Princeville Kauai Real Estate update for July 7 to July 14

Aloha from Princeville Kauai!

This was one busy week. Condos outdid themselves as 6 new units hit the market while 5 others went into escrow. Houses were nowhere near as active, and really only managed to post a contingency. Here is your update:

NEW LISTINGS

619509 CND A 2 $570,000 4-5-4-5-18-94 FS PUAMANA #26A 1,214 sqft 2 2.00
618122 CND A 4 $597,000 4-5-4-12-10-41 FS EMMALANI COURT #524 1,192 sqft 2 2.00
619359 CND A 5 $599,000 4-5-4-5-23-53 FS PLANTATION #1411 1,153 sqft 2 2.00
618816 CND A 0 $629,000 4-5-4-5-30-3 FS MAUNA KAI #F3 1,280 sqft 2 2.00
618658 CND A 3 $650,000 4-5-4-12-10-6 FS EMMALANI COURT #214 1,192 sqft 2 2.00
619444 CND A 5 $915,000 4-5-4-12-3-14 FS HANALEI BAY VILLAS #14 1,244 sqft 2 2.01

Contingent Sales

615307 CND C 146 $699,000 4-5-3-11-1-7 FS VILLAS ON THE PRINCE #7 1,732 sqft 3 3.00
613757 CND C 170 $865,000 4-5-3-6-22-69 FS Kaiulani #69 1,892 sqft 2 2.01
218823 CND C 3488 $275,000 4-5-4-12-5-8 LH Pali Ke Kua #108 717 sqft 1 1.00
617002 CND C 94 $474,999 4-5-4-5-7-9 FS SEALODGE #B1 566 sqft 1 1.00
617718 CND C 60 $619,000 4-5-4-5-23-49 FS PLANTATION #1311 1,140 sqft 2 2.00

Sales

617909 CND S 0 $330,000 4-5-4-5-39-42 FS CLIFFS #2202 917 sqft 1 2.00
SOLD 7/5/2018 for $330,000 (CASH) DOM 0
606292 CND S 214 $459,000 4-5-4-5-4-20 FS Mauna Kai #10B 1,498 sqft 2 2.00
SOLD 7/13/2018 for $450,000 (CNV) DOM 214
617049 CND S 27 $619,000 4-5-4-5-39-107 FS CLIFFS #4303 1,137 sqft 2 2.00
SOLD 7/12/2018 for $600,000 (CASH, CNV) DOM 27
617112 CND S 24 $825,000 4-5-4-5-24-87 FS NIHILANI #29C 1,874 sqft 3 2.01
SOLD 7/13/2018 for $815,000 (CNV) DOM 24

Price Changes

618122 CND A 4 $597,000- 4-5-4-12-10-41 FS EMMALANI COURT #524 1,192 sqft 2 2.00
617002 CND C 94 $474,999- 4-5-4-5-7-9 FS SEALODGE #B1 566 sqft 1 1.00

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

New Listings:

Puamana 26A is available for $570K. The unit sold for $328,500 in 6/13.

Emmalani Court 524 came on the market on 6/19 priced at $612K. It shows as a new listing because the agent changed brokerages. The seller purchased this condo for $510K in 10/16.

Priced at $599K, Plantation 1411 sold for $482,500 in 1/14. Mauna Kai F3, which is on the market for $629K, sold for $450K in 9/06.

Emmalani Court 214 is priced at $650K since selling in 12/17for $550K.

Hanalei Bay Villas 14 is priced at $915K. The previous sale was in 7/14 for $630K.

Contingent:

Villas on the Prince 7 returned to the market after going into escrow on 6/25 then went right back into escrow. Priced at $699K, it sold previously for $625K in 6/03.

Kaiulani 69 found a buyer while priced at $865K. The condo sold from the developer in 6/08 for $830,380.

After 3488 days, lease hold Pali Ke Kua, with a price of $275K, went into escrow. It sold for $469K in 3/02.

Sealodge B1 is in escrow $280K in 10/15 while priced at $474,999. The seller paid $280K in 10/15.

Plantation 1311 went into escrow with a list price of $619K. The unit sold for $535K in 11/05.

Sales:

Cliffs 2202 came on the market showing as sold for $330K cash. The condo was purchased in 5/88 for $107K as a leasehold, converting to fee simple in 11/91 for $20,500.

Mauna Kai 10B was listed for $459K and sold for $450K. The sale before this one was in 11/04 for $575K.

After 27 market days, Cliffs 4303 sold for $600K while listed for $619K. The prior sale was for $598K in 9/07.

Nihilani 29C sold for $815K while priced at $825K. The previous sale was in 2/09 for $565K.

Price Changes:

Emmalani Court 524 reduced to $597K from $612K. It sold in 10/16 for $510K. Sealodge B1 is now $474,999, down from $489K. It sold in 10/15 for $280K.

Now on to your Princeville Kauai single family home update:

NEW LISTINGS

619446 RES W 1 $870,000 4-5-4-16-78 FS 4111 KEKAULIKE LN 10,478 sqft 1,345 sqft 2 2.00

Contingent Sales

615970 RES C 121 $1,395,000 4-5-4-7-7 FS 3930 NAMAKEHA LP 10,127 sqft 1,772 sqft 3 2.01

Withdrawn

619446 RES W 1 $870,000 4-5-4-16-78 FS 4111 KEKAULIKE LN 10,478 sqft 1,345 sqft 2 2.00

Price Changes

618017 RES A 39 $795,000- 4-5-4-20-22 FS 5127 IOLANI PL 10,421 sqft 1,354 sqft 3 2.00

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

New Listings:

4111 Kekaulike was listed for $870K for one day then it was withdrawn. . The seller bought this home in 3/06 for $770K.

Contingent:

3930 Namakeha Loop is in escrow after 116 days priced at $1.395M. The seller bought this home in 4/10 for $905K.

Withdrawn:

As noted above, 4111 Kekaulike came on the market and was immediately withdrawn.

