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Moving to Hawaii: Know Your Islands

The gorgeous beaches of Hawaii. (Photo Credit: Ryan Kawailani Ozawa)

Guest Bloggers: Aloha Living

Try as you might, but you can’t drive from Waikiki to check out the volcanic eruption at Kilauea. Hollywood is partially to blame for the widespread impression that all the many wonders of Hawaii can be found on a single island. In fact, there are actually eight major islands (and countless smaller islands and atolls) that make up the Hawaiian Islands.

Each island is very different. Whether you’re trying to decide where to visit on your next island vacation, or looking to buy your first Hawaii property or picking a place to buy a home in Hawaii, here’s a quick guide to islands of Hawaii.

Oahu

The most populated Hawaiian Island is probably the one most people are familiar with, home to the bustling tourist mecca of Waikiki, the historic World War II sites of Pearl Harbor, the world famous surf on the North Shore, and much more. There are over 870,000 people living on Oahu, most living and working in the capital city of Honolulu along the south shore of the island.

For the first-time visitor or home buyer, Oahu is usually your safest bet. On the tourist side, the island offers everything from unspoiled natural beauty to a modest nightlife, from high-end stores to a huge variety of one-of-a-kind boutique shops. You can also strike out on your own, or take advantage of countless organized activities and managed attractions.

When it comes to real estate, Oahu has $80,000 condos, $80 million estates, and truly everything in between. Whether you want to live in a high rise, on the beach, on a mountain ridge or deep in a valley, there’s plenty to choose from. Honolulu real estate offers the widest selection and largest inventory of any island. (As a result, it also has the most Hawaii foreclosures.)

Oahu has the most developed infrastructure, with solid public transportation, fairly ubiquitous Internet connectivity, low unemployment and a wide range of industries (though tourism and the military still dominate). Everything in Hawaii is expensive, but often less expensive in Honolulu, as most things shipped to the state comes through its airport and ports.

You get all the comforts of any American city, but of course, that means Honolulu is also the most crowded, has the worst traffic, and – by sheer math – has the most crime. But don’t panic. In 2010, Forbes magazine still named Honolulu the country’s third safest city.

The Big Island

The largest and youngest Hawaiian Island is the island of Hawaii. Of course, that’s also the name of the state, so most people refer to it as The Big Island. It’s the second most populous island, but that population is spread out over a much larger area. How big is it? All of the other Hawaiian Islands could fit on top of it, with a little room to spare. That’s a lot of Hawaii real estate!

Thanks to all that space, the Big Island offers the widest variety of climates and topographies. There are vast barren deserts, lush tropical rainforests, white sand beaches and snow-capped mountains. (Yes, snow in Hawaii.) Many locals roughly divide the Big Island into East Hawaii and West Hawaii, though of course there’s endless variety in between.

East Hawaii is the green, rainy, slower-paced side of the island. Hilo is the main city, situated on Hilo Bay, and it’s the second largest city in Hawaii. Even so, it feels like a small town. This side of the island is home to Hawaii Volcanoes National Park, perhaps the main attraction on the island. As far as real estate, it offers everything from affordable but empty and remote lots to multi-million dollar ocean-view estates.

West Hawaii is the sunny, dry, resort side of the island. It’s got the blue skies you expect from Hawaii postcards, and is home to several high-end resorts and resort communities. Kailua-Kona is a bustling commercial and tourist town, and further up the coast, huge developments offer a wide range of condos – popular as vacation or investment properties.

Maui

Once considered a runner-up to Oahu, Maui and its many amenities has – in many ways – surpassed the capital city in both appeal and value to both tourists and real estate investors alike. It’s the second largest of the Hawaiian Islands, and has the third largest population.

In terms of visitor attractions, Maui may very well be growing the next Waikiki. There are several resort areas, from Kihei, Wailea and Makena to the south, to Lahaina, Kaanapali and Kapalua to the west. All offer the great escape at moderate to high prices, with gorgeous beaches, and great scenery. The whole island has a lot to offer ocean lovers, shoppers, and sightseers. The infamous road to Hana and the summit of Haleakala are unique ways to get away from it all.

