north and southwest areas of Mililani Town, they ensure even those not close to Town Center have a solid resource within easy reach.

Mililani Shopping Center

Food fans don’t need to go far either and there’s a wide variety to enjoy. Some of the most beloved restaurants cover cuisines as different as Thai (Rajanee Thai Cuisine), Italian (Assagio), Polynesian (Mililani Restaurant) and Korean (Mililani Bar-B-Q). There’s a lot to sample and savor right on your doorstep.

Although it is the more developed ½, it also has all of the large local parks. There’s at least 11 here, such as Mililani District Park, Maka’unalau Community Park and Mililani Neighborhood Park. If you’re involved in organized sports, you’ll probably play somewhere in Town.

Mililani District Park

Of the 7 Mililani Recreation Centers, 4 are in Mililani Town, providing even more options, like swimming pools, activities for all ages and classes in improving your health, learning creative skills and self-improvement.

If you like those options because of your active keiki, you’ll also be assured by the 3 Elementary Schools present in Mililani Town – Kipapa, Mililani Uka and Mililani Waena. While students head to Mililani Mauka for Middle School, they return to Town afterward, where Mililani High School is located. The one private school in the entire city is here as well. Hanalani School is a Christian institution, with a solid 100% college acceptance record for its graduates.

Healthcare is another category where Town dominates. Access Medical Clinic, Physician Center and Straub Clinic are all here. A Kaiser Medical Center is just to the south in Waipio, too. Outside of extreme emergencies, you can get most of your medical needs take care of at one of these facilities, keeping you from having to go too far from home.

For more substantial issues, Central Oahu is covered by Wahiawa General Hospital, which is 4 miles north, keeping the ride there to around 10 minutes.

MILILANI MAUKA & LAUNANI VALLEY – THE QUIETER SIDE OF LIFE
The other ½, made up of Mililani Mauka and the Launani Valley residences, take up the eastern side of the highway, but could be more accurately said to be to the north-east of Mililani Town, higher up the Island. They’re also against the mountain hillsides, or even in the midst of them in the case of Launani Valley, making for a cozier feeling to both.

The general perception is that the Mauka/Valley section is not only the smaller of the two in population, but smaller by a large margin. While it is below Town’s total of 28K residents, it isn’t too far behind, counting 21K people of its own.

The reasoning is understandable from a look at a map of the area, showing the geographic size difference, the added shopping centers and undeveloped areas, especially in the corners, expanding the footprint in their favor.

Mauka holds two elementary schools, Mililani Ike and Mililani Mauka, which are both highly rated, as well as Mililani Middle School, the only 6th – 8th grade public school in all of Mililani.

THE MILILANI BORDERLINE
Being on this half of the Mililani whole doesn’t present a jarring change from the western half. Instead it’s more of a sedating change, descending the calm scale from an already low position on Town side. This comes from a couple of key factors.

One is the H2 highway that is a solid divider, placing the mauka side communities out of sight and out of mind. Anyone can drive over, of course, but there’s a distance both literal and perceived that keeps them separate and rarely crossed by outsiders without a specific reason to do so. That highway also guarantees that the two halves will never join, a guaranteed buffer for life.

The other factor is that Mililani Mauka and Launani Valley are classic bedroom communities. The one exception to this is the Gateway at Mililani Mauka, a small shopping center with essentials like Long’s, some medical offices and Starbucks. Important resources for these more eastern communities, but nothing that would attract anyone over from Mililani Town.

Longs in The Gateway at Mililani Mauka

You won’t find fine dining in the Gateway either, but that’s not where true local tastes run anyways. What you do have, even in this small selection, are places that residents rave about and keep returning to – Rise & Shine Cafe (breakfast/brunch fare), Poke Stop (dishes featuring local reef fish) and Gyu-Kaku Japanese BBQ all get top ratings from foodies.

These small tasty, but small sized, restaurants fit right in with the low-profile over here. This environment pays off in both lower noise and traffic levels, well below what you’ll experience on the far side of H2. Off to the side here, neither community is on the way to anywhere either.

If this isn’t your neighborhood, you’re either visiting someone who does live here or you’re lost. There’s few other reasons to enter these streets otherwise. It’s as close as you’ll get to a gated community without the actual gate.

Your leisure time has further outlets for fun and learning at the 3 recreation centers that are found in Mililani Mauka. Enjoy a swim, take classes in painting or ukulele or learn how to improve your financial picture. That, and numerous other, choices are available for a very reasonable fee that gives you access to all 7 centers across Mililani.

For those who truly seek peace and quiet, Launani Valley is the clear winner over Mililani Mauka. The townhomes here sit in beautiful green surroundings that hug them on both sides, ending only when the road dead ends so you feel miles away from the developed world. Yet you’re just a very short drive from the freeway or the stores and eateries of Mililani Town Center.

BENEFITS THAT COVER EVERY MILILANI HOME
Wherever you are in Mililani, the paths both north and south are not only right at hand, but provide fast routes both ways, though all bets are off during rush hour. The commuting segment you must do on H1, between Pearl City and Honolulu, puts you in the same lanes as the large numbers of fellow Islanders heading to/from Aiea, Pearl City, Kapolei, Ewa Beach and places even further Leeward.

Mililani Mauka Homes

There’s often little that’s ‘rushed’ about your trip either way at these times. Still, you can take comfort each weekday evening as you pull onto the faster moving H2, while your westbound neighbors must continue on in the infamous H1 traffic.

Outside those times, which are an issue for almost all Islanders, much of Oahu’s most attractive draws are within ½ hour or so. Haleiwa, on the North Shore, is 25 minutes by car, Kapolei’s top level shopping takes even less (23 minutes) and Ala Moana/Waikiki is just over our estimate at 33 minutes or so.

Kailua & Windward Side take a little longer, at 40 minutes, but you can be at Honolulu Airport in under 20, which beats almost everyone who lives in East Honolulu. You may not be the closest to individual destinations, but your Central Oahu location puts you in easy reach of almost everywhere, balancing things in your favor.

