Oahu Buyer Guide 2026Add it to your home screen: tap Share, then Add to Home Screen. Your plan and checklist stay saved on this device.
Your Oahu home, start to keys
Everything you need to buy a home on Oahu. Tap five times and get a plan made just for you.
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I'm Tee, and I'm so happy you're thinking about buying a home here on Oahu.
Buying a home in Hawaii has its own steps and costs. So I made this guide to walk you through it in plain words. My goal is simple. When you are ready, I want you to feel sure of every step.
Wherever you are right now, there's no pressure. I'm here to guide you at your pace, and you're in great hands. I'll make this process smooth, clear and even fun.
I'm cheering you on,Tee
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“Teondra was very attentive and willing to answer any and all questions that we had as first time home buyers. Anytime we wanted to go and visit a house we were able to go within a couple of days. She was very supportive and helped us lay out the pros and cons to each place we saw until we found our first home! Teondra was the best!”
“Working with Teondra Mills was an outstanding experience, especially as an out-of-state and deployed military member. … She provided honest, straightforward feedback on every property and never tried to oversell anything, which I truly appreciated.”
“As first-time homebuyers we had many questions, all of which she answered clearly and confidently. Where Tee truly stood out was after we made our initial offer. She was outstanding at coordinating inspections, bringing in the right contractors, and arranging expert evaluations in the areas where we wanted a closer look.”
“She explained everything clearly, guided me through the whole process, eased my anxiety, and even negotiated seller concessions that covered almost all of my closing costs. … I own a home in HAWAII!”
“From our first call with Teondra, she was incredibly helpful. … She guided us through the purchasing process and we closed on schedule.”
“Tee was incredible and put tons of work into helping us find a realtor for our PCS to the east coast. We really appreciate everything she did to make our move smoother and easier, and she found us an incredible realtor who we love. She is very professional and kind!”
“On top of that, tee took a full day of her time to interview all of the realtors in that area. It saved us SO much time and work … She found us an INCREDIBLE realtor, who we never would have found on our own.”
“Navigating the rental market can be incredibly overwhelming, but Teondra made the entire process feel seamless and manageable. … She is proactive, highly communicative, and always one step ahead, ensuring that every document and deadline was handled perfectly.”
Reviews are quoted word for word from RealSatisfied, checked Oct 29, 2026. Some are shortened, and … shows where. Names are shown as first name and last initial. Ratings are as each site shows them. Every move is different, and past results do not promise future results.
I moved to Hawaii from Ohio, so I know how big this move feels. Here is what I do for every buyer.
Homes here sell fast. So we get your money, your lender and your plan ready first. Then when the right home comes up, we move.
If a home doesn't make sense for you, I will tell you, even if you love it. I once told a buyer not to buy a home with only 12 years left on its lease.
A builder's sales office works for the builder. I work for you. We go through the contract together, so you don't miss a thing.
Video tours when you can't visit. Market updates that fit what you want. I work with your lender, escrow and inspector for you.
Source: Ratings from RealSatisfied and Zillow, checked Oct 29, 2026. Past results do not promise future results.
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Tap a pin on the Explore Oahu map, or take the 5-tap side quiz to find your match.
Condos and houses come with different monthly costs. I'll walk you through them.
Wherever you are right now, there's no pressure. I'm here to guide you at your pace.
Your lender will help you find your numbers.
Your plan stays on this device until you text it to me.
Teondra “Tee” Mills · RS-81936Build your own plan in the interactive guide at plg-buyer-guide-2026.netlify.app.
Six simple steps, and you always know what comes next.
We talk through your goals, your timing and what you're looking for in a home.
I stay close to your loan from start to finish. That way you can feel good about your rate and your monthly payment.
Sent through DocuSign so you can sign from your phone, and I'll walk you through what it means.
I set up your search in the MLS so new listings that fit come straight to your inbox.
My team and I are here EVERY STEP of the way, from the first tour to signing day.
This isn't goodbye. I check in after closing, and I'm always just a message away.
Here is a quick overview of what it takes to buy a home on Oahu.