Price Changes:

5127 Iolani Place is now $795K after a reduction from $840K. The seller obtained this home in 1/17 for $725K.

We closed out June with a total of 133 sales, which is a 7% increase over the 124 sale from last June. This month we are aiming at surpassing the 103 sales from last July. To date, there have been 43 closed transactions. We’re off to a good start. If you decide you’re ready to buy or sell your piece of paradise, let me put my experience to work for you.

Until next time, enjoy your Paradise wherever it may be.

Aloha from Princeville Kauai, Elaine

Elaine Schaefer (B) REALTOR
CRS, GRI, ABR, SFR, SRS
Broker in Charge – Princeville Resort Office
Top Producer 100% Club

RE/MAX Kauai
POB 223609
Princeville, HI 96722

Cell: 808 639 2935
soldonkauai@gmail.com

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……Making your real estate dreams
my business………

Pu’u Po’a 404 priced to sell at $1.095M

Panorama - Small

Aloha,

I’m always talking about the overpriced inventory and that if you want to sell today, you have to be in front of the market instead of trailing behind it like so many of the properties are doing. I’m always delighted to see aggressive pricing, especially when it’s one of my listings! Pu’u Po’a 404 came on the market yesterday priced at a very competative $1.095M.

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First of all, take a look at the photo above (click on the image at the top for a full sized photo) and imagine yourself living in a complex perched on a bluff overlooking the blue Pacific with Bali Hai and Hanalei Bay in the background. That’s Pu’u Po’a. Then imagine the unit has been tastefully upgraded with Kraftmaid cherry kitchen cabinets, durable Silestone countertops and stainless steel appliances.

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Those same cherry cabinets are also in the bathrooms where you’ll find a new full size LG stacked front load washer and dryer.
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Living room, dining, kitchen and master all have unobstructed ocean views.
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Living room detail
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Built in 1981, some of the Pu’u Po’a units display their age despite having been updated after Hurricane Iniki in 1992. Not so in 404! The cottage cheese ceiling was scraped, refinished and repainted along with the rest of the unit. New fans, new screens, and even new plumbing values, lines and a water heater were installed. The unit is fully tiled for “no worry” cleaning and did I mention views?!

Here’s your view of Bali Hai and the pool from the lanai.
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This is pretty much the view from throughout the unit.
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You wake up to full on ocean views!
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Here’s your view from the second bedroom. Beautiful mountains!
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As for pricing, these are all the Pu’u Po’a units currently on the market. Compared to the other unit, Pu’u Po’a 404 is hands down the best buy for your hard earned dollar:

Copyright 7/7/2009 by Hawaii Information Service

225541 T A 1 4-5-4-12-11-46 FS $1,095,000 Puu Poa #404 1,352 #404 2/2
222345 T A 109 4-5-4-12-11-3 FS $1,259,000 Puu Poa #103 1,354 #103 2/2
200456 T A 671 4-5-4-12-11-14 FS $1,425,000 Puu Poa #114 2,065 #114 2/2
202256 T A 605 4-5-4-12-11-7 FS $1,490,000 Puu Poa #107 2,065 #107 2/2
216008 T A 284 4-5-4-12-11-47 FS $1,500,000 Puu Poa #405 1,800 #405 2/2
212665 T A 383 4-5-4-12-11-2 FS $1,595,000 Puu Poa #102 1,352 #102 2/2

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

There are no Pu’u Po’a’s currently in escrow. .

These are the sales since 1/1/2009:

Copyright 7/7/2009 by Hawaii Information Service

208628 T S 362 4-5-4-12-11-55 FS $1,099,000 Puu Poa #413 1,777 #413 2/2
SOLD 4/24/2009 for $1,000,000 (CASH, CNV) DOM 362

217448 T S 101 4-5-4-12-11-15 FS $1,300,000 Puu Poa #201 1,359 #201 2/2
SOLD 4/8/2009 for $825,000 (CNV) DOM 101

222524 T S 59 4-5-4-12-11-53 FS $1,500,000 Puu Poa #411 1,777 #411 2/2
SOLD 7/7/2009 for $1,300,000 (CASH) DOM 59

413 was originally listed for $1.795M in 3/08 and gradually reduced over the year. It finally dropped to $1.099M on 2/27/09, and went into escrow on 3/10/09, closing for an even $1M. 413 is a top floor remodeled unit and an active vacation rental. 201 was listed for $1.3M throughout the life of the listing but closed at $825K. It is a second floor unit which overlooks the pool on the far left side of the complex. It needed updating and was pretty much in original condition. 411 just closed today. This unit went quickly, priced at $1.5M, closing at $1.3M. It is a top floor unit which has been extensively and completely renovated. Red granite countertops, travertine flooring, custom cabinets and plantations shutters were just some of the improvements. Both bathrooms were gutted and remodeled and the atrium enclosed.

It’s easy to see that, comparing 404 to the other units, it is priced to sell quickly. Pu’u Po’a is one of the most desirable complexes in Princeville and is located just steps from the soon to reopen St. Regis Princeville Resort Hotel. Don’t miss out on this great opportunity.

