December 15, 2015

Just Listed! Updated and Upgrade Condo on Kauai


     



Kawaihau Sports Villas F-101 is a 2 bedroom, 2 bath, ground floor, end unit, upgraded and updated. Spacious Open Living Area, new laminate flooring in bedrooms, updated bathrooms, large enclosed lanai with garden views. Additional features include great closets, room for storage, as well as two assigned parking spaces. The Sports Villas complex is nestled in magnificent Kauai Flora and Fauna with onsite Swimming Pool and Clubhouse (easy walking distance from this unit). Great option for owner occupant, second home, or investment (long term rentals permitted). Sports Villas is one of the few complexes on the island that permits pets. Less than 1/2 mile away, you will find the Kapaa walk/bike path, plus nearby Kealia Beach, Kapaa shopping, and great restaurants! Current construction onsite for cesspool to septic conversion. More photos and info online: www.MyKauaiProperty.com 


    

December 12, 2015

Kauai Coconut Coast Ocean View Condo

     What are you waiting for? Here is a great option for investing on Kauai ~ Kapaa Vacation Rental Coconut Coast Condo

Lae Nani Ocean View 1 bedroom condo. Sold Furnished and Priced for a Super Speedy Sale!
Lae Nani is located on Kapaa’s magnificent Coconut Coast. The complex is a serene, well landscaped property, with a large swimming pool, tennis courts, plus access to a beautiful beach, lava rock swimming “pool” & the historic site - Kukui Heiau. 
Lae Nani is walking distance to some of the East Side's best restaurants and shopping. Just a short drive to explore Kapaa’s nearby sites like Opaekaa Falls, the Fern Grotto, Sleeping Giant, and the Wailua Golf Course. Plus, the great location also allows for an easy drive to the North and South Shores of the island for more waterfalls, beaches, hiking, and the special tropical flora and fauna of Hawaii.
Lae Nani unit #334 boasts a spacious, open living area with Ocean Views from both inside and out. Great kitchen, well-appointed living & dining areas, plus master bedroom has an attached bath with walk in shower, & adjacent to the living area is an additional half bath. 
This property is currently an owner managed vacation rental and is sold furnished.

Aggressively priced at $472,500 See more online: www.LaeNani334.com or Click here to see the information.

Find your dream property on Kauai: www.SearchKauaiProperty.com

See more Coconut Coast Condos with Ocean Views: Click here to see the information.

 

 

December 11, 2015

Buyers: First Step in Real Estate ~ Find your Financing

Most people don’t go to a store without an idea of what they are shopping for and how much they plan to spend. Real Estate should be any different.

The best first step is always to speak with a mortgage resource. This could be a bank or a mortgage broker, whichever you prefer.

Generally the search for real estate starts with a need to move or a desire to invest. Either way, it is best to know what you can afford to do before you get started.

Of course, you can browse the web and see what’s out there, get a sense of what you want, and then talk to a lender. But it is rarely effective to start previewing properties before you know what you can afford.

There are so many nuances to loans these days and costs associated with a sale and your lender is the best source to accurately and effectively work with you to get pre-qualified or pre-approved.

The pre-qualification process is fairly simple and, generally, all the information you need to know is already in your head.  The pre-approval process is a bit more intricate and includes a credit check and financial information.

Regardless of what you choose, pre-qualification or pre-approval, it is best to start this process before you set out to preview properties.

Of course, the best reasons to talk to a lender first is that when you find the perfect property, the sellers will definitely take your offer more seriously if it is accompanied by a pre-approval. In fact, your offer is more likely to be accepted when a seller knows you can obtain financing.

There is also nothing worse than finding a perfect property only to find out you aren’t in a position to purchase it.

So, know before you go. Know what you want and know what you can afford.

Click here for some financing resources on Kauai or cut and paste: http://www.mykauaiproperty.com/financing.asp

December 10, 2015

Kaha Lani Condo ~ Ocean Views ~ Great new price!