Pre-approval: a lender checks your money and credit and says how much you can borrow. It shows the seller you are ready to buy. I will introduce you to a local lender I trust. Each lender has different loans and rates, so it is smart to compare a few.
This is the fun part! First we set your budget and your must haves. Then I set up your search and plan your tours. I will work hard to find your dream home.
When we find the one, we write your offer together. I send it to the seller. Then I bargain for the best deal for you.
Once the seller says yes, the clock starts. We do the home inspection, title work, insurance and appraisal. Appraisal: an expert checks what the home is worth for the bank. Your lender and I work side by side.
Escrow: a neutral company holds the money and papers until the sale is done. You send the rest of your money to escrow. We walk the home one last time. Then you get ready to move into your new HOME SWEET HOME.
Homes in Hawaii are sold “as is.” The seller does not have to pay for repairs. There is no promise from the seller after the sale is done. That is why we check the home closely before you buy.
Every closing in Hawaii is a little different. Here's what happens, day by day, once you say yes.
Most close in about 30 days. Some take up to 45.
You and the seller sign the offer, and we're officially in escrow.
Offer accepted. You and the seller sign the offer, and we're officially in escrow.
Documents and earnest money. We send the seller your pre-approval letter and proof of funds. Escrow tells you how to send your earnest money. Always call escrow to check before you wire.
Seller disclosure. The seller gives you a disclosure form, called the SRPDS. The law says they must. It tells you what the seller knows about the home.
Home inspection. Your inspector checks the home from top to bottom. They go over what they found with you. The full report comes by email within 48 hours.
End of inspection period. Earnest money: a good faith deposit that shows you are serious. In Hawaii, you can cancel for any reason during the inspection period. You get your earnest money back in full.
HOA documents. HOA: a homeowners association that sets building rules and collects monthly dues. If the home has one, the seller sends you its rules to read.
Appraisal. If you use a loan, the bank hires an appraiser to check the value. The buyer pays for it.
Survey. For a house or land, the seller usually pays for a survey. It shows where the lot lines are. It also shows if anything crosses them.
Termite inspection. You pick the termite company and the seller pays for the inspection.
Conditional loan approval. Your lender gives you a conditional loan approval, or CLA. We share it with the seller.
Final approval and down payment. About 5 days after the CLA, your loan gets final approval. Then you send the rest of your down payment.
Signing and final walkthrough. You sign your papers with escrow and your lender. We walk the home 1 to 2 days before closing. We make sure it is in the shape you agreed to.
Closing. Escrow records the deed with the state. That takes at least 2 to 3 days after you sign. On closing day we get the call around 9 AM. Keys!
Signing usually happens the week before closing. If you'll be away, just let us know and we'll plan around it.
Typical range. Paid to escrow early on, around Day 2 to 4.
Paid by you, the buyer.
Your lender and escrow give you exact figures.
Honolulu home rate, July 2026 to June 2027. Live there? The first $120,000 of value is not taxed.
| Item | Who pays |
|---|---|
| Home inspection | You, the buyer |
| Termite inspection | The seller (you still choose the company) |
| Appraisal (if you're using a loan) | You, the buyer |
| Survey (single family home or land) | Normally the seller |
| Remaining down payment | You, around Day 30 |
HOA dues often cover sewer, water and much of the building insurance. They keep up shared spaces too.
Many have no HOA. Plan about $150 a month for sewer and water, and about $150 for insurance.
Figures from Tee's Oahu Relocation Guide (Feb 2026) and the City and County of Honolulu Real Property Assessment Division. Estimates only.
Enter your own numbers. Nothing you type leaves this page.
Enter the interest rate your lender quotes you.
Plan for 2 to 3% of the price in closing costs.
Get my real numbersOpen plg-buyer-guide-2026.netlify.app and type in a price, your down payment and your rate. The tool adds up your loan payment, property tax, HOA dues and insurance. It uses $3.50 per $1,000 for tax, after the $120,000 home exemption. It also shows 2 to 3% for closing costs. Prefer to talk it through? Book a strategy call with me and I'll connect you with a trusted local lender.
Estimate only. Not a loan approval, rate quote or offer to lend. Tax uses the Honolulu home rate of $3.50 per $1,000 (July 2026 to June 2027).