Aloha Elaine

puu-poa-tennis-courts.JPG
Is tennis your game? You have your own courts at Pu’u Po’a.

Elaine Schaefer (R, CRS, GRI, ABR)
Broker in Charge – Princeville Resort Office
Certified Residential Specialist
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.KauaiRealEstateNow.com
blog: http://blogs.alohaliving.com/princeville-condo-sales/

……you can have your own piece of paradise
ask me how!

Hale Moi – Good income for the dollar.

Aloha,

If you are looking for a property that offers good rental income, is well priced and completely buffed out, Hale Moi 216 is for you. Listed for $395K, this property has over $50K of improvements and brings in $2100 a month! Do the numbers and you’ll see that with 20% down and our current historically low interest rates, this unit can pay for itself.

If you are not familiar with Hale Moi, it is a small complex located along Ka Haku road in Princeville. Each unit has a main door that opens to a foyer with a bedroom / bathroom on one side (B side) and a living / dining area, loft (in the upstairs units) bathroom and kitchen in the other side. (A side) Each side has a locking entry door. Many owners put a small apartment sized refrigerator and microwave in the B side and rent that side out separately from the A side. It’s also a great property if you want a full time place for yourself yet still want to generate some income. For a more spacious living area, just convert the B side back to a bedroom minus microwave and refrigerator and enjoy the entire unit yourself.

The unit has been completely renovated with new paint and carpet, new ceiling fans in both the A and B sides, new Maple kitchen cabinets and bathroom cabinets, granite tile kitchen counter tops, stainless steel appliances including a micro hood above the range and ceramic tile flooring in kitchen and bathrooms. The counter in the kitchen was lowered to create a very functional breakfast bar for casual dining which is adjacent to the dining area. There are new “Glacier Bay” bathroom vanity counter tops with new faucets and fixtures in both bathrooms and a new water heater. You can enjoy wonderful mountain and waterfall views from throughout the unit and off the back lanai with a peek of the ocean from ‘A’ side living area.

If you want to whale watch or just enjoy the ocean views, just walk across the street to the ocean or go a short distance further to Hideaways beach. Hale Moi 216 is also within walking distance of the new St Regis Princeville Resort which is currently under renovation.

This unit is fully furnished. Since Hale Moi is in a Visitor Destination Area this unit can qualify for vacation rental. This is the lowest priced and by far the nicest Hale Moi currently on the market. Here are all the Hale Moi listings:

Copyright 3/11/2009 by Hawaii Information Service

221360 T A 13 4-5-4-12-2-36 FS $395,000 Hale Moi #216 1,033 #216 2/2
210522 T A 317 4-5-4-12-2-16 FS $419,000 Hale Moi #116 1,033 #116 1/2
209061 T A 329 4-5-4-12-2-6 FS $450,000 Hale Moi #106 1,033 #106 2/2
219471 T A 70 4-5-4-12-2-39 FS $493,000 Hale Moi #219 1,033 #219 1/2
204020 T A 468 4-5-4-12-2-28 FS $495,000 Hale Moi #208 1,033 #208 2/2
193722 T A 702 4-5-4-12-2-35 FS $529,000 Hale Moi #215 1,033 #215 1/2

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

Here are some pictures of the unit:

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Brand new kitchen with granite tile countertop and maple cabinets.

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View of ocean from your parking lot. Literally just steps away.

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Breakfast bar at kitchen.

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New cabinets, countertops, fixtures and floor in bathroom.

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Looking down into living area from loft.

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Nothing but lush vegetation, mountains and waterfalls from lanai.

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Walk across the street to ocean, Bali Hai, sunsets, whales and beaches.

For additional information on this or any other property, just call or email. Don’t wait too long and miss out on this great Hale Moi unit.

Aloha Elaine

Elaine’s Photo

Elaine Schaefer (R, CRS, GRI, ABR)
Broker in Charge – Princeville Resort Office
Certified Residential Specialist
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

Pali Ke Kua on sale at $625K!

Aloha,

It’s been awhile since I’ve seen a fee simple Pali Ke Kua in the $600’s, let alone the low $600’s but today unit 232 came back on the market at an unbelievable $625K! This unit started out at $869K in 12/07, dropped to $849K in 3/08 then reduced again to $799K in 4/08. It stayed there until 9/18/08 when it went from $799K to $750K and expired at that price on 12/10/08.

This seller has been essentially doing what we call “chasing the market” which is reducing after the market has already dropped. Far too many sellers do this thinking if they “try” the higher price for awhile they just might get it. What happens is that no one offers anything, and then the seller decides to reduce again, only to find themselves once again trailing the market. However, every now and again the seller jumps ahead of the market which is what their seller is doing by bringing the unit back on the market at $625K. It is, however, a short sale but it will be well worth the wait to close this unit anywhere near that price.