For those that want to call Maui home, the island’s real estate market is strong, with median prices below but easily comparable to those on Oahu. Maui sees as much activity in condos as it does in single family homes, with continuing high-end resort development bumping up property values in many neighborhoods. There is an abundance of vacation rental properties on Maui, even though they are heavily regulated.

Maui also has among the highest numbers of Realtors per capita of any island, let alone any region in the country. With as many as three percent of Maui residents carrying real estate licenses, you’ll either have a lot of options, or a lot of competition.

Kauai

Kauai is the oldest and among the smallest of the main Hawaiian Islands. Essentially a round dot on a map, the island is about 70 miles around, with one main highway wrapping most of the way around (though the Na Pali coast on the northwestern rim of the island is undeveloped).

Home to one of the wettest spots on earth, its lush green landscape is cut with deep valleys and tall waterfalls. Kauai also has some of the longest and widest stretches of white sand beaches in the state. Some of the most dramatic mountain vistas can be found on Kauai, towering over the many small and diverse towns scattered along its rim.

A popular destination for people looking to get away from the typical tourist traps, Kauai is more rural but nonetheless has an economy that relies largely on tourism. Indeed, Kauai has the most pronounced love-hate relationship with development. On one hand, many people are flocking to nab their piece of paradise, mostly in gleaming resort condos along the north ends of the island. On the other, strict regulations and occasional protests often stop construction and commerce in its tracks.

Island real estate on Kauai is always in flux, because there’s so little of it. The most active properties are condos, ranging from modest apartments to luxury oceanfront resorts. Nonetheless there is a healthy range of single-family homes, as well as more than a few multimillion dollar estates.

Molokai

There isn’t a single stoplight on Molokai, and what few businesses there are often close up shop before sunset. With a population of about 7,000 people, it’s just about the most rural main island you can easily visit, and it is often described as the most Hawaiian island as well.

Much of the island is inaccessible, or accessible only by boat, small plane, or donkey. But the island’s largely untouched natural beauty is second to none. As on Kauai, the few permanent residents on Molokai have long resisted large-scale developments, turning away planned resorts and offering instead small hotels, and condo and vacation home rentals.

There isn’t much to do on Molokai, but that’s the point. You can admire the striking sea cliffs and tall waterfalls, or make a pilgrimage to the historic town of Kalaupapa (where Saint Damien tended to the sick). You can go hiking, biking, swimming or sunbathing. But generally the less you do, the happier you’ll probably be.

In terms of real estate, the market is very small, and fairly slow moving. There are usually fewer than 200 active listings at any given time, most clustered at the remote and dry west end of Molokai or along the central south shore. Considering the deliberately slow pace of growth, you probably wouldn’t buy a Molokai property as an investment. And you really shouldn’t consider living there without spending a lot of quality time experiencing the place.

Lanai

Like Molokai, Lanai also boasts of its lack of traffic lights. Its population hovers below 3,000. But Lanai is also the home to two incredibly luxurious world-class resorts.

The island has been privately owned for much of modern history, much of it serving as the world’s largest pineapple plantation for much of the 20th century under James Dole (of the Dole Food Company), and now as a world-class getaway under billionaire David Murdock.

Apart from condos within the resort complexes, most of the properties available for sale on Lanai are single family homes, many in Lanai City. Prices range from a quarter of a million dollars for a modest cottage to nearly three million dollars for a custom oceanview home. There are also luxury homes clustered around the resorts in Koele and Manele.

Niihau

The smallest of the inhabited Hawaiian Islands, Niihau has been wholly owned by the Robinson Family since 1864. Most of its 130 or so residents speak Hawaiian as their first and only language, and very few people outside the family ever get to visit.

Kahoolawe

The smallest of the eight main Hawaiian Islands, Kahoolawe is uninhabited. For more than 50 years, the U.S. military used the island for target practice, hitting it with bombs, missiles, and massive test explosions. In 1994, the U.S. military formally handed control of Kahoolawe back to the state of Hawaii, and modest efforts are now underway to recover and restore what remains of its historic, cultural and natural resources.