A pre-approval is a letter from a lender. It shows how much you may be able to borrow. It helps you shop with a clear budget, and sellers like to see it with your offer.
Buyers often ask me who I like to work with. Ben is the lender I point to first. A short talk with him is an easy way to see where you stand.
Name, title, NMLS number, company, email, website and pre-approval link from Ben's own email signature (Oct 15, 2026). Photo from Ben's email. Check any loan officer on NMLS Consumer Access at nmlsconsumeraccess.org. General information only, not a loan offer.
Ten areas, one island. Take the quick side quiz or tap a pin on the map. You will see real prices, true facts and my honest take.
Five quick taps. There are no wrong answers, just your answers. 0 of 5 answered.
Take the side quiz in the interactive guide at plg-buyer-guide-2026.netlify.app to see your match.
Tap a region to zoom in. Tap a pin to see the price and open its area card. Pinch or drag to move around.
Tap a filter to light up the areas that match.
Town: Kaka'ako, Ala Moana, Waikiki $1,000,000, Downtown, Kalihi, Makiki, Manoa $1,300,000, Kaimuki $1,100,000
East Honolulu: Kahala $2,500,000, Hawaii Kai $1,400,000
Central: Salt Lake $1,200,000, Moanalua, Aiea $1,200,000, Pearl City $1,200,000, Waipahu, Waikele, Mililani $1,100,000, Wahiawa, Royal Kunia $937,000
Leeward and Ewa: Ewa Beach $885,000, Ocean Pointe, Hoakalei, Ho'opili From $469,460, Kapolei $970,000, Makakilo About $1.1M, Ko Olina $1,600,000
West Side: Nanakuli, Waianae $570,000, Makaha
North Shore: Haleiwa $1,400,000, Sunset Beach, Laie, Kahuku
Windward: Kaneohe, Kailua $1,500,000, Waimanalo, Lanikai $3,500,000
New communities: Koa Ridge From the $380s, Ka'ulu by Gentry, Ward Village, Kuilei Place From $833,400, Alia and Kali'u. Plus Ho'opili, Kekainani at Hoakalei and Aria Lane Manoa.
Map drawn for this guide from OpenStreetMap data, © OpenStreetMap contributors, ODbL. Pin spots from OpenStreetMap Nominatim and are approximate. Prices are past medians from my Relocation Guide (Feb 2026) or the builder, as noted. Not an appraisal.
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Living in Kaka'ako
Living in Kaimuki
Inside Ward Village
Manoa in a minute (short)
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Watch on my YouTube channel
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Beachside homes, local shops and cafes in Kailua, and the Kaneohe Bay side under the Ko'olau mountains.
Stationed at K-Bay? I start with Kailua and Kaneohe, close to base and the beach.
Guide prices are median home prices from Tee's Oahu Relocation Guide, Feb 2026, and do not name a home type. Not an appraisal or a price opinion.
A resort area on the west coast. It has a marina, a golf course and calm lagoon beaches. The pace is relaxed, with nice places to eat.
Median price (guide): Ko Olina $1,600,000. Condos: ask me. 5 photos in the online guide.
Oahu's planned second city. It has shops, places to eat, parks and lots of newer homes. Makakilo sits on the hill above.
Median price (guide): Kapolei $970,000; Makakilo About $1.1M. Condos: ask me. Watch: Kapolei: what to know before you move, youtube.com/watch?v=bCvlrNArkP4
Life by the coast, with beach parks and local shops. It is growing. Ocean Pointe and Hoakalei are two of its neighborhoods.
Median price (guide): Ewa Beach $885,000. Condos: ask me. Watch: Ho'opili new construction, the full breakdown (2026), youtube.com/watch?v=5JPQDBjAfg8
Planned neighborhoods in the middle of the island. There are parks and rec centers. It sits right off the H-2. Waipio and Royal Kunia are close by.
Median price (guide): Mililani $1,100,000; Royal Kunia $937,000. Condos: ask me. Watch: Living in Mililani, youtube.com/watch?v=6j3prTxSzIQ
Established neighborhoods near Pearl Harbor and Pearlridge with easy highway access, plus Aiea Heights trails up the ridge.