This is a second floor, two bedroom unit with ocean views. Here is the view from the dining area:

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The most recent sale in this complex was a leasehold unit, #210 which sold for $585K in 9/08. The only fee simple sale this year was unit 227 which sold for $895K in 6/08. These are the all the PKK units on the market:

Copyright 12/19/2008 by Hawaii Information Service

MLS DATA

214167 T A 142 4-5-4-12-8-24 LH $549,000 Pali Ke Kua Ii #130 1,100 #130 2/2
204622 T A 364 4-5-4-12-8-28 FS $625,000 Pali Ke Kua Ii #232 993 #232 2/2
218823 T A 14 4-5-4-12-5-8 LH $649,000 Pali Ke Kua #108A 717 #108 1/1
214607 T A 130 4-5-4-12-9-9 FS $659,000 Pali Ke Kua #13 1,135 #13 2/2
215367 T A 108 4-5-4-12-9-17 FS $799,000 Pali Ke Kua Iii #139 993 #139 2/2
194640 T A 535 4-5-4-12-9-27 FS $805,000 Pali Ke Kua Iii #237 1,135 #237 2/2
211355 T A 217 4-5-4-12-5-5 FS $879,000 Pali Ke Kua Incr I, ii, iii #105A 717 #105A 1/1
214678 T A 86 4-5-4-12-5-31 FS $1,195,000 Pali Ke Kua Incr I, ii, iii #213B 904 #213B 2/2

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

Please note that the first unit is a leasehold property. Anyway you look at it, unit 232 for $625K is my pick for the buy of the day. Call me ASAP if you think this is the unit for you because I do not expect it to last long.

Aloha Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

Brookfield gets real on Nihilani

It looks like the developer of Nihilani is finally getting competative with the resales. In other words, Brookfield is getting real. Case in point: Nihilani 33A, a three bedroom, two and a half bath townhouse style condo listed by Brookfield for $731,500 closed on 12-08 at the unbelievable price of $625,000. Now that’s what I call a price discount and is a strong indication of how desperate the developer is to move these remaining units and get down to business with their new Poipu project, PiliMai.

Don’t get me wrong. There’s nothing wrong with these condos that is causing the developer to “unload” then except for the fact that they got caught like everyone else in the market decline. Here they were building this great complex, increasing the price each release, when the market started to decline. Unfortunately for the developer, for whatever reason, they were very slow to react and were left basically holding the bag on many fine units with no buyers in sight. The current list prices are still a little high compared to some of the resales but this sales price tells the story. Come in and bargain because we’re ready. If you’ve always wanted a nice, new condo filled with upgrades in a premier resort destination now is the time.

One word of advice: do not walk into the site office without an agent otherwise you will become the developer’s agent’s client and will find yourself in a dual ageny situation. I never advocate dual agency and do so even less in today’s market where there is so much room for negotiation, if you only ask. I believe each client should have an agent working for them and ONLY for them. This is a rare chance to buy at great prices and I am glad to see that Brookfield is back in the game. Call if you’d like to see the complex!

Aloha, Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

New this week – good pricing!

Aloha,

We’ve been talking for a long time about sellers that don’t quite seem to get that it’s totally a buyer’s market… not a little bit of a buyer’s market or a wanna be buyer’s market but a full on full tilt buyer’s market. Yep, that’s what we’re in and guess what? Some sellers are finally pricing like — we’re in a buyer’s market!

Case in point: this week there are two interesting listings. First up is Pu’u Po’a 103 priced at $1,399,999. Now, to the average person this may seem exorbitantly priced but when you consider that the last two sales were at $1.475M for 105 and $1.535M for 305 it seems almost downright reasonable. New on the market this week, unit 103 is well below the other Pu’u Po’a’s on the market. Take a look:

Copyright 8/14/2008 by Hawaii Information Service

214847 T A 2 4-5-4-12-11-3 FS $1,399,999 Island of Kauai, Hanalei District, Puu Poa 1,800 #103 2/2
213637 T A 23 4-5-4-12-11-46 FS $1,475,000 Puu Poa #404 1,352 #404 2/2
212665 T A 57 4-5-4-12-11-2 FS $1,595,000 Puu Poa #102 1,352 #102 2/2
208628 T A 154 4-5-4-12-11-55 FS $1,595,000 Puu Poa #413 1,777 #413 2/2
200456 T A 344 4-5-4-12-11-14 FS $1,625,000 Puu Poa #114 2,065 #114 2/2
202256 T A 278 4-5-4-12-11-7 FS $1,699,000 Puu Poa #107 2,065 #107 2/2
213416 T A 29 4-5-4-12-11-20 FS $1,875,000 Puu Poa #206 1,359 #206 2/2
205418 T A 223 4-5-4-12-11-37 FS $2,245,000 Puu Poa #309 1,352 #309 2/2

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

From the photos, it looks like 103 has been recently upgraded and the marketing copy says the Seller is MOTIVATED! Hmmm. It will be interesting to see what, if anything, the other sellers do in response. Hopefully, those sellers who don’t really need or want to sell will take their property off the market until such time that the conditions are more favorable to seller pricing.

Also new this week is the first Cliffs unit I’ve seen in the $300’s in a long time. Unit 2103 just reduced from $475K to $399K. This big reduction makes it the most affordable unit in the complex. It’s been listed almost continuously since 4/05 starting out at $560K. This most recent listing has been active for 63 days starting at $495K, then reducing to $479K only to drop this week to $399K. Here are the other Cliffs units on the market:

Copyright 8/14/2008 by Hawaii Information Service

204804 T A 63 4-5-4-5-39-33 FS $399,000 Cliffs At Princeville #2103 917 #2103 1/2
208656 T A 147 4-5-4-5-39-7 LH $475,000 Cliffs At Princeville #1107 917 #1107 1/2
210902 T A 101 4-5-4-5-39-4 FS $489,000 Cliffs At Princeville #1104 917 #1104 1/2
207634 T A 177 4-5-4-5-39-16 FS $499,000 Cliffs At Princeville #1206 917 #1206 1/2
188728 T A 572 4-5-4-5-39-55 FS $589,000 Cliffs At Princeville #2305 1,137 #2305 2/2
208369 T A 161 4-5-4-5-39-127 FS $600,000 Cliffs At Princeville #5205 917 #5205 1/2
199811 T A 359 4-5-4-5-39-191 FS $765,000 Cliffs At Princeville #9201 963 #9201 1/2
183879 T A 714 4-5-4-5-39-163 FS $799,000 Cliffs At Princeville #7205 917 #7205 1/2
200484 T A 351 4-5-4-5-39-169 FS $849,450 Cliffs At Princeville #7305 1,137 #7305 2/2
213606 T A 30 4-5-4-5-39-198 FS $945,000 Cliffs At Princeville #9302 1,231 #9-302 2/2
212117 T A 70 4-5-4-5-39-175 FS $995,000 Cliffs At Princeville #8201 963 #8201 1/2

2103 is now in short sale status but at this new lower price, it may finally find a buyer. The last great pricing this week goes to Mauna Kai #5 that fell from $430K to $369K putting it too squarely in short sale status. This unit was originally listed for $521K. Look how many unit are currently listed in the $300’s—

Copyright 8/14/2008 by Hawaii Information Service

174822 T A 805 4-5-4-12-9-28 LH $335,000 Pali Ke Kua Iii #238 993 #238 1/1.5
207661 T A 173 4-5-4-5-4-5 FS $369,000 Ka’eo Kai Ph I #5A 1,503 #5A 2/2
209209 T A 136 4-5-4-15-21-32 FS $379,000 Sandpiper Village I #132 1,042 #132 2/2
210027 T A 130 4-5-4-5-30-6 FS $380,000 Princeville Mauna Kai #F6 1,400 ##5 3/2
210059 T A 122 4-5-4-5-27-18 FS $390,000 Hale Honu #9B 1,085 #9B 3/2
183571 T A 683 4-5-4-5-3-7 FS $395,000 Princeville Paniolo #107 1,058 #107 1/2
211258 T A 94 4-5-4-5-3-19 FS $395,000 Princeville Paniolo #204 1,058 #204 1/2
207502 T A 119 4-5-4-5-3-17 FS $399,000 Princeville Paniolo #202 1,058 #202 1/2
211781 T A 73 4-5-4-5-3-24 FS $399,000 Princeville Paniolo #211 1,058 #211 1/2
195595 T A 429 4-5-4-5-27-8 FS $399,000 Hale Honu #4B 866 #4B 2/1
204804 T A 63 4-5-4-5-39-33 FS $399,000 Cliffs At Princeville #2103 917 #2103 1/2
206436 T A 199 4-5-4-15-21-7 FS $399,000 Sandpiper Village I #107 1,042 #107 2/2

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

So from where I sit, it looks like good pricing is on it’s way in. Get ready for the good buys but don’t wait too long. Now, while the market is still soft is when you, as a buyer, have the greatest negotiating power. Once a few of these units start selling the power to negotiate will swing back the other way.

Have fun in this market. Call before you list or buy so you have all the facts on your side.

Aloha, Elaine

Here is one of the many waterfalls I saw while on my Mainland journey.

deception-waterfall-low-density.jpg

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

For a good buy on a Princeville condo go to—

Buyers are always looking for good value and right now my finger is pointed in the direction of Nihilani. It appears that many owners went ito the project thinking they could sell for more once they took possession of their units. I say this because there are so many currently listed well below what the seller paid. Why would they be trying to sell them now, in this market, if money were not an issue? Clearly, there is more than one seller looking to get out from under a mortgage at any price which makes it an excellent place to look for that elusive “good buy.”

For example, Nihilani 20A just came on the market at a respectable $699K. This unit was previously priced at $885K from 11/06 to 11/07 with no takers. Since coming off the market, several other 3 bedroom, 2.5 bath Makani style townhomes have come on the market priced much more aggresively. Recently, unit 5A, which had approximately $100K of upgrades (it is a beautiful unit!) came on the market at what was then the lowest price for a Makani unit at $699K.

Since 5A came on at that price, there’s been several price reductions amoung the other Makani’s on the market and several new listings that have come on which are priced just as aggressively. Here are the Makani (1874 sqft) and the Mahina (1972 sqft) units currently listed:

Copyright 7/24/2008 by Hawaii Information Service

188592 T A 596 4-5-4-5-24-63 FS $610,000 Nihilani At Princeville Resort #21C 1,972 #21C 2/3
201267 T A 311 4-5-4-5-24-87 FS $679,000 Nihilani At Princeville Resort #29C 1,874 #29C 3/2.5
213315 T A 20 4-5-4-5-24-37 FS $698,000 Nihilani At Princeville Resort #13A 1,874 #13A 3/2.5
212856 T A 28 4-5-4-5-24-42 FS $698,000 Nihilani At Princeville Resort #14C 1,874 #14C 3/2.5
212717 T A 36 4-5-4-5-24-13 FS $699,000 Nihilani At Princeville Resort #5A 1,874 #5A 3/2.5
213550 T A 1 4-5-4-5-24-58 FS $699,000 Nihilani At Princeville Resort #20A 1,874 #20A 3/2.5
210620 T A 80 4-5-4-5-24-97 FS $731,500 Nihilani At Princeville Resort #33A 1,874 #33A 3/2.5
210613 T A 80 4-5-4-5-24-100 FS $731,500 Nihilani At Princeville Resort #34A 1,874 #34A 3/2.5
210691 T A 141 4-5-4-5-24-44 FS $751,500 Nihilani At Princeville Resort #15B 1,874 #15B 3/2.5
200673 T A 327 4-5-4-5-24-21 FS $754,200 Nihilani At Princeville Resort #7C 1,972 #7C 3/3
210695 T A 79 4-5-4-5-24-24 FS $761,500 Nihilani At Princeville Resort #8C 1,874 #8C 3/2.5
210693 T A 79 4-5-4-5-24-28 FS $761,500 Nihilani At Princeville Resort #10A 1,874 #10A 3/2.5
210696 T A 79 4-5-4-5-24-32 FS $761,500 Nihilani At Princeville Resort #11B 1,874 #11B 3/2.5
200223 T A 335 4-5-4-5-24-40 FS $769,000 Nihilani At Princeville Resort #14A 1,874 #14A 3/2.5
210607 T A 74 4-5-4-5-24-6 FS $769,200 Nihilani At Princeville Resort #2C 1,972 #2C 3/3
210603 T A 74 4-5-4-5-24-102 FS $769,200 Nihilani At Princeville Resort #34C 1,972 #34C 3/3
210608 T A 135 4-5-4-5-24-99 FS $774,200 Nihilani At Princeville Resort #33C 1,972 #33C 3/3
209062 T A 121 4-5-4-5-24-51 FS $795,000 Nihilani At Princeville Resort #17C 1,874 #17C 3/2.5
210611 T A 87 4-5-4-5-24-33 FS $799,200 Nihilani At Princeville Resort #11C 1,972 #11C 3/3
194193 T A 470 4-5-4-5-24-39 FS $835,000 Nihilani At Princeville Resort #13C 1,874 #13C 3/2.5
213369 T A 18 4-5-4-5-24-94 FS $999,000 Nihilani At Princeville Resort #32A 1,874 #32A 3/2.5

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

Take a close look at you’ll see that the least expensive units is also the largest floor plan offered-the “Mahina” at 1972 sqft. The difference with this unit is that the seller did not take advantage of the developer’s upgrade to convert an existing family room into a third bedroom and it only has two bedrooms as a result. Next we have five Makani units all under $700K.

If I was looking for a new unit to buy, this is where I’d be looking. As for the ones in the $700’s, $800’s and $900’s, they’d have to show me something really special and unique about their unit and their location to get my dollar, but even then I think I’d go to where the pricing is more competative. I own in Nihilani, so if you want help with getting the best buy or pricing to sell, don’t hesitate to call or email.

Aloha, Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

The buy of the day is a Nihilani at only $589!

Aloha,

If you’ve been reading my blog for any time now, you know I am always talking about sellers who need to come to terms with the buyer’s market and price accordingly. Well guess what, the owner / agent of Nihilani 27B has done just that, reducing today from $669K to $589K after only 10 days on the market. This unit sold for $682,180 in 10/06 and is now a short sale, subject to lender approval.

This is the Hoku floor plan, which is what I have. The original consisted of 1 bed / 1 bath and a family room downstairs, with a master bedroom / bath, living area, kitchen and powder room upstairs, but the developer offered a conversion of the family room to a third bedroom which is what I did, as did this owner. While not as big as the Makani which is also a 3 bedroom 2.5 bath, this Hoku unit represents good value and will be worth the hassle often involved in short sales. Hurry on this one — It shouldn’t last long! MLS # 213365. Call for details or to make an offer!

Aloha Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

Princeville condo (and house) update for the week of July 6th to 12th

Aloha,

Let’s get right to your update this week:

Copyright 7/13/2008 by Hawaii Information Service

NEW LISTINGS
211523 O A 6 4-5-4-5-18-9 FS $599,000 Puamana #3A 1,532 #3A 2/2
213369 T A 7 4-5-4-5-24-94 FS $999,000 Nihilani At Princeville Resort #32A 1,874 #32A 3/2.5

BACK ON THE MARKET
210700 T A 68 4-5-4-5-24-98 FS $664,200 Nihilani At Princeville Resort #33B 1,406 #33B 2/2
210596 T A 69 4-5-4-5-24-23 FS $665,200 Nihilani At Princeville Resort #8B 1,567 #8B 2/2.5
210699 T A 68 4-5-4-5-24-31 FS $679,200 Nihilani At Princeville Resort #11A 1,406 #11A 2/2
210598 T A 62 4-5-4-5-24-8 FS $686,200 Nihilani At Princeville Resort #3B 1,567 #3B 2/2.5
212717 T A 25 4-5-4-5-24-13 FS $699,000 Nihilani At Princeville Resort #5A 1,874 #5A 3/2.5
207651 T A 137 4-5-4-5-24-29 FS $699,200 Nihilani At Princeville Resort #10B 1,567 #10B 2/2.5
210620 T A 69 4-5-4-5-24-97 FS $731,500 Nihilani At Princeville Resort #33A 1,874 #33A 3/2.5
210613 T A 69 4-5-4-5-24-100 FS $731,500 Nihilani At Princeville Resort #34A 1,874 #34A 3/2.5
210691 T A 130 4-5-4-5-24-44 FS $751,500 Nihilani At Princeville Resort #15B 1,874 #15B 3/2.5
210695 T A 68 4-5-4-5-24-24 FS $761,500 Nihilani At Princeville Resort #8C 1,874 #8C 3/2.5
210693 T A 68 4-5-4-5-24-28 FS $761,500 Nihilani At Princeville Resort #10A 1,874 #10A 3/2.5
210696 T A 68 4-5-4-5-24-32 FS $761,500 Nihilani At Princeville Resort #11B 1,874 #11B 3/2.5
206852 T A 114 4-5-4-6-1-29 FS $899,950 Villas Of Kamalii #29 1,825 #29 3/3

