Hawaii Real Estate | Hawaii Relocations | Hawaii Home Buying & Selling

At the time when the credit card bill would soon become law, the credit card companies decided to really whack everyone's credit limit....including mine. What was once only 25%-50% of my credit card limit became 90% in a split second!  "Coincidentally" (I don't believe in coincidences by the way) the loan companies started changing criteria for loan programs and all of a sudden my buyers did not qualify.

Even your home buyer's credit score dropped and they weren't qualified any longer!

It's no wonder a home buyer can't get a loan!  At a time when it appears it is the best time to buy, it may not be the case for MANY others.  It depends on the circumstances of each individual and household and definitely depends on their credit score.

They are screaming, "The interest rates are low"!

They double scream, "But home prices are low AND interest rates are low"!

My favorite Geico commercial is about ‘the bird in the hand is worth two in the bush" and the woman can't believe it and says....REALLY?   Well, that's my answer for interest rates and prices of homes at all time low for the past four to five years is..... REALLY?

They got bailed out from situations that arose from their own doing.....

....and they make it nearly impossible for most middle class Americans to get a home loan.

The American Dream........

REALLY?

There are tips, tricks and top selling niches that the Hawaii Home Seller needs to be aware of to get the best representation and get their home SOLD!  It's not just about selling your home for market value or expecting that everyone else has the same sentiments that  you do with your home. It's about keeping an open mind for all sorts of concerns that need to be considered in the process of Selling Your Hawaii Home. 

1. Square footage does matter! You may have an excellent condition home but 700 sq/ft interior and 2,500 on the land is small and should be priced accordingly. Listen to your Realtor® when they are presenting comps.
2. The Year your home was built does matter!  The year of your home in Hawaii will make a difference. Some older homes are single wall construction, have aluminum wiring and plumbing and may need updating. Single wall construction may be harder to get homeowners insurance.
3. Selling Your Hawaii Home in "As Is" Condition Doesn't matter if:  You have a home that has structural, electrical, plumbing or hazardous issues; not to mention termites.  You'd be better off getting an independent home inspection and making the necessary repairs.
4. Market Value of Your Home Does Matter!  I keep hearing many who insist that appraisers do not use short sales  and foreclosures for comps in their appraisals. Gee, wonder how prices went down in certain neighborhoods compared to others? Then why do appraisers give a summary of "this neighborhood is in a declining market" in their report?
5. Neighborhood to Neighborhood Does Matter!  There are some Oahu neighborhoods that were not in a severely declining markets and the ones that were are still going through a lot of short sales and foreclosures.  Your Realtor® should know your neighborhood and give you sound advice for what your neighborhood market is doing.
6. Loan programs available do matter!  FHA and VA loans (and even some lenders for conventional loans) will not approve a loan if your home has unpermitted bedrooms, baths or additions. They will not approve a loan for a home that is in disrepair as well.  Just because your home is in a high priced neighborhood does not automatically mean that you can sell it and a loan will be approved.
7.  Lower inventory may not matter if:  You have your home so overpriced that it will not appraise. Even though our inventory is lower than a year ago, it does not mean the market is back at 2005 prices.  You need to be realistic and listen to your Realtor® who can show you what the market is doing right now in  your specific neighborhood.
8. Marketing Your Home Does Matter!  Over 85% of the consumers go online to search for  a Hawaii Home. Your Realtor® should have an extensive marketing plan geared online and do Open Houses (which do work here) to expose your home to as many avenues as possible to sell your Hawaii Home.
9. Allowing for Showings of Your Home DO Matter!  If you demand to be there for all showings or only allow showings during certain times you will definitely cut the amount of exposure for your home. Make sure your agent uses electronic lockboxes that register all agents who are showing their clients.
10. It Does Matters Which Realtor® Represents You!  You may want to interview a few Realtors® to make sure that you will be represented well.  Experience, knowledge, personality, detailed, organized, prompt, keeps you informed, marketing techniques, laws/contracts are just a few of the traits to look for.  

You may be relocating, upgrading to a larger home or downgrading because all the children are grown and gone. Whatever your reasons are for Selling Your Hawaii Home these points above are concerns that need to be addressed and thought out....in being a happy and successful Hawaii Home Seller.

