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Seller’s Market?

Jacqueline Little • May 19, 2021

As an active full-time realtor, I am regularly navigating between Buyers and Sellers. As you probably have heard, the Hawaii real estate market is “HOT” right now. When I say “HOT” I mean that it is a “Seller’s Market.” With single family homes selling at an average of 16.65% above last year prices and an overall of 50% more closed single family and condo units, we can all agree that it is a “Seller’s Market.” Be cautious, there are different challenges you risk facing.


A “Seller’s Market” simply put, means there are more Buyers on the market than Sellers. Low supply meets high demand. When demand becomes higher than the supply, that supply becomes more difficult to purchase and generally making that item more expensive. Think of the new PS5 right before Christmas in 2020.


What does that mean if you are a Buyer right now? It means that you need to have all your ducks in a row. In addition to being well-prepared, you will need to be ready to make accommodations that you generally wouldn’t need to make. Accommodations in regards to possibly paying for condo docs, termite reports and even sometimes, agent commissions. More importantly, you most likely will need to be ready to submit offers above list price. If a unit has a market comparable of $495,000 and is listed at $495,000, there is a good chance the Seller will receive at least one offer above $500,000.


Now, if you are a Seller, you are probably thinking, “Hey, it is a Seller market! I can sell my townhouse with market comparable of $495,000 for $550,000.” Well, generally, with that type of price point the offers you receive will require a mortgage and therefore an appraisal. What is an appraisal? The literal term of appraisal is “an act of assessing something or someone.” Now in the case of real estate, a mortgage appraisal is done by a licensed, trained, certified professional that will come up with “legitimate” property value by looking at data. Data on the recently sold comparable units, replacement cost and/or income possibilities. If the appraised / "legitimate” value is less than the offered price, it is likely that the Buyer’s lender will not be able to complete the loan unless additional Seller’s accommodations are made. Meaning, you as the Seller will need to come back to the table and negotiate your selling price with the Buyer. There are multiple scenarios whereas a Seller you can still sell your unit above the assessed value, but this will require proper advice and planning.


All, one thing holds true. No matter what market you are in, if you want to successfully sell or purchase a property, it will require an experienced, respectful Real Estate Agent/Realtor. With the right Agent you will be well-prepared as a Buyer or have the right experience to plan for possible negotiating scenarios as a Seller in this competitive market.



Until next time. Royal Realty, where SERVICE is KING!


