Cove Waikiki, the boutique 117-unit condominium tucked behind Hobron Lane, has reached its 10-year milestone since opening in 2015. Just steps away from the Hilton Hawaiian Village and Ala Moana, this development brought a mix of one-bedroom and two-bedroom layouts to the heart of Waikiki.
Over the last decade, appreciation trends have told an interesting story:
Two-bedroom, one-bath units emerged as the clear winners, appreciating an average of 28%.
One-bedroom units followed closely with 21% appreciation.
Surprisingly, two-bedroom, two-bath units — the most common in the building — only saw about 16% appreciation on average.
The takeaway? Supply and demand played a critical role. With more two-bedroom, two-bath units available, scarcity drove up the value of less common layouts. Parking availability, sometimes offering up to three stalls, also had a measurable impact on pricing.
Developed by Form Partners, US Pacific, and constructed by Ledcor, Cove Waikiki remains a well-regarded project with lasting appeal. Its location and boutique charm continue to make it an attractive option for both homeowners and investors.
As Honolulu’s condo market evolves, the past decade of data at Cove Waikiki offers valuable insights into how scarcity, layout, and amenities influence long-term value.
Have you ever wondered what it costs for a parking stall and a condo here in Honolulu?
This is David Buck with Harcourts Island Real Estate and today we're going to talk about what it costs to get a parking stall if one isn't included with your (condo) unit. Now I get that question asked often when I'm working with buyers and sellers here in Honolulu because it's hard to factor that that in. Especially when you're looking at comps or comparable units. Sometimes you can have a unit in the same building that comes with a parking stall and another one that does not or sometimes you could have one that includes two stalls and another might include one stall.
There's a reason why we're down here in Waikiki today and we're going to get to that later. You definitely want to stick around for this because I've got a story that no one else can believe. First off, Waikiki is gonna be a highly sought-after area to get a parking stall so and other parts of town like Kakaako and Downtown Honolulu. Every now and then you'll see parking stalls available for sale in MLS. However, traditionally what happens is you could only sell it to someone that already owns within the building.
Every Condo Has Different Rules When it Comes to Parking
Let me take a step backwards - when it comes to parking in condos, every building is going to have different rules. Sometimes there are assigned stalls, sometimes they're kind of allocated one like one instance from that would be the Colony Surf near Diamond Head. Then, what I've got behind me here is the former Trump Tower Waikiki. They're going through some renovations and now it's now called Ka Lai. In that particular building they don't "come with a parking". However, you can rent parking per day and that sort of thing. Every building is going to be different.
To get an idea of what you know a parking stall will go for on average, it's once again going to vary on the building. It's just like traditionally real estate. It's going to be a supply and demand. What I did is over the past year, I scoured MLS to give you an idea.
Parking Stall Sales in MLS
This is just a summary of what parking stalls have been selling for in MLS over the past year. There was not a whole lot of sales volume when it comes to condos. On the lower end, there are a few trades that happened for $25,000 & $26,000 in Salt Lake. Then, in Kakaako, Nauru Tower saw a few parking stalls sell for $30,000 and then there was another one in Waikiki at Aloha Lani that went for $35,000. Then, another in Moana Pacific for $45,000. Then, Hale Ka Lae in Hawaii Kai we saw a trade for $50,000, which is kind of interesting because Hawaii Kai in general there's not normally a lack of parking. So, that one surprised me a little bit to have a $50,000 parking stall sell in Hawaii Kai.
On Location in Waikiki
Once again, we're down near Fort DeRussy in the heart of Waikiki and the reason I chose this location because it's a highly sought-after area. We talked earlier about Ka Lai or the former Trump Tower Waikiki. They are under doing a renovation. For units there over the years, it's traditionally been a buyers market. It still is today, however I do have a prediction. If you want to get in on a unit there, I did a report recently where you can buy condos now at the former Trump Tower Waikiki for less than you could like 15 years ago from the developer pricing.