     Check out the great New Price on Kaha Lani 228! http://www.kahalanikauai.com/

Look no further, this is it! The ideal Kauai property! Turnkey 2 bedroom/2 bathroom condo, centrally located resort property, with ocean views, 3 large lanais, open floor plan, high ceilings, and updated beautiful decor. Spacious living area is perfect for relaxing or gathering with friends and opens to dining area, light & bright kitchen, and oversized lanai with ocean views. Gentle Sea breezes keep you cool and comfortable. Just a peek at the photos will reveal the attention to detail and updates that are prevalent throughout. Master bedroom has its own bathroom and private lanai with ocean views. Guest bedroom and additional bathroom are finely appointed and beautifully updated. 
Resort features include a swimming pool, tennis courts, barbeque areas, and even a putting green! Kaha Lani translates to "Heavenly Place" and that is evident as you listen to the ocean waves, enjoy the ocean views, take in the tropical landscape, swaying palms, and blooming Plumeria trees. Take a short stroll to access the beach, nearby Lydgate Park & the Wailua Golf Course or take advantage of the great central location and drive to visit the waterfalls, mountains, and all the beauty Kauai has to offer.
Kaha Lani 228 is currently a vacation rental in the onsite Castle program. Offered at $500,000

Click here to see the information.

 

 

December 09, 2015

Sellers Advice: Preparing to Move

    Moving can be a daunting task but getting prepared early can help alleviate the stress.  I am speaking from experience as I used to move every 1-2 years until I landed on Kauai.

Here are some hints and tips for Preparing to Move:

Clear Your Clutter: Start early and get your belongings under control. If you don’t use it or wear it, then get rid of it.  I find it is easiest to do one room at a time and make sections or piles for “keep”, “sell”, “donate” “trash” and “pack now”.  Somehow the criteria for keeping changes as you get further into the cleaning out process and you can often circle back a couple days or a week later and be willing to donate or trash more belongings. I learned a long time ago that a thing is not the memory or the event, so if you aren’t attached to the “thing”, keep the memory and let it go!

Get Things Organized: If you are organized when you pack it will be easier to unpack. Try to group things together by room or function. Make sure to set aside a box or two of the essentials that you will need to unpack when you first arrive at the new place.  I try to have a box of bedding and pillows so everyone can sleep the first night as well as a frying pan and big pot in case I need to make a meal (though take-out food works perfectly as well). I also keep a box handy with tools (hammer, screw driver, allen wrench) and electronic wires as those things become essential when both moving out and moving in.

Purchase or Pick Up Packing Supplies: For me, the essentials are: boxes, packing tape, packing tape, packing tape dispenser (usually $20.00 or less and the best money you will spend, much much easier than scissors or teeth for handling the tape), 2-4 thick sharpies, bubble wrap, packing paper, and labels. I also like to keep large black trash bags on hand ~ they’re great for trash, wrapping things that may leak, and packing up donations. There are great places to get free boxes ~ furniture stores, liquor stores, big box stores, but you can’t always count on the condition or size.  If using freebies, start collecting them long before packing day.  You can also collect newspapers instead of investing in packing paper and bubble wrap.

Set aside what you will need: There are things you will need with you until the last minute and will also need first thing when you arrive in your new home (comfortable cloths, pajamas, toiletries). I find packing like I am going on week-long vacation usually does the trick and ensures you have the essentials.

Plan How You Will Organize your Packing: I like to pack by room putting items in boxes based on where they go so I can easily unpack when I arrive. For the most part, that works pretty well. Though sometimes it is easier to pack items by category, all sheets in one box, towels in another, etc. I love to use my linens and towels as packing materials, like wrapping your DVR in a towel then putting it in a box ~ a bit of a money saver but can create extra laundry when you arrive at your destination.

Tips for Easy Packing: Once you have your boxes ready to fill, decide what you are putting in it, gather the materials you will need (tape, sharpies, bubble wrap or paper) and start packing.  Finish each box before you move on for the greatest success.

Label All of Your Boxes: This step is imperative if you want to be able to unpack with ease.  I mark every box with the room the items belong in so when I arrive at my destination, I can distribute the boxes with ease.  I also put a general list of contents on the outside in case I need to find something quickly in my new home (linens, toys, etc.). Make large up arrows for boxes that need to stay upright, mark boxes that are particularly heavy, and note fragile on the exterior top and sides for your glassware and other fragile items.

When to Pack: There are things you use all the time and things you rarely use. Since everything must be packed to go, you can start packing long before your moving date. Pack up items you rarely use and clothes that are out of season. Set those boxes aside and out of the way. Again, make sure you label everything in case you need to retrieve something before you actually move.