By Engage Team 15 Mar, 2022
From the Big Island to Oʻahu One of the benefits of living in the island archipelago of Hawaiʻi is that the other Hawaiian islands are a short flight away. It was during a spontaneous visit to Oʻahu from the Big Island of Hawaiʻi – where we lived for 6 years – that my partner and I got the idea to switch islands. Although each of the Hawaiian islands has unique merits, we were ready to experience Oʻahu’s convenience, plentiful hiking trails and beaches, and diverse economic opportunities. After landing a job offer based in downtown Honolulu, our relocation planning began. Since we were still largely unfamiliar with Oʻahu, we tailored our apartment search to a few factors, including: proximity to work; walkability to groceries and other necessities; and amenities like air conditioning, a pool, and a gym. Of course, budget was a factor as well, and we set our price range accordingly. Choosing Kakaʻako While the apartment criteria narrowed our search to three Honolulu neighborhoods – Waikiki, Ala Moana, and Kakaʻako – we focused on Kakaʻako because of its newer buildings and walkability to shops and dining. While living in a downtown Airbnb, we cruised sites like HICentral , Zillow , and Craigslist to find leads, and looked at several apartments before securing a 1-bedroom in the recently completed Keauhou Place tower. In addition to our unit having an incredible view overlooking downtown and the harbor, it came with shared amenities like covered parking, a pool, gym, and barbecue grills. As well, we enjoyed access to its ground-level pedestrian mall, which offered a natural grocery store, spa, and spots for dining and takeout – not to mention a short jaunt to even more options at SALT and Ohana Hale Marketplace . Aside from walkability, the location served as a central jumping off point for weekend adventures around the island. Change of Scenery Two years, a pandemic, and one job transition later, we were ready for another change of scenery. Since I switched from working in-person to working remotely, we no longer needed to live close to downtown, and began exploring the idea of moving to Oʻahu’s east side, where we would be closer to some of our favorite hikes and beaches. While the search process was similar, the inventory in our budget range was different, and it took a bit longer to find a suitable home. As opposed to the ample selection of apartment and condo listings in Honolulu’s urban core, the east side neighborhoods of Kaneohe, Kailua, and Waimanalo offered mostly ADU’s (additional dwelling units) or single family homes converted into multiple rentals units – sometimes lacking the privacy or amenities we needed. It took about 3 months to find our ideal rental home in Kailua, a similar 1-bedroom condo within a comfortable walking distance to town and the beach. It took a lot of patience, because the inventory was more limited; but, luckily we had flexibility to keep searching until we found our match.  Urban v. Suburban: Which to Choose? Ultimately, I am glad we got the experience of living in both Honolulu and Kailua. Particularly, the Kakaʻako neighborhood, with its abundant street art, well-maintained parks, and diverse shops and dining options, is a great place to get a feel for Oʻahu’s urban core. On the other hand, Kailua has an intimate, beachy feel, which could be a better fit if you can work remotely – and avoid the driving commute into “town” (local shorthand for Honolulu). Either way, pre-determining your unique home, budget, timing, and lifestyle criteria can help to narrow your search and point you in the right direction. About the Author Ali Slous is the founder of Perspective Media , an Oʻahu-based creative agency whose mission is to empower entrepreneurs and small businesses to channel creativity in ways that generate both professional success and personal satisfaction. When she is not creating Perspective Media, Ali enjoys access to the incredible nature Hawaiʻi has to offer. Resources HICentral: https://www.hicentral.com/ Zillow: https://www.zillow.com/honolulu-hi/?utm_content=319854744|1301821912900950|kwd-81363927204438:loc-190|81363895177301|&utm_campaign=zbw_br_natgeo_usa_x_nat_cities_e_b_1&semQue=zillow%20honolulu&msclkid=330d4f9cfa6b19b9b07d2db5ba061625 Craigslist: https://honolulu.craigslist.org/search/hhh SALT: https://saltatkakaako.com/ Hale Ohana Marketplace: https://www.ohmhawaii.com/ Perspective Media: https://perspectivemediahawaii.com/
By Jacqueline Little 16 Feb, 2022
A new year is upon us, and I must say it feels familiar, yet unpredictable. What I mean by that is, although we’re still dealing with the pandemic, the real estate market is still very dynamic. Mortgage rates dropped to record lows for much of last year, while home values and sales peaked to record highs. Where does it go from here? To say that there will be a housing market cool down is too drastic. Steady buyer demand and low inventory will continue to drive up prices. My insight for 2022 aligns with what most are predicting for the housing market’s future - everything will be high. Demand, prices, home appreciation rates, and eventually home inventory and interest rates will rise too. While some trends from 2021 will continue into the new year, some things will change. This year will be defined as a steady year of (slow) growth. The market will no doubt be in the favor of the sellers for now, but things will start to swing the other way. Because the real estate market is affected by current events, fluctuations are inevitable. If you’re looking to buy, pay attention to interest rates and always be in tune with your own personal finances. If you’re in a position to sell this year, it wouldn’t be a bad idea. The smaller housing inventory fares to your advantage because low inventory creates competition among buyers, essentially increasing your property’s value. If you’re a seller, know that there are options for selling. Whether it’s your first home sale or your fifth, talking to a real estate agent will help you explore your options so you can market your home to a wide range of potential buyers and get you top dollar for it. If you’re a buyer, the same advice rings true here. Talk to a real estate agent who can help you navigate this active housing market and help you find the right situation for you to act on. As always, Royal Realty is here for you and ready to take on 2022 with you!
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