Oahu's market remains competitive with limited inventory driving steady appreciation. Median home prices vary significantly by area—from $650K in parts of Ewa Beach to $2M+ in Kahala. Current conditions favor prepared buyers with strong pre-approval and flexible terms.

Fee simple means you own both the land and structure permanently. Leasehold means you own the structure but lease the land (common in Hawaii). Leasehold properties are typically 30-50% less expensive but have monthly lease rent and potential future complications when leases expire.

Plan for 2-3% in closing costs, plus immediate expenses: property taxes (0.28% annually), insurance ($1,200-$3,000+ yearly), HOA fees ($200-$800+ monthly), and potential termite treatment ($1,500-$5,000). First-year total additional costs often reach $15,000-$25,000.

West Oahu (Kapolei, Ewa Beach) offers newer construction and affordability. Central Oahu (Mililani, Pearl City) provides good schools and commuter access. East Honolulu commands premium prices but offers luxury and proximity to beaches and downtown. Windward side offers laid back living and some of the most expensive property prices but great investments

HOA fees range from $200-$800+ monthly, covering exterior maintenance, insurance, amenities, and reserves. High-rise condos typically have higher fees ($500-$1000+) but include more services like security, pool, and common area utilities.

Work with lenders experienced in Hawaii's unique market. Expect stricter debt-to-income ratios (often 43% max), higher down payments (10-20%), and longer processing times. Military buyers can leverage VA loans with $0 down.

Termite inspections are mandatory and cost $200-$400. Treatment ranges from $1,500-$5,000+ depending on infestation severity. Always budget for potential termite work and negotiate responsibility in your purchase contract.

Oahu property taxes average 0.28% of assessed value annually—among the lowest in the nation. However, properties are reassessed regularly, and values have increased significantly. Owner-occupants receive beneficial homeowner exemptions.

No restrictions exist for foreign buyers on most properties. However, some new developments or specific buildings may have owner-occupancy requirements. Foreign buyers should expect additional documentation requirements and tax implications.

Oahu offers strong rental demand and appreciation potential but consider: higher property taxes for non-owner-occupied properties and management complexities. Cash flowing is not that great but where you make up is in the appreciation of values. Vacation rentals face increasing restrictions in many areas.

Typical timeline is 30-45 days from accepted offer to closing. Factor in additional time for: getting offer accepted in competitive market (weeks to months), inspections, appraisals, and potential delays due to Hawaii's unique title and documentation requirements.

Unlike mainland markets, many Hawaii homes include appliances, window AC units, and sometimes furniture. Clarify inclusions/exclusions in your offer. Solar panel lease assignments are common and require special attention.

Oahu's limited land supply and consistent demand historically support long-term appreciation. While market cycles occur, waiting often costs more than buying. Focus on finding the right property for your needs rather than timing the market perfectly.

Rather than "avoid," consider lifestyle preferences: West side has longer commutes but newer homes; some urban Honolulu areas have density and parking challenges; research flood zones, noise (airport proximity), and future development plans affecting any area.

Expect multiple offers on desirable properties. Winning strategies include: strong pre-approval letter, competitive but realistic offers, flexible closing timeline, minimal contingencies, and working with an experienced local agent who understands seller preferences and market nuances.

Your home's value depends on recent comparable sales, current market conditions, property condition, and unique features. Professional CMAs (Comparative Market Analysis) using recent sales within 0.5 miles and 90 days provide the most accurate pricing. Oahu's micro-markets can vary significantly even within neighborhoods.

Focus on high-impact improvements: fresh paint, decluttering, deep cleaning, and landscaping. Address any termite issues immediately. Consider professional staging, especially for vacant properties. Remove personal items and excess furniture to help buyers envision themselves in the space.

Expect 7-10% of sale price in total costs: real estate commission (typically 5-6%), excise tax (0.5%), conveyance tax (0.1-0.25%), title insurance, escrow fees, and potential repairs/credits. On a $1M sale, total costs typically range $70,000-$100,000.

Oahu's market timing depends on inventory levels, interest rates, and seasonal patterns. Spring and fall typically see higher activity. If you're relocating or have lifestyle changes, personal timing often matters more than perfect market timing. Consult recent market data for your specific area.

Well-priced properties in desirable areas typically sell within 30-60 days. Factors affecting timeline: pricing strategy, property condition, location, marketing exposure, and current inventory levels. Overpriced properties can sit for months and eventually sell for less.

In competitive markets, well-priced homes often sell at or above list price. Overpriced properties typically sell for 5-15% below original list price after price reductions. Strategic pricing from the start usually yields better net proceeds than starting high and reducing.

Address safety issues, major functional problems, and termite damage. For cosmetic issues, consider cost vs. return. Sometimes offering credits or pricing accordingly works better than over-improving. Focus on repairs that affect habitability or financing approval.

Review all offers comprehensively—not just price. Consider buyer qualification, down payment, contingencies, closing timeline, and escalation clauses. Work with your agent to structure counter-offers that maximize terms while maintaining backup options.

Expect inspection requests on older homes. You can negotiate repairs, offer credits, or stand firm depending on market conditions and contract terms. Major issues (roof, plumbing, electrical) typically require attention, while minor items are often negotiable.

Leasehold properties face increasing buyer resistance as lease terms shorten. If your lease has less than 30 years remaining, consider selling sooner rather than later. Properties with longer lease terms or fee simple conversion potential have better marketability.

Critical. 90%+ of buyers start online. Professional photography, virtual tours, and comprehensive online presence significantly impact showing requests and sale price. Poor marketing can cost thousands in reduced sale price and extended market time.

Hawaii residents may qualify for capital gains exclusions on primary residences ($250K single/$500K married). Investment properties face capital gains taxes. Consider 1031 exchanges for investment properties. Consult tax professionals for complex situations. If you are from out of state you need to know about HARPTA & FIRPTA. Ask your Realtor.

Legally yes, but consider the complexity: pricing strategy, marketing, negotiations, contracts, disclosure requirements, and Hawaii-specific regulations. FSBO properties often sell for less and take longer. Factor saved commission against potential reduced sale price and time investment.

Quick sales are possible with aggressive pricing, immediate availability for showings, flexible terms, and comprehensive marketing. Consider guaranteed sale programs or investor purchases if timeline is critical, though these typically yield lower net proceeds.

Strategic pricing attracts multiple offers, potentially driving final price above list. Analyze recent sales, current competition, and market absorption rates. Price 2-5% below market value to generate urgency, rather than pricing high and reducing later.