Maui Real Estate Blog
Cottage by The Sea
This is the place you think of when you dream of a home in Hawaii. The beautiful Pacific Ocean is a short distance away. Its sights and sounds providing a feast for your senses throughout the day. A lawn dotted with soaring coconut palms casting shadows as they dance in the trade winds. Lush, steep, vibrant green mountains create a stunning backdrop. The home itself is a classic 1943 Plantation Cottage. Meticulously maintained and updated with modern amenities, it makes for a charming and comfortable cottage by the sea.
The Cottage Details
The two bedroom/one bath cottage offers 846 square feet of living space. It lives larger than its size thanks to an open living and kitchen area, an indoor/outdoor bathroom and an enormous lanai area.
While the home maintains the charm of the era of its construction, modern conveniences abound. The original fir floors are beautiful. The plumbing and electrical are updated. The roof is new. The lanai uses Trex decking well suited to the ocean environment. HardiePlank siding replaced areas where the original wood siding showed signs of rot. New doors and windows open easily to bring in the trade winds. They include a large sliding door that opens up from the living room to the large lanai. When the trades don’t blow, central a/c keeps the home cool. The modern design kitchen features a gas range with a view that makes cooking a pleasure.
There is also a deluxe detached storage shed and a detached garage with laundry room.
The lot is .64 acres in size. A narrow parcel of county land separates the property from the ocean. In addition to soaring Coconut Palms, the landscaping includes rock walls, lush gardens, a small orchard, bananas and an herb and pepper garden.
Pakele Place is a quiet, dead end street with just a handful of homes. Under the radar, but beloved by those who know it. The location also offers incredible convenience. Downtown Wailuku is less than five minutes away. Concerts and performances at the MACC are just a few minutes drive. Sand Piles surf spot is right nearby. Kiting and windsurfing are 11 minutes away at Kanaha Beach Park.
Smell the salt air and listen to the sound of waves breaking along the shoreline as the sun rises over the ocean. Enjoy a meal with friends and family on the large lanai. Pick fruit in the orchard. Take a nap in a hammock under swaying palm trees. Soak in the hut tub under the stars. This is a property that will bring years of relaxation and enjoyment.
The list price for the cottage by the sea is $2,300,000. Check out a 3D Tour of the cottage to see more of the interior and to see the floor plan. Check out the listing page for more photos and additional details about the property. Contact The Maui Real Estate Team with questions or to arrange a showing of the property.
Maui Real Estate Blog
Need a Place to Play Pickleball on Maui?
Pickleball is one of the fastest growing sports in the United States. The popularity of the sport extends to Maui. A recent Maui News article highlighted the challenges players on island are experiencing finding court space. Are you a pickleball player on Maui feeling deprived of court time? What is we told you that you could play pickleball any time you want?
How you ask? Let me introduce you to North Shore Paradise. Our stunning listing in Haiku comes with its own Pickelball court. That’s right, no signing up for court times. Just pick your paddle and ball, grab a friend and head out to the backyard.
More than Just Pickleball
If you worked up a sweat on the court, you can cool off in the forty foot, saltwater pool with jumping rock, slide and spa.
Want to exercise your mind as well as your body? How about a game of outdoor chess? Set among beautiful landscaping, this is a stunning setting for a battle of wits.
If you haven’t realized it yet, North Shore Paradise has a lot to offer above and beyond your own backyard Pickleball court. This property is all about fun.
A Beautifully Remodeled Home
That said, the four bedroom, three bath home itself is beautiful. The sellers completely renovated the home in 2016. A partial list of remodel improvements include an upgraded the kitchen, a beautiful new 5,500 piece mosaic, revamped fans and lighting, a new roof and all kinds of custom woodwork and built-ins. The sellers also updated two bedroom/one bathroom ohana in 2016.
Find out More About this Pickelball Property
This perfect pickleball property is offered for $2,250,000. Take a 3D tour of the home and the cottage. Check out the North Shore Paradise website for more photos and information. Interested in this beautiful home with your personal pickleball court? Contact The Maui Real Estate Team with questions or to arrange a showing.
Published September 29, 2019
Maui Real Estate Blog
The Incomparable Haiku Sanctuary
Situated in a quiet, lush valley on Maui’s North Shore, two streams flank this 9.64 acre property The streams merge at the edge of the property before traveling a short distance to the ocean. This place is truly a feast for the senses as the sound of rustling palm fronds accompany the rumble of the ocean and the murmur of streams. There are two separate homes. The Sky House, at the top of the property, provides broad vistas of the Pacific. The Ocean house, located closer to the streams and the ocean, provides more intimate views of ocean and the surrounding tropical landscape. Each home has its own pool. There is a white cedar workshop between the two homes. Add in an orchard and nature trails and this is a place to truly slow down and catch your breath in a fast-paced world.
