Maui Real Estate Blog

Room to Roam in Nahiku

Our new Hana agent, Sonny Sudak listed a fantastic property in Nahiku on Maui’s East Side. This 57 acre property includes a small cottage, big ocean views, plenty of privacy and a whole lot more.

This Nahiku cottage is situated on a big 57 Acre lot.

The seller cleared roughly two to two and a half acres around the cottage. Recent clearing efforts helped to really open up the ocean views. The remaining acreage is largely tropical jungle with three intermittent streams crossing through the property. The closest stream is audible from the cottage after heavy rains.

The front of the cottage in Nahiku

The two bedroom one bath cottage features vaulted ceilings. There are sliding glass doors in the two bedrooms ensure you are seeing plenty of the ocean view. The sellers recently renovated the kitchen. It has plenty of counter and cabinet space. The screened in lanai off the back is a great spot to enjoy the natural beauty of the surrounding land and the ocean off in the distance. The home’s post and pier construction provides a covered work space underneath the lanai.

The living area and kitchen
The covered lanai offers a great spot to take in the views of the surrounding jungle and the ocean

The cottage has power through Maui Electric. TV and Internet service is provided by Satellite. A 3,000 gallon catchment tank is the source of water of the property.

The seller recently had a large area of trees in front of the home cleared to open up big ocean views.

There are numerous possibilities for this property. Keep it as it is for a private and quiet jungle hideaway. The agricultural zoning allows for a main home to built on the property. Clear more land for farming operations. The jungle locations is conducive to growing a variety of fruit trees and other agricultural products. The choice is yours.

This great Nahiku Property is listed for $950,000. Check out the 475 Hana Highway listing page for more photos and details on the property. Contact the Maui Real Estate Team with questions or to arrange a showing.

Pete Jalbert

Maui Real Estate Blog

Official/Unofficial April 2012 Maui Real Estate Statistics

May is off to a busy start for The Maui Real Estate Team. Sales activity and other obligations put us a little bit behind schedule for our “Unofficial Maui Real Estate Stats.” This is one of the months where the Realtors Association of Maui (RAM) beat us to the punch with the release of their official numbers. As a result, this is going to be something of a hybrid between an unofficial and and official stats post. I will provide the same data, thoughts and commentary as one of our traditional unofficial posts with a link to the additional data of the RAM stats. Without further ado, here are the monthly numbers.

A Comparison of Maui Real Estate Sales Volumes in April 2011 and April 2012

A comparison of home, condo and land sales volumes for Maui County during April 2011 and April 2012

There were 79 home sales reported on Maui during April of 2012 with a median sales price of $469,000. There were 87 sales reported last April with a median price of $488,000. That is a 9% decrease in volume and a 4% decrease in median when comparing this year to last year.

There were 128 condos sold last month with a median price of $399,000. That compares with 120 sales with a median price of $336,102 for last April. That is roughly a 7% increase in volume and a 19% increase in median price when comparing the two Aprils.

There were 8 lots sold in Maui county during April with a median price of $365,000. By comparison, there were 14 sales at a median of $382,500 last April. That is a 43% decrease in volume and a 5% decrease in median value when comparing the months of April.

Here is a link to the full Official RAM April Maui Real Estate Statistics.

One thing that you won’t see in the RAM stats is specific data on Bank Owned (REO) and short sale transactions. We have been keeping track of these types of transactions as they have had a major impact on market dynamics since 2008. There were a total of 53 bank owned or short sale closes during April of 2012. Of the 79 homes sold, 24 were REOs or shorts. That is 30% of the sales volume. Of the 128 condos sold, 29 were REOs or shorts. That is approximately 23% of the total sales volume. There were no bank owned or short sale land transactions this month. It is also worth noting that there were more short sale closes than REO closes this month. This is something of a recent trend that I will discuss a little more below.

There were no earth shaking stats this month. The thing that stood out to me was the decrease in REO sales and the relative strength of short sale transaction volume. As noted in other unofficial stats posts this year, we have seen a shrinking REO inventory over the first half of 2012. Banks also seem to be more open to short sale transactions than they have in the past. That has led to this shift where short sale transaction volume is equal or greater to bank owned closes. This may well be something of a temporary shift. While I suspect banks will remain more open to processing short sales, it is likely we will see more bank owned inventory coming to market this summer. The foreclosure/robosigning settlement between the banks and the federal government is likely to unclog a portion of the bank owned pipeline. We may also see some of the foreclosure inventory that has been backlogged due to Hawaii’s ACT 48 fallout.