Median price (guide): Pearl City $1,200,000; Aiea $1,200,000; Salt Lake $1,200,000. Condos: ask me. 4 photos in the online guide.
City living, from high-rise condos in Kaka'ako and Ward Village to the green, cooler streets of Manoa and the shops of Kaimuki.
Median price (guide): Honolulu $1,500,000; Manoa $1,300,000; Kaimuki $1,100,000; Waikiki $1,000,000. Condos: ask me. Watch: Living in Kaka'ako, youtube.com/watch?v=64mfSblQ0Ys
A marina area on the southeast shore. You get ocean and mountain views and homes on the water. Koko Head is right next door.
Median price (guide): Hawaii Kai $1,400,000; Kahala $2,500,000; Hawaii Loa Ridge $3,500,000. Condos: ask me. Watch: What Hawaii Kai costs in 2026 (short), youtube.com/watch?v=H8qudSXt9w4
Beachside homes, local shops and cafes in Kailua, and the Kaneohe Bay side under the Ko'olau mountains.
Median price (guide): Kailua $1,500,000; Lanikai $3,500,000. Condos: ask me. Watch: Where to live on the Windward side (2026), youtube.com/watch?v=YPVpURRZkoM
Historic Haleiwa town with boutiques, galleries and surf culture, and Waimea Bay just up the road.
Median price (guide): Haleiwa $1,400,000. Condos: ask me. 5 photos in the online guide.
Calm coast life with deep local roots. Think beaches, fishing and hikes out toward Ka'ena Point.
Median price (guide): Waianae $570,000. Condos: ask me. 4 photos in the online guide.
Median sale price, Sept 2026. 293 sales, 16 median days on market. HBR / HiCentral MLS.
Median sale price, Sept 2026. 375 sales, 41 median days on market. HBR / HiCentral MLS.
Median home price in Tee's Oahu Relocation Guide, Feb 2026, p.8.
| Area and source | Median price |
|---|---|
| Ko OlinaWest Oahu · Guide p.34 | $1,600,000 |
| KapoleiWest Oahu · Guide p.29 | $970,000 |
| MakakiloWest Oahu · Q1 2026 market report, Tee's Makakilo notes | About $1.1M |
| Ewa BeachWest Oahu · Guide p.30 | $885,000 |
| MililaniCentral Oahu · Guide p.32 | $1,100,000 |
| Royal KuniaCentral Oahu · Guide p.35 | $937,000 |
| Pearl CityCentral South · Guide p.38 | $1,200,000 |
| AieaCentral South · Guide p.28 | $1,200,000 |
| Salt LakeCentral South · Guide p.36 | $1,200,000 |
| HonoluluHonolulu · Guide p.25 | $1,500,000 |
| ManoaHonolulu · Guide p.26 | $1,300,000 |
| Area and source | Median price |
|---|---|
| KaimukiHonolulu · Guide p.45 | $1,100,000 |
| WaikikiHonolulu · Guide p.39 | $1,000,000 |
| Hawaii KaiEast Honolulu · Guide p.31 | $1,400,000 |
| KahalaEast Honolulu · Guide p.37 | $2,500,000 |
| Hawaii Loa RidgeEast Honolulu · Guide p.33 | $3,500,000 |
| KailuaWindward · Guide p.27 | $1,500,000 |
| LanikaiWindward · Guide p.46 | $3,500,000 |
| KaneoheWindward · Ask me for current sales | Ask me |
| HaleiwaNorth Shore · Guide p.41 | $1,400,000 |
| WaianaeWaianae Coast · Guide p.40 | $570,000 |
As of Feb 2026 and Sept 2026, sources as listed. Median home prices from Tee's Oahu Relocation Guide, as of Feb 2026, guide pages shown. Island-wide medians from the Honolulu Board of REALTORS® (HiCentral MLS data), as of Sept 2026. Prices are past medians for reference only, not an appraisal, a price opinion or a promise of value. Prices change every month. Ask me for current sales before you make any decision.
Median sale price, Sept 2026. 375 sales, 41 median days on market. HBR / HiCentral MLS.