Plan for Pets (if applicable): Pets are delightful but generally not helpful when you are packing. See if you can get a pet sitter or pick a nice day for your pet to be outside. Additionally, don’t forget to plan how the pets will be travelling to your new home.

Prep your kids (if applicable): Kids will see a move as an adventure or a nightmare, depending on how you present it to them.  Try to come up with a fun game or story to make the move easy for them.

Sell Some Things: Plan a Yard Sale or have a Virtual one on Facebook or Craigslist. This is a great way to get someone else to haul away usable items that you don’t want any more and cash in at the same time.  Plan it at least a week or two (if not more) before your move.  Make sure to have a plan for what to do with items that don’t sell. I like to have a truck on hand and pack everything up to donate right away.

Arrange for movers or how to move (truck, friends, professionals): Start making plans and getting estimates right away.

Schedule your Move: Schedule your move as soon as you have a closing date or moving date in mind. It’s easier to cancel or change plans than it is to schedule at the last minute. Don’t forget to purchase plane tickets (if needed), schedule child care, and any other services you need on moving day.

Change of Address & Mail Forwarding: Make sure to fill out a change of Address Form and set up mail forwarding. Change your address on any bills you can in advance and the rest you can manage from your new home.

Utilities: Schedule the cancellation or transfer of your utilities to the new buyers and set up utilities for your new home as well.

Moving Day: Moving day will be much easier if you wear comfortable clothes, have a cooler full of drinks and have snacks. Keep your phone handy and push through. It’s never the easiest day, but it becomes a faint memory once you are settled into the new place.

Most of all enjoy! Moving can be incredibly stressful but also a fun adventure. Focus on the positive and it will be a breeze!

Some of these items may seem familiar if you read my prior Blog about Preparing Your Property for Sale: http://jamiefriedman.blogspot.com/2015/12/prepare-your-property-for-sale.html

December 08, 2015

Seller Advice: Surviving Escrow

You accepted an offer! That’s great! Now what?
There are still some things to do. Every offer has contractual obligations, usually for both buyers and sellers.
Here are some tips and tricks to help make the escrow process smooth and seamless:
Opening Escrow: fill out all documents provided by Escrow and your Agent promptly
Review your Contract and Timeline: Make sure you know all of your contractual responsibilities. As your Agent, I will provide you with a timeline, but ultimately all contractual obligations are yours, so make sure you understand your responsibilities, due dates, and timeframes.
Sellers Disclosure and Other Documents: Buyers have many contingencies in a contract. Some of the Buyers contingencies are based on Sellers providing information and documents. Make sure to complete your obligations quickly so the clock on the Buyers review periods start sooner rather than later. Complete your sellers disclosure, order and gather all documents, and select your service providers.
Closing preparations: While the Escrow period may be short or long, either way, at the end you will need to move out your belongings and clean the property.  Selecting your service providers and scheduling the services in advance can relieve a great deal of stress.  The cleaning contingency in Hawaii contracts is fairly extensive, so be prepared for professional carpet cleaning, window & screen cleaning, plus general cleaning of all floors, cabinets, and surfaces. Getting these things done and out of the way will allow you to focus on packing and moving while the buyers focus on their inspections, applications, and document review.
Packing up: Packing and moving can be stressful, so make a list of what you need to do and get started packing now. You will need to purchase and arrange things. Don’t forget to collect boxes, tape, markers, & select and schedule the movers in advance.
Final Walk Through: Due to the recording procedures in Hawaii, the buyers generally do their Final Walk Through of the property 5-7 days prior to closing. This means you should plan to be moved out with the professional cleaning services completed on or before that day.
Closing Documents: Due to Closing and Recording procedures in Hawaii, you usually can sign your closing docs a week in advance with an estimated settlement statement.  If you are on the mainland, this is particularly important as all documents (and funds for closing) need to be delivered to Escrow a minimum of 2 business days prior to closing.
Shut off Utilities: Once you have a closing date, make sure to call your utility providers to arrange for cancellation or transfer of services.
Change of Address: Last but not least, submit a change of address form to the Post Office.
CELEBRATE! Once all your obligations are completed, your boxes packed, and your documents signed, you can make plans for how to celebrate once we have confirmed your property sale has recorded.


