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New York, Paris, London, Tokyo…Makawao?

There are so many attributes at 3035 Baldwin Avenue from the spectacular views, to the thoughtful design and construction, the privacy, the trails, the agriculture, the additional lot allocations etc. that it is easy to perhaps overlook one of the most outstanding features of all. The location!

Aerial photo of Baldwin Location is perfect

Situated at the epicenter of Maui, it is hard to find a more convenient location for a private estate on Maui.

  • 2 minutes and .5 mile to Montessori of Maui
  • 3 minutes and 1.2 miles to Makawao Elementary School
  • 4 minutes and 1.5 miles to Makawao town
  • 6 minutes and 2.4 miles to Seabury Hall
  • 11 minutes and 5.4 miles to Haiku town
  • 14 minutes and less than 5 miles to Makawao forest Mountain Biking
  • 15 minutes and 6 miles to Paia town
  • 17 minutes to Baldwin Beach Park
  • a windsurfer at Hookipa Beach Park during the first high surf advisory swell of the season

  • 17 minutes and 7 miles to Hookipa Beach Park
  • 18 minutes and 10.5 miles to Kahului Airport
  • 36 minutes and 28.7 miles to Keawakapu Beach
  • Haleakala Crater

  • 67 minutes and 29.8 miles to Haleakala Summit
  • 75 minutes and 44.1 miles to Honolua Bay
  • 110 minutes and 42.2 miles to Travaasa, Hana
  • Los Angeles, Silicon Valley and Seattle – Approximately 6 hours
  • Tokyo – < 12 hours
  • New York 14 hours
  • Paris – 20 hours

Whether is be cycling, surf, snorkeling, school, sushi, shopping or more…3035 Baldwin Ave. So Close and Yet So Private.

Check out the listing page for more details and photos.
Contact The Maui Real Estate Team to arrange a private tour of the property. For more eye candy from this special property, watch the youtube video below.


June 2016 Maui Real Estate Statistics

It’s almost the end of the month so I wanted to make sure I squeezed in a June stats post.This is something of an abbreviated post with more numbers and less analysis. I will give a few more thoughts on the state of the market in the July stats. Without further ado, here are the numbers.

June Real Estate Sales Volumes

June 2016 Maui County Real Estate Sales Volumes

This chart shows the June 2016 Maui County Real Estate Sales Volumes compared to June of 2015.

There were 98 homes sold in June with a median home price of $657,000. Last June there were 101 homes sold with a median price of $650,000. That is a 3% drop in sales volume and a 1% increase in median price when comparing this June to last June.

There were 110 condos sold in June with a median price of $384,000. In June of 2015, there were 99 condos sold with a median price of $355,000. That is an 11% increase in sales volume and an 8% increase in median price.

There were 13 lots sold in June with a whopping median price of $1,200,000. Last June, there were 14 sales with a median price of $420,000. That is a 7% decrease in volume and a 285% increase in median price.

Notable numbers from the June Real Estate Sales Activity
While compiling the stats above, I came across some other notable numbers worth sharing from the June sales activity.

  • The highest home sale price in June was $7,000,000. This Makena property includes almost 10 acres of land and two pole homes. It is close to Big Beach.
  • That was one of 5 home sales over $2,000,000. The other sales were for properties in Kihei, Kapalua, Launiupoko (Lahaina), and Hana.
  • The highest price condo to close in June is located in Wailea. The 3 bedroom, 3.5 bath condo Ho’olei in Wailea sold for $2,850,000.
  • That was one of 8 condo sales in June sold for $1,500,000 or more. There was one more Ho’olei sale and two sales in Wailea Elua. There were individual sales of $1,500,000 or higher at Ka’anapali Ali’i, Maui Ka’anapali Villas, Honua Kai and Makena Surf.
  • The highest priced land transaction closed for $2,950,000. This oceanfront lot in the Kuau area of Paia consists of 18,861 square feet of land.
  • This was one of 7 land sales over $1,000,000 in June. That is a pretty extraordinary number. Five of these sales were in Launiupoko. They were part of the new Makila Ranch subdivision of Launiupoko. The one other sale was in Haiku.
  • There were 12 bank owned sales that closed in June. That was down just a little from the 13 REO sales in June of 2015.
  • There were 2 short sales that closed in June. That is down significantly from the 8 short sale transactions that closed in June of 2015.

June Pending Sales
All of the numbers discussed prior to this point were from properties that sold in June. We also wanted to take a look at the properties that went under contract with buyers in June. This will give us a little better sense of more recent market activity and demand.

June 2016 Pending Sales

This chart compares the number of properties that went pending in June of 2016 with the pending sales from June of 2015.

June marked the second month in a row where pending home sales were down. I don’t believe this is a reflection of decreased demand as it is a reflection of limited inventory for first time home buyers. I expect this trend to continue with lower sales volumes and higher median prices due the decreased number of entry level homes available for sale. The condo market continues to follow recent trends of outperforming 2015. The land market pending sales are skewed a little by new development sales that showed 0 days on market. These were contracts that were likely written before this month.

