Princeville condo update – the week of May 27 to June 2

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Aloha

We’ve had stunning summer weather lately, so much so that I just had to go to the beach and take some pictures for you. These are just “normal pictures” of the beach, that is, just the views seen as you go about your business on the Island.

The picture at the top is at one of my favorite spots on the beach. I just happenned to look up as I was sunning and was struck by the beauty of the tall palms framed by the sand and sky. Just beautiful.

Since all Hawaii beaches are public, you’ll often see “beach access” pathways tucked in between the beach homes. This next picture is the access from the road to the beach and is especially captivating with overhanging palm fronds framing the walkway with bright blue ocean straight ahead. I like the person standing just gazing out….

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Next is a picture looking across the beach to the world famous Princeville Resort Hotel. Many people do not realize that although its eleven stories “high” you can only go “up” two levels, from the ninth floor to the eleventh, when you come in. The lobby is actually on the 9th floor with two floors up and 8 floors down because the hotel is built into the side of the bluff.

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Having said that, here is your update. We had two properties close during this week; one was a Kai’ulani unit from the developer and the other is one of the Villas of Kamali’i.  It’s  always interesting to compare list price to sales price which in this case for the Kamali’i unit was $799K, finally selling for $725K after 214 days on the market. 

You’ll also see that Villas of Kamali’i # 22 went into escrow priced at $999K.  We won’t know the sale price until close of escrow, which will probably be 45 to 60 days from now.  If you’re wondering what the difference is between a $725K unit and a $999K unit, email me for a copy of the site map and it will become clear.  Location within the complex dramatically impacts pricing. 

Finally, you’ll notice there are several price changes, one of which is my Sandpiper unit from $470 to $465.  Please note that the pricing on the Villas of Kamali’i under ther price changes is for “fractional” or “shared” ownership.

Copyright 6/4/2007 by Hawaii Information Service

NEW LISTINGS

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
196403 T A 5 4-5-4-5-18-81 FS $510,000 Puamana #22C 1,790 #22C 2/2.0
196532 T A 6 4-5-4-12-2-6 FS $559,000 Hale Moi #106 1,033 #106 1/2.0

CONTINGENT SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
195328 T C 102 4-5-4-6-1-22 FS $999,000 Villas Of Kamalii #22 1,825 #22 3/3.0

SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
152051 T S 0 4-5-3-6-22-36 FS $2,200,000 Kaiulani Of Princeville #36 2,873 #36 3/3.5
SOLD 5/31/2007 for $2,258,260 (CNV) DOM 0
167659 T S 214 4-5-4-6-1-40 FS $799,000 Villas Of Kamalii #40 1,800 #40 3/3.0
SOLD 5/31/2007 for $725,000 (CNV) DOM 214

UNDER CONTRACT

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
192121 T U 68 4-5-4-5-23-5 FS $629,000 Plantation At Princeville #211 1,153 #211 2/2.0

WITHDRAWN

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
188023 T W 180 4-5-4-5-39-74 FS $480,000 Cliffs At Princeville #3206 917 #3206 1/2.0
169047 T W 358 4-5-4-12-10-25 FS $619,000 Emmalani Court #413 952 #413 1/2.0
178503 T W 373 4-5-4-6-1-16 FS $1,195,000 Villas Of Kamalii #16 1,761 #16 3/3.0

PRICE CHANGES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
196334 SH A 11 4-5-4-6-1-42 FS $230,000- Villas Of Kamalii #42 1,825 #42 3/3.0
196332 SH A 11 4-5-4-6-1-42 FS $230,000- Villas Of Kamalii #42 1,825 #42 3/3.0
193146 T A 69 4-5-4-15-21-37 FS $465,000- Sandpiper Village I #137 1,042 #137 2/2.0
163432 T A 577 4-5-4-15-21-41 FS $485,000- Sandpiper Village I #204 1,173 #204 3/2.5
191411 T A 116 4-5-4-5-4-14 FS $669,000- Ka’eo Kai Ph I #4B 2,100 #4B 3/3.0
189654 T A 81 4-5-4-12-10-16 FS $699,000- Emmalani Court #314 1,192 #314 2/2.0
189728 T A 129 4-5-4-5-12-19 FS $714,000- Sealodge Ii #H1 556 #H1 1/1.0
194329 T A 48 4-5-4-5-12-24 FS $779,000- Sealodge Ii #H6 567 #H6 1/1.0

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

Enjoy.  Later this week I’ll be talking about the best return on the dollar when it comes to Princeville Condos.