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Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Website: www.hawaiihomesmarket.com

As the saying goes...the only thing constant in this world is CHANGE.  The same goes for our Honolulu County Housing Market Statistics and in June of 2010 our housing market showed a decrease in sales prices for single family homes and increases in condo/townhouse sales price compared to May of 2010.

Single Family Resale Numbers:  Our sales numbers for single family homes showed a stable number of sold single family homes of 285...only 2 down from the previous month. The Median Sales price went down from $606,000 to $575,000  These statistic do show an increase of 0.9% in sales prices from the year before.  A better year for sure!

Condo/Townhouse Resale Numbers:  Our Honolulu Real Estate Housing Market sales numbers for condos/townhouses increased from 361 solds in May 2010 to 399 solds in June of 2010. Honolulu County Median sales numbers increased 38% from the previous year and slightly decreased in sales prices over the last year from $310,000 to $300,000.

With the FIRST TIME HOMEBUYER TAX CREDIT ended we expected a big decrease in sales.....but it seems our market is still moving at a steady pace.  And with interest rates still low and  inventory considerable down in all neighborhoods the shifting is evident with more homebuyers in the market fighting over homes. 

Multiple offers on one property...regardless of short sales, foreclosures and regular sales is the norm at this time so be prepared and don't be that killer negotiator!  With lower inventory on the island of Oahu everyone is trying to get a piece of that HAWAII DREAM HOME pie!

These Honolulu County Market Statistics vary from neighborhood to neighborhood and I continue to experience multiple offers on homes and townhouses in all areas in Honolulu County including short sales. Stay tuned for more neighborhood market statistics or contact me at sally@hawaiihomesmarket.com for more information!

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Hawaii Home Buyer | SOME Military Qualify for Extended Tax Credit

The Home Buyer Tax Credit ended on April 30, 2010 but there are some "Qualified service members" (which means a member of the uniformed services of the U.S military, a member of the Foreign Service of the U.S., or an employee of the intelligence community) that may still qualify for the extension of this Home Buyer Tax Credit. Qualified service members who are ordered on a period of official extended duty are extended for one year. For these home buyers, the tax credit applies to sales with a binding sales contract in place on or before April 30, 2011 and closed by June 30, 2011.

READ THE DETAILS HERE:: http://www.federalhousingtaxcredit.com/service_mem.php

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Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Website: www.hawaiihomesmarket.com

I don't know about other markets, but it's been quite the chore in some Oahu neighborhoods to determine pricing for the sale of the property. It's been just as hard for an appraiser to get a grip on some neighborhood markets as well.....in our Up and Down Oahu Housing Market.

For most of the listings I've had this year,  I've literally had to beat our MLS to death for comparable properties as some of the short sales and foreclosures have closed; yet our market wants to recover as well.  It's been mind boggling to present to the seller an approximate in between for pricing.  I've come to the conclusion that using the ‘in contract' prices may just be what I need to use for the ‘high' price as well as other factors........

The Oahu Housing Market  has gone up and down in numbers and sales prices since the beginning of the year and I incorporated a "Strategic Plan for Pricing and Marketing" the property being listed.

After preparing my listing packet with supporting comparable properties, crucial pricing information, graphs and so forth, I sit down with my clients and discuss their options.  I listen to their wants and needs and most of the time they are open to listening to my plan to sell their home too.

1. Get the home in tip top shape for the first Open House.  I ask if they want my suggestions to get their home ready. If they are willing,  I go through the home with the client and make a list of things that need to be done before that first showing.
2.  Price the property aggressively to attract the consumer.  After going through the comps and information we discuss options. It's not only about getting the top price but how you get that price too!  Read on...........
3. My crucial and creative plan:  While they're still doing their last minute touch ups and cleaning to get ready for the First Open House, I list the property at the attractive list price with notice that the first showing will be at the first Open House.  If the property is priced well, this will allow time for the public and agents to view the listing....and make time to attend that first showing.
4. The first few days on the market:  ...and before that first showing/open house)....Listing the property in every available internet site that I subscribe to and create the property virtual tour with www.realestateshows.com   Here's an example>> Mililani Townhouse for Sale!
5. Get all flyers, brochures and property highlights and upgrades sheet done.  Making a flyer and brochure attractive along with pertinent information about the property to hand out gives a personal touch.  I take notes during my first interview and walk through of the property. I ask questions about any highlights, upgrades and so forth so I can make an additional sheet going room to room to hand out as well.

