Hawai‘i’s Eviction Laws Changed — And So Did I: Why I’m Done Shrinking

A change in landlord requirements that you need to know about right now! Creative “Subject‐To” Opportunity in Mililani.

Author

Jennifer Peele
January 25, 2026

🌺 So… How Did We End the Market in 2025?

Oahu’s housing market wrapped up 2025 with a sense of stability. Mortgage rates held steady, affordability continued to shift, and the condo market moved differently than single‑family homes. Buyers enjoyed more options, while sellers navigated a more competitive landscape.

Here’s a simple breakdown of how the year ended — and what December looked like.

Full‑Year 2025 Highlights

Overall Market Performance

  • Combined home + condo sales were up 0.6% year-over-year.

  • Single‑family home sales: up 3.5% (2,890 homes sold).

  • Condo sales: down 1.1% (4,408 condos sold).

Prices

  • Single‑family median price: $1,139,000 (+3.5%).

  • Condo median price: $507,250 (–1.5%).

What This Means Moving Into 2026

  • Buyers are gaining more leverage, especially in the condo market.

  • Sellers need to price strategically and prepare for longer days on market.

  • Inventory trends suggest continued competition in single‑family homes and more breathing room in condos.

The “A-PEELE-ING” Edge

Hawai‘i Landlords: The 5‑Day Eviction Notice Is Officially Dead

If you’re still using the old 5‑Day Notice, your eviction will get thrown out of court. Hawai‘i’s Act 278 just changed the entire eviction timeline — and most landlords don’t realize they’re already out of compliance.

The new law requires:

  • A 10‑Day Notice 

  • Mandatory mediation before filing (Feb 2026–Feb 2028)

  • A strict checklist your notice must include

  • A 20‑day pause if the tenant schedules mediation

Miss any of these steps and the judge won’t even hear your case.

I broke everything down in plain English — including timelines, examples, and a free drafted 10‑Day Notice template you can use.

🔥 Off‑Market Deal: Creative “Subject‑To” Opportunity in Mililani

Every now and then, something different comes in my inbox — and this one came from a local wholesaler. It’s an off‑market condo in Mililani with a 3.75% interest rate, structured as a subject‑to deal.

If you’re not familiar with “subject‑to” investing, here’s the simple version:

The buyer takes over the monthly mortgage payments, but the loan stays in the seller’s name. It’s similar to an assumption, but without the formal transfer of the loan. This structure is legal, and I personally hold investments under this model — but like any creative financing, it requires proper paperwork and an understanding of the risks.

For the right buyer, this can be a powerful way to secure a low interest rate and a lower monthly payment than today’s market typically allows.

Beds/Baths: 3 bed, 2 bath Parking: 2 stalls Total Sq Ft: 1,127 (1,030 interior)

💰 Deal Structure

  • Down payment: $20,000 (includes assignment fee)

  • Closing costs: ~ $5,000

  • Total cash needed: ~ $25,000

  • Purchase price: $490,000 (current loan balance)

  • Interest rate: 3.75%

  • Monthly mortgage payment: $2,461.01

  • Loan balance: ~ $490,000

  • HOA: $1,312/mo

If you’d like more information about this opportunity, let me know — I can send you the full point of contact and additional details for this off‑market offer.

This opportunity is being shared for informational purposes only and should not be considered legal, financial, or investment advice. “Subject‑to” transactions and other creative financing strategies carry risks and require proper documentation and professional guidance.

Why I’m done shrinking!

I’m coming off the high of the recent Tom Ferry event, and honestly, I feel a shift happening. You know those moments where you hear exactly what you needed to hear? That happened to me the other day.

Two big takeaways really hit home, and I wanted to share them with you because I think they apply to everything we do—whether in real estate, fitness, or life.

1. Don’t shrink to please others. I realized that for a long time, I’ve been making myself smaller. Maybe it comes from being told to be "humble" growing up or instinctively taking a backseat to a highly competitive sister. But yesterday, I had a hard realization: Shrinking is actually a lack of accountability.

When I shrink, I lower the expectations for myself. And if I don't expect greatness, I don't have to deliver it. That ends today.

2. Your goals require a different version of you. To scale up, you can't just change your actions; you have to change your mindset. It’s like fitness—if you want to be a bodybuilder, you can't just "try harder." You have to fundamentally change how you eat, how you train, and how you see yourself. The version of you that achieves the goal is different from the version that sets it.

My focus for 2026 is Impact and Leadership. I am dedicating this next chapter to providing deep value, knowledge, and support—not just to my clients, but to the agents within our company……While still making someone’s day!

P.S. Ready to make your own moves in 2026? A new year requires a new strategy. Whether you're thinking of buying, selling, or investing this year, book a 30-minute discovery call. 👉 [Booking link] to grab a spot. Let’s map out your goals!

Stay Inspired,

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