A Well Loved Property
When the developers of this property first purchased this property, the valley was dense jungle. They slowly began to clear the property keeping a selection of larger common mango trees, and kukui trees. The original owners cleared home sites for the Ocean House and the Sky House. They planted beautiful gardens and an orchard. The owners lovingly constructed the two homes. They hand selected timbers for the homes, laid mosaic tiles for the pools and bathrooms and carved tikis in support posts.
The current owner continued the previous owners stewardship of the land. She expanded the orchard area and continues to maintain the grounds organically.
Off The Grid Living
The property is truly off the grid. Photovoltaic Solar Panels power the two homes. A generator provides back up power. Water comes from a well on the property. There are a variety of organically grown fruits on the property including coconuts, avocado, citrus, lilikoi, surinam cherries, bananas, papaya and a whole lot more. There is a small kitchen garden with herbs and greens next to the ocean house. With solar power and all the edibles, you can truly live well with a light footprint.
A Place to Create
With a large artist’s studio/workshop and an abundance of peace and quiet, this is truly a place to think and a place to create. The Haiku Sanctuary is a place to escape distraction and hustle and bustle. This is a place to get back to nature.
See more of the property in the video below as our broker Billy takes you on a tour of the Haiku Sanctuary.
This stunning property is co-listed with Hawaii Life Real Estate Brokers. The asking price for the Haiku Sanctuary is $4,800,000. Check out the 707 Puniawa listing page for additional photos. Qualified buyers may Contact The Maui Real Estate Teal with questions or to arrange a showing.
Published September 26th, 2019
Maui Real Estate Blog
Beautiful Home in the Island at Maui Lani
Our office has a fantastic home listed in the Island at Maui Lani. The owners recently completed a comprehensive remodel of its interior. The newly remodeled interior and the very private back yard pool area make this four bedroom, three bathroom home a compelling offering for someone looking for an upscale property in a convenient location.
A Remodel Done Right
The interior remodel was beyond an extreme makeover. They installed “wood-look” porcelain tile. The sellers reconfigured the stairwell. The home has new blue tooth controlled lighting and ceiling fans. New African Mahogany Doors provide distinguished entry into the home. Other doors received new hardware. The seller replaced all of the baseboards in the home.
New Caesarstone Counter Tops throughout the house combined with a new backsplash help to give the kitchen more pop.
Bathrooms were updates with new Kohler Shower enclosures, new tile, new mirrors and Baldwin Fixtures.
Other interior amenities include Dual Zone A/C’s with Nest Thermostats to keep you cool on the warmest Maui Days. A new Ring Doorbell system offers additional security. There is also an EV charger in the three car garage if you have or are considering an electric car. The seller is including high end furnishings such as leather couches and chairs and solid Acacia wood tables with the sale.
The backyard was one of the big draws when the owners purchased the property. The pool area also includes a spa tub and waterfall. A number of very large Areca Palms frame the back yard providing plenty of privacy. There is a barbecue area and a covered seating area with a lazy susan table that converts to a firepit. The collective result of all of these elements is a back yard space well suited to entertaining friends and family.
The Island is a gated subdivision within the master planned community of Maui Lani. The subdivision abuts against the Dunes at Maui Lani Golf Course. It is close to shopping, restaurants, movie theaters and more. The neighborhood is centrally located with easy access to beaches on both the North Shore, South Maui and West Maui.
The list price of this beautiful home in the Island at Maui Lani is $1,195,000. Check out the 11 Meleana Listing page for more photos and details of the home. Not on island? Take a 3D tour to get a better sense of the layout and the finish of the home.
Published on September 7, 2019
Maui Real Estate Blog
What The FAQ is a Residential Condo?
If you browse through enough home or land listings on Maui, you may encounter some terms that may leave you scratching your head. Words like residential condominium, condominium home or CPR seem out of place when it comes to home and land listings. That said, these aren’t typos. Residential Condominiums are an increasingly popular form of ownership. This post attempts to define residential condos and answer some of the most frequently asked questions we receive from prospective residential condo buyers.
Frequently Asked Questions on Maui Residential Condos
What exactly is a residential condo?
I think it is safe to say that most understand how condos work in an apartment building setting. At a basic level, Residential condos takes the same principles and apply them to land that is zoned to allow multiple structures. For example, zoning rules for an agriculturally zoned lot allow the potential for a main house and a cottage. With the residential condo process, the main house and a surrounding area of land becomes one unit of the condo. The cottage and a surrounding area of land becomes the other unit of the condo.
I have seen the term CPR before in listing remarks. What does that mean?
CPR is not just an abbreviation for cardio pulmonary resuscitation. In a Hawaii real estate context, it is an abbreviation for Condominium Property Regime. The CPR process is how condominium homes are created. A CPR is the legal mechanism where a single property can be divided into two separate units of ownership. Each unit of ownership has its own deed, it may have its own mortgage and it has its own Tax Map Key.