Wrapping it all up
I don’t have a whole lot of in depth analysis to offer this month. We have seen fairly steady market demand overall with pockets of greater activity based on geography and price point around the island. As mentioned directly above, I believe the lack of lower priced home inventory will continue to impact the total numbers of homes sold. Contact The Maui Real Estate Team if you are thinking of sticking your toes into the waters of the Maui Real Estate market. We would welcome the chance to sit down and learn about your real estate needs and give our thoughts on market conditions specific to the properties that might fit your needs.


3035 Baldwin Avenue, Makawao

Is this your dream? Does your Hawaiian Dream include a custom crafted home on an expansively beautiful property in one of  Maui’s prime locations?  In your dream, is the home itself a work of art, blending the best of Asian and Hawaiian design elements?  Is there a large modern workshop where maybe your boat or other toys are waiting?

aerial view of 3035 Baldwin Avenue

The Lanai Space at 3035 Baldwin Avenue

Do you dream of a house that is well suited both to entertaining friends and family and quiet moments of reflection? Can you envision lounging on the lanai looking at the North Shore and the West Maui Mountains, sipping a cool beverage and watching the sun set with friends? The smell of wood smoke and fresh Italian herbs waft across the lanai from your pizza oven. Or, perhaps you’re looking across your fruit orchard at the full glory of Haleakala, clear as a bell. Later, you’ll stargaze from the hot tub.

Pizza Oven at 3035 Baldwin Avenue

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Often in the dream, you’re exploring the many meandering trails that traverse the landscape, enabling you to truly enjoy the property’s entire 70 acres. The trails pass by a small, organic lettuce farm and a young forest of native koa trees, some of which you’re thinking you’ll harvest one day for their prized wood. You find a running stream and macadamia nut trees and allspice groves. You can smell them in your dream, and they smell like spice cake.  

Aerial view of the lettuce farm at 3035 Baldwin Avenue

Do you dream of never paying a power bill thanks to a powerful state-of-the-art photovoltaic power system? Does the dream include a lifestyle that combines intrinsic privacy and the convenience of driving 2 minutes to get to great restaurants, stores, spa treatments or yoga classes?

3035 Baldwin Avenue, Makawao, HI | The Maui Real Estate Team, Inc. from The Maui Real Estate Team on Vimeo.

You’ve been dreaming of this property and it is finally available. 3035 Baldwin Avenue is offered for $6,900,000. Check out the listing page for more details and photos. Stay tuned to the Maui Real Estate Blog as we explore the different attributes that distinguish this property. Location, architecture, sustainability, recreation, natural beauty and more are all outstanding elements that make this one of the finest properties in Upcountry Maui. It is what makes 3035 Baldwin Avenue a property of your dreams.

Maui County Approves Expanded Water Fixture Counts

Maui County has opened the spigot a little more when it comes to water fixtures. It is now allowing property owners to purchase a limited number of additional fixtures units for their water meter. I realize this post may sound like Greek to those who haven’t ever looked into adding bathrooms on to an existing home or adding a new accessory dwelling. with that in mind, I wanted to give a little background on fixture count, why it is an important issue and what the new rules are about.

In the county of Maui, different water fixture counts are applied to different sized water meters. The process can be a little bit confusing. The limitation on water fixtures is not applicable to when a home is first built on a property. However, if you want to expand on that home or build a cottage, you are capped at a certain number of water fixtures based on meter sizes. The most common water meter is a 5/8ths inch meter. The base configuration allows for 31 points worth of water fixtures. Different water fixtures are assigned different points. For example, a water spigot is assigned 3 points, a low flow toilet is assigned 1.7 points while a conventional toilet is assigned 3 points. If an existing structure has fixture totals that are equal to, greater than or even close to 31 points; the county would be unlikely to approve any additions or accessory dwellings that have additional plumbing. For parts of the island where additional water meters are available, the owner of the property would need to have a new water meter installed. That in itself is an expensive and not necessarily a quick process. For areas like Upcountry Maui and parts of the North Shore, that may not be an option. Those parts of the island have a closed waiting list for water meters. It will be many years before the county makes its way through that list.

These policies have been grumbled about by property owners for some time. That said, it first entered the public discourse in the fall of 2015 when the issue was raised in a county council meeting. The county has been looking at addressing some of the island’s housing shortage via infill development. In other words, they were looking at where they could add density by allowing people to build more accessory dwellings. They are even considering lowering the lot size requirements for accessory dwellings. The current fixture count limits were a potential impediment to property owners building more accessory dwellings.

As of July 1, the county has given homeowners a path to raise their fixture counts. Owners can increase their total number of fixture units by paying a fee per each additional fixture unit. There are limits to the number of units each home can purchase. This is the run down on the new fixture count rules by meter size.