Aloha,

Elaine Schaefer

Demise of BIG BOX retailers on Kauai

Its wonderful living in paradise, but it can be expensive, especially when you go to the grocery store. I often watch visitors in the Princeville Foodland as they gasp over the price of cereal, eggs, milk or what have you. There was a time when no relief from high prices existed. Fortunately, Kmart came to the Island, followed by Wal-Mart, Home Depot and most recently, Costco. Being able to buy groceries at Costco is wonderful although the bulk sizes are sometimes much more than I can use in one lifetime.

Wal-Mart had intentions of building the first Super Wal-Mart in the state of Hawaii by adding on to the existing store located in Lihue next to Wilcox Hospital. I thought it would be a great to have a grocery store with reasonable prices where you could buy in smaller quantities. Imagine my surprise when many Council members objected to the expansion, citing the “loss of the rural quality of living” on Kauai. (What about the loss of rural quality due to all the real estate developments that have been approved…)

Nevertheless, after much discussion, the bill recently passed, limiting retail and wholesale stores to 75,000 square feet in resort, commercial and industrial areas. Passage of the bill defeats Wal-Mart’s proposal to convert its existing 119,000 sqft store to a larger one of about 200,000 sqft. The store as it exists now opened more than a decade ago.

The council’s action left Wal-Mart executives “disappointed,” although hope remains they will still find a way to bring inexpensive groceries to our Island. In the meantime, keep growing those bananas and papayas in your backyard. Looks like it will be awhile before we see them sold in stores at anything close to Mainland prices. (Bananas here are usually about $1.19 lb–)

Aloha,

Elaine Schaefer

Princeville condo update for the week of May 20 to 27

Despite beautiful weather with little rain, we are not seeing buyers flocking to our shores to scoop up their piece of paradise. There are undoubtedly many factors that may impact the mainland buyer: the Iraq war, the tightening of loan requirements, continuing news of the nationwide housing slump, the fact that many are getting ready for summer— who knows what the reasons are. Unfortunately, many may be missing an excellent opportunity to get a foothold in Kauai. Our market is very unique in that the things that bring people here are still here in abundance with sales perhaps suffering due to the belief that we are in a free fall and will continue to go down.

Personally, I feel that our soft pricing is due primarily to too much inventory. As I said, everything that people loved about Kauai in the past is still all here in spades. The difference is that we now have so much inventory that buyer’s think they can simply afford to wait and see what else may come on the market that they may like better. However, at some point, as the better buys and more desirable properties are taken, buyers will suddenly realize they “should have” made an offer on “that property” months ago, because it will be too late once someone else scoops it up.

Having said all that, here is your weekly update. You will see one Plantation unit went into escrow after over 150 days on the market and a price decrease from $635 to $595. Now, the next least expensive Plantation on the market is $639. And before you read the new listings and get all excited to see a Villas Of Kamalii for $245K, please take careful note of the “SH” at the beginning of the listing, indicating this is a fractional ownership. If you are interested in fractionals, I had the opportunity to preview this unit and it is first class all the way. On to the update:

Copyright 5/27/2007 by Hawaii Information Service

NEW LISTINGS

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
196201 T A 5 4-5-3-11-1-26 FS $999,900 Villas On The Prince #26 1,765 #26 3/3.0
196335 SH A 3 4-5-4-6-1-42 FS $245,000 Villas Of Kamalii #42 1,825 #42 3/3.0
195704 T A 1 4-5-4-5-39-114 FS $739,000 Cliffs At Princeville #4310 1,281 #4310 2/2.0

CONTINGENT SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
188890 T C 153 4-5-4-5-23-17 FS $595,000 Plantation At Princeville #511 1,153 #511 2/2.0

SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
193251 T S 1 4-5-4-15-21-25 FS $499,000 Sandpiper Village I #125 1,042 #125 2/2.0
SOLD 5/23/2007 for $499,000 (1031) DOM 1
169795 T S 416 4-5-4-12-10-34 FS $700,000 Emmalani Court #512 1,192 #512 2/2.0
SOLD 5/15/2007 for $700,000 (CNV) DOM 416
174737 T S 407 4-5-4-6-1-36 FS $799,000 Villas Of Kamalii #36 1,800 #36 3/3.0
SOLD 5/25/2007 for $799,000 (CNV) DOM 407