Next, I've got this great story to tell here of a success story for my client. Right across the street from the former Trump Tower (Ka Lai) you have a little boutique condo building called the Waikiki Shore not many people are aware of this building, but this is the only direct ocean front (on on top of that sandy beachfront) condominium building in Waikiki. The catch with this place is they're fee simple condos and they're legal vacation rentals. I love this building and it's a great location. You've got a 70-acre park here at Fort DeRussy on one side of you.
Limited Supply = High Demand
The reason I bring this building up when we're talking about parking stalls is I have a client that I sold a unit to on the back corner of the building years back. He did have a parking stall, but guess what? He sold the parking stall separately to another owner in the building for a quarter million dollars yes you heard that right $250,000 for a parking stall! As I started this out talking about what a parking stall can go for in Honolulu, well that's the highest end of the spectrum I've seen.
In summary, if you're curious what a parking stall goes for here in Honolulu on in general it's going to start at about $25,000 and it could go up from there. So, if you have a specific requirement when you're looking for condo and need a minimum amount of parking stalls, it's always something you want to factor in. Because, once again condos here don't always come with parking and to learn more about real estate here in Honolulu, my name is David Buck and I can be reached at 808-371-3509. Mahalo!
The July 2025 housing market in Oahu delivered a mix of surprises and dramatic shifts across neighborhoods. David Buck of Harcourts Island Real Estate shared insights from the latest Honolulu Board of Realtors report, highlighting standout performances in both homes and condos.
Single-Family Home Sales Surge
Kapahulu to Diamond Head, along with Moanalua to Salt Lake, both posted a 50% increase in sales compared to July 2024, making them the strongest performers in the single-family home category.
Windward Coast Prices Skyrocket
While 12 of 21 neighborhoods saw price declines, the Windward Coast was the exception. Median prices jumped from $1.18M in 2024 to $2.13M, an astounding 80% increase year-over-year.
Condo Market Surprises
One neighborhood saw condo sales climb 200%, though from just one sale to three, it was still the steepest increase island-wide in Wahiawa. Meanwhile, the Kapahulu to Diamond Head area also stood out with condo median prices climbing 72%, reaching $1.7M.
What This Means for Buyers & Sellers
These numbers highlight how hyper-local real estate can be. While some areas are cooling, others are heating up dramatically. If you're looking to buy or sell, it's crucial to focus on the trends within your specific neighborhood or building.
For more insights tailored to your area, reach out to David Buck at 808-371-3509.
Is Waikiki going to be underwater? That's a fear I get asked a lot from people looking to buy a condo here in Waikiki. What I'm going to do is start out with the worst case scenario because today we're on a king tide in the middle of summer. This is probably going to be the most extreme that you'll see throughout the year. Because today, we have a huge south swell. It's like 15 feet on the outside and then we have a king tide and we had a full moon last night. So I want to show you from perspective this is kind of as bad as it'll get. Once again, this is a question I get asked often from buyers.
Sea Level Disclosure
As realtors we now have to disclose where the future high watermark is going to be within 20 to 30 years. I have my opinions of what's going to happen ultimately, but I think some of it's fear tactics. Sometimes, water can get up high on days like today and that's why I want to show you an extreme like today.
Ala Wai on the Mauka Side of Waikiki
King Tide on the Ala Wai Canal
Here we are on the Ala Wai Canal. This is early August and we're in the midst of king tides and we had a full moon last night. This is kind of be the peak of how extreme you can see it outside of a major storm or flood. Once again, Ala Wai Canal on the Mauka side of Waikiki. It has to get up quite a bit higher here to get into Waikiki. But I just want to give you a perspective.
King Tide at Fort DeRussy
Now, here we are on the opposite side of Waikiki directly on the ocean. Like I said, we have a huge south swell today, and we're at the peak high tide. This is what we call king tides here in Waikiki. And as you can see on the distance it's just cranking out there. So I want to show you what it's like today on kind of the worst case scenario. And how high the water can get in Waikiki. We just had a wave come up here. In my opinion this is going to be almost as bad as it gets.