Fixture unit costs and allocations are as follows:

  • The standard 5/8 inch water meter currently has 31 fixture units. At a cost of $389 per fixture unit, an additional 8 fixture units may be purchased.
  • A 3/4 inch water meter currently allows for 53 fixture units. You can now by as many as 14 additional fixture units at cost of $356 per fixture unit.
  • A 1 inch water meter allows for up to 128 fixture units. Property owners can now pay to raise their capacity by an additional 32 fixture units at a cost of an additional $261 per fixture units.

These new rules are a positive step in creating some infill development on Maui and at least addressing a portion of the limitations on housing inventory. They also make it easier for people to add a new bathroom if they had previously tapped out their fixtures. Here is a link to a Maui County Plumbing Worksheet to show the full list of values of different plumbing fixtures. Check out the Maui County Department of Water Supply for more information on the county water system. The Engineering department is the group that handles water meters.


Mea Makame Ranch No Reserve Auction

The Maui Real Estate Team is partnering with Concierge Auctions for the no reserve auction of the Mea Makamae Ranch on August 4th. The property is located on the slopes of 10,000 foot Haleakala in the community of Haiku on Maui’s North Shore. Mea Makamae offers privacy, tranquility, a stunning natural setting and incredible recreational opportunities. The 38.7 acre property includes 7 horse paddocks, a round pen and a tack room. A small gulch with a seasonal stream offers additional opportunity for riding or heading out on an ATV for some offroad adventure. There are beautiful views of the Pacific Ocean, Haleakala and the West Maui Mountains. There is a small Christmas Tree farm on the property and plenty of room for different agricultural pursuits.

the mea makamae ranch at twilight

mea makamae porch in the afternoon

aerial view of the Mea Makamae Ranch

The 4,240 square foot, four bedroom, three and a half bath home includes 7-foot plantation entry doors, etched concrete floors, 12-foot open beam ceilings, and custom river rock fireplaces. The 1,000 square foot master suite features a walk-in-closet, a 6-foot Swedish soaking tub, a blue rock fireplace and a private 800 square foot deck with expansive views. The gourmet kitchen has teak a pass through to the covered lanai. The lanai is a great space for entertaining or just hanging out taking in the ocean and pasture views.

The 2,100 square foot oversized garage is big enough to store a boat or any other toys that you might want for around the ranch or other recreational pursuits. One of the unique elements of owning a ranch in Hawaii is that you are less than 20 minutes from world class wind and water sports. Surfing, windsurfing, kitesurfing, stand paddling and outrigger canoeing opportunities are just a short drive away. Waterfall hikes and fantastic mountain biking trails are less than 15 minutes away. The nearby towns of Haiku, Makawao and Paia offer yoga classes, good restaurants and a variety of boutiques.

Between the setting and the fun to be had, it is safe to say that future owners may have a few friends who would want to come and visit the Ranch. A 2 bedroom, 1.5 bath, 1,000 square foot cottage is a great space for visitors. Highlights of the cottage include reclaimed pine floors, a vaulted cupola roof, outdoor shower, and a 420 square foot lanai.

toys at the Mea Makamae Ranch

the Mea Makamae Cottage

horses in the pastures of the Mea Makamae Ranch

The Ranch is listed for $5,400,000. We are partnering with Concierge Auctions for a no reserve luxury home auction on August 4th. You can find more details on the auction at the Concierge Auction site. You may also contact The Maui Real Estate Team with any questions about the property.

2016-2017 Maui Property Tax Rates

The new fiscal year for Maui County starts on July 1 and that means new property tax rates. The Maui County Council approved a new budget that saw a reduction in property tax rates for almost every property tax classification. Some of the reduction in rates may be offset by increased assessed values for properties. This is following a general pattern with Maui County Property tax rates. When the market is going up rates are decreased. When market values go down, property tax rates go up. You can see the new rates compared to the old rates below.

  • The Residential tax rate will be $5.30 per $1,000 of assessed value. That is a decrease of 10 cents from the 2015/2016 tax rate of $5.40.
  • The Apartment tax rate will be $6.00 per $1,000 of assessed value. That is unchanged from last year’s tax rate.
  • The Commercial tax rate will be $6.60 per $1,000 of assessed value. That is also unchanged from last year.
  • The Industrial tax rate is $6.69 per $1,000 of assessed value. That is a decrease from $6.85 last year.
  • The Agricultural tax rate is $5.66 per $1,000 of assessed value. That is down from $5.75 in 2015/2016.
  • The Conservation tax rate is $5.80 per $1,000 of assessed value. That is a decrease from last year’s rate of $5.90.
  • The Hotel and Resort tax rate is $8.71 per $1,000 of assessed value. That is a decrease from the previous rate of $8.85.
  • The Time Share rate is $14.31 per $1,000 of assessed value. That is a healthy decrease from the old rate of $14.55.
  • The Homeowner rate is $2.70 per $1,000 of assessed value. That is a down from last year’s rate of $2.75.
  • The Commercialized Residential rate is $4.35 per $1,000 of assessed value. That rate remains unchanged.

Property tax rates are paid biannually in Maui County. The first bill comes due in August with the next payment made in February. Tax rates for the next fiscal year will be debated again in the Spring with the County Council approving new rates sometime in late May or June.


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