Uluwehi condos to Nanahea detached homes, D.R. Horton listings checked Oct 28, 2026.
2026 master association fee. Condo and townhome buildings add their own fee.
| Area and source | Condo median |
|---|---|
| Ko Olina condosWest Oahu · Ask me for current condo sales | Ask me |
| Kapolei and Makakilo condosWest Oahu · Ask me for current condo sales | Ask me |
| Ho'opili condosWest Oahu · D.R. Horton listings, checked Oct 28, 2026 | From about $469,000 |
| Other Ewa condos and townhomesWest Oahu · Ask me for current sales | Ask me |
| Mililani and Waipio condosCentral Oahu · Ask me for current sales | Ask me |
| Pearl City and Aiea condosCentral South · Ask me for current sales | Ask me |
| Area and source | Condo median |
|---|---|
| Kaka'ako and Ward VillageHonolulu · Ask me for current building sales | Ask me |
| Hawaii Kai condos and townhomesEast Honolulu · Ask me for current sales | Ask me |
| Kailua and Kaneohe condosWindward · Ask me for current sales | Ask me |
| North Shore condosNorth Shore · Ask me for current sales | Ask me |
| Waianae coast condosWaianae Coast · Ask me for current sales | Ask me |
I only print a condo price when I have a sourced number for it. Condo prices swing by building, age, fees and view, so I pull real recent sales for the buildings you like.
As of Sept 2026 (HBR / HiCentral MLS) and Oct 28, 2026 (D.R. Horton). Prices are past medians for reference only, not an appraisal, a price opinion or a promise of value. Prices change every month. Ask me for current sales before you make any decision.
Tap your guess and the answer flips open. 0 of 0 right so far
The island looks small, but traffic here is real. So we start with where you will work. Then we pick areas that fit that drive. Tap a job hub to see an area.
Many people work right in Kapolei. A drive to town on the H-1 can take 35 to 50 minutes or more at rush hour.
Skyline runs from East Kapolei to the Middle Street area, with stops at Pearl Harbor and the airport.
Sources: The Pacific Luxe Group Relocation Guide: Kapolei City Center, and Ho'opili Parks and Skyline Rail Stations.
Got PCS orders? We start with where you will report. Then we pick areas that fit that drive. Tap a base to see an area.
A Marine couple at K-Bay liked Mililani. We drove it at rush hour, and it took an hour and fifteen minutes each way. They picked Kailua.
Tell me your report date. We get your pre-approval and tour by video if you are not here yet. Then we pick a closing date that fits your orders.
Read how VA loans work here, then let's run your BAH math together.
Read the VA loan pageMost new places start with an interest list. Some use a lottery to pick buyers for each release. Call me first, so I can be named as your agent when you sign up.
You sign the builder's contract and put down a deposit. It is long, and it is written for the builder. We read it together before you sign.
A house can take months. A tower can take years. Prices and deals can change from phase to phase. I keep you posted at each step.
Before closing, we walk the home with the builder and list anything to fix. Then you close and get your keys.
One buyer had been to a sales office twice and was ready to put down earnest money. We read the contract together first and found three things he had missed. That is why you want someone on your side.
Sources: Koa Ridge broker note, koaridge.com, checked Oct 29, 2026. Steps are general. Each builder's process can differ.
Four things I check with every new construction buyer.
Builders sometimes offer a deal, like help with closing costs, a design credit or a lower rate. Most deals have an end date. Some only work if you use the builder's lender. I help you compare it with your own lender.
Example: Kekainani at Hoakalei offered a $20,000 design credit for a short time. That deal ended Aug 31, 2026.Haseko news release, Aug 6, 2026
Most new places have a monthly fee for things like pools, parks and upkeep. Condos often add a building fee too. Ask what the fee covers and how it can change.
Fee simple means you own the home and the land under it. Leasehold means you own the home but rent the land for a set number of years. The land rent can go up, and the lease ends.
Koa Ridge lists its homes as fee simple. Ho'opili homes are fee simple too. For any other home, ask me and I will check.
