Hawaii County’s Bill 108 which is intended to regulate vacation rentals of 30 days or less will finally become law in April of 2019 with the final rules decided by the Hawaii County Planning commission after more public testimony. Find a PDF download link for a copy of the final draft (#8). Here is a note from Councilman Tim Richard’s aid to my Broker Gary Davis earlier this week: This is the final version of Bill 108, that Council passed last week, but it isn’t the “final law.” Bill 108 can be viewed as a “foundation” for the Planning Department to now use toward creating more specific rules which may include replacements/additions to the bill. Once Planning has taken these steps, the County will hold public hearings and further discussion on the proposed rules. All of this is expected to be completed by April 1, 2019, when Bill 108 is schedule to go into effect.I hope this helps clarify for you?Aloha,Amy Seeley Council Aide to Tim Richards, Councilman District 9 (808) 887-2069 amy.seeley@hawaiicounty.gov www...

Filed under: Real Estate by Rick Oliver
Comments Off on Vacation Rental Regulations Final Version Passed

Just Listed-Upper Deck Maile Floor Plan With Ocean Views and Privacy I just listed a Upper Deck, Maile Plan that offers great, west facing views and large rooms that provide ample room for guests and their privacy! Enjoy the spacious upstairs lanais with expansive views and outdoor kitchen including stainless BBQ grill. Luxury Features: Quality Maryl construction throughout including solid mahogany doors and trim throughout, bronze finished hardware, cherry cabinets, granite and marble counter tops. The gourmet kitchen includes a Sub Zero refrigerator, Fisher and Paykel dishwasher, Wolf oven, microwave and glass cooktop. Luxury extras include wood ceilings in the greenroom and master bedroom, 6 speaker sound system and stone floors throughout the living room. The dual master bedroom suites include a spacious bath including a large walk in shower, separate soaking tub, double vanities and built in dresser in upper level master bath. The large rear lanai provides sunset views and distant views of the Mauna Lani golf co...

Filed under: Real Estate by Rick Oliver
Comments Off on Just Listed-Villages at Mauna Lani #636

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...

Filed under: Real Estate by Rick Oliver
Comments Off on Under Contract-Kulalani at Mauna Lani #102

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...

Filed under: Real Estate by Rick Oliver
Comments Off on Under Contract-Kulalani at Mauna Lani #104

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...

Filed under: Real Estate by Rick Oliver
Comments Off on Mauna Lani Sales Update

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...

Filed under: Real Estate by Rick Oliver
Comments Off on Constitutional Amendment Regarding Real Property Tax-2018

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.

Filed under: Real Estate by Rick Oliver
Comments Off on Tax Withholding for Hawaii Real Estate sellers (HRPTA)

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...

Filed under: Real Estate by Rick Oliver
Comments Off on Update-Vacation Rentals in Non-Resort Zoning-Bill 108

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...

Filed under: Real Estate by Rick Oliver
Comments Off on New Listings-Kulalani at Mauna Lani unit 102

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.�...

Filed under: Real Estate by Rick Oliver
Comments Off on June 2018 Villages at Mauna Lani Update