Up here in Central Oahu, things are still local-dominated, out of the reach of the tourism business that has encroached on so many neighborhoods along the coasts. You will find few, if any, Air BnB listings or vacation rentals, so your neighbors are year-round, permanent and often longtime, even extending to successive generations. A Mililani home is a long-term investment, because owners don’t ever want to leave. That’s the kind of place this is, on both sides of that highway.

The post Guide to Mililani Living appeared first on Hawaii Living Blog.

—  Last week I received two inquiries from individuals moving to Hawaii for new job opportunities. Both were excited and searching for answers on how to solve their immediate rental housing need. Perhaps you too are moving to Hawaii, looking to rent because you are not ready to buy. Here is how you do it:

1)  How to find the best deals on airline tickets

If you have not booked your flight yet, I recommend using Google’s Flights comparison tool. You can check for the most affordable options and sign up for price tracker. Hopefully, you will save some money.

2)  Book a budget hotel for 3 to 7 days

Unless you have relatives or friends in Hawaii that allow you to crash on their couch, you should plan before your arrival. I recommend booking an affordable hotel through TripAdvisor or another booking channel for your initial 3-7 days. You can also check Aqua Resorts, the most prominent hotel operator in Waikiki. Another option is to book a unit at the Ilikai through WaikikiBeachRentals.comb . Or, you may book an Airbnb rental from a reputable host with a sizable number of positive reviews. Airbnb rentals are available in all different sizes in many neighborhoods on all islands. Utilize your initial 3-7 days short-term booking for the single purpose of securing your long-term rental and getting familiar with traffic patterns and commute. There will be plenty opportunities to go to the beach once you signed a long-term lease.

Three Brazilian Red-crested Cardinals

3)  Search for a 6-months long-term rental on Craigslist

I don’t recommend rushing into a purchase unless you know precisely what you want and where you like to live. Some of my clients are ready to buy within the first week, but only because they have been here before. They have gone through the learning curve of what they can expect in their price range matching their needs and wants. If you are quick, decisive, and ready to buy you could eliminate moving twice by skipping the rental. But for most, I strongly recommend to first secure a 6-months rental and test drive the neighborhood, especially if you are new to the islands. If you have kids, you would want to check our complete Oahu school guide and learn about Oahu’s school districts and private schools.

Search for your 6-months rental on Craigslist.org. It is the most comprehensive source for rental listings. Filter your search results by desired neighborhood, price range, and size. The site is constantly updating. Check at least twice a day for the latest additions. Set up showing appointments a few days before your arrival and schedule to see at least 6 to 8 rentals during the first few days while staying at your hotel. Rental listings come and go quickly. There is little sense in trying to schedule showings more than a few days in advance, as they most likely will be rented by the time you arrive.

Organize your list of potential rentals and keep track of who you called and the scheduled showing times. Oahu’s rental market is tight. Attractive rentals go quickly often with multiple applicants during the first showing. This can be frustrating, and you might miss out on a few rentals before you can sense the supply and demand dynamics. If a rental looks good and fits your needs, secure it before it is gone. Be ready and decisive.

Warning: Do not sign any rental agreements and don’t send money without first meeting the landlord and seeing the rental with your own eyes. There are scam ads on Craigslist that will take your money and leave you stranded. Don’t fall for it.

Once you know your new semi-permanent rental address, apply for a local State ID. This will get you discounted kamaaina rates in some restaurants and tourist attractions.

I recommend keeping your move simple and limited to the most basic items you need. Don’t ship big-ticket items like furniture to Hawaii. Some haul their used washer and dryer across the country and the ocean. For what? Most homes in Hawaii come with a washer/dryer installed. Some move their entire living and dining room furniture set into storage because they can’t fit them into their new Hawaii home. Unless you have a big budget, your new Hawaii home might end up being smaller than the home you used to occupy. The islands are your living room. Hopefully, you embrace Hawaii’s quality of life and enjoy more of the outdoors. That’s what makes Hawaii living unique.

Hawaii has strict requirements regarding importing pets. Bringing your pet to Hawaii requires rabies shots before arrival and quarantine at time of entry. Check our Guide to Pet-Friendly Condos. Also, check our complete Moving to Hawaii Guide.

If your goal is to stay in Hawaii permanently for a minimum of 3 to 5 years, then consider keeping your rental expenses low. Save your cash for your permanent place that you might buy soon.

Lagoon-style infinity pool

4)  Finding your permanent dream home

Once you are committed to staying in Hawaii for at least 3 to 5 years, then you should consider buying your home instead of renting. This is a lifestyle choice and a huge financial decision.
Renting offers flexibility. You may move out on short notice with minimal expense. Buying offers stability. You may stay as long as you like and nobody can raise your rent or give you notice to vacate. When you rent – you are enriching your landlord with paying for their home. When you buy – you are enriching yourself with investing in your own home.
When you are ready to buy, check our Top 5 Tips to find your Dream Home. If you already own a home, check our post best strategy for a sideways move in real estate.
All Oahu homes for sale.
All Oahu condos for sale.

Let us know what you think. We love to hear from you. Reciprocate Aloha. ‘Like’, ‘Share’ and ‘Comment’ below.
~Mahalo & Aloha

The post How To Secure Your First Oahu Rental When Moving To Hawaii. appeared first on Hawaii Living Blog.

The term cul-de-sac is French in origin and means bottom of the bag or sack. However; in real estate terms, a cul-de-sac is a dead-end street with a bulb-shaped turn-around at the end – just like the bottom of a sack. A home on a cul-de-sac is the crème de la crème – a highly sought after location and we all know about location, location, location.

Cul-de-sacs and other shapes of dead ends are ideal nooks with enhanced quality of living because they have no through-traffic. No traffic equals less noise from vehicles, and safer streets. There are reports that point to a potentially lower burglary and vandalism rate because a cul-de-sac brings neighbors together and has the one-way-in and one-way-out feature. Let the children play, come out and meet your neighbors, throw a party in the cul-de-sac and enjoy the safety and quiet. The bottom line is that your property value increases when you own a home on a cul-de-sac.