In Hawaii, a condo builder must give you a public report. It lists fees, rules and the build plan. Some towers also hold back affordable or reserved homes with rules on who can buy. Kuilei Place lists 603 of its 1,005 homes this way. We read it all together.
Sources: kekainani.com and Haseko news release (Aug 6, 2026); koaridge.com; kuileiplace.com; Tee's Ho'opili notes. All checked Oct 29, 2026. General facts, not legal advice.
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A big new town on old farm land. It has a Skyline rail stop, a community center with a pool, a dog park and over 200 acres of farm land.
Homes are sold in numbered releases. Buyers sign up, and a lottery picks who gets to buy in each release.
The last 32 homes in Kuapapa, near One'ula Beach. Plans run from 2,436 to 4,159 sq ft. The $315 monthly fee covers the Wai Kai Hale Club and the Kuapapa Recreation Center.
A new town in Central Oahu. Plans include the 7.5 mile Ho'ala Trail and a shopping area called The Gateway. Homes are fee simple.
Builder prices and releases change often. Prices are as posted on the date shown, not a quote. Ask me for today's numbers. Not an appraisal, a price opinion or a promise of value.
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Towers by the water in Kaka'ako, near shops and parks. Selling now: Mahana, 'Ilima, Melia, The Launiu, Kalae and The Park Ward Village.
A new tower on Kapi'olani Blvd with 1,005 homes. 603 of them are set aside as affordable homes, and those have rules on who can buy.
On Ala Moana Blvd in Kaka'ako, with 417 market homes and 40 reserved homes. The builder's estimate to finish is early 2027.
285 homes on 39 floors at Cooke St and Ala Moana Blvd. Homes run from 682 to 1,888 sq ft inside.
76 new detached homes on Pamoa Road in lower Manoa Valley. Plans run from about 1,200 to 1,700 sq ft.
Builder prices and releases change often. Prices are as posted on the date shown, not a quote. Ask me for today's numbers. Not an appraisal, a price opinion or a promise of value.
Thank you for your service. Here are the answers VA buyers ask me most.
Your Certificate of Eligibility, or COE, shows your lender you can get a VA home loan. Most lenders can get it for you online. You can also get it yourself on VA.gov.
With full entitlement, VA does not require a down payment as long as the price is not above the appraised value. Your lender may have its own rules, so ask me for a lender intro.
A one-time fee you can pay at closing or roll into the loan. There is no monthly mortgage insurance on a VA loan.
| First use | Fee |
|---|---|
| Less than 5% down | 2.15% |
| 5% to less than 10% down | 1.5% |
| 10% or more down | 1.25% |
| Later use, less than 5% down | 3.3% |
| Assuming a VA loan | 0.5% |
Some people do not pay it. This includes Veterans paid by VA for a disability from service. It includes Purple Heart winners on active duty and some surviving spouses. Your COE shows your status.
A buyer who qualifies can take over the seller's VA loan. Often it keeps the old rate. The lender and VA must say yes. The fee to take it over is 0.5%. Ask me which listings have one.
Tell me your report date and where you'll be working. We start with your base and your drive. We get your pre-approval. We tour by video if you are not here yet. Then we pick a closing date that fits your orders.
Sources: VA.gov (VA home loan, funding fee and loan assumption pages), checked Oct 2026.
Start early. The rules are strict, and the timing matters.
Hawaii is rabies-free, so dogs and cats arriving here go through the state's rabies quarantine rules (HDOA).
Yes, if your pet qualifies for direct airport release or the 5-Day-or-Less program. Your pet needs two rabies shots and a microchip. It needs to pass a FAVN rabies blood test. Then you wait 30 days after the test. Pets that don't qualify can face up to 120 days of quarantine.
Your documents need to reach HDOA at least 10 days before arrival, through the online portal.
| Program | Fee per pet |
|---|---|
| Direct airport release, Honolulu (papers in 10+ days ahead) | $185 |
| 5-Day-or-Less | $244 |
Every building sets its own pet rules. I read the house rules with you before you write an offer.
Sources: Hawaii Department of Agriculture, Animal Quarantine (dab.hawaii.gov), checked Oct 2026.
Ways a seller can help with your closing costs.