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The Celebrity Beat: Relocation.com's Celebrity Real Estate Report

By Serena Norr

What an exciting week in the world of celebrity real estate. The home that Michael Jackson rented before he died was listed on the market for a whopping $28,995,000! With seven bedrooms, a game/media room, a theatre and a pool the new owner will never have to leave the property. Meg Ryan also made an appearance on the Beat for leasing her home for rent. Asking price? A mere $40,000 a month — or what we figure is better spent on two years worth of rent.  Christie Brinkley is also in the news for placing her beachfront home on the market. She is reportedly a huge fan of home improvement projects but cited lack of time to maintain the property as one of the reasons for the listing. We also reported on the foreclosure of Damon Dash’s (co-founder of Roc-A-Feller Records) NYC condos. Dash reportedly fell into the old spending-more-than-what-you-have bit and was unable to pay his $78,504 monthly mortgage payments.

The estate of the late Michael Jackson - Listed for $28,995,000. (Photo Credit: The Real Estalker)

•    Michael Jackson’s Home on the Market for $28,995,000
Yes, those numbers are correct and yes, this is the very home that Michael Jackson rented for $100,000 a month before he passed away in June of 2009 (owner is Hubert Guez, CEO of Ed Hardy).  This Holmby Hills estate (located in Los Angeles) is certainly fit for a King, or maybe just the King of Pop. The list of amenities goes on and on for “French Chateau” such as a wood-paneled den, a library, a modern eat-in kitchen, seven bedrooms, 13 bathrooms, seven garage spaces and 12 fireplaces all of which is situated on 1.26 acres of land. On top of all, the 17,171 square feet home (about $1,689 per square foot) also has a wine cellar, a media room, an art studio, a movie theatre, an indoor bar, a spa and a gym, lush gardens and greenery and an heated outdoor pool. Property listings describe this luxurious and gated abode as a “major achievement in design and proportion, incorporating classic design and impeccable craftsmanship and offering the perfect integration of charm and elegance in a world-class setting.” With that asking price and all that is included we wonder what King or Queen will be the reigning owner of this property.

You too can enjoy Meg Ryan's pool -- Listed for rent at $40,000 a month. (Photo Credit: Zillow.com)

•    Meg Ryan Renting Her Home for $40,000 a Month
Back in October, actress Meg Ryan listed this California home for $14.2 million only to be removed from the property listings a mere two months later. According to Zillow.com, Ryan has now listed her Spanish-style Bel Air home for rent at $40,000 a month. A bit steep for a lease but the world of celebrity real estate follows its own set of rules. And for whoever can afford this agreement will have quite the gorgeous beachfront estate to look after. The spacious home includes six bedrooms, seven bathrooms, four fireplaces and of course stunning views of the ocean. There is also hardwood flooring, open archways, wood-beamed ceilings and a modern kitchen with state-of-the-art appliances. There are no reports as to how long the rental agreement would last.

•    Hip Hop Mogul Damon Dash Losses Home to Foreclosure
Damon Dash, Co-Founder of Roc-A-Feller Records recently lost his TriBeCa condo to a foreclosure. Sold for $5.5 million, Dash reportedly stopped paying his $78,504 in mortgage payments on his two condos — one on Moore Street and the other on Laight Street. (We wonder why one would need two condos in the same neighborhood but perhaps that is a part of the whole celebrity real estate conundrum.)  Dash attempted to sell the Moore Street condo right after the real estate market crashed for $7.9 million and again for $5.75 million in 2009 with no interested buyers. Since he was unable to pay  his loan, Dash was sued twice and finally ordered to put his home through the auction process by the New York Supreme Court. A California-based finance firm, Platinum Capital, purchased the home. His second home (on Laight Street in NYC) went unsold and was taken over by Eastern Savings Bank.