PRICE CHANGES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
192351 T A 84 4-5-4-5-3-3 FS $455,000+ Princeville Paniolo #103 1,058 #103 1/2.0
190666 T A 116 4-5-4-11-3-95 FS $525,000- Hanalei Bay Resort #P13 867 #P13 1/2.0
190632 T A 117 4-5-4-15-21-34 FS $550,000- Sandpiper Village I #134 1,042 #134 2/2.0
190979 T A 111 4-5-4-5-39-100 FS $629,000- Cliffs At Princeville #4206 917 #4206 1/2.0
193033 T A 72 4-5-4-5-23-3 FS $798,000- Plantation At Princeville #121 1,318 #121 3/3.0
191649 T A 100 4-5-4-5-24-40 FS $829,000- Nihilani At Princeville Resort #14A 1,800 #14A 3/2.5
193433 T A 53 4-5-4-12-9-15 FS $849,000- Pali Ke Kua Iii #136 1,100 #136 2/2.0
179830 T A 345 4-5-4-5-16-34 FS $995,000- Alii Kai At Hanalei #4302 1,086 #4302 2/2.0
188034 T A 169 4-5-4-11-3-13 FS $1,399,000- Hanalei Bay Resort #C15 1,705 #C15 3/3.0

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

Just for the sake of comparison, here are the Plantation units remaining on the market:

Copyright 5/27/2007 by Hawaii Information Service

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
182792 T A 281 4-5-4-5-23-50 FS $629,000 Plantation At Princeville #1312 1,153 #1312 2/2.0
183283 T A 286 4-5-4-5-23-66 FS $629,000 Plantation At Princeville #1712 1,153 #1712 2/2.0
195533 T A 20 4-5-4-5-23-58 FS $638,000 Plantation At Princeville #1512 1,153 #1512 2/2.0
188004 T A 145 4-5-4-5-23-54 FS $665,000 Plantation At Princeville #1412 1,153 #1412 2/2.0
193699 T A 51 4-5-4-5-23-62 FS $667,900 Plantation At Princeville #1612 1,153 #1612 2/2.0
184581 T A 243 4-5-4-5-23-34 FS $679,000 Plantation At Princeville #912 1,153 #912 2/2.0
183699 T A 268 4-5-4-5-23-25 FS $695,000 Plantation At Princeville #711 1,153 #711 2/2.0
194769 T A 31 4-5-4-5-23-12 FS $725,000 Plantation At Princeville #322 1,318 #322 3/3.0
194753 T A 34 4-5-4-5-23-27 FS $759,000 Plantation At Princeville #721 1,318 #721 3/3.0
193033 T A 72 4-5-4-5-23-3 FS $798,000 Plantation At Princeville #121 1,318 #121 3/3.0

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

I hope you are enjoying reading my blog as much as I am enjoying writing it. Unfortunately, my time has been diverted from this endeavor due to work required on my new website, which will soon link to this page enabling you to search the entire Kauai MLS. Please bear with me as I continue working on my site as I am very eager to get back to work on my blog.

Any and all feedback is appreciated. I am here to write this for your benefit but without your input, you’ll find yourself at my mercy in the choice of topics. Have a wonderful warm Memorial Day. I’m hoping to work on my suntan a bit.

Aloha,

Elaine Schaefer

Princeville condo update for the week of May 13 to 19

Aloha,

Two Mauna Kai units came on the market this week, both with 3 beds / 2 baths and both priced at $639,000. A Cliffs fractional also came back onto the market at $150,000. This is a 8 week rotating fractional with the timeslot for 2007 of July 17 – September 11, 2007 and for 2008 it is May 6, 2008 – July 1, 2008. It was nice to see some movement with 4 units going into escrow along with one fractional ownership. Three properties closed, two of which were the presale Kai’ulani. As usual, there were several price reductions. Here is your update:

Copyright 5/20/2007 by Hawaii Information Service

NEW LISTINGS
MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
194364 SH A 2 4-5-4-5-39-80 FS $150,000 Cliffs At Princeville #3304 1,137 #3304 2/2.0
195626 T A 6 4-5-4-5-30-11 FS $639,000 Princeville Mauna Kai #F21 1,478 ##19 3/2.0
195846 T A 6 4-5-4-5-30-20 FS $639,000 Princeville Mauna Kai #D302 1,488 #D302 3/2.0
194159 T A 1 4-5-4-12-3-12 FS $995,000 Hanalei Bay Villas #12 1,248 #12 3/2.5

