Real Estate

If you own a condominium, serve on an association board, or are considering buying a condo, an important financing change is on the horizon.

Beginning January 4, 2027, condominium purchases seeking eligibility for conventional mortgage financing will face stricter reserve funding requirements. While these changes may seem like accounting details at first glance, they could have real-world impacts on maintenance fees, special assessments, buyer financing, and overall property values.

Here’s a quick recap of what is changing and what it may mean for Hawaii condominium communities.

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As we move into the final months of the year, Oʻahu’s housing market continues to tell an interesting story. September brought a mix of encouraging trends and ongoing challenges, especially when comparing the single-family home and condo markets. While buyers continue to navigate affordability concerns and interest rate uncertainty, many neighborhoods across Oʻahu are still seeing steady activity and healthy competition.

Here’s a quick recap of what happened in September and what it could mean for you.

[Read more…] about September 2026 O‘ahu Real Estate Update: Single-Family Homes Gain Momentum While Condos Face Headwinds This Fall

As summer winds down and Hawai‘i families settle into the back-to-school season, the O‘ahu real estate market continues to send mixed signals. Single-family homes remained competitive in August, while the condo market offered buyers more inventory and greater negotiating room. Here’s my breakdown of last month’s market!

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Summer is often a busy season for real estate in Hawaii, and July’s numbers show that many buyers and sellers remained active across O‘ahu. From Mililani and Kapolei to Kailua and Hawai‘i Kai, we continued to see demand for well-priced properties, while higher-end home sales helped push median prices upward. The market remains balanced in some areas and competitive in others, making it more important than ever to understand the local trends behind the headlines.

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Condominiums play an important role in the Hawai‘i housing market, especially on O‘ahu where condos make up a significant portion of available housing and are typically starting points for the homeownership ladder. Recent changes announced by Fannie Mae and Freddie Mac could affect how some condominium purchases are financed and may also influence how condominium associations plan for the future.

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March always feels like a transition month here on Oahu. We start to move past winter weather, daylight stretches a little longer, and buyer activity typically begins to pick up heading into spring. This year, March brought some interesting shifts in the market that are worth paying attention to, especially if you are planning a move later in 2026.

Here is a clear snapshot of what happened last month.

March 2026 Market Highlights

• Single-family home sales jumped 26% year over year, with 260 homes sold compared to 206 last March. This shows renewed confidence from buyers, even with higher interest rates.
• Condo sales dipped slightly by about 5%, totaling 351 sales. Condos are still moving, just at a slower pace than single-family homes.
• Median single-family home price rose to $1,199,500, up 3.4% from last year. Prices are rising modestly rather than surging.
• Median condo price increased to $510,000, a 2% year-over-year gain, keeping condos relatively stable and accessible for many buyers.
• Homes are taking a bit longer to sell, with single-family homes averaging 21 days on market and condos averaging 43 days. Buyers have more breathing room than we saw during the frenzy years.
• Inventory remains tight for single-family homes, down more than 10% from last year, while condo inventory stayed nearly flat.
• Multiple offers are still happening, with 26% of single-family homes selling above asking price and sellers receiving about 98.6% of their list price on average.

What These Numbers Mean Right Now

For buyers, the market feels more balanced than it did a couple of years ago. Homes are still selling relatively quickly, but not overnight. Condos in particular are offering a bit more choice and negotiating room, which can be appealing in areas like Kaka‘ako, Salt Lake, and parts of Pearl City.

For sellers, well-priced and well-prepared homes are still moving. Single-family homes in neighborhoods such as Kapolei, Kailua, and Mililani continue to see strong demand. While bidding wars are not guaranteed like they once were, serious buyers are still out there, especially for properties under $1 million and well-located homes above that range.

From a broader market perspective, what stands out is stability. Prices are holding, activity is healthy, and supply is not flooding the market. This kind of environment often rewards thoughtful strategy rather than rushing decisions.

Looking Ahead

As we move further into spring and toward the summer buying season, I will be watching inventory closely. If new listings stay limited, that could support prices through the middle of the year. At the same time, higher mortgage rates and maintenance fees in condos continue to shape buyer behavior here on O‘ahu.

If you are thinking about buying, selling, or just want to understand how these trends impact your specific neighborhood, I am always happy to walk through the numbers with you.

Want to talk about what this means for your real estate plans? Feel free to reach out.
Happy House Hunting!

February always feels like a transition month here in Hawai‘i. The holiday slowdown is firmly behind us, spring break travel is picking up, and buyers and sellers are starting to re‑engage with the market. This year, the numbers tell a familiar but important story: “the O‘ahu market remains steady, competitive in certain price ranges, and very neighborhood‑specific.

Here’s a clear breakdown of what happened in February and what it means if you’re thinking about making a move this year.

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Key February Market Stats (With Context)

• Single-family home sales increased 6% year-over-year, with 177 homes sold.
  This tells us high buyer demand is still there, especially for well-priced homes.
• Condo sales were essentially flat, down just 0.7% compared to last February.
  Condos are taking a bit longer to move, giving buyers more breathing room.
• Median single-family home price: $1,205,000, up 1.7% year-over-year.
  Prices aren’t skyrocketing, they’re rising gradually, which is a healthy sign.
• Median condo price: $500,000, up 1.2% year-over-year.
  Condos remain one of the most accessible entry points into the O‘ahu market.
• Single-family homes spent a median of just 17 days on market, down from 23 days last year.
  Homes are still moving quickly, especially under $1M in areas like Ewa, Waipahu, and parts of Central O‘ahu.
• Condos spent 56 days on market, up from 48 days last year.
  This is where buyers may find more negotiating power.
• Single-family inventory dropped 7.6% year-over-year, while condo inventory rose 5.4%.
  Two very different markets depending on what you’re shopping for.
• 25% of single-family homes sold above asking price, compared to 10% of condos.
  Competition is still real, but selective.

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What This Means for Buyers

If you’re shopping for a single-family home, preparation is key. Homes that are priced right and located in high-demand neighborhoods are still selling fast (sometimes with multiple offers). Having financing lined up and being ready to act matters.

For condo buyers, this market is quietly improving your position. More inventory and longer days on market mean you may have room to negotiate especially in the $300,000–$600,000 range, which still represents the bulk of activity.

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What This Means for Sellers

Single-family sellers continue to benefit from tight inventory, particularly under $1 million. If your home is well-presented and priced realistically, buyer interest is still VERY strong.

Condo sellers should expect a more thoughtful market. Pricing and presentation matter more than ever, and buyers are comparing options closely. Strategic pricing, not chasing last year’s peak, is the difference between selling and sitting.

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My Take on the Bigger Picture

This isn’t a market of extremes. We’re seeing balance! Buyers are active, sellers are realistic, and prices are moving gradually instead of dramatically. That’s often when the smartest decisions get made.

As we move into spring, I expect steady activity — especially as families plan around school calendars and mainland buyers start looking ahead to summer moves.

Another tax year will be in the books and another reason to celebrate Earth Day in 2026! Bring your unwanted items down to our office to be securely destroyed and recycled for free!

Shred-It trucks will be at our office parking lot on Saturday, April 18, starting at 9:00 am with their document shredding truck.  This is a free event, sponsored by my brokerage & Fairway Mortgage, so bring as much stuff to shred as you’d like!

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