Good for homebuyers, Kailua’s real estate has an abundant number of cul-de-sacs and dead ends. The dead-end streets off of Kalaheo Avenue, which parallel the ocean, almost all end at the beach. Many other neighborhood pockets are designed with loops set-off Kailua’s main roads. Within these neighborhoods are the top ten of my favorite Kailua cul-de-sacs (with a few extra thrown in for good house-hunting measure).

Coming into Kailua from Honolulu, take a right off of the Pali Highway onto Maunawili Road. Follow Maunawili Road back in the valley and you’ll find the Maunawili neighborhood nestled under the Koolau Mountains and surrounded by agricultural lands. In a minute or two, you’ll suddenly feel like you’re in a tropical jungle, and yet, Maunawili is one of the most accessible neighborhoods to Honolulu due to its proximity to the Pali Highway and H-3.

Kika Street

Mauanwili Road takes you way back into the valley to the bedroom community where single-family homes range in size and architecture, yet all have the tranquility of country living. One of Hawaii Living’s favorite cul-de-sacs is Kika Street, which ends on top of a hill and showcases stunning views of Mount Olomana and the Koolau mountains. Just off of Kika Street is Kika Place, another cul-de-sac. Both streets and the area’s homes are set amongst lush tropical foliage, and benefit from the slightly cooler temperatures and underground and above-ground streams that feed into the wetlands.

Maunawili is also known for its top-rated public elementary school and close proximity to two top private schools, Le Jardin Academy and Trinity Christian. Hiking trails and a community park make this a perfect real-estate location for a family home.

Ikemaka Place

Heading to the Enchanted Lake community and then toward Kailua Town, you’ll find a very long street called Iana Street, which also ends in a cul-de-sac. The street is lined with single-family ranch-style homes that backup either to the canal or Mid-Pacific Country Club’s golf course. Other loops and cul-de-sacs split off of Iana Street. One of those cul-de-sacs is Ikemaka Place. Just a few choice homes are on Ikemaka Place with backyards that open onto the Mid-Pacific golf course. Most of Ikemaka Place residents have had the privilege of shaking former President Obama’s hand when he has taken breaks from his golf games along this famous course. Due to the tiny size of this cul-de-sac and lack of homes for sale on the market, homebuyers might also want to look at real estate on Paokana Loop, Paokana Place and Paakiki Place – a trio of great looping streets and cul-de-sacs with welcoming, neighborly residents.

Pauahilani Place

On the other side of the Mid-Pacific Country Club golf course is another no-throughway neighborhood with two prime cul-de-sacs: Paumakua Place, whose residents have spectacular backyard views of the golf course and Koolau Mountains and Pauahilani Place, up on the hill above Paumakua Place where homeowners enjoy stunning views of Kailua Bay.

This enclave features a variety of sizes and architecture including many larger, remodeled luxurious homes alongside well-maintained older homes. Real estate is at a premium here since Kailua Beach and Lanikai Beach are in walking distance. Families will be happy to know that this area is zoned for one of the highest-rated public elementary schools on Oahu, Kaohao Public Charter School (formerly Lanikai Elementary School). For a night out without having to drive, a favorite of locals and visitors, Buzz’s Steakhouse, is just down the street opposite Kailua Beach Park.

Not too far from Buzz’s and right across the canal is another prime cul-de-sac and neighborhood, Mahealani Place. The homes at the bulb-ish end of the cul-de-sac have backyard sunrise views of the canal across from Buzz’s. Easy access to the beach by foot or via the canal with your boat, Mahealani Place actually extends into the manicured Kailua Estates neighborhood, featuring well-maintained single-family homes. The homes on the oceanside of the extended portion of Mahealani Place have secured gates that lead to the beach across Kalaheo Avenue while the rest of the homes are wrapped into the looping neighborhood that features a family-oriented park and playground. Mostly ranch-style homes in a variety of sizes afford residents an easy walk to Kailua Beach or town. Directly across from this neighborhood is the world-famous shave-ice store – Island Snow.

Kuuhou Place

The next group of homes, just north of Kailua Estates, is Kuulei Tract. Within the looping streets of Kuulei Tract are two cul-de-sacs: Kuumele Place and Kuuhoa Place. The unique cul-de-sacs are entered in the middle of the street by a side street, creating bulbish cul-de-sacs on both ends. Both streets offer single-family, ranch-style homes and well-maintained properties. The two cul-de-sacs are located within the middle of the Kuulei Tract creating a very safe and quiet environment. This neighborhood is also in walking distance of the beach and town. Kailua Intermediate School is nearby as is the biggest community park in the area: Kailua District Park. Kailua District Park offers tennis courts, basketball courts, swimming pool, soccer and baseball fields, and a recreation center.

Puukani Place

Closer to the beach and between the Kuulei Tract and Kailua Estates is a tiny gem of a cul-de-sac, Puukani Place. This tiny street off of South Kalaheo Avenue would be missed if you didn’t know it existed. Less than ten beach-style houses in a variety of sizes and architectures are on this quiet, exclusive cul-de-sac with Kailua beach as their backyard or just footsteps away. Kailua’s iconic Kalapawai Market is also just a hop away by foot for any breakfast, lunch or supplies that you might need.

Kailuana Place

Making your way on South then North Kalaheo Avenue, towards Aikahi Park, you’ll find all the other public and private lanes which result in dead ends and lead to the beach. One of the most famous is Kailuana Place at the other end of Kailua Beach from Kailua Beach Park. Kailuana Place is an exclusive community of luxurious, high-end family homes. There is a small looping neighborhood beachside of Kailuana Place and then the street continues on to what local residents refer to as Castle Point with the canal offering a natural landmark to the left. Before reaching the canal are homes behind impressive gates and rock walls. Kailuana Place, a very exclusive and private road, with luxurious ocean front homes, offers stunning views of the bay. The street is also famous for hosting President Obama and his family when they would come to stay in Kailua during the holidays. Often referred to as his Winter White House, one of the homes the Obama entourage stayed in was the historic Harold Kainalu Long Castle Residence. This home is on the Hawaii Register of Historic Places, as the Harold Castle Beach Residence. Most of the other homes are of modern architecture complete with high-end amenities.