December 07, 2015

Sellers: Dealing with Offers to Purchase Your Property

  Congratulations! You got your first offer.  While every situation is different and there are exceptions to every rule, here are some recommendations and things I have learned about offers to purchase:

·         A quick offer does not mean your property is priced incorrectly. If you get an offer right away, it’s because you are lucky. A speedy sale is generally a combination of marketing and timing. Raising your property price and holding out for a higher offer rarely has successful results.

·         No offer is “insulting”. Real Estate is a business. Even though you may be emotionally attached to your property, that is not a factor in the buyers offer or the final sales price.

·         Counter Every Offer If the offer is low, a seller should still counter it. In fact, I insist that my sellers counter every offer.  If a seller wants to counter at full price or even over full price to make a point (that the buyers offer is ridiculous) that is fine with me. The point of the counter is to keep all parties engaged.  Also, there are generally items other than the price that need to be addressed, so a counter gets those items taken care of right away.

·         The first buyer is the right buyer. More often than not, the first buyer is the right buyer, even if their first offer is not. 

·         The first offer, after counter offers and negotiations, is the right price.  A lot of times a seller exchanges counter offers with a buyer and in the end the seller doesn’t accept the buyer’s best and final offer. The property then sits on the market, price gets reduced, and the property ends up selling weeks later (sometimes months later) for less than that original negotiated price.

·         Offers are a balance of price and terms. An offer can be comprised in many ways.  A strong offer could be a cash offer that’s a bit lower, offset by short review periods and a quick closing. Another strong offer could be a higher one with the buyer getting financing with longer review periods and a distant closing date.  Of course, ideally every seller wants a high offer from a buyer paying cash with a quick closing, but that isn’t always the case. So make sure to take into consideration both the price and the terms when deciding about an offer.

As I mentioned, there are exceptions to every rule but, more often than not, I have found these tips and concepts are consistently true.

Happy Selling!

December 04, 2015

Property Sellers: Preparing & Making Your Property Available for Showings

    Your property is on the market for sale. Hopefully by now you have cleaned out the clutter, edited and staged the rooms, priced your property properly and mentally prepared for a sale.

    Simple tips and tricks for maximizing the success for each and every showing:

·         Make your property available for showings with as little notice as possible. Get in the habit of tidying up daily, preferably before you go to bed so that a last minute showing request doesn’t mean you are running around (or sneaking out of work) to prep your property.

·         Double check that the property is in tip top showing condition.  Little things make a big difference. Make the bed, do the dishes, put down the toilet seat cover, run the vacuum across the floors, wipe the toothpaste out of the sink, take out the trash, pick up the yard, and empty the kitty litter.

·         You only get one chance to make a first impression, so focus on touching all the senses of the potential buyers. You want your home to look good, smell good, sound good ~ leave some Hawaiian music playing on the radio, taste ~ put some treats out with some bottled water, and finally make sure the floor is clean (in Hawaii, we remove our shoes before entering so get the dirt and grit off the floor)

·         Last, but not least, leave a key for the agent (unless they already have one) as there is nothing worse than a buyer showing up and not being able to get it.

Now you are ready! Prepared properties and successful showings lead to offers, so get ready for a speedy sale!

December 03, 2015

Prepare Your Property for Sale

                So you have decided to sell. That’s a great first step! Now that you are ready, it’s time to get your property ready. There are numerous easy ways to prepare your property for sale. Most things are free but there are a few inexpensive ways to spruce the property up and increase the value as well.

Step 1: Clear Out the Clutter! We have collections of stuff but there are always things you don’t need or won’t be taking with you when you move. The best time to sort through your stuff is before you put the property on the market. Some owners have rooms and closets and garages filled to the brim, others may only have a junk drawer or two. Clutter can detract from your property as well as impede its sale.  Whether you have a ton to clean out or a little, start now.  A great way to organize and clean out is to make piles or areas… “keep”, “toss”, and “donate”.  Do one thing at a time so you don’t create overwhelming chaos.

Step 2: Get organized! The best way to present your property, rooms, cabinets, and closets is to have them organized.  Overstuffed closets and chaos detract from how buyers see your property. Tidy up your closets. Put things you don’t use frequently in bins or boxes or, better yet, pack them up for the impending move. A messy or disorganized home detracts from the function and beauty of your property attributes.