Open Houses may not work in your area but they sure do in our market!  Our Hawaii Open Houses ARE the Sunday event and when using this ‘technique' along with the right pricing.... I've had 20-50 people attending at that first showing and Open House.

This Mililani Townhouse for Sale!  was aggressively priced at $369,000.

We record tomorrow morning at an offering AND appraised price OVER the listing price.

....I'll let you know the sales price after we record in the morning :)

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Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Website: www.hawaiihomesmarket.com

Waikele Real Estate Market Statistics for Condos- July 2009:  Let's start by comparing the Waikele Condo Townhouse sales from June to July of 2009.  There were 6 properties sold in June 2009 compared to 10 for July 2009. A little bit of a hike in sales numbers. Waikele Home Sales Prices for June 2009 ranged from $310,000 (2 bedroom townhouse) to $420,00 (2 bdrm luxury townhouses w/ over 1200 sq/ft). In July of 2009 the Waikele townhouse sales prices ranged from $275,000 to $385,000. The following chart shows the current activity from July to present.

Waikele is north of Leeward Oahu and this community started as a Master Planned Community in 1991 with two townhouse complexes.  Waikele has now grown to 12-townhouse complexes and 9 single family community and the Waikele Association has its own Rules and Guidelines to follow and an organized community.

Waikele Real Estate Market Statistics for Single Family Homes- July 2009:  Let's start by comparing the Waikele home sales from June to July of 2009.  There were 5 properties sold in June 2009 compared to 10 for July 2009. Not as many single family homes sold in Waikele for July 2009 so a bit of a drop in sales numbers. Waikele Home Sales Prices for June 2009 ranged from $520,000 to $749,00. In July of 2009 the Waikele homes sales prices ranged from $435,000 to $715,000 and the following chart shows the current activity for July to present.

The lushly landscaped community is complimented by the "Waikele Country Club" located at 94-200 Paioa Place 96797.  MANY of the townhomes and communities surround the golf course and the above pictures dipict the beautiful course. 

Upcoming events and news for Waikele Country Club:

	Military Special Rate (Activated millitary ID required, Mon~Wed)  $40.00 excluding holidays and must be assigned to unit in Hawaii and Active Duty status.
	Senior Special Rate (Mon~Wed) $40.00 (excluding holidays and must be 60 yrs. plus and Hawaii Resident)
	Joint Waikele's Plyer Club
	Waikele CC. Summer Jr. Golf Program (August 1,2009)
	Hawaii Senior Golf Tournament (August 10th & 11th,2009)

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Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs, she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

 Supporting Hawaii Local Businesses! 

There IS certainly a reaction for every action and regardless of how much we try to just....BE....there is always the human mind and behavior that will cause some sort of reaction.  

For instance, if I call you a @#%^&! you are not just going to just ....be. You'll either fly a remark back or your eyebrows will raise. If you're anything like me I pause, think a bit, my face contorts to the kind of situation it is and I just may have a rebuttal.....

It's all in the manner of how each and every one of us handles a situations is what really matters. 

The Ripple Effect From Our Hawaii Tourism Industry:  There is always a need for housing and the decision to buy or sell will ALWAYS remain a 'situational' or 'circumstancial' event that leads the consumer to make their decision.

The seller makes a choice to be stubborn in lowering their price on their home. It sits on the market for a couple of months and they start to get frustrated with all the showings and Open Houses. The agent tells them they need to lower the price and they insist that their house is worth more than the one that went into escrow....with 1,000 sq/ft more interior and in better shape....and 25k lower.

The buyer makes a choice to 'wait it out' and see if the prices will come down lower. Never mind that they can't afford a higher price range and they really love two homes they have viewed....multiple times each. After putting in countless offers before and waiting for so long to put in an offer.....they are told that the seller has multiple offers...and the interest rates went up.

The seller misses the bus and so does the buyer.

It's all in the manner of how each and every one of us handles a situations is what really matters.

The seller takes the home off the market and the buyer ends up renting.

The Realtors® Move On to the Next Client...accepting...... that it's the nature of the business.

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Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. www.hawaiihomesmarket.com