Kailuana Place ends at the point where the canal and the ocean meet. On the other side of this canal and continuing along the oceanfront is the Kaimalino neighborhood. To get there, you have to go back out of the Kailuana neighborhood and take Mokapu Boulevard to Kaimalino Street. This extremely exclusive neighborhood is filled with high-end luxury homes. The spectacular architecture is particularly noted on the cul-de-sacs of Kaimalino where it turns into a cul-de-sac and at the opposite end of Kaimalino Place. Tucked away in this elite neighborhood, all the amenities are still close by – shopping, schools and community. Even if you can’t find your dream house on Kaimalino Place or Street, try searching this neighborhood for other real estate nuggets. Milokai Street and Place are other cul-de-sacs in this neighborhood that offer homebuyers options for their dream house.

Within two miles of the vibrant business and shopping center of Kailua Town, there are multitudes of little neighborhood pockets, where residents seek quiet when they return home from their busy days. These ten cul-de-sacs are just a few of the prized cul-de-sacs of Kailua. It’s fun to explore the different neighborhoods and search out the cul-de-sacs. Each has its own personality and energy. There’s one to match yours for sure.

The post Kailua’s Top 10+ Cul-de-Sacs appeared first on Hawaii Living Blog.

I represented the Seller of a 2 bedroom condo in Honolulu – Waihonua #809, located in Kakaako – which recorded June 4, 2018 at $910,000. To put some perspective on this: About 5 months earlier a unit 11 floors higher in the same stack and similar condition sold  for $930K.

How did we achieve this level of success?

A little background at first. Originally, Seller wanted to test the market and we listed at a very ambitious price – $958,000 (Feb 2018). I marketed the unit for two months and when we didn’t have success – not surprising – I proposed Seller to reduce the price while I would stage the unit to increase likelihood of getting top dollar, fast!

We reduced the listing price and I hired Nicole Harbottle from Island Hale Interiors to professionally stage the unit. Within 4 days the unit was staged and looked phenomenal. The furnishings created the warm inviting atmosphere we needed and also gave a better sense of much larger rooms. Once Buyers as well as their Realtors could see the new photos the phone started ringing. Putting my own money on the line was the best way to show Seller my strong commitment to making this sale happen.

A Few Before & After Photos

Living Room Without Furniture

Living Room With Furniture

Master Bedroom Without Furniture

Master Bedroom With Furniture

Guest Bedroom Without Furniture

Guest Bedroom With Furniture

The Awesome Team at Island Hale Interiors

If you are considering selling and want to learn more about staging options feel free to reach out for a chat.

The post Professional Staging of Newer Kakaako Condo appeared first on Hawaii Living Blog.

Hale Ka Lae is a new condo coming to Hawaii Kai by Avalon Development. Hale Ka Lae is a conversion of the existing 7000 Hawaii Kai Drive rental project where 213 of the units will be converted from rentals to individually owned condo units. The 56 affordable rentals in the project will not be converted.

For more information please call new condo project expert Marcel Chan (R) at (808) 392-1501 or email Marcel@HawaiiLiving.com.

Hale Ka Lae in Brief
Prices: $479,000 to $750,000 (expected).
213 units – 2BR to 4BR
Unit Features: Split AC, Washer, Dryer, Dishwasher, microwave, range/oven, Grohe bathroom fixtures, assigned parking, double pane tinted windows,
Lockout units: Some units have two separate living quarters with separate entrance giving owners an option to live in one and rent out the other
Developer expects about 100 units will be ready to sell in the fall 2018.
Sales process: Tenants will have first right to purchase the unit they reside in, then developer will offer 50% of units to owner occupants and finally remaining units available to purchase for anyone (owner-occupants or investors).

Amenities
Pool, hot tub, movie room, club room, fitness, kids playground, cabanas.

Reason for Conversion
Avalon has a mortgage and with rising interest rates it is hard to justify the costs vs income if they were to refinance. Therefore, the conversion.

The post Hale Ka Lae – New Condo in Hawaii Kai appeared first on Hawaii Living Blog.

What makes an Awesome Street in Ewa Beach, or anywhere else, can be broken down simply, at least from a real estate perspective. It’s a road known for its quality homes, with dimensions you nod approvingly of when you see them; a location that brings conveniences to your doorstep or recreation and entertainment choices that are even extraordinary. Most of all, they make daily living an easier, more pleasurable experience in our accelerating world. These are our 10 Awesome Streets in Ewa Beach and we’re betting you’ll not only agree, you’ll also find yourself searching through listings on them very, very soon.

Kai Oio Street

Kai Oio Street

This street runs within the very desirable Kuapapa at Hoakalei neighborhood, so owning a home here comes with the resort lifestyle that includes access to the Wai Kai Lagoon and the soon to be built $300M complex alongside it that will feature shopping, numerous restaurants and entertainment options, all in walking distance. Oneula Beach sits even closer, almost midway between the lagoon and your home.

Kai Oio St itself lines one of the Hoakalei Country Club fairways, including large water features that add a soothing visual touch to the already engrossing tableau of the golf course’s deep green.

The residences are all large single family homes, two stories with 4 or 5 bedrooms and from 2 to as many as 4 bathrooms, making life much easier for a full household. All of them contained within a generous span of 2K to 3.5K sq ft, so most size families have the room they need.

Kaiokia Street

Kaiokia Street

Not far from our first entry, you can walk down Kaiokia St within the Ka Makana neighborhood, another area of the Hoakalei development. This time we find ourselves north of the Wai Kai Lagoon, separated from it and the forthcoming shopping/dining/entertainment complex by a wide fairway that has what could be a small river running through it, making up the view for the fortunate who live on the makai side of the street.

The relatively large size of the fairway acts as a future-proofing buffer, ensuring that the new complex, once built, will be kept out of noise range, should that be a problem. Yet it, the lagoon and Oneula Beach will still all be within a stroll from your welcome mat.