Waikiki Shore on King Tide
So here we are at the Waikiki Shore which is basically right next to Fort DeRussy. This is the only oceanfront condo building in Waikiki. So, when we're talking about Waikiki being underwater as far as condos go this would be at the forefront of it. And there's still a beach here considering how big the waves are today. Like I said on the outside it's like seven eight feet Hawaiian style but check this out. Super high tide, king tides today.
Fear From Sea Level Disclosure
Sea Level Rise Map off Diamond Head and Waikiki
As I mentioned earlier, us as Realtors have to disclose this now - Where the future high watermark is going to be 20, 30 years out. And this all started with the University of Hawaii professor. And I think he just wants to put his name on the map. We had a deal that we lost several years back. I was selling a penthouse condo down on the Gold Coast at Diamond Head. Once that buyer saw that disclosure statement, they freaked out and canceled the deal.
2023 Castle Surf Penthouse Sale
It turns out the buyer's agent (who is very reputable and has been selling down on the Gold Coast over the past 30 years) said in his opinion he's never seen the "rise". Like it has been unchanged in all the years that he's been selling real estate there. So to make a long story short, that buyer canceled. After that, we had one more full price offer with two backup offers (all at and above asking price). Then, after that, that original buyer regretted canceling that deal.
Furthermore, the seller we were representing at the time he went to NOAA's website. You's think NOAA would know what they're talking about. And NOAA actually had lower high watermark predictions in the University of Hawaii professor.
Media Selling Fear
So this is a common trend we've seen over the years about people predicting doom and gloom. I went to Venice with my wife over 20 years ago and they said by today Venice is going to be underwater. Venice is still there. My wife was there last summer. It was in the media recently that Dan Rather said that Florida is going to be underwater 40 years ago. And here we are today. Florida is still there. Al Gore has been warning doom and gloom for decades.
There's constant climate change alarmists. And yeah, absolutely you know there'll be days like today where the water is high. In my opinion, I can't predict the future, but I highly doubt all of Waikiki is going to be underwater the next 20-30 years. We may have an extreme event like a tsunami or hurricane. I did a video on natural disasters if you want to check that out. But in my opinion those are nominees and not everyday living in Waikiki. I hope you found this useful and if you want to learn more about real estate here in Hawaii, I can be reached at 808-371-3509. Mahalo.
Waikiki Shore has long been one of Honolulu’s most sought-after addresses, and a year after our last update, it’s clear nothing has changed—except maybe the prices.
A Standout Deal
Unit 418, a fully furnished 2-bedroom, 2-bathroom condo priced at $2.3M, is still on the market. This unit offers views toward the ocean and Fort DeRussy, plus a unique advantage: Waikiki Shore is the only oceanfront condominium in Waikiki with legal vacation rental status.
Market Highlights
In the past year, two prime "00" units (direct oceanfront) have sold for just under $6M and $6.1M respectively, setting price-per-square-foot records rivaling luxury markets nationwide. These sales were driven by overseas buyers, particularly from Japan, who benefit from accelerated depreciation tax advantages in Hawaii.
Current Listings & Price Range
Studios: starting at $880K
One-bedrooms: $1.35M to $1.5M
Two-bedrooms: including Unit 418 at $2.3M
Notably, none of these listings come with parking stalls—making them a high-value commodity. One stall recently sold for $250K, underscoring the premium attached to convenience here.
Why It Matters
For investors and second-home seekers, Waikiki Shore offers a rare combination of location, legal vacation rental income, and prestige. Whether you’re buying for lifestyle or returns, it remains one of Waikiki’s most compelling opportunities.
Contact
For more information on Waikiki Shore or other Honolulu properties, call 808-371-3509.
The Oahu real estate market is experiencing notable changes this July 2025, with fresh opportunities emerging for both buyers and sellers. David Buck of Harcourts Island Real Estate shares the latest market stats and insights.