CONTINGENT SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
178508 T C 361 4-5-3-11-1-23 FS $998,000 Villas On The Prince #23 1,765 #9-23 3/2.5
193248 SH C 170 4-5-4-12-10-6 FS $449,500 Emmalani Court #214 1,192 #214 2/2.0
188890 T C 146 4-5-4-5-23-17 FS $595,000 Plantation At Princeville #511 1,153 #511 2/2.0
188069 T C 61 4-5-4-12-10-6 FS $799,000 Emmalani Court #214 1,192 #214 2/2.0
189633 T C 125 4-5-4-11-3-1 FS $1,695,000 Hanalei Bay Resort #A11 1,705 #A11 3/3.0

SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
151418 T S 0 4-5-3-6-22-38 FS $2,300,000 Kaiulani Of Princeville #38 3,327 #38 3/3.5
SOLD 5/15/2007 for $2,340,420 (CNV) DOM 0
151420 T S 0 4-5-3-6-22-37 FS $2,600,000 Kaiulani Of Princeville #37 3,406 #37 3/3.5
SOLD 5/16/2007 for $2,627,580 (CNV) DOM 0
169351 T S 472 4-5-4-5-3-1 FS $519,000 Princeville Paniolo #101 1,058 #101 1/2.0
SOLD 5/14/2007 for $485,000 (CNV) DOM 472

EXPIRED

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
178138 T X 365 4-5-4-12-10-17 FS $780,000 Emmalani Court #315 1,456 #315 2/2.0
179558 T X 189 4-5-4-12-8-5 FS $1,200,000 Pali Ke Kua Ii #119 763 #119 1/1.0

WITHDRAWN

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
182406 T W 286 4-5-4-11-3-51 FS $1,750,000 Hanalei Bay Resort #J13 1,324 #7105 2/2.0

PRICE CHANGES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
194364 SH A 2 4-5-4-5-39-80 FS $150,000- Cliffs At Princeville #3304 1,137 #3304 2/2.0
194100 SH A 287 4-5-4-11-3-51 FS $295,000- Hanalei Bay Resort #J13 1,324 #J13 2/2.0
194099 SH A 287 4-5-4-11-3-51 FS $295,000- Hanalei Bay Resort #J13 1,324 #J13 2/2.0
194086 SH A 287 4-5-4-11-3-51 FS $295,000- Hanalei Bay Resort #J13 1,324 #J13 2/2.0
194101 SH A 287 4-5-4-11-3-51 FS $350,000- Hanalei Bay Resort #J13 1,324 #J13 2/2.0
195595 T A 10 4-5-4-5-27-8 FS $465,000- Hale Honu #4B 866 #4B 2/1.0
188004 T A 138 4-5-4-5-23-54 FS $665,000- Plantation At Princeville #1412 1,153 #1412 2/2.0
191680 T A 66 4-5-4-5-13-28 FS $699,000- Kamahana #28 1,145 #28 2/2.0

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 still many great buys, not only in Princeville condos but condos throughout the Island as well as homes. Any questions, you know who to ask. Have a great week..

Aloha,

Elaine Schaefer

Property Inspections : Scope of the inspection

I recently had a client point out to me during our final walk-through that the shut-off valves for the bathroom sink were frozen. The client was concerned since he’d had a property inspection and wondered why the inspector did not “catch this problem.” The answer, while simple is often misunderstood or overlooked, and that is, the Inspector DOES NOT INSPECT EVERYTHING. The primary exclusions are often briefly summarized within the inspection report itself.Unfortunately, most clients see only the details of the inspection itself and fail to notice these exclusions noted in each testing category.

Basically, Inspectors do not inspect items that are hard to reach (i.e. they will not move a large piece of furniture to check an electrical outlet) items that are concealed or are not readily accessible, move or lift floor coverings, ceiling panels or window coverings or perform any test or procedure that could damage the item being evaluated. The case of the frozen shutoff values is a good example of the last situation. If the inspector checks the values and causes them to start leaking in the process then it is his expense to repair them.

If your inspector is affiliated with a professional organization, check the “Standard of Practice” found on the organization website to clearly understand what is checked, how it is tested, and what the exclusions are. You can go to www.ashi.org or www.nachi.org (to name just a few of the many professional organizations) to view their Standard of Practice.

Can a home fail a property inspection? The simple answer is NO. A professional home inspection is an examination of the current condition of a house. It is not an appraisal, which determines market value. It is not a municipal inspection, which verifies local code compliance. A home inspector, therefore, will not pass or fail a house, but rather describe its physical condition and indicate what components and systems may need major repair or replacement. Please place the emphasis on “major repair or replacement.”

No house is perfect and most homes are in need of some repair, however minor, usually due by normal wear and tear. If the inspector identifies problems, it doesn’t mean you should or shouldn’t buy the house, only that you will know in advance what to expect. If major problems are found, a seller may agree to make repairs.