Though this road also offer large single family homes of 3 to 4 bedroom on two floors, there are also townhomes. These condos are substantial themselves, giving you 1200+ sq ft containing 3 bedrooms and dual levels.

Kaileonui Street

Kaileonui Street

Purchasing one of these Ewa Beach residences places you right in the central part of Ocean Pointe. This entire development has been in demand consistently. It isn’t hard to see why, Kaileonui St being lined by nice sized single family homes that hold 3 to 5 bedrooms.

You have a range here, however, those houses covering 1300 to almost 3K sq ft, providing possibilities for different needs on this one avenue. The location defines central, with the Ocean Pointe Community Center, Hoakalei’s recreation choices, Puuloa District Park and Ewa Pointe Marketplace being inside, at most, a 10 minute drive or even a trip on foot.

Ewa Beach Elementary & Ilima Intermediate are very close, too, for your keiki. Depending on where you live on Kaileonui, these schools could be walked or biked to and home each day.

Kamakana Street

Kamakana Street

As the name suggests, we’re returning to Ka Makana at Hoakalei, this time toward the northeastern section of the entire development. Though farther from the makai attractions, your home is also outside the main thoroughfares, which are certain to become more and more busy with the addition of the shopping and dining complex that will adjoin Wai Kai Lagoon.

Another attraction that brings some Ewa Beach homebuyers here specifically are the single floor houses you’ll find here, along with the two-story models that dominate Hoakalei. Retirees often prefer that one level layout, for instance, and you still have around 1250 sq ft to call your own.

The 2 story homes promise 3 or 4 bedrooms that have 1600 – 2000 sq ft inside the different layouts. Regardless of the number of floors, every one of the residences on Kamakana St was built between 2009 and 2017, so you’re getting very recent to almost new structures right off the bat.

Lastly, the generally smaller size, compared to other Hoakalei homes, and outer location makes this a place to find better real estate price points here. You get the same resort lifestyle as everyone else. Just with a better price tag.

Keoneula Boulevard

Keoneula Blvd

The span of Keoneula Boulevard actually falls across both Ocean Pointe and Ka Makana at Hoakalei. It actually bridges the two, going literally right through Hoakalei Country Club, fairways on both sides of the road at one point.

On the Ka Makana side Koneula Boulevard is lined with townhomes, mostly 2 story with some single level end units, claiming 1100 to 1250 sq ft indoors. They sit a few minutes stroll from the Ka Makana Swim Club, with its pool, jacuzzi and tennis courts to enjoy if something calmer than the Wai Kai Lagoon or Oneula Beach is called for.

On the Ocean Pointe side you have both townhomes and single family homes that are smaller than their western counterparts, but also have lower entry points. There’s more variety in home designs, too, but both the condos and single family homes tend to fall between 1000 to 1200 sq ft.

One the east Keoneula Blvd ends right at Puuloa District Park, with Ewa Pointe Marketplace a short drive if you turn right there or Laulani Shopping Center if you turn left. The opposite end puts you right at the site of the coming $300M complex that will bring countless shopping and eating choices to your leisure time. Either direction, you’ve got options – and that’s a nice place to be living in.

Hoomahana Street

Hoomahana Street

Hoomahana Street begins at Hoalauna Community Park, running eastward from there, the final stretch of its mauka side houses enjoying a huge undeveloped lot that gives way to the vast agricultural land that only end at Pearl Harbor’s West Loch.

The houses on Hoomahana are part of the Haleakea development in Ewa Gentry, one of our picks for ‘Best Value Oahu Neighborhoods’. Purely single family homes, you can count on 4BRs and 2,135 to 2,332 sq ft of space. Even better, you’re guaranteed fenced front and back yards plus covered lanais, making these great places to raise a family and enjoy time together.

Other built-in benefits include the presence of Hawaii Prince Golf Club one street over on your makai side, heading off any further development nearby. There’s also Laulani Village Shopping Center that is a very short drive away, with Walgreen’s, Safeway, City Mill and much more to take care of daily needs and beyond. One more factor that makes these homes a great value on an awesome street.

Keaunui Drive

Keaunui Drive

Keaunui Dr gets top marks immediately, just for the design of these Laulani-Tides homes alone. All 4 of the neighborhood’s models won praise upon their release, with one, called Puna Kea, actually taking the BIA’s 2009 Grand Champion Award for Most Outstanding Home. On this street you’re living in award winning houses.

From your home, which has 3 or 4BRs in 1,050 to 1,921 sq ft, you can step out of your covered entry, past your 2 car garage and walk to neighboring Laulani Village Shopping Center for a bite to eat or a little shopping. Laulani Community Park’s open spaces is almost directly across the street, along with Ewa Makai Middle School just past it. To the east Pu’uloa District Park and Ke’oneula Elementary sitting just blocks away. The school day and pau hana almost completely taken care of within a short stroll.

For those who work, Keanui Drive is bookended by the main arteries of Fort Weaver Rd and Kapolei Parkway, giving you two ways northward to the highway, which is one more than most Ewa Beach residents get. The good news is that once you’re home, you won’t need to get into your car for most anything when you live on Keanui.

Waikapuna Street

Waikapuna Street

Residences on Waikapuna Street are a little higher priced than our last entry, selling for just under $1M to just scraping under $1.5M. These are the showcase Ka Makana homes in Hoakalei, forming the curved northeastern corner of the entire district. The backyards border against either wide open lands or the farthest fairway of the Hoakalei Country Club in this direction. Either way, your neighbors that way are both quiet and pleasing to the eye.

Waikapuna homeowners have 2,800 to just over 3,500 sq ft holding 4 or 5 bedrooms within them, with features like chef’s kitchens, Wolf/Subzero appliances, 2 or 3 car garages and as many as 3 lanais to relax on at your leisure. Many are the Koa models that must be seen to be fully appreciated.

In addition to the cushioning of the open landscapes that lie along the backyards of Waikapuna, this street uniquely cul-de-sacs at both ends, keeping outside traffic and noise down to a minimum. The value of these factors will only increase once the vast shopping and dining attraction is completed, bringing new crowd levels to the lagoon area. Luckily, you thought ahead.