Steve Carell's new home -- Purchased for $6 million. (Photo Credit: The Real Estalker)

•    Steve Carell Buys Home for $6 Million
Steve Carell of “The Office” recently purchased 1.27 acre estate for $6 million dollars. Located in Toluca Lake, California, the 5,126-sqaure-foot home includes six bedrooms, five bathrooms, a pool house and a tennis court. Toluca Lake is home to many celebrity neighbors that Carell can soon mingle with. According to the Real Estalker, Eric McCormack, Markie Post, Swoosie Kurtz, Andy Garcia, Demi Lovato, and Ashley Tisdale all live in Toluca Lake.”

Christine Brinkley's home -- Listed for $15.75 million. (Photo Credit: Luxist.com)

•    Christie Brinkley Lists North Haven Home for Sale
Model/socialite and real estate investor Christie Brinkley recently listed her New Haven home on the market for $15.75 million. Built in the 19th century, the waterfront home not only has gorgeous views of the beach and the surrounding bay but is surrounded on 4.5 acres of land and 327 feet of beachfront. The 5,500-square-foot columned mansion has five-bedrooms, six bathrooms, four fireplaces and an outdoor pool. Brinkley cited busyness and an inability to maintain the property as the reason for the sale. She has an avid interest in home improvement projects stating “love fixing up old houses, but my life is so busy between with my children, launching several new businesses and my philanthropy, I just don’t have time.”

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Relocation.com’s Best Real Estate Blogs in Los Angeles

The Picturesque California Sunset

The Picturesque California Sunset

By Serena Norr

As the second largest city in the United States, and the largest city in California, Los Angeles is renowned as a hub for glamour and entertainment, amazing weather, fine dining, attractions and breathtaking beaches.

This “City of Angels” is also home to some of the most immaculate real estate properties in the world with seaside residences, homes situated in the mountains, über modern architectural wonders and green design concepts. Although these housing options are plentiful, the area was hit pretty hard by the declining housing market, causing market price to plummet and foreclosures throughout the city. However, this area is now starting to see signs of growth with the rebound of home sales. Forbes magazine even named Los Angeles one of the top 10 metro areas in the U.S that is easing from the recession. Good prospects are up ahead and relocation.com is very excited to cover these Los Angeles bloggers who are on the pulse of what’s happening in this (once again) burgeoning real estate market.

As part of the popular Curbed network, the Curbed LA edition covers anything and everything real estate throughout all of the neighborhoods in the City of Lights. This up to the minute blog is certainly on the beat of what is going on in the market through their informative, but fun articles. The site also features breaking real estate news and deals, developments in architecture, home improvement and design concepts and real estates listings, accompanied by gorgeous pictures.You can also find restaurant reviews and everything about LA fashion on its sister sites-Eater LA and Racked LA for the complete LA experience.

Covering the Westside of Los Angeles and Downtown, the Los Angeles Real Estate Blog features the point of view of real estate broker-Keller Williams and his first hand insight of this residential real estate market. Since the blog covers Downtown, most of the listings feature apartments, condos and coops, along with location information (restaurants, area amenities, etc) room features, floor plans, pictures and even YouTube videos that give users an interactive tour. The site also provides informational articles such as green living, analysis of home growth in certain areas and parking in LA with a dead meter.

Crafted by the Valerie Fitzgerald Group, Los Angeles Real Estate Talk covers the market in Beverly Hills, Bel Air, Brentwood, Malibu, Santa Monica and the Westside of Los Angeles. This luxury real estate blog showcases the latest buying and selling trends and listings, as well an a great resource for informational articles about home inspections, construction sites, loans, mortgage rules and tax credits. Buyers and sellers should be sure to check out the blogs resource page, where they can check out a payment calculator, moving checklist, budget calculator, closing costs, and understanding investment, among many other informational (and free!) resources.

The Malibu Real Estate Blog gives users the “low down” on high end real estate from techy/real estate agent, Michael Gardner. Auctions, listings and pictures, sales and real estate developments throughout Malibu are all covered on the site through Gardner’s straightforward tone. He even lists his cell phone number, so that users can call or text him directly with their listing information or any questions.