How does a CPR process differ from a subdivision?
A CPR is not the same as a subdivision. The CPR process takes one property and divides it into two or more separate units of ownership. The process does not create additional entitlements to build more structures. For example, if you subdivided a five acre piece of agricultural land into to two lots, each lot would then have the potential for a home and a cottage. If the same five acre parcel were to go through the CPR process, one unit might have the rights to build a main house and the other unit may have the rights to the ohana unit.
Do I Own the Underlying Land with a Residential Condo?
The owners of the condominum units collectively own the underlying land. That said, limited common elements may be designated for the exclusive use of each unit. Exclusive is the key term. That means your partner in the condo can’t just meander into your yard area when they see fit.
Do Residential Condos have Common Elements?
Sometimes. The most frequent common elements relate to water and access. Two or more condos will sometimes share a single water meter. Two or more units might share a driveway or a portion of a driveway. In some cases, they may share both. Some residential condo properties on island have an area of common land shared by all of the different condo owners. There are some condo developments on island where almost all of the property is considered to be common element. In those cases, each unit may have a very small limited common element around the structure.
Do Residential Condos have Maintenance fees?
It is typical to have a nominal maintenance fee. Most frequently, the fee goes towards liability insurance for any common areas and the maintenance and maintenance reserves for those common areas. The larger and more elaborate the common area, the higher the fee. If there is nothing shared between the units of a condo, there may be no fee at all.
Are There More Rules with Residential Condos than a conventional home?
That depends on the intention of the people who created the condo. Some condo associations impose rules above and beyond county zoning. That said, most of the residential condo bylaws create no additional rules or regulations above and beyond county code.
Can any property go through the CPR process?
Some homeowners associations restrict CPR properties. For properties with existing structures, all homes need to go through miscellaneous inspections with the county. The structures need to comply with county zoning with all necessary permits in place. If the improvements on the property aren’t fully permitted, that could delay or prohibit the CPR process.
Is there a difference between a CPR property that is vacant land and a CPR property that has homes?
At a base level, they are similar. It is the same general process. I know some attorneys believe that CPRing raw land (sometimes called a spatial CPR) carries a little more risk. The risk is that one unit owner’s construction efforts could impact the construction efforts of the other unit owner. An owner who builds too much home or uses too many water fixtures could limit the plans of the other owner.
Typically, units of land sold as CPRs come with defined entitlements. Again, I will use an agricultural lot as an example. One unit of land receives entitlements to build a main house. The other unit of land receives entitlements to build an ohana of 1,000 square feet or less. If the ohana unit owner were to build first, and to build a structure larger than 1,000 square feet of living space, the owner of the main house unit may find themselves in a situation where they aren’t able to build over 1,000 square feet.
There is also some risk if the two unit owners share a county water meter. If the first person to build goes a little overboard with the number of plumbing fixtures for their unit, it could leave the other owner with fewer fixtures than anticipated.
I know of just one circumstance where the ohana side of the CPR overbuilt. I haven’t heard first hand of any issues with someone hogging all of the water fixtures. That said, I want to help illuminate potential risks even if they aren’t likely to occur. Condo documents should spell out the entitlements available to each unit. They should also offer some means to mitigate against the above risks. If there are any questions about the documents, hire a Hawaii Real Estate attorney to assist with document review.
Is there anything else I should know about the process of buying a residential condo?
There are a couple of things to note. If it is the first time the condo is being sold, the buyer has a 30 day rescission period. Not all attorneys are equal when it comes to the creation of condominium documents. More specifically, some do a great job and others write confusing documents with too many loop holes and ambiguities. Repeating the advice from the question above, it is worth the investment to hire a qualified Hawaii Real Estate attorney to review the condo documents. They can answer the legal questions about the condo documents that are outside the scope of your Realtor’s services.
Why do people choose to CPR a property?
There are a number of reasons why people choose to condo.
- Statistics show that the CPR process creates equity. The sum of selling the units of a CPR minus the cost of the CPR exceeds the value of a whole property that has not been through the CPR process.
- Not everyone wants or needs all of the building entitlements that come with a property. Some don’t want or need an ohana on their property.
- The units of a CPR tend to create more affordable options for buyers.
- CPRs allow for the split of a property in a tenants in common situation or among family members.
- It does not typically require the improvements necessary for a subdivision.
- It is typically faster than the subdivision process.
Are there any downsides to CPRing a property?
- We mentioned the potential risk with a spatial CPR above.
- The CPR process requires some sort of ongoing relationship between unit owners.
- There is the potential for shared liability with building or zoning violations. The County could attribute the violation to the whole property instead of citing just the specific unit.
- Taxes could go up on the property if you retain both units. This is particularly the case if you have a homeowner tax assessment.