Hoowalea Street

Hoowalea Street

Hoowalea St forms almost a perfect fishhook shape as it runs through the Woodbridge area of Ewa Gentry. It begins right at Hoalauna Community Park, heading Diamond Head then curving around to end where it meets Hoomahana St.

These homes are known for their spacious layouts of 3 to 5 bedrooms that roam over 1500 to 2700 sq ft inside. The roominess is matched outside, the Ho’owalea houses fronting a wide street running past their often large-sized lawns with palm trees dotting the landscape.

Living on this stretch is a pleasure, giving you the space you’ve always wanted, the yard & lawn you’ve dreamt of having and the neighborhood you’ve always wished for in your search for an Ewa Beach home.

Lukini Place

Lukini Place

The protection of a gated community and a privileged proximity to Coral Creek Golf Course are a solid start to any real estate listing, but there’s more to highlight with Lukini Place houses. Come inside and you’ll find it in your walk-in closet, high ceilings and a master bathtub you can stretch out in and just relax.

These Huelani homes all have 3 bedrooms with 1616 to 1934 sq ft layouts, as well as use of the community’s substantial recreation amenities, including spa, a full fitness center and swimming pool with cabanas for the full lounge experience.

The golf course views and peaceful quiet of this community can be traded in no time for visits to Geiger or Laulani Community Parks, Laulani Village Shopping Center and Ewa Town Center, all within a walk for most. One more recreation option for those who live in Lukini Place, whenever the mood, or the need for takeout, strikes.

More Than 10 Awesome Streets in Ewa Beach
Every one of these Ewa Beach streets provide the building blocks of a place most anyone would want to call home. A good-sized house, solid location and numerous other benefits, though those differ in each. Regardless, even if a listing isn’t available on the street above that catches your eye, remember that it is part of a whole neighborhood and even the whole area of Ewa Beach. There’s a lot more to see in both of those dimensions that can and will fit your needs, satisfying those same desires you felt fulfilled in our 10 Awesome Streets. Count on it.

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If you are looking for a spacious, affordable, centrally-located new development condo in Honolulu with great amenities and efficient high-tech appliances, The Central Ala Moana will be a great option for you.

The Central Ala Moana is a new condo project in Honolulu, to be developed by SamKoo Hawaii who is currently developing Kapiolani Residence (expected completion in 2018). Just like Kapiolani Residence, The Central Ala Moana will dedicate 60% of its units as affordable housing, adding more options for Hawaii residents to enjoy the location and lifestyle Ala Moana offers.  Some units have amazing panoramic ocean views!

The Central Ala Moana

The project will be 43 stories high (approximately 400 ft tall) with 10 parking floors including 26 guest parking stalls. The 11^th floor will be an amenity deck providing great outdoor activity options, including; an infinity pool, kids pool and playground, fitness center, recreational center and BBQ cabanas.

There will be a total of 512 units;  310 units (60%) as affordable housing and the remaining as market rate units.  Each residential floor will have a total of 13 units (3 Studio, 4 One-bed, 5 Two-bedrooms, and 1 Three-bedroom units). Units at The Central Ala Moana will be spacious and comfortable. Studio units (389-440 sq.ft), 1-Bedroom  (690-700 sq.ft.), 2-Bedroom from (990-1100 sq.ft), and 3-bedroom (1,240-1,540 sq.ft)

Parking for Studios, 1-Bedroom and 2-Bedrooms have 1-Parking (Option to Purchase 2nd Stall for the 2-Bedrooms) and 3-Bedrooms come with 2-Parking spaces.

Each unit will have high ceilings and upgraded appliances – an induction oven and Samsung heat pump dryer which will be introduced in the U.S. for the first time  (just to name a few)!  There will be 9 commercial units on the ground floor and each commercial unit will come with 2 parking spaces.

Sales are expected to commence later this year (2018), but a specific schedule for sales or application deadlines for affordable housing units have not been released.   Please visit us for updates or send us a message get updates and more information about the Central Ala Moana.

Please call Sunny Bak (RA) (808) 753-8293 or email her Sunny@HawaiiLiving.com for inquires on this project.

The Central Ala Moana in Brief
Location: 1391 Kapiolani Blvd – ocean side of Kapiolani Blvd
Prices: All units less than $1,000,000.
512 units – 202 market units, 310 affordable units and 1 resident manager unit.
43 stories, 400ft tall
Type & Size of units: Studios 450+ sf, One Bedroom 700+ sf, Two Bedroom 980+ sf, Three Bedroom 1250+ sf.
Sales & Completion: Sales expected to commence late 2018, break ground early 2019 with a completion year 2021.
Parking: 812 parking stalls across 10 floors. Will have 26 guest stalls.
60% affordable housing and 40% market rate units
Developer: SamKoo Hawaii – same developer of Kapiolani Residence.
Commercial: 9 commercial units on ground floor – each will have 2 parking stalls.
Many units above 10th floor on ocean (south) side is expected to boast incredible panoramic ocean views, looking over Ala Moana Shopping Center and Park Lane.
Expected to be fairly similar to Kapiolani Residence, although slight higher ceiling, likely somewhat improved / upgraded (e.g. keyless entry system for units, internet based fridge touchscreen panel etc) and certainly more units will have spectacular ocean views.
General Contract: Hawaiian Dredging Construction
Designer: Design Partners.

Amenities (11th floor)
Infinity pool, kids play ground, family pool, fitness, recreation center, cabanas.

Some units at the Central Ala Moana offer amazing panoramic ocean views

The Central Ala Moana floor plan

11th floor amenity deck offers lots of outdoor activity options

All images, renderings are courtesy of SamKoo Pacific, LLC.

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Sky Ala Moana is a new condo project consisting of 2 towers coming to Ala Moana, which is already home to two of Honolulu’s most luxurious condos: Park Lane and One Ala Moana and also home to the world famous Ala Moana Shopping Center and popular Ala Moana Beach Park.