Home and condo sales were very similar to last month. As with last month, condo volume is slightly outpacing last year’s totals while home volume is down a little compared to last year. While land sales saw a brief day in the sun last month with 20+ closes, this month’s numbers regressed to 8 total sales. I may have been premature when I speculated that we could coming out of the worst of the land market doldrums in the March unofficial stats post. It will be interesting to watch the land market to see if March truly was an anomaly.

My advice for buyers and sellers entering the Maui Real Estate market varies based on your price point and property type. The Maui market is not monolithic. The biggest differentiator between market segments is inventory. This month’s official RAM release indicated that home, condo and land
inventory shrank across the board. The inventory at the entry level of the market is extremely tight. Home buyers entering into this market will find prices way below peak prices, but they will also find that the limited inventory is leading to upward price adjustments and competitive bidding. Buyers who want to get into the market should be pre-approved for a loan prior to beginning their search. That will put the buyer in a better position to move quickly when the right home or condo comes on the market. Land, East Maui and the luxury market are a few areas where inventory is higher and you will find more of a true buyers market.

Sellers will need to closely evaluate their segment of the market place prior to listing. Sellers at the lowest priced segments of the market will find a ready pool of buyers albeit they will likely be disappointed with sales prices when compared to the peak. In the market segments where buyers are fewer, sellers need to look closely at recent comparable sales when determining their price point for market entry. Sellers should also be aware of recent changes to the Hawaii Purchase Contract. Sellers now have greater disclosure obligations that are further incentive to do a home inspection or even a survey prior to listing. Keep an eye peeled for more discussion of the new purchase contract and it’s implication for sellers on The Maui Real Estate Blog and www.MauiRealEstate.com. Contact The Maui Real Estate Team with questions on the market or for assistance buying or selling Maui Property.

Pete Jalbert

Maui Real Estate Blog

Hana Caravan

As I posted yesterday, I had the opportunity to participate in Hana caravan last week. Our listing at 75 Alalele Road was one of the featured properties. After spending most of the morning holding open house, I hit the road to see some of the other properties. Here is an assortment of pictures from the rest of my Hana caravan excursion.

It is hard not to stop and take in the scenery when driving the road to Hana. A recent article in Sunset Magazine extolled the virtues of taking your time to enjoy the scenery and ideally spending time overnight to take in this truly stunning corner of Hawaii. I pulled off the shoulder of the road to stretch my legs and take a picture of where the rain forest meets the ocean at Honamanu Bay.

The photo above is from the first home I saw on Hana caravan. Needless to say, views are a major selling point for this oceanfront getaway. The property is situated in the Pu’uiki area of Hana which is south of Hamoa Beach. The property is just over 1.1 acres of land with a three bedroom/four bath home. It is pretty easy to envision sitting on the back porch watching the waves crash against the rugged lava rock shoreline. This Hana Oceanfront Home is offered through Island Sotheby’s International Realty for $2,500,000. The Maui Real Estate Team may represent you as buyer’s agents.

Having kept my house open for a longer period of time, I missed a number of the properties on caravan. I was able to dash in and out of one more nice home in Pu’uiki and beautiful property in Kipahulu before I stopped at the last house scheduled for the day.

The picture above is taken from the shower of the Kaupo listing. It is arguably one of the best shower views I have seen as a real estate agent. I know in real estate we use the term one of kind all too frequently. With the heterogeneity of Maui’s Real Estate inventory, I am a big offender of using this term. That being said, that is a very appropriate description for this home. I mean that in the best way. This home offers a fantastic blend of modern architecture with landscaping that harkens to prehistoric Hawaii. Lava rock walls and stone features mesh seamlessly with the corrugated metal construction and other modern design features of the home. This Kaupo Oceanfront Estate is offered for $1,750,000 through Coldwell Banker Island Properties. The Maui Real Estate Team may represent you as buyer’s agents.

As much as the Hana area beckoned me to stay a little longer, I had to get back on the road to get back to the office. As I drove through Kaupo, the shift from tropical to arid came quickly. The arid slopes were green from winter rains and bade me to pull over one more time to take this picture looking back towards the Kaupo Gap. I love driving the full loop of the road to Hana as it takes you through so many of Maui’s varied climate zones.

I hope you enjoyed my quick little photo journey around East Maui. For more pictures from this visit, check out the Hana Caravan gallery on The Maui Real Estate Team Facebook page. You can check out the current inventory of Hana Real Estate listings on MauiRealEstate.com. Feel free to Contact The Maui Real Estate Team for assistance buying or selling Hana and East Maui properties.

Pete Jalbert