Category: Real Estate

November, 2025 Real Estate Market in Hawaii County

Posted on by JUDY HOWARD

Single Family + Condo/Townhouse/Apt.

What’s happening

– Supply: 5.86 months of inventory; supply decreased by 8% MoM but increased 9% YoY.
– Price: Median sold price is $555,000, with a 7% MoM increase; new listings median price is $649,000.
– Days: Median days in RPR for sold listings is 85, a 10% MoM rise; pending listings at 70 days.

Why it matters

– Market Timing: Reduced inventory and rising prices impact both buying and selling timelines, requiring strategic planning.
– Inventory Trends: With 286 new listings and 1,225 active listings, understanding availability is crucial for coordinated transactions.

Now what

1. Evaluate Timing: Assess your current situation to decide the best time to list and buy based on market trends.
2. Price Strategically: Set competitive list prices by analyzing the upward trends in median prices.
3. Optimize Listings: Prepare properties to reduce time on market, focusing on the median days trend for effective sales.

Hawaii County offers unique destinations like Hawaii Volcanoes National Park and the picturesque town of Hilo, enhancing its appeal. For those navigating both buying and selling, aligning your strategy with the current market climate is essential. Contact me for a personalized approach to your real estate needs in Hawaii County, Hawaii: judy.howard@compass.com.

Source: RPR Market Trends, November, 2025

The Market Right Now (4/24)

Posted on by admin
Home interior

The photo is of a listing I had several years ago, when interest rates were low and the market was red hot. There was far more inventory, but property was selling very quickly.

At the moment, inventory is extremely low. If you take a glance at what’s on the market at the moment, you can see that while there are a number of luxury properties available, there is almost nothing under $1 million, and there is very little in the town of Waimea.

Waimea is a perfect example of the problem so many places are facing: our housing stock does not meet the needs of the population. In our case, the available properties tend to be too expensive and many are located in resort areas and used as second homes and vacation rentals. The unmet demand for housing in Waimea itself has driven prices up and kept them so high as to make home ownership unattainable for most residents.

Unfortunately, this has led to many locals giving up and moving to the mainland, where they have some chance of homeownership. But that’s a very tough decision for them to make – to give up family, friends, and this place that they love.

Since there is less profit to be made building a simple and affordable house (if it is even possible with the materials costs these days), we are unlikely to see a shift toward construction of affordable housing without some serious government subsidies. The Governor is talking the talk, but he relies upon the legislature to appropriate the funds, and the legislature doesn’t seem to be able to accomplish much.

A Great Time to Sell, But Tough on Buyers!

Posted on by JUDY HOWARD
Waikoekoe Mud Lane Honokaa
In Escrow: Mud Lane, Honokaa, Listed at $1.2M

In the current Waimea area market, it is a great time to sell, but tough on buyers. There is low inventory to choose from and buyers must prepare before seeking property. Because of the low inventory, sellers are getting what they ask for, as long as it’s within reason. Buyers are having a very tough time finding anything, and they are paying top dollar if they are lucky enough to secure a property.

Just How Ruthless is the Hawaii Buyer’s Market?

Property in Escrow: Waiaka Place, Waimea, Hawaii

Some buyers are having a hard time understanding just how tough the current Hawaii real estate market is. This is not a time to put in a low offer, “just to see”. Study the market for just a little while and you will learn that properties are selling very quickly, for list or above.

I have not yet received an offer where a large earnest money deposit would be forfeited to the seller if the deal fell through, but I’m not going to be surprised to see that term.

At this point, if you must sell a home in order to buy a new home (a home sale contingency), you should be prepared to put up a large deposit and be willing to forfeit it should your existing home not sell.

I have sellers who just rejected an offer from a buyer who indicated he was willing to pay far more than the list price but included a home sale contingency. The sellers were able to reject it because another very strong offer had been submitted even before the property was listed on the MLS.

In a Market Tough on Buyers, Prepare!

Buyers who can’t afford to buy a property while still owning another property should be looking into bridge loans. They should also know their budget and share the information with their agent. If financing is needed, arrange it before looking at properties since there won’t be time to obtain it after choosing a property. The sellers will likely go with someone who is paying cash or submits a pre-qualification letter with their offer, so it is best to remove every possible contingency from an offers. They should be prepared to pay list or above.