Some Sellers obtain a property inspection in advance of listing giving them the opportunity to make repairs that will put the house in better selling condition. Having a property inspection available at the time of a showing often alleviates the buyer’s concerns about the property condition and can make for a smoother escrow.

Whether you are a buyer or a seller, be aware of the scope of the inspection. For inspection of the components not addressed by your inspector, you may wish to call in a professional in that area, i.e. a plumber or an electrician, if there are areas of concern.

Princeville condo update for the week of May 6 to 12

Aloha,

This week we saw 5 units go into escrow, 2 come back on the market, 1 closing (sale) and 8 price changes, all reductions except for 1 increase. There are 9 new listings, one of which, Cliffs 7202 at $595 is an ocean view unit considerably less than other ocean view Cliffs units on the market, indicating this seller wants to move the unit NOW.  It has a great ocean view from the second floor with cooling trades throughout the year.  These are the other Cliffs units on the market:

Copyright 5/13/2007 by Hawaii Information Service

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
178630 T A 346 4-5-4-5-39-72 FS $435,000 Cliffs At Princeville #3204 917 #3204 1/2.0
194312 T A 27 4-5-4-5-39-68 FS $459,000 Cliffs At Princeville #3108 963 #3108 1/2.0
195791 T A 2 4-5-4-5-39-160 FS $599,000 Cliffs At Princeville #7202 917 #7202 1/2.0
184227 T A 191 4-5-4-5-39-107 FS $635,000 Cliffs At Princeville #4303 1,137 #4303 2/2.0
185461 T A 221 4-5-4-5-39-96 FS $639,000 Cliffs At Princeville #4202 917 #4202 1/2.0
190979 T A 97 4-5-4-5-39-100 FS $649,000 Cliffs At Princeville #4206 917 #4206 1/2.0
188728 T A 125 4-5-4-5-39-55 FS $649,500 Cliffs At Princeville #2305 1,137 #2305 2/2.0
188360 T A 155 4-5-4-5-39-123 FS $655,000 Cliffs At Princeville #5201 963 #5201 1/2.0
183879 T A 255 4-5-4-5-39-163 FS $799,000 Cliffs At Princeville #7205 917 #7205 1/2.0

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

Buildings 4 and 5 sit futher back from the ocean than building 7 and unit 7205 is the second unit in from the other end of building 7 and has the same ocean views. 

The other great buy is the lowest priced 3 bedroom condo on the North Shore, Hale Honu 10B which is priced at $475. This unit is less than the other Hale Honu that came on the market this week which is a 2 bedroom for $495. The next least expensive 3 bedroom is a Sandpiper unit at $495. Hale Honu units are built duplex style with only 2 units per building. Cliffs and Hale Honu are the good buys this week!  Here are this weeks changes:

Copyright 5/13/2007 by Hawaii Information Service

NEW LISTINGS

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
195591 T A 5 4-5-4-5-27-20 FS $475,000 Hale Honu #10B 1,085 #10B 3/1.5
195595 T A 3 4-5-4-5-27-8 FS $495,000 Hale Honu #4B 866 #4B 2/1.0
195791 T A 2 4-5-4-5-39-160 FS $599,000 Cliffs At Princeville #7202 917 #7202 1/2.0
195533 T A 6 4-5-4-5-23-58 FS $638,000 Plantation At Princeville #1512 1,153 #1512 2/2.0
195525 T A 3 4-5-4-11-3-90 FS $789,000 Hanalei Bay Resort #N34 867 #1537-8 1/2.0
195558 T A 2 4-5-4-5-24-48 FS $839,000 Nihilani At Princeville Resort #16C 1,972 #16C 3/3.0
194971 T A 4 4-5-4-12-10-13 FS $839,000 Emmalani Court #311 1,456 #311 2/2.0
195584 T A 4 4-5-4-6-1-44 FS $859,000 Villas Of Kamalii #44 1,825 #44 3/3.0
194640 T A 3 4-5-4-12-9-27 FS $1,100,000 Pali Ke Kua Iii #237 1,135 #237 2/2.0

BACK ON THE MARKET

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
184227 T A 191 4-5-4-5-39-107 FS $635,000 Cliffs At Princeville #4303 1,137 #4303 2/2.0
188069 T A 54 4-5-4-12-10-6 FS $799,000 Emmalani Court #214 1,192 #214 2/2.0