Hopefully, this answers some of our reader’s questions on CPRs. Special thanks to Jacob Wormser, Attorney at Law. His letter to prospective condominium clients helped clarify some of my own questions on the CPR process. Still have questions? Contact the Maui Real Estate Team and we will do our best to provide answers or direct you to the right resources if we can’t do it ourselves.
Published August 13, 2019
Maui Real Estate Blog
52 Laenani, A Distinguished Haiku Home
What makes a home distinguished? Is it the location? Is it the architecture and design? What about the quality of the build? Is it a combination of all of the above? Our new listing in Haiku hits it out of the park based on all three criteria. Built in 2017, 52 Laenani is an extremely well built home, with impressive attributes, a very well thought out floor plan and a beautiful setting at the edge of Maliko Gulch.
The Beauty of Maliko Gulch
About five years ago, I helped the sellers in their search for an ideal Haiku or Upcountry Property. We looked at another home in the Haiku Mauka subdivision. They liked the home, but it wasn’t quite the one. However, what really captivated the sellers about the property was the setting on Maliko Gulch. Its taken a lot of time and a steady flow of water to carve this lush, deep and beautiful gulch. Homes on this side of the gulch also tend to offer great vistas looking towards the West Maui Mountains, the Pacific Ocean and the East end of Molokai. Summer sunsets are often dramatic and colorful. When my buyers found out that one of the two lots in the subdivision that had not been developed was coming to market, they pounced before it hit the MLS.
A Well Designed Home
With a beautiful home site procured, the sellers went about the process of designing and building a residence equal to its setting. It all starts with the floor plan. I have been in a lot of homes with beautiful finishing on this island. That said, in a number of the homes the floor plan fell far short of the finish. The architect sized the rooms wrong, space was wasted or the flow was all wrong.
The floor plan of this home just feels good. Walk in the front door and you enter a large and open living, dining and kitchen area. The space feels that much bigger with ceilings heights that top out at 16 feet. Large sliding glass doors bring in light and open up to a spacious covered lanai that runs the entire length of the home.
The kitchen offers a clean design with plenty of space. An oversized island adds room for people to socialize during meal prep or a place to dine for less formal meals.
The central living area separates the master bedroom from the second and third bedrooms. The master itself is a generous space with high ceilings and sliding glass doors that run along the lanai. It has a large walk in closet and a big bathroom. The bathroom includes a double vanity, a free standing tub and walk in shower. A second shower is located outside off the master bath. With complete privacy from your neighbors, it is a great place to rinse off with a view or to wash off the sand after time at the beach.
Other notable features of the floor plan include a billiards and media room off the living area and an office off the living room. There is a separate laundry room with a utility sink. The garage is oversized with over 800 square feet of space. That means room for the cars and plenty of room for all of your other toys.
Quality Materials and Custom Finishes
The sellers made good choices when picking materials inside and outside the home. The exterior is stucco and the roof is standing seam metal. Both will weather well in the climate of windward Maui.
Flooring in the home includes durable porcelain tile and dark strand bamboo. The cabinetry in the kitchen is natural finished cherry wood. Counter tops are black granite. A custom acacia wood vanity is in the powder room. There is another custom, acacia wood, surfboard desk top in the office. This is just a partial list of the quality materials evident throughout the home.
With the climate on Maui, quality outdoor spaces are imperative. As mentioned before, this home has a covered lanai that runs the length of the exterior of the home. It is well oriented to take in views of the gulch, the ocean and the West Maui Mountains. The orientation also takes you out of the teeth of the trade winds while still allowing breezes along the porch. The overhang on the lanai is more than sufficient to shelter you from a passing trade shower.
The property itself is two acres. The sellers planted citrus, avocado and mango trees. Roughly an acre and a half is flat to gently slop with about a half acre located in steeper gulch. Gated access and perimeter landscaping provide privacy from neighbors.
We talked about the geography of the land already. It is ultimately what prompted the sellers to buy and build. The property’s location on the North Shore is another selling point. The house is five minutes from Haiku Town Center. There you will find fitness centers, a yoga studio, a small grocery store and some great restaurants including Nuka, my favorite sushi spot on the island. Makawao Town is about eight minutes away. Paia Town and its many restaurants and amenities are a little over 15 minutes from the front gate. There are a number of good public and private schools within 15 minutes drive from the property.
The Haiku Mauka neighborhood is great for walking with limited traffic. Fourth Division Marine Park (Giggle Hill) is just minutes stroll out the front gage of the home.
Find Out More About 52 Laenani
The asking price for 52 Laenani is $2,090,000. Check out the MLS listing for more photos of the property. Qualified Buyers may contact the Maui Real Estate Team to talk to an agent about the property or to arrange an exclusive tour of the home. Not on island? Take a 3D tour of the home to see more features and to get a better feel for the floor plan.