Step 3: Clean it UP! Super clean your home… pull out the couch to vacuum behind it, clean out under the bed, scrub your floors, wipe down your cabinets.  If you do a detailed clean right before you list your property it will be easier to spruce up for a showing. Before each showing, tidy up, vacuum, make the beds, get the dishes out of the sink and put the toilet seat covers down.  You only get one chance to make a first impression.

Step 4: Spruce it Up! You can go big or small with this one. A new welcome mat, fresh pillows, a new shower curtain, attractive bedding, and a coat of paint can make a world of difference. Most of these items are fairly inexpensive and present your property in the best light. When you paint, choose calm, quite colors like white, beige, soft yellow, and sage. Most buyers these days don’t want to fix up a home, they want to move right in. Painting, more often than not, will help your property sell more quickly and for more money.

Step 5: Edit, Prep It and Stage it! Most people think staging means spending money and while it can, it doesn’t have to. Staging can be as simple as editing and prepping each room. To edit, stand where a buyer would stand when entering your property and also in the entry to each room, look for things that detract or stand out.  Is there a piece of furniture that’s too big in an odd place? Move it somewhere else more flattering. Are there too many decorations over the fireplace? Pare it down. Do you have lots of bowls, jugs and miscellaneous items on top of the countertops or cabinets? Whenever possible, put things in cabinets or drawers. Empty space is more attractive to a buyer than a filled one. Editing allows buyers to imagine their own belongings in your house. Keep a few things out on countertops, shelves, and display areas a try to group the items in threes, for some reason this is always more attractive. [I actually could write an entire blog on the editing, prepping, and staging, so watch for that soon.]

Step 6: Sell it and Celebrate! Once you have your home looking like a house for sale, put it on the market and watch it sell!

                I am happy to assist you as you get started and I truly hope these ideas and suggestions help you get ready to sell your property.

 

 

December 02, 2015

Fundamental Truths for Pricing Your Property for a Speedy Sale

There are some fundamental truths when it comes to pricing your property for sale. I should say that I am guilty of disregarding some of these when selling my personal properties, so I empathize, but the reality these truths can become the difference between selling your property quickly or not at all.

When setting your asking price, keep in mind:

The most important factors to take into consideration when pricing your property are the current market, recent comparable sales, and the property’s condition. It also can be helpful to look at the market as though you are a buyer to get a sense of how your price will compare to other comparable listings.  Recent sales prices should carry a bit more weight than current listings when determining your asking price.

What you paid for the property is not relevant when it comes to setting an asking price. A property’s value is based on a specific time, date, year, market, etc.  The reality is you may be able to sell your property for significantly more or significantly less depending on the market when you go to sell.

What you own on your loan has no bearing on the value of your property. It may affect your ability to sell if the market doesn’t support the asking price or final sales price needed to pay off the loan.  If you must sell and the market will not provide for a sales price that will cover the costs of sale and your mortgage payoff, there are other options, like bringing money to closing or possibly negotiating a short sale with the bank.

An appraisal of your property represents the value of your property on that specific day in that specific market.  Your property’s value could change in a day, week, month, year or years, depending on the temperament of the market. An appraisal also does not guarantee a buyer will pay that much for the property, it means the comparable sales and current market reflect that value.

An assessment (by a town or county) is not an appraisal. While it is generally a licensed appraiser that is calculating the assessment, the values are generally derived with “broad strokes” in that the values based on surrounding property sales and not specific to your property and its attributes.  Additionally, assessed values are often 6 months to a year old when they are applied. There are exceptions, but generally an assessed value is not in line with an appraised value. *When I first got my real estate license in Hawaii, the market was rising so fast that you could calculate an asking price by doubling the assessed value for most properties and properties were selling at or over asking in many cases.

Your upgrades do not add a value equal to what you spent on them (this one is often painful for sellers). In fact, some upgrades add value but some can actually detract.  Basic upgrades to kitchens, bathrooms, flooring, and “lipstick on a pig” aka new carpeting and paint, generally add value.  But, upgrades and painting for your specific taste may not fit the general public.  Specific taste upgrades and updating are great when you are living in the property, because you love them and they make you happy. A hot pink room for your daughter, a purple accent wall in the living room, faux painting, and other similar items can distract a buyer and prevent an offer.  Best to stick with generic colors, patterns, and materials if you would like to reap the maximum value.