Concessions: money the seller agrees to pay toward your closing costs. Closing costs: the fees you pay to finish the sale. We write it into your offer.
| Loan type | Limit |
|---|---|
| Conventional, less than 10% down | 3% |
| Conventional, 10% to 25% down | 6% |
| Conventional, more than 25% down | 9% |
| Conventional, investment property | 2% |
| FHA | 6% |
| VA | 4% |
Your lender confirms what applies to your loan.
It depends on the home and the market. Median means the middle number. In Sept 2026, the median Oahu condo was on the market 41 days. The median house was on the market 16 days (HBR / HiCentral MLS). I look at the home's days on market and recent sales to decide how we ask.
Sources: Fannie Mae Selling Guide B3-4.1-02; HUD FHA Handbook 4000.1; VA Lenders Handbook; HBR / HiCentral MLS Sept 2026.
Buying now and renting later is a common plan. Here is how I can help.
Ask me about management options. Services can include:
Honolulu has strict rules on vacation rentals. Ask me about the current rules for any home before you buy.
Ask me. Every home is different, and I'll walk you through your options on a call.
Sources: Tee's property management service standards, Oct 2026.
Owning your home here can be part of a long-term plan for the people you love. No one can promise what a home will be worth later, and I won't. Here is what you can count on.
Every mortgage payment pays down part of your loan balance, so more of the home becomes yours over time.
Fee simple means you own the land under your home, not just a lease. I check the tenure on every listing with you.
If you live in your home, you can claim the Honolulu home exemption. It takes $120,000 off the taxed value. At 65 and older, it is $160,000.
How you hold title matters. Talk with an estate attorney or CPA about the right setup for you.
a year in property tax at $3.50 per $1,000
a year on $990,000 of taxable value
a year, every year you qualify
Example math only, using the Sept 2026 Oahu single-family median (HBR / HiCentral MLS) and the FY 2026-27 Residential rate. Source: City and County of Honolulu Real Property Assessment Division. General information, not financial, tax or legal advice. Home values can go down as well as up.
The home exemption is for owner-occupants, so it starts with living in the home you buy.
File with the City and County of Honolulu Real Property Assessment Division. Claims filed by September 30 count for the next tax year.
On July 1, 2027, the exemption rises to $140,000, or $180,000 at 65 and older.
Each year, check your insurance, your title and your goals. I'm always just a message away.
Some buyers live in a home first and rent it out later. Before you buy, ask me about the rules for the home and how management could work.
Source: City and County of Honolulu Real Property Assessment Division, Home Exemption page (realproperty.honolulu.gov), checked Oct 30, 2026. General information, not tax or legal advice.
Once your search is set up, here's what to expect.
New homes that fit show up in your inbox. Tap the heart on any home you like. It helps me learn your style. Don't see my emails? Check your spam folder just in case.
Send me the homes you want to see. Or name an area, and I'll find a few that fit.
Still on the mainland or can't make it in? We can tour by video so you never miss a good one.
I put the homes in the best driving order. We spend about 20 to 30 minutes at each one. I set up every showing for you.
Once every stop is confirmed, you get one text with the order, the times and where we'll meet.
I'll ask for your top pick. If one feels like home, we talk about a second look or writing an offer.
We sign a buyer agreement first. It comes by DocuSign, an easy way to sign online. I explain every part, so you know just how I work for you.
“I'm your Realtor. I help you find the right home and guide you all the way to the keys. I only get paid if you buy a home, and that happens at closing. Nothing is due now.”
Tee
In most cases my pay comes out of the sale at closing, and we agree on it together up front. The agreement also lists my work for you and what you agree to do. In Hawaii the form is called the Buyer Representation Contract (Exclusive Right to Represent), from the Hawaii Association of REALTORS®.
We agree on my pay together, up front. It is written in the agreement as a clear amount or rate. It is not set by law, and it is negotiable (NAR).
Most of the time the seller pays my fee at closing. A seller may pay some or all of it, through an offer or a concession (NAR). The agreement says what happens if not.
Since August 17, 2024, an agent who works with you must have a written agreement before you tour. That goes for in person and live video tours (NAR).