Sky Ala Moana will be the first condo project ever in Honolulu to offer a combination of residential and condo hotel units (the ladder will allow for short-term vacation rentals).

For more information please call new condo project expert Marcel Chan (R) at (808) 392-1501 or email Marcel@HawaiiLiving.com.
Marcel has been involved in more than 100 new condo sales in Honolulu over the past few years and is a valuable resource for prospective Buyers.

Sky Ala Moana Rendering

Sky Ala Moana in Brief
Sales: Expected to commence in the fall of 2018.
Pricing: TBD (no details provided yet).
Address: 1388, 1400 & 1416 Kapiolani Blvd, Honolulu, HI 96814.
Developer: JL Avalon Capbridge (partnership between Avalon Group and Capbridge)
Amenities: TBD. However resort-style amenities expected.
Balconies: Yes, most units.

Types of Condo Units

Market Prices Units
Total Units: 389
1 BR: 176
2 BR: 213

Condo Hotel Units
Total Units: 300
Studios: 225
1 BR: 75

Affordable Housing Units
Total Units: 90
Studios: 30 @ 100% AMI*
Studios: 29 @ 120% AMI*
Studios: 31 @ 140% AMI*
*AMI = Area Median Income.  120% AMI means a Buyer cannot earn more than the Honolulu area median income in order to quality for the

Parking
Total Parking Stalls: 991 (only 12 tandem)
Bicycles Stalls: 436

Lot Size: 70,000 sf across three parcels

Commercial Space
Total SF: 17,500

Frank Orrell, Executive Project Manager of Sky Ala Moana said “We aspire to create a for-sale project that will be designed and priced for local residents, in addition to providing accessible rental housing that is affordable to the workforce in the area” and “Careful consideration has been taken with the objective that this project will improve connectivity and become a hub for bike and multi-modal transportation.”

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Oahu Real Estate Market Update – 2018 Mid-Year

Here we compare the most recent 6 months (January – June 2018) of Oahu real estate sales data with the same 6 months from the prior year. We look for inflection points that could signal a future trend reversal.

Comparing only one month of data with another month would be insufficient because of the narrow sampling size. Using the 6-months rolling average includes sufficient data points to spot any meaningful trend changes.
All historical graphs are courtesy of the Honolulu Board of Realtors, compiled from MLS data.

Oahu Real Estate Update – mid 2018

We notice:

1) The 6-month data shows a slight -1.6% decrease in closed sales for single-family homes versus a continued increase of 1.3% in closed sales for condos.

–– Is it possible that buyers recognize some of the newly built condos as an attractive alternative to the available existing older homes? I personally had several clients that initially were only considering purchasing a single-family home until they realized some of the unique benefits of modern condo living. See related article: Condo or Single-Family Home.

2) The median sales price continued to move up by 3.9% for single-family homes, and 6.5% for condos.
–– This is still a remarkably strong market.

3) Inventory levels have increased by 2.5% for homes and 4.8% for condos.
–– The record low inventory crisis has been somewhat subsiding during the last six months.

4) Median days on market and % of list price received still shows a resilient and strong market.

Here is the long-term trend for Oahu Closed Sales and Median Sales Prices from 1987 through June 2018:

Closed Sales 1987 – 6/18

Notice how the seasonal winter low-point of closed sales for single-family homes has not increased in three years.  — Could the sideways move in sales activity for single-family homes foreshadow a slowdown in single-family home demand?

Median Sales Price 1987 – 6/18

The market continues its uptrend at a steady pace.  Oahu’s median sales price has been increasing about 4 – 4.5% per year since 2011. A pace that appears to be sustainable, at least for the time being. See related article: Real Estate Market Outlook – May 2018.

Recent higher interest rates have had no measurable impact on the markets speed and direction. See related article: The Market Is Up!, where we analyze historical data going back to 1987 in search of the alleged inverse relationship between long-term mortgage rates and the median sales price of Oahu real estate. We could not find such evidence.

Active Listings – June 2018 (last 24-months)

Months Of Inventory – June 2018 (last 24-months)

Both graphs above are bouncing off the record lows from 6 months ago. Finally, there is some relief from the recent crisis-low inventory levels. Remaining months of inventory levels currently still hover at a low 3 and 2.7, but off the unprecedented recent record lows off 2 (!).

To keep these numbers in perspective, a stable balanced market typically has about 5-6 months of inventory.

Final two thoughts:

1)  There are some that are asking, could we be in another real estate “bubble?”

Perhaps the bubble theory is based on the memory of the last 2005 – 2009 “bubble” and “crash”. Or, it is based on a ‘wishful thinking bias’ by nervous future home buyers hoping for a more affordable entry point.

However, the recent 4-4.5% annual appreciation since 2011 is rather moderate compared to the steep appreciation during 2003-2006. The 2003-2006 “bubble” was an unsustainable over-shooting of the upper price range channel, and the subsequent “crash” was the natural regression to the mean.

Check the graph again, the current uptrend of 4-4.5%/year is consistent with the long-term trend. It IS the mean. Affordability has been steady since 2011, as we discussed here.
According to CoreLogic, US residential real estate values could increase by another 5.1% from May 2018 to May 2019.

As long as there are more renters looking to buy than homeowners willing to sell, prices are poised to move higher.

2) If you want to know where prices are heading, look for changes in the ‘closed sales volume.’  Closed sales dropped in 1990, prices followed in 1991. Closed sales increased in 1997, prices followed in 2001. Closed sales dropped in 2006, prices followed in 2008. Closed sales increased in 2010, prices followed in 2012.

Can you see the pattern? Prices follow the closed sales trend. Do you spot any trend reversal in closed sales?

Conclusion:  Oahu’s real estate market continues to move up and is expected to move higher. 

Let us know what you think. We love to hear from you! Reciprocate Aloha! Like, Share and Comment below. ~ Mahalo & Aloha

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—  Every day I experience new situations allowing me to see the world in different ways. I ask myself: “What can I learn today to optimize my life and my world?” Traveling abroad and experiencing different architecture, cultures, and lifestyles is a terrific opportunity to foster new ideas.
My wife likes Paris, France, so we visited the ‘city of romance’ during our recent summer vacation.