I know this information can be a lot to take in, so that’s all for today’s Truths.
Follow me on Facebook and check out my BLOG for additional Truths and Tips for a Speedy Sale.

December 01, 2015

Kauai North Shore Princeville 2 bedroom Condos for Sale, Fee Simple Hawaii Real Estate

   It’s a great day on the North Shore and time to check out the 2 bedroom, fee simple condos in Princeville! There’s just enough time to make one your own before the holidays!*

There are 36 available today, asking prices start at $360,000 and go up to $1,425,000.

Great complexes, all with swimming pools, some with ocean views, a few with mountain views. The choices range from vacant properties ready for you to move in, to long term rentals as well as established vacation rentals.

  Check out the options in the chart below or Click here to see the information.  The MLS # is a link to additional information (details, description, monthly maintenance fees, taxes, etc) and then the camera icon links to photos for each individual listing.

  Ready to get started? The best first step is to find out about financing your purchase. Click here for great financing resources.

The next step, call or click here to email Jamie and get started previewing and reviewing your options.

Looking forward to hearing from you!

MLS #

DOM

Location

Beds

Baths

Sq Ft

Price

282683

166

Sandpiper Village I #107

2

2

1,042

$360,000

285970

137

Puamana #5B

2

2

1,298

$369,000

288352

70

Alii Kai Ii Hanalei #14D

2

2

1,020

$370,000

288476

11

Puamana #22A

2

2

1,298

$375,000

286638

60

Sandpiper Village I #103

2

2

1,042

$379,000

279062

372

Alii Kai Ii Hanalei #9D

2

2

1,020

$382,000

276782

448

Alii Kai Ii Hanalei #8B

2

2

1,020

$385,000

289776

7

Puamana #4B

2

2

1,298

$389,000

286355

131

Puamana #25B

2

2

1,298

$399,000

284134

196

Puamana #11A

2

2

1,312

$399,995

281409

288

Puamana #8B

2

2

1,298

$449,000

288512

63

Cliffs At Princeville #3303

2

2

1,137

$475,000

284345

61

Alii Kai Ii Hanalei #11B

2

2

1,020

$479,000

288738

42

Cliffs At Princeville #1305

2

2

1,137

$479,000

277061

438

Alii Kai At Hanalei #2201

2

2

1,086

$485,000

285029

180

Alii Kai At Hanalei #1101

2

2

1,086

$499,000

289760

25

Plantation At Princeville #1011

2

2

1,153

$519,000

283975

212

Plantation At Princeville #1611

2

2

1,153

$525,000

288341

70

Plantation At Princeville #912

2

2

1,153

$529,000

265147

873

Nihilani At Princeville Resort #32B

2

2.01

1,406

$539,000

285403

120

Emmalani Court #415

2

2

1,456

$549,000

287253

27

Paliuli #2

2

2

1,337

$550,000

288180

64

Pali Ke Kua Iii #12

2

2

1,135

$575,000

288913

12

Hanalei Bay Villas #5

2

2.01

1,244

$620,000

290336

7

Emmalani Court #525

2

2

1,456

$624,500

286119

139

Nihilani At Princeville Resort #8B

2

2.01

1,567

$625,000

290004

14

Nihilani At Princeville Resort #22B

2

2.01

1,567

$635,000

278794

384

Nihilani At Princeville Resort #28A

2

2

1,412

$659,000

289140

15

Alii Kai At Hanalei #5302

2

2

1,086

$695,000

284343

178

Cliffs At Princeville #9302

2

2

1,137

$695,000

286510

88

Pali Ke Kua Iii #143

2

1.01

1,100

$699,000

288023

77

Alii Kai At Hanalei #3102

2

2

1,086

$725,000

288734

57

Hanalei Bay Villas #34

2

2.01

1,248

$775,000

286898

96

Pali Ke Kua Iii #237

2

2

1,135

$799,000

290274

7

Pali Ke Kua Incr I,ii,iii #217C

2

2

1,127

$1,200,000

273703

559

Puu Poa #301

2

2

2,159

$1,425,000

*cash buyers could close in as little as two weeks, financing a purchase may take up to 60 days