Most times the seller does pay, but we will always talk about my pay before you make an offer, so there are never any surprises. I can't take more than we agree on (NAR).
Tap a question to see the answer.
No. Nothing is due now. My pay is only covered if you buy a home, and it is paid at closing.
We agree on it together, up front, in writing. It is written in the agreement as a clear amount or rate. It is not set by law, and it is negotiable. I can't be paid more than what we agree to (NAR). I don't list numbers here, because we set them together.
Most times the seller does pay, but we will always talk about my pay before you make an offer, so there are never any surprises. A seller may offer to pay some or all of it. We can also ask for it in your offer, sometimes as a concession (NAR). The agreement says what happens if a seller does not cover it, so we read that part together first. Your loan type sets a limit on concessions.
It is the rule since August 17, 2024. An agent who works with you needs a written agreement before any tour, in person or by live video (NAR).
No. You can walk into an open house on your own without one (NAR).
It has a start and end date that we choose together. You can see them before you sign.
Ask me! I explain each part in plain words. I can't give legal or tax advice. You can always have a lawyer look at it before you sign.
It comes by DocuSign, so you can sign on your phone. We go over it together on our call first.
Sources: NAR, Written Buyer Agreements 101; NAR, Consumer Guide to Written Buyer Agreements (Aug 2024); NAR, Consumer Guide to Open Houses (Aug 2024); form name and part names from the Hawaii Association of REALTORS® standard form RR104, Buyer Representation Contract (Exclusive Right to Represent), Rev. 2/25. General information only. This is not legal advice.
Hear a new word? Tap it to see what it means.
A lender checks your money and credit and says how much you can borrow.
A written promise that says how your agent works for you and gets paid.
A written plan of the price and terms you want to buy a home for.
A good faith deposit that shows the seller you are serious.
A neutral company holds the money and papers until the sale is done.
A part of your offer that lets you back out if something you need doesn't happen.
The days you have to check the home closely and decide if you still want it.
An expert checks what the home is worth for the bank.
The fees you pay to finish the sale, on top of your down payment.
Money the seller agrees to pay toward your closing costs.
The part of the price you pay up front, not with the loan.
A one-time VA loan fee. Some Veterans don't have to pay it.
A homeowners association that sets building rules and collects monthly dues.
The day the sale is recorded and the home is yours. Keys!
Tap to check things off. It saves on this device only.
Wire fraud tip: always call escrow at a number you already know before you send any money.
Here are questions buyers often ask me, with my honest answers. Tap one to open it.
Yes. Many of my clients buy this way. I walk every home with you on FaceTime, from the street to the closets. I can film the area at different times of day. We can do the inspection by video, and a notary can come to you to sign.
No. Price matters, but terms matter just as much. Sellers want an offer they can trust. Be fully pre-approved and keep your asks simple. A clean offer can beat a higher one.
Early. Most of my clients find me about 12 months before they move. We start with your timeline, not homes. Good homes move fast here, so when the right one comes up, you are ready.
Plan a little extra time. Your closing date is a target, and a loan or appraisal can push it back a few days. Give yourself about a week, not a day.
Yes. I will tell you when a home doesn't make sense, even if you love it. Honest advice is how I earn your trust.
It is a relaxed talk with no sales pitch. We go over your budget, your areas and your next step. There is no cost.
Take the quick quiz at the front of this guide and your plan will show up here.
We'll map out your goals and your timing, and you'll leave with a clear plan.
Book a strategy callGood to know: most Hawaii sales take about 30 to 45 days from yes to keys, and many close in about 30. Have a move date in mind? Start early, and you will have more homes to choose from.
Your Oahu home, start to keys
Book a strategy call. No cost, no pressure. We will go over your budget, your areas and your next step.
Every photo in this guide is a real photo. Here is where each one came from.
Photos resized and cropped. Map drawn for this guide from OpenStreetMap data, © OpenStreetMap contributors, ODbL.
This guide is general information, not legal, tax or financial advice. Figures are dated and sourced on each page and can change.
Privacy: no cookies and no ad trackers. Your answers stay on your device. If you opened this from my message, I get a note when you open it or tap Book a strategy call.