Single-Family Homes: Cooling but Still a Seller’s Market
Sales of single-family homes fell 7.4% compared to July 2024, with 249 homes sold versus 269 a year ago. Median prices dipped 5.7%, from $1,140,000 to $1,075,000. Homes are taking longer to sell, with median days on market rising from 15 to 20.
Inventory grew 18% year-over-year, from 722 to 852 active listings. While this is a noticeable increase, it’s still low compared to historical levels — and at 3.7 months of remaining inventory, the market remains in seller’s territory.
Home Sales by Price Range
A major factor behind the price drop? Most sales are happening in the $800K–$1M range, with fewer high-end sales above $3 million.
Condos: Stable Sales, Buyer-Friendly Conditions
Condo sales held steady at 389 units sold, exactly matching last July’s total. However, median prices fell 3.7% to $490,000, and days on market jumped 66%, from 30 to 50 days.
Inventory increased 31.7%, creating more choices for buyers. At 6.8 months of remaining inventory, condos are firmly in buyer’s market territory. One factor influencing the slowdown: the ongoing effects of the 2024 condo insurance crisis, when over 300 buildings were found to be underinsured.
Condo Sales by Price Range
Interestingly, high-end condos saw more activity, with sales above $2 million more than doubling compared to last year.
Key Takeaway
Oahu’s market is evolving, with single-family homes cooling but still favoring sellers, and condos offering opportunities for buyers. Market dynamics vary by neighborhood, so local expertise is key.
For personalized advice, contact David Buck at 808-371-3509.
Is Hawaii really paradise if it’s prone to natural disasters?
It’s a question many potential residents ask, and in this in-depth article, we break down the six most important natural disasters that impact life in Hawaii — straight from the perspective of Oahu resident and real estate broker, David Buck.
With over 50 years on the islands, a degree in environmental analysis, and time spent as a Honolulu firefighter, David shares not only science-backed knowledge but real-world stories — like battling fires in Hawaii Kai or evacuating during tsunami alerts.
Here are the six key natural disasters covered:
1. Earthquakes: Yes, they happen — but they’re rare. David recalls feeling only a few in his lifetime. Still, they can impact property, especially on the Big Island.
2. Fires: From Lahaina’s devastating wildfires to suspicious land-clearing blazes in Oahu, wildfires are on the rise and often tied to wind and dry brush conditions.
3. Flooding: Floods caused by heavy rain or poor drainage can impact homes, especially on the windward side. David recalls major flooding events in 1988 and 2018 that caused property damage and city backlash.
4. Hurricanes: Hurricanes Eva (1982) and Iniki (1992) were game-changers. While Oahu often gets spared, one close call had locals on edge as computer models showed a direct hit on Honolulu.
5. Tsunamis: David has evacuated four times, and in 2012, looting during evacuation made him rethink leaving. Tsunamis are rare but unpredictable and can wrap around islands in unexpected ways.
6. Volcanoes: Oahu’s craters are extinct, but Big Island real estate sits in active lava zones. Surprisingly, some luxury homes still thrive in these high-risk areas.
A Word on Climate Change:
David questions media hype and reflects on how fear can drive insurance, regulation, and real estate decisions. While he believes in climate change, he critiques how it’s often misrepresented.
Final Thoughts: Natural disasters are part of life anywhere — but knowledge is power. Whether you're moving to Hawaii or already live here, knowing the risks helps you plan smarter, especially when it comes to buying or selling a home.
Looking for a home in Hawaii? Contact David Buck at 808-371-3509
Waikiki Banyan vs Waikiki Sunset: A Head-to-Head Condo Comparison
If you're eyeing a property in the heart of Waikiki, chances are you've come across two standout options: the Waikiki Banyan and the Waikiki Sunset. Both built around the same time—1977 and 1979—they share many similarities but offer unique features that might make one a better fit for your lifestyle or investment goals.
Originally Leasehold, Now Mostly Fee Simple Both properties were initially leasehold under the Queen Liliuokalