🌴Market Pūle - October 2025

Single-Family Homes (SFH)

• Median price continues to rise, now at $1.16M (+5.7%).

• Homes are selling slower — 26 days on market vs. 16 days last year.

• Higher-end activity is growing:

  • Sales $1.9M+ increased 38.7% (43 sales vs. 31).

  • About 70% of these closed below the original asking price.

• Only 25% of SFH sold above list price (down from 31%).

  Inventory

  • New SFH listings up 3.7%, with a big jump in $2M+ listings (+74%).

  • Active inventory up 4.6%, with Hawai‘i Kai (+51.7%) and Kāneʻohe (+20.3%) seeing the biggest increases.

Condominiums

• Condo sales climbed to 443, up 9.4% year over year.

• Median sales price increased slightly to $535,000 (+1.9%).

• Properties took 44 days to sell — up from 26 days last year.

• Growth on both ends of the market:

  • Under $299K: sales up 50%

  • $700K+ condos: sales up 21%

• Only 10% of condo sales closed above the original list price (down from 17%).

  Inventory

  • New condo listings increased 7.4%.

  • Strongest inventory growth in:

    • Makakilo: +186.7%

    • Waipahu: +100%

    • Metro & Hawai‘i Kai also gained

What Buyers Should Know

• More choices on the market—especially higher-end homes and East Oʻahu neighborhoods.

• Slower pace = more negotiating room.

• Still competitive at lower price points, especially in the condo market.

What Sellers Should Know

• Prices are holding strong, but fewer homes are selling above asking.

• Proper pricing is key — buyers are more cautious even with lower mortgage rates.

• High-end sellers now face more competition due to increased inventory.

Featured Listing

This one‑bedroom, one‑bathroom condo with one assigned parking stall is an opportunity for a buyer to secure a lower interest rate and a lower cash requirement through a VA loan assumption.

• Assumed Loan Payment: $1,599.67 PITI (Principal, Interest, Taxes, Insurance)

• Conventional Loan Payment: Approximately $2,300–$2,400 PITI at today’s market rates.

• Cash Requirement: Buyer must bring approximately $20,000 to closing to cover the difference between the purchase price and the assumed loan balance — compared to nearly $60,000 required for a conventional loan with 20% down.

• Long‑Term Benefit: Over 30 years, the lower interest rate could save the buyer hundreds of thousands of dollars in interest.

⚠️ Things to Keep in Mind

• Risk/Consideration: Loan assumptions require lender approval, and not all buyers may qualify.

• VA Eligibility: VA loans also require the buyer to be VA‑eligible if the seller wants their entitlement restored.

Bottom line: This listing isn’t just about the property — it’s about the financing advantage. For the right buyer, assuming this VA loan means locking in a 3.25% interest rate and enjoying significant monthly and long‑term savings.

This is not my personal listing. I’m sharing this opportunity for informational and educational purposes only. Ready to chat about your real estate goals? Reply to this email. 

The “A-PEELE-ING” Edge

Why does owning a rental in O‘ahu feel harder lately?

Because we’ve gone from running the only lemonade stand in town to fighting for customers on a crowded street. Why the change, and how to adapt?

Don’t get caught off guard by the market shift— 5 tips for housing providers »»» [Read the full article here]

Reflection: Gratitude, Grace, and True Happiness

Today’s service at church was a reminder of the power of gratitude and what God’s grace truly means. As I continue listening to audiobooks and watching different channels, I notice the same theme keeps coming up: being grateful for your current situation.

Gratitude has a way of transforming our perspective. When we choose to be thankful, even in challenges, it shifts our mindset toward joy. In fact, gratitude often turns into happiness — not because circumstances change, but because our hearts do.

So what is the truth of happiness? It’s amazing to realize that much of it comes from our own mind power. We can decide whether to focus on what’s missing or to embrace what’s already here.

🍂 Happy Thanksgiving to you and your loved ones — may gratitude bring you joy today and every day.

Stay Inspired,

Discovery Call

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