Truthfully, bargain hunters need to sit this market out. The market is likely to soften a bit as interest rates rise, and cash may once again justify a slightly lower contract price.


Property Under Contract: Naalehu, Hawaii Judy S. Howard Corcoran Profile

For questions and inquiries, give me a call or email me at Judy@livinginwaimea.com. To learn more about me and my background, read more or watch my introduction video here.

Judy Howard, Esq.
REALTOR® | RB-23241 808.885.5588
Judy@livinginwaimea.com www.livinginwaimea.com

Are Urban Dwellers Fleeing? Latest Zillow Numbers Don’t Support That Myth

Posted on by JUDY HOWARD
Waikoloa Road, with Kohala Mountains to right, Haleakala (Maui) in center of photo.
Photo by Sarah Anderson

Zillow Research shows little change.

We’ve all been hearing lots of anecdotes about urban dwellers fleeing to less dense areas. Zillow has some of the best data around when it comes to home buying and home renting. Nationally, their numbers show very little change in behavior:

https://www.zillow.com/research/2020-urb-suburb-market-report-27712/

Re-fi’s may soon be subject to additional fees

One change that may have an effect on buying habits is the announcement that federally-backed mortgage refinances will be required to tack on an additional fee: https://www.inman.com/2020/08/13/new-fannie-and-freddie-fee-could-push-homeowners-off-the-fence/

Unless the rule is changed, it may make more sense for some people who are seeking to refinance to move instead.

Local market is generally slow

Locally, the housing market has slowed. Sales are perking along, but the threat of another stay at home order, on top of the 14 day quarantine that has been in effect for months, has hurt the local economy. Also, most of the people who were employed in the hospitality industry are out of work.

I listed a nice, turn key condo in Waikoloa Village last week, and the silence has been deafening! It was the lowest priced unit, with an appliance allowance and a generous split for the participating broker, which would have been enough to get the offers rolling in pre-COVID, but between the unemployment problem and the difficulties with travel, it is likely to be a while before it sells. And I’m going to have to work hard! Are urban dwellers are fleeing? No, at least not to condos in Waikoloa Village.

Here’s a photo of the condo:

Photo by Sarah Anderson

Here’s a link to the listing: https://reserver1.hawaiiinformation.com/REsearch6/sites/HIS/Areas/SearchHIS/ASP/results/displayEmail.asp?sender=79931&id=2694531&t=637331860898080738

There are obvious drawbacks to buying a second home in Hawaii

There are some people who are interested in buying in Hawaii as an escape from urban areas on the mainland, but many people are put off by flying, which is reasonable, as well as the 14 day quarantine. We need that quarantine on the outer Islands, though! The big hospitals in Honolulu are filling up so quickly that they have announced that they will not accept transfers of COVID-19 patients. The studies have shown that seriously ill COVID-19 patients do much more poorly in rural hospitals, so we need to avoid having the disease spread beyond Oahu!

Here’s a link to my webpage, if you’d like to browse

This is a great time to browse photos of Hawaii real estate! Here’s a link to my site: http://Judyhowardrealtor.com

Kohala Ranch Market Activity Report, Listings

Posted on by JUDY HOWARD

Here for the Ironman? You’re likely to wonder about Kohala Ranch. It’s a beautiful place, and one that triathletes pass during the cycling part of the race. Read on for information about Kohala Ranch listings and market activity.

The top gate requires a card, the bottom gate is manned and requires a card or your name must be on a list kept by the guard. You can call a Realtor to escort you in to see property, but here are links to Kohala Ranch listings and market activity, to start you off.

First, here’s a report of listing and sales prices. This is for residential listings in Kohala Ranch. I would be happy to refine the report to provide you with more specific information, just let me know. https://myreport.trendgraphix.com/Post2WebResponsive.aspx?Id=d728bf66-d9a0-4d5b-a07b-2edbd021969d

Now, here’s a link to current listings: https://judy.hawaii.elitepacific.com/results-gallery/?hood=3374513&sort=importdate&status=A . The lot prices are low, but building costs are pretty high, and the design guidelines require that you build a substantial residence. If you can find a home you love, you’ll probably save money compared to buying a lot and building a new home.

Year-round training opportunities, or just sit back and enjoy the gorgeous views!