Paris Condos

Here are some random observations I am pondering as a result of our trip:

1. Honolulu real estate is a bargain.

My curious mind compares real estate values wherever I go. There are plenty Paris real estate offices displaying their alluring offerings in street-level windows.
Paris condo values range from 6,500 euros to 12,000 euros per sq meter based on 2017 data. A Paris condo with 100 sq meters – about 1,076.39 sq ft – will set you back by about $750K to $1.38Mill based on today’s exchange rate of $1.14 to 1 euro. And many condos in Paris don’t even have an elevator.

Paris – Prices per sq meter

Honolulu real estate appears affordable, at least compared to Paris, London, New York, San Francisco, Zurich, Hong Kong, Singapore, South Korea, Japan, and many other places.
Capital is global. Due to arbitrage, more of it will find its way to paradise and recognize Honolulu and Hawaii as relatively affordable. If you can afford to live anywhere in the world, might as well consider Honolulu.

I love Paris for its charm, its beautiful parks, and impressive architecture, but I prefer Honolulu’s quality of life with perfect weather and pristine beaches.
You can still find many nice Honolulu condos available below $600K within 10 minutes walking distance to the beach. And, if your budget matches Paris prices, at $1.38Mill you may select from many spectacular Honolulu condos, some with stunning ocean views.

Moana Pacific – Honolulu Condo

2. Location always trumps size. – Select your ideal location, even if it means sacrificing space.

You can be happy in a smaller space if you design and furnish it that way.
To experience Paris best, we wanted to immerse ourselves and live among the Parisians. We rented a rooftop 5th floor Airbnb apartment in an older building in the heart of Paris. The unit was newly remodeled and represented a true masterpiece in maximizing space and energy efficiency.

Paris – Airbnb Loft Apartment

Everything fit into less than 400 sq ft. Because of the vaulted ceiling, the unit had an additional loft with desk and sleeping area and automated slanting skylight windows. The flexible design allowed the living area to convert into an additional sleeping area. The kitchen and bathroom were remarkably compact with an amazingly practical layout. Below the kitchen counter, hidden behind stylish kitchen cabinet doors, was a small efficiency washer/dryer combo at a fraction of the size compared to typical American models. A complete washing and drying cycle seemed to take all night to complete, but it got our clothes clean and dry while operating whisper-quiet, presumably saving water and energy at the same time.

In general, Europe appears to be more tuned-in with energy conservation, sustainability, and recycling efforts. After all, the price of gasoline in Europe is astronomical. There is a lot we can learn from the French.

We enjoyed walking everywhere in Paris. We also took the 100-year-old Paris Metro, together with about 4.16Mill other Parisian daily riders, representing about 20% of all of Paris’ dizzying traffic. Paris would not be Paris without its remarkably dense Metro system that in 2016 had been ranked as the best public transport system in the world, although not being handicap friendly.

Driving a car and trying to find parking in Paris seems impractical. That holds true for an ever increasing number of high-density cities. – I’m excited to see how future electric self-driving car services will shape the way we commute in modern urban cities.

3. Your home is not old if it was built after 1890!

We tend to think we need the latest shiny new XX. That includes wanting a brand new construction home. I’m not trying to talk you out of buying a spectacular brand new construction condo. They are luxurious, stylish and slick with all the bells and whistles. But, I am saying that cities like Paris, Florence, Berlin and New York show us that if built and maintained properly, old buildings can last for centuries.

Historic Paris Condos

I have seen many ancient buildings that have been renovated and upgraded with elevators and modern amenities. Historic buildings can be converted into stunningly redesigned functional condos. Don’t let old construction turn you off. Determine if outdated designs and finishes could be a simple ‘curable defect.’ Consider if fixing is feasible, instead of settling for an inferior location. Remember, an inferior location is an incurable defect. Whether it is Paris or Honolulu, in real estate ‘location trumps age.’

4. Take it easy, don’t sweat the small stuff 

Our train back from Auray to Paris was canceled last minute. No big deal since the next one eventually came later in the day. The French say: “C’est la vie.”
Living among the Parisians showed me how they enjoy life seemingly carefree. A baguette, a croissant, and a coffee before work in the morning brighten the Parisians’ day. For the French, there appears to be always enough time to socialize in one of the many packed street corner cafes. There is a lesson here somewhere.

Life is too short to stress over what is out of your control.
The French say: “Prends du recul et profite de la vie. Ne te prends pas au serieux.” (Take it easy and enjoy life. Don’t take yourself too serious.) – I agree.

French Flowers

Conclusion

During this Paris trip we re-discovered and confirmed our preference of what is most practical today for our family’s Honolulu lifestyle:

— We value the ideal location. – I gladly pay a housing premium for the optimal location in exchange for the time, energy, and money saved on commuting.

— Often we can do without a car. – I’m not giving up my car yet, but I’m driving less than what I used to. Living in a central location inspires us to walk more. It’s healthy, and yes, in urban Honolulu we can complete many commutes without a car. Honolulu’s Biki bike share program adds another popular transportation alternative to our city living.

— We have enough space for all our needs. – My wife and our 9-year old daughter live in a 2-bedroom, 2-bath condo with 1,112 sq ft and a 76 sq ft lanai. We have all the space we need! Seriously, we do not need more space. Years ago we sold our 2,000 sq ft 4-bedroom, 3-bath Hawaii Kai house and decided to select the right location and size. No regrets. Honolulu condo living has its perks. We got a terrific pool and we live across the street from the beach.
We can conveniently lock up our condo and take another adventure trip without worrying to water the yard.

Life is great because we choose to recognize and enjoy it that way.

Honolulu – Watermark Pool

As always, after a long trip it’s good to be home again in Honolulu.

Honolulu – Watermark Lanai

We love to hear from you. Let us know your thoughts. Reciprocate Aloha! ‘Like’, ‘Share’ and ‘Comment’ below.
~ Mahalo & Aloha

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