CONTINGENT SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
188023 T C 163 4-5-4-5-39-74 FS $480,000 Cliffs At Princeville #3206 917 #3206 1/2.0
192121 T C 74 4-5-4-5-23-5 FS $629,000 Plantation At Princeville #211 1,153 #211 2/2.0
174737 T C 411 4-5-4-6-1-36 FS $799,000 Villas Of Kamalii #36 1,800 #36 3/3.0
191642 T C 86 4-5-4-12-10-9 FS $839,900 Emmalani Court #222 1,192 #222 2/2.0
189633 T C 118 4-5-4-11-3-1 FS $1,695,000 Hanalei Bay Resort #A11 1,705 #A11 3/3.0

SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
192714 T S 28 4-5-4-5-12-29 FS $825,000 Sealodge Ii #J2 560 #J2 1/1.0
SOLD 5/8/2007 for $762,000 (CNV) DOM 28

PRICE CHANGES
>
MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
178630 T A 346 4-5-4-5-39-72 FS $435,000- Cliffs At Princeville #3204 917 #3204 1/2.0
191813 T A 82 4-5-4-5-18-21 FS $579,000- Puamana #6B 1,732 #6B 3/2.0
182792 T A 267 4-5-4-5-23-50 FS $629,000- Plantation At Princeville #1312 1,153 #1312 2/2.0
183283 T A 272 4-5-4-5-23-66 FS $629,000- Plantation At Princeville #1712 1,153 #1712 2/2.0
193209 T A 52 4-5-4-5-7-11 FS $679,500+ Princeville Sealodge #B3 570 #B3 1/1.0
188662 T A 144 4-5-4-12-10-23 FS $799,000- Emmalani Court #411 1,456 #411 2/2.0
188655 T A 144 4-5-4-6-1-2 FS $979,000- Villas Of Kamalii #2 1,766 #2 3/3.0
193435 T A 44 4-5-4-6-1-1 FS $997,000- Villas Of Kamalii #1 1,761 #1 3/3.0

(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, don’t hesitate to call or email.  Happy Mother’s Day!

Aloha,
Elaine Schaefer 

Property Inspections: Choosing an inspector

The section of the Hawaii purchase contract that concerns property inspections is section J-1 entitled “Inspection, Maintenance, and Warranties.” This section is a contingency which gives the buyer a specific number of days to conduct various inspections and / or research (permits, zoning etc) at the end of which the contingency is either removed with the sale moving forward or the buyer may opt to cancel the contract without penalty. (You will owe for the cost of the inspection which is typically deduced from your earnest money deposit prior to cancellation and return of your funds.)

It is strongly recommended that you hire a professional inspector familiar with Hawaii construction standards and problems associated with a tropical climate. The inspection cost is usually paid out of escrow and will run approximately $200 for a 1 bedroom condo and go up based on square footage and number of bedrooms in the property. It’s money well spent.

Contrary to what some buyers think, inspectors are not regulated or licensed by the State of Hawaii, therefore it is important to do your due diligence in choosing your inspector. Most real estate agents will provide a list of inspectors or you can find a list in the yellow pages or online.

How do you become an inspector? Some inspectors start out as general contractors while others obtain their education from the various professional schools offering training in the field. If an inspector says he is licensed or certified, find out what type of license it is and who provided the certification. TWo national organizations offer education and certification programs for home inspectors — the American Society of Home Inspectors (www.ashi.org) and the International Association of Certified Home inspectors (www.nachi.org). There used to be a third organization, the National Association of Home Inspectors, but the organization shut down in 2016 (link to https://www.furnacecompare.com/what-happened-to-nahi.html)”
Each organization’s Web site offers standards of practice and a code of ethics for its affiliated inspectors, and each allows you to search its database for a certified inspector. These are just a few of the many reputable associations providing education and certification.

To become an association affiliate, the inspector must pass a test to gain their certification. To maintain good standing as a member, continuing education is mandatory. If inspectors want to carry errors and omissions insurance, their carrier will require that they belong to an approved professional organization. Asking if they have e & o insurance and continuing education are good questions to ask you inspector, along with their level of experience, their professional affiliation, where they received their inspection training, and how many inspection they have conducted.

All legitimate inspectors welcome calls from potential buyers with questions as to their qualifications and scope of their inspection, which is the topic for my next blog. Stay tuned….

Aloha

Elaine Schaefer

Hale Honu Condominiums – A colorful history

Few condos in Princeville have as colorful a history as Hale Honu, located on Hanalei Plantation Road, which defines the boundary of Princeville Community Association controlled land. Those of you who have entered Princeville by turning off the main highway at the Police Station drove right past the Hale Honu complex. If you have departed from the Makai golf course heading Mauka (mountain side) for the main highway, again- you went past Hale Honu.

Hale Honu was originally created as Princeville Staff Housing back in 1971. In 1984 the units were converted to fee simple condos and made available to the general buying public. The units were extensively damaged by Iniki in 1992, but most continued to be occupied for about 2 years after the hurricane, as the insurance claim was processed. The replacement buildings were designed to a much higher standard than the original and feature all steel framing, T111 siding and composition shingle roof in place of the old shake roof. I distinctly remember driving past these units post Iniki and seeing the steel framing. They were certainly ahead of their time. The new buildings were completed in 1995 and reoccupied in early 1996. Even today if you look at the tax information for this unit, the roof shows at “shake” with a construction date of 1971.

Most residents of Hale Honu are long term residents, both resident owners and long term rentals. With only 10 duplex type buildings on over 3 acres, Hale Honu is one of the lowest density complexes in Princeville. The duplex configuration gives the complex the feel of a single family residence as opposed to that of a more typical condo complex.

Hale Honu’s location is unique among the choices to live in Princeville. It’s only a block to the local Fire, Paramedic, and Police Station, then another block to Princeville Shopping Center where you can buy groceries at Foodland, dine out at CJ’s or Paradise Grill or enjoy some great shopping. Both are easy walks. Across from Hale Honu are 14 estate lots of approximately 2-3 acres each that have recently sold or listed from $1 million to $3 million each. Some fabulous homes are going up on these lots.

Each night at 9 PM, the Hanalei Plantation Road gate into Princeville is locked which dramatically lowers traffic through this area making it very quiet.  Lushly landscaped, Hale Honu is a great place to invest, retire or purchase as your first “home.”

At present, there is only one Hale Honu listed which is a 3 bedroom, 1.5 bath with apprx. 1085 sqft of living space for $475,000. This is the least expensive 3 bedroom condo on the North Shore. There is also a unit that is being offered as a fractional. Here is a list of both the whole ownership and the fractional:

 hale-honus-on-the-market-as-of-5-9-07.xls 

For information on the fractional or whole ownership Hale Honu or any of the other units, please do not hesitate to contact me. Here are a few pictures of Hale Honu 10B to pique your interest-

This is the exterior of 10B. The entire complex has mature landscaping:

walkway-back-to-your-lanai-2.jpg
Here is the entry lanai-there is also a very private back lanai:

entry-lanai.jpg

Good sized upstairs bedroom.  All bedrooms are upstairs for privacy:

bedroom.jpg

This is the view from the livingroom looking out to the lanai:

entry.jpg

If you want more pictures of this unit or the fractional unit please let me know.  In the meantime, enjoy the cooling breezes and warm sun!

Aloha,

Elaine Schaefer

What is a typical paradise morning?

What is it really like living here? Let me describe the beginning of an average day for me. It is Monday morning- the sky has not yet come to life at 6 AM but I can see the sun announcing its impending arrival over the horizon. Judging from the relatively few clouds in the sky, it promises to be a beautiful day. The breeze is blowing softly as I head out on foot for the RE/MAX office at the Princeville center with a stop enroute at one of my listings.

As I walk down the road, a friend greets me who is out power-walking with her neighbor. If you like anonymity; a small Island is not the place to remain incognito. You can count on being recognized and greeted even after just a few days of living here. The occasional cars on the road are outnumbered by the walkers and joggers enjoying the early morning.

As I walk up to the Princeville center on the walk / jog path that borders the golf course, I can’t help but smile as I look over at the mountains. The sun is hitting low, emphasizing every valley and crevice that runs along the ridge. You could take a picture of the same spot on the mountains every day and every day the picture would be different and unique. Don’t believe me? Come see for yourself.

I say hello to a neighbor out for her daily walk as I approach the Princeville center. It’s now about 6:45. The fragrance of coffee permeates the air as the Spinner coffee shop located at the courtyard entrance prepares for their steady stream of daily customers. The only real disruption to the softness of the morning are the delivery trucks as they head over to Foodland.

I take care of my business in the office and head back home. It’s now almost 7 AM. More cars are on the road heading for work. The bus carrying the Unlimited Construction Crew turns down Wyllie Road to deposit its occupants at the Starwood timeshare resort currently under construction. When this project is completed, there will be timeshare, a small restaurant and I believe a spa. This development is located on acreage which had afforded many Puamana condo owners a view of the ocean. No more. Any views to be had now will be seen between timeshare buildings.