SALES
206958 T S 107 4-5-4-5-23-17 FS $549,000 Plantation At Princeville #511 1,153 #511 2/2
SOLD 7/3/2008 for $525,000 (CASH) DOM 107

210701 T S 0 4-5-4-5-24-4 FS $675,000 Nihilani At Princeville Resort #2A 1,406 #2A 2/2
SOLD 6/30/2008 for $670,000 (CNV) DOM 0

210612 T S 2 4-5-4-5-24-27 FS $799,200 Nihilani At Princeville Resort #9C 1,972 #9C 2/3
SOLD 6/27/2008 for $750,000 (CNV) DOM 2

EXPIRED
210822 T X 14 4-5-4-5-13-28 FS $504,617 Kamahana #28 1,145 #28 2/2
195741 T X 392 4-5-4-5-39-188 FS $895,000 Cliffs At Princeville #9102 917 #9102 1/2

WITHDRAWN
209673 T W 94 4-5-4-5-3-4 FS $365,000 Princeville Paniolo #104 1,058 #104 1/2
196884 T W 395 4-5-4-5-18-68 FS $499,000 Puamana #19B 1,660 #19B 3/2
203728 T W 231 4-5-4-12-5-20 FS $1,395,000 Pali Ke Kua Incr I, ii, iii #202C 1,127 #202C 2/2
202670 T W 263 4-5-4-12-11-53 FS $1,995,000 Puu Poa #411 1,777 #411 2/2

PRICE CHANGES
211984 T A 26 4-5-3-6-22-71 FS $899,000- Kaiulani Of Princeville #71 1,901 #71 2/2.5
209209 T A 104 4-5-4-15-21-32 FS $379,000- Sandpiper Village I #132 1,042 #132 2/2
211781 T A 41 4-5-4-5-3-24 FS $409,000- Princeville Paniolo #211 1,058 #211 1/2
207661 T A 141 4-5-4-5-4-5 FS $449,000- Ka’eo Kai Ph I #5A 1,503 #5A 2/2
196541 T A 333 4-5-4-12-10-25 FS $550,000- Emmalani Court #413 952 #413 1/2
188728 T A 540 4-5-4-5-39-55 FS $589,000- Cliffs At Princeville #2305 1,137 #2305 2/2
213365 T A 8 4-5-4-5-24-80 FS $669,000- Nihilani At Princeville Resort #27B 1,567 #27B 3/2.5
213369 T A 7 4-5-4-5-24-94 FS $999,000+ Nihilani At Princeville Resort #32A 1,874 #32A 3/2.5
210701 T S 0 4-5-4-5-24-4 FS $675,000+ Nihilani At Princeville Resort #2A 1,406 #2A 2/2
SOLD 6/30/2008 for $670,000 (CNV) DOM 0

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

First up is Puamana 3A, listed for $599K, having last sold for $640K (yes, that’s right – for $640K) in 7/06. This is the first time this owner/agent unit has been listed since that purchase. Also new to the market is Nihilani 32A, listed at a phenomenal $985K by its owner / agent. This unit was purchased in 3/06 for $985K and is a 3 bedroom 2 bath Makani unit. Right now in Nihilani there are four Makani units listed in the high $600K’s.

Back on the market this week after expiring from the MLS this are 11 developer’s Nihilani units, and one resale, unit 5A, which is very attractively priced at $699K. This is a Makani unit with apprx. $100K worth of upgrades which apparently went quickly into escrow but just as quickly came back on the market. Villas of Kamali’i #29 is also back after having been withdrawn for several months.

Nihilani had two sales this week, both developer’s units. Apparently, the push to sell in June and July paid off. Also selling is Plantation #511, which closed at $525K, having sold for $405K in 8/05.

Two units expired from the MLS, one of which is Kamahana 28 which was only listed for 14 days $504,617. This unit was purchased in 4/06 for $599K – maybe it was a 14 day fire sale. I really don’t know but keep your eyes open to see if this unit comes back on at a higher price. Also expiring is Cliffs 9102 which last sold for $450K in 2/04.

Several units were withdrawn: Paniolo 104 was listed for $365K and had a purchase price of $240K in 9/03. Puamana 19B also came off the market, having last sold in 10/03 for $325K. It was listed for $499K. Pali Ke Kua 202, which was listed for an exceptionally high price of $1.395 M, finally withdrew after 231 days on the market. It sold for $682,500 in 10/03. And finally we have Pu’u Po’a 411 which sold for $320K in 6/97 but received no offers at the recent list price of $1.995M.

As usual, price changes make up the largest category. Ka’iulani #71 went from $925K to $899K and is slowly approaching the original purchase price of $825,990 from 6/08. Sandpiper 132, which sold for $330K in 8/04, went from $399K to $479K. Paniolo #211 went from $422K to $409K, Ka’eo Kai #5A from $479K to $449K, and Emmalani Court 413 dropped from $595K to $550K. This unit last sold in 7/05 for $565K. Cliffs 2305, purchased in 6/06 for $680K went from $629,500 to $589K while Nihilani 27B went from $675K to $669K. 27B sold for $682,180 in 10/06. This unit is owned by the same owner/agent who just listed Nihilani 32A. Although 32A shows as having a price increase, the listing history does not indicate any changes. Prior to selling Nihilani 2A, the developer increased the price from $630K to $675K on 7/8/08. Maybe some people just like the pay more….

