I just put into escrow both former developer’s furnished model homes at Kulalani at Mauna Lani units #102 and #104. Unit 102 is the largest model in Kulalani featuring 3-bedrooms and 2-bathrooms. This award winning home features 2,022 sq feet of fabulous open yet private luxury living. The moment you enter the beautiful foyer and experience the sweeping spiral staircase you know you are someplace special. The living area features a retracting glass wall of doors to expand your indoor/outdoor living. The ground floor master suite includes a jetted tub, separate tiled shower, walk-in closet and a window seat for your enjoyment. The downstairs living area boasts 10 foot ceilings, a kitchen with granite slab counter tops, GE built in appliances, roll-out pantry shelves, laundry room off the kitchen with full size front load washer/dryer and a formal dining room. Step outside and enjoy a large lanai with a built in BBQ. Upstairs are two additional bedrooms that share a full bath. The home also includes a 2 car garage with enclose...

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I just put into escrow both former developers furnished model homes at Kulalani at Mauna Lani units #102 and #104. Unit #104 is in the Much sought after 4-plex building with 2 car garage and plenty of privacy. With over 1800 square feet of fabulous open, yet private, luxury living, this is a favorite with it's TWO MASTER SUITES. The ground floor, master suite is complete with jetted tub and separate tiled shower, walk-in closet, 10 foot ceilings, and private lanai. The second floor Master suite has the same amenities and is on the opposite end of home for added privacy! Granite counter tops and tiled floors throughout the kitchen which is also equipped with 42” cabinetry and GE, built in appliances. Enjoy the formal dining with the the adjacent covered, lanai with built in BBQ grill for year round outdoor living and entertaining. The spacious 2 car garage is ideal for storing all your outdoor toys! Kulalani recreation center features an owners pavilion 2 swimming pools, 2 hot tubs, exercise gym with his and her locker...

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Aloha clients, friends and neighbors, Lissette and I are wishing you the best wherever you may be reading our community newsletter. The summer of 2018 has been eventful with the Kilauea eruption and hurricane Lane and Olivia passing by and miraculously we have survived all of these events unscathed on the west side of the island. Our thoughts and prayers go out to our east side of the island friends and clients as it’s been a far different result there with high winds, flooding and heavy Vog. Thankfully, the entire island’s weather relative to Vog has completely subsided as a result of the volcano’s various vents emitting next to no emissions for the first time in many years, resulting in some of the best weather I’ve ever seen on the Kohala Coast including Kona town and south for the last month. I hope this remains as the new “normal”, clear, bright blue skies! Many of my clients have asked what effect if any have the weather and volcanic events had on sales in 2018. Since all markets are very local with sales w...

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Hawaii voters will be asked this election season to vote on a constitutional amendment to allow the State of Hawaii to asses property taxes in addition to the County of Hawaii or other Counties within the State. In my opinion, it’s a terrible idea for multiple reasons. The number one reason is the amendment states that the assessment would only be on “investment property”. In addition the assessment, at least initially, would be used to “support public education”. A vast majority of “investment” residential real estate is owned by non State of Hawaii residents. Given that fact it’s obvious that these owners will have no say or vote on being additionally taxed much less how much tax. Taxation without representation has started a few wars to my knowledge and the easy way for these “investors” to “win” the “war” is to sell their properties and take their money to another State. Read the attached flyer for a few other reasons this is a bad idea even if for a great cause. Our struggling public sc...

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The State of Hawaii announced June 29th that they were changing the rate on Withholding of Hawaii Real Property after September 15, 2018. Section 235-68, Hawaii Revised Statutes, requires every transferee or buyer of Hawaii real property to withhold and pay to the Department of Taxation a percentage of the amount realized on the disposition of the real property, unless the disposition is exempt from withholding. This is an amendment to 235-68 as it changes the withholding rate from 5% to 7.25%. A very cursory explanation of some of the exemptions include selling at a loss or the seller is a resident of Hawaii. Click here for a PDF of the announcement from the State of Hawaii. Click Here to view the State of Hawaii N-289 Form for Exemptions from withholding.

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Hawaii County Council Bill 108-Update I have written several blog posts and shared several articles on Facebook regarding the Hawaii County Council’s efforts headed by North Kona’s representative, Karen Eoff to control vacation rentals outside of real estate zoned V (Resort-hotel districts), CG (General Commercial Districts) and CDH (Downtown Hilo commercial district) . Ms. Eoff continues to send updates as to the Council’s meeting agenda when it may involve Bill 108 that she has initiated and did so in late June. Bill 108 attempts to clarify that vacation rental activity should be only allowed in the “Resort Nodes” primarily and not in residential or agricultural zoned properties. That being said, the bill in its current form does in fact allow the current owners of homes built prior to 1974 on Agricultural land to vacation rent and also those on any “R” zoned property to continue to either vacation rent or allow future owners to vacation rent by obtaining a special use permit. It also imposes a fee whe...

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I just listed the developer’s 2 model homes in Kulalani at Mauna Lani. Unit 102 is the largest model in Kulalani featuring 3-bedrooms and 2-bathrooms. This award winning home features 2,022 sq feet of fabulous open yet private luxury living. The moment you enter the beautiful foyer and experience the sweeping spiral staircase you know you are someplace special. The living area features a retracting glass wall of doors to expand your indoor/outdoor living. The ground floor master suite includes a jetted tub, separate tiled shower, walk-in closet and a window seat for your enjoyment. The downstairs living area boasts 10 foot ceilings, a kitchen with granite slab counter tops, GE built in appliances, roll-out pantry shelves, laundry room off the kitchen with full size front load washer/dryer and a formal dining room. Step outside and enjoy a large lanai with a built in BBQ. Upstairs are two additional bedrooms that share a full bath. The home also includes a 2 car garage with enclosed storage space. Kulalani recreation cen...

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This blog post is intended to update you regarding a few statistics you may find interesting concerning The Villages at Mauna Lani.  In this update I will concentrate on a comparison of our community and Ka Milo focusing only on what I believe to be the best indicator of market strength in one community versus a comparable community-Days On Market (DOM) until sold.  Days On Market until sold gives you a good indicator of multiple factors including the buyer’s opinion of value relative to general condition of the community, the unit for sale’s condition including view, AOAO fee and finally their opinion of the common area including the pool and recreation center. The longer a home is on the market, the less it is worth as buyer’s view extended DOM as an indication that something is negatively affecting the unit’s value that they may not be aware.  Therefore, pricing a home correctly when listed initially, based on an accurate assessment of the current market value is the quickest method to sell and close real estate.�...

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The Mauna Lani Bay Hotel & Bungalows will close in October for renovations. Since the new owner, ProspectHill Group purchase in August of last year, it has been rumored they would close and pursue “$100m” in renovations at some time in the future. Now it’s a certainty and the 400 current employees will be laid off albeit into a tight labor market which is some assurance of a new job elsewhere. Many of the employees have been with the hotel for 20-30 years so this will be a big change for them. I can only hope that the core group finds their way back to their old jobs after a long layoff! The golf course, spa and racquet club will remain open for the general public with rumors of reduced hours at the spa and racquet club. At least us full timers can still play golf and exercise as usual :) Here is a link to the official announcement to the Mauna Lani owners (PDF) Here is a link to my blog post when the sale was announced in May 2016 Here is a link to my blog post when the sale closed in September 2016 Here i...

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I have often speculated that Counties within the State of Hawaii would eventually start enforcing zoning laws relative to vacation rentals in (R) Residential Zoning and especially in (AG) Agricultural Zoning classifications. It has always been my understanding that vacation rentals of 1 to 30 days were only allowed in (V) Resort zoned property but I’ve often observed REALTORS and buyers openly discussing vacation renting properties outside of (V) Resort zones. A quick scan of Hawaii County rentals on VRBO.com will give you an idea of the many options for vacation rentals in communities like Waikoloa Village which is primarily zoned Residential and even Kohala Ranch which is zoned agricultural including grazing livestock herds. Property owners that have purposely purchased properties in communities that either expressly exclude vacation rentals in their CCR’s, or “understood” that vacation rental activity in their Residential or Agricultural zoned (non Resort zoned) communities was not allowed by zoning exclusions cont...

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