Construction on Kauai is so robust that some companies, like “Unlimited” bring their crews in from the mainland. While there are many fine construction workers on Kauai, some value a good surf day above a day on the job. I’ve heard that some Contractors shun hiring those who show up with surfboards on their vehicles. Since I’m not a surfer, I don’t know the value of a “good surf day” but I’m told it’s awesome.

I finally get back home to the Cliffs condos and decide to stroll out on the bluff to see the ocean. It’s always fun to see the visitors lounging in the ocean bluff chairs, often looking at nothing more than water itself. Most don’t seem to care if they see whales or not, they enjoy the majesty of the ocean just as much.

Since the Cliffs complex is both timeshare and whole ownership, there are always guests out marveling at what can easily be taken for granted, it is so abundant. They constantly remind me of the amazing place in which we live. I watch them pick up the fallen Plumeria blossoms surprised at how fragrant they are. Blue sky, bright sun, gentle breezes, peaceful ocean, what’s not to like….It’s a beautiful day. Time to go in and get some work done. That’s the start of my day………. It could be the start of yours too….

Aloha Elaine Schaefer

Princeville Condo overview for the week of April 29 to May 6

Compared to the number of condos on the market in Princeville, it was a relatively quiet week. Two new units came on the market, two went into escrow, three closed, one of which was a presale of a new Nihilani unit from the developer, and there were several price changes, both up and down. Here is the activity:

Copyright 5/6/2007 by Hawaii Information Service

NEW LISTINGS

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
194901 T A 6 4-5-4-5-24-85 FS $869,000 Nihilani At Princeville Resort #29A 1,874 #29A 3/2.5

194565 T A 6 4-5-4-5-16-37 FS $879,000 Alii Kai At Hanalei #5101 1,086 #5-101 2/2.0

BACK ON THE MARKET

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
188069 T A 47 4-5-4-12-10-6 FS $799,000 Emmalani Court #214 1,192 #214 2/2.0

CONTINGENT SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
193039 T C 40 4-5-4-5-23-53 FS $588,000 Plantation At Princeville #1411 1,153 #1411 2/2.0

180015 T C 318 4-5-4-5-4-18 FS $695,000 Ka’eo Kai Ph I #8B 1,498 #8B 3/3.0

SALES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
195355 T S 0 4-5-4-5-24-16 FS $750,000 Nihilani At Princeville Resort #6A 1,874 #6A 3/2.5
SOLD 2/12/2007 for $750,000 (CNV) DOM 0

187772 T S 10 4-5-4-12-3-26 FS $890,000 Hanalei Bay Villas #26 1,248 #26 2/2.0
SOLD 5/2/2007 for $860,000 (CNV) DOM 10

190225 T S 43 4-5-4-12-10-3 FS $930,000 Emmalani Court #211 1,456 #211 2/2.0
SOLD 5/4/2007 for $900,000 (CNV) DOM 43

PRICE CHANGES

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
179543 SH A 303 4-5-4-15-21-28 FS $390,000+ Sandpiper Village I #128 1,042 #128 2/2.0

184581 T A 222 4-5-4-5-23-34 FS $679,000+ Plantation At Princeville #912 1,153 #912 2/2.0

186775 T A 170 4-5-4-5-24-58 FS $885,000+ Nihilani At Princeville Resort #20A 1,874 #20A 3/2.5

191939 T A 69 4-5-4-6-1-45 FS $954,000- Villas Of Kamalii #45 1,825 #45 3/3.0

193436 T A 36 4-5-4-12-11-1 FS $1,449,000- Puu Poa #101 1,359 #101 2/2.0

The Nihilani that just came on the market, unit 29A for $869 is a resale. Most all of the developer units were sold prior to construction although there are some units still available from the developer in the final release. Unfortunately, these units are priced close or equal to the resale units since developer’s pricing goes up with each release. When Nihilani was first released you were lucky to get in on the ground floor at pricing that was quite bit less. Right now there are 9 Nihilani units on the market starting at $630 (which is less than what the seller paid for it…) up to $929,500.

It’s great to see some movement in the condos as there are ONE HUNDRED AND THIRTY SEVEN (137!!!) condos currently offered for sale. If you have questions on any of these units or any of the condo complexes, please email your questions.

That’s enough for the real estate today. I was absolutely gorgeous with strong trades and bright blue skis. Most headed out for the beach or the pool judging from the many burned legs and arms I saw while at Foodland tonight. Have a great week and stay tuned for your next update…..

Aloha Elaine