A Manhattan Beach real estate blog, the Manhattan Beach Confidential lists properties on the market and compares current asking prices to its previous sales, which gives buyers a comprehensive analysis on property values and real estate trends. The reviews also include open house times, location information and a straightforward review of a homes appearance. Recent posting such as: “First, there’s that exterior, with its hard-on-the-eyes adornments. It just doesn’t work” are just some of the brutally honest remarks regularly found on MBC.

Blogger/real estate broker, Irina Netchaev breaks down the real estate market in Pasadena through her site, Pasadena Views. This informational resource covers architecture, home sales, real estate market reports, as well as information about loans and mortgages. Home owners can also list their homes here, or buyers can search through the up-to-date free listing section. The site also features foreclosures, market statistics and profiles on Pasadena’s neighborhoods such as average home price and amount of time a place is listed on the market. The site also has a personal touch with Irina’s real-life stories of the buying/selling market, advice and insider secrets.

Covering Bel Air, Beverly Hills, Brentwood, Los Angeles, Malibu, the Pacific Palisades, Santa Monica and Westwood, the Los Angeles Real Estate Voice provides a neighborhood-by-neighborhood breakdown of real estate listing and housing news. The blog also features these areas through their own profile pages, as well as through lifestyle articles covering local restaurants, where the best schools are and an interactive video section where experts give their opinions on real estate in these markets.

Looks like brighter days are coming for Los Angeles, as the market is showing signs of some real change. Check out some of these blogs to stay up-to-date on current trends, real estate listings and industry news as they happen—we know we will!

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Take Off the Gloves to Compete With Foreclosures

Suzanne Grace is a licensed real estate agent in Thousand Oaks, Calif.

Foreclosures are the bane of any home-seller trying to sell their home. We’ll give you some tips on how to cope if your home is competing with one. 

1. Know Your Enemy Most banks are very eager to sell, so they’re creating an underpriced competitor – you’ll need to be just as aggressive.

First off, find out if your neighborhood has some foreclosed properties, and wait until they are sold before listing your home (if that’s possible).

Second, figure out how to price it. When determining comparisons, appraisers no longer care if the home next to yours sold as a foreclosure — a comp is a comp is a comp! The risk factor when buying a foreclosure is no longer considered as high.

Either way, the buyer will be able to do their due diligence, and they contractually have the time to have inspectors view the property; in the event there is something wrong with the home, making the purchase risky, the buyer can still back out of the deal.

So you need to price competitively with foreclosures. And even then, you might need to go the extra mile. Buyers are very cautious about overpaying. Once you choose the price at which to list your home, keep in mind that you will need some flexibility.

As a real estate agent, I work with the comparables of sold homes to help set the price of your home. However, all it takes is a neighbor to significantly drop their price or for a foreclosure to come on the market and the comparables have now changed.

2. Stay Put Buyers appreciate a home that is well taken care of and loved. A vacant home typically feels cold and empty while one that is still occupied has a warm, cozy feel, attracting more buyers.  This gives you a leg-up over foreclosures – and it’s something to play to the hilt when preparing your home for showing.

3. Keep It Neat Be sure your home is always presentable. With so many foreclosures on the market today, buyers are seeing homes at their worst. If your home is presented in a neat and clean way, it will attract more positive attention – particularly against that cold foreclosed home down the street. 

4. You did what to your home? Homeowners always update, upgrade and remodel their homes according to their own personal taste. It’s easier to sell a home if the decor and paint colors are neutral, allowing the buyer to visualize their own style in the home.

You also have a leg up on foreclosures here – they don’t come with disclosures. If the kitchen was upgraded, there is no way to know when it was done or how – although some cities do require permits for this, there are many others that do not. Keeping updated records, photos, and permits handy for your buyer to review will make them feel much more confident about buying your home.

5. Get real about price Buyers today are also watching the days on market and tend to be much more aggressive in their bargaining and negotiating if a home appears to be sitting for any length of time. Don’t be insulted by a low offer; work with that buyer and see if you can meet them halfway on price and terms.