Here is your Princeville home update for this past week:

Copyright 7/13/2008 by Hawaii Information Service

NEW LISTINGS
213380 RS A 6 4-5-4-24-18 FS $895,000 4275 Waileia Pl 10,390 sqft 2,044 3/2
213293 RS A 6 4-5-4-21-27 FS $985,000 4871 Akai Pl 11,486 sqft 1,772 3/2

BACK ON THE MARKET
205193 RS A 200 4-5-4-14-31 FS $1,275,000 3885 Kamehameha Rd 12,127 sqft 2,372 4/3

CONTINGENT SALES
212113 RS C 31 4-5-3-12-31 FS $1,450,000 3988 Aloalii Dr 8,137 sqft 2,483 3/3.5
207210 RS C 151 4-5-4-16-87 FS $739,000 4120 Nalani Ln 11,740 sqft 1,725 3/2
198759 RS C 359 4-5-4-15-16 FS $769,900 3834 Haulani Pl 11,020 sqft 2,048 3/3
200647 RS C 253 4-5-4-14-8 FS $2,385,000 3762 Keli’i Pl 21,627 sqft 3,850 5/4.5

WITHDRAWN
210804 RS W 97 4-5-4-13-6 FS $1,160,000 3695 Kaweonui Rd 11,121 sqft 2,492 4/3

PRICE CHANGES
200685 RS A 311 4-5-4-15-6 FS $769,000- 3881 Albert Rd 11,515 sqft 1,732 3/2.25
205193 RS A 200 4-5-4-14-31 FS $1,275,000- 3885 Kamehameha Rd 12,127 sqft 2,372 4/3

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

Any questions or in need of analysis on a home or condo you’re planning to buy or sell, just call or email. Until next week, enjoy the warmth of the summer!

Aloha, Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!

Nihilani 3 bedroom for $699!

Here is today’s red hot buy – brand new on the market is Nihilani unit 5C priced at $699K. At this price, it is the least expensive Makani unit in the complex and is well under what the developer is offering. The upgrades in this unit are nothing short of spectacular. I especially like the coconut wood floor, built in office in the den / office upstairs, travertine tile in the bathroom, and Plantation shutters throughout. This unit even has a wine cooler built into the kitchen island.

It you like views, 5A sits on Ka Haku (yes, you do get come road noise) and offers wonderful lake, golf course and mountain view. I was impressed. You need patience to benefit from this great pricing becasue this is a short sale. These are all the three bedroom units on the market:

Copyright 6/18/2008 by Hawaii Information Service

MLS DATA
MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
212717 T A 0 4-5-4-5-24-13 FS $699,000 Nihilani At Princeville Resort #5A 1,874 #5A 3/2.5
201267 T A 275 4-5-4-5-24-87 FS $725,000 Nihilani At Princeville Resort #29C 1,874 #29C 3/2.5
210620 T A 51 4-5-4-5-24-97 FS $731,500 Nihilani At Princeville Resort #33A 1,874 #33A 3/2.5
210613 T A 51 4-5-4-5-24-100 FS $731,500 Nihilani At Princeville Resort #34A 1,874 #34A 3/2.5
210691 T A 112 4-5-4-5-24-44 FS $751,500 Nihilani At Princeville Resort #15B 1,874 #15B 3/2.5
200673 T A 291 4-5-4-5-24-21 FS $754,200 Nihilani At Princeville Resort #7C 1,972 #7C 3/3
210697 T A 50 4-5-4-5-24-26 FS $756,500 Nihilani At Princeville Resort #9B 1,874 #9B 3/2.5
210695 T A 50 4-5-4-5-24-24 FS $761,500 Nihilani At Princeville Resort #8C 1,874 #8C 3/2.5
210693 T A 50 4-5-4-5-24-28 FS $761,500 Nihilani At Princeville Resort #10A 1,874 #10A 3/2.5
210696 T A 50 4-5-4-5-24-32 FS $761,500 Nihilani At Princeville Resort #11B 1,874 #11B 3/2.5
200223 T A 299 4-5-4-5-24-40 FS $769,000 Nihilani At Princeville Resort #14A 1,874 #14A 3/2.5
210607 T A 51 4-5-4-5-24-6 FS $769,200 Nihilani At Princeville Resort #2C 1,972 #2C 3/3
210603 T A 51 4-5-4-5-24-102 FS $769,200 Nihilani At Princeville Resort #34C 1,972 #34C 3/3
210608 T A 112 4-5-4-5-24-99 FS $774,200 Nihilani At Princeville Resort #33C 1,972 #33C 3/3
194193 T A 434 4-5-4-5-24-39 FS $835,000 Nihilani At Princeville Resort #13C 1,874 #13C 3/2.5
209062 T A 85 4-5-4-5-24-51 FS $875,000 Nihilani At Princeville Resort #17C 1,874 #17C 3/2.5

This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.

Need some more information on this or any other unit, you know who to call or email.

Aloha, Elaine

Elaine’s Photo

Elaine Schaefer (R, GRI, ABR)
Broker in Charge – Princeville Resort Office
Graduate, Realtor’s Institute
Accredited Buyer’s Representative
Top Producer 100% Club

RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales

……you can have your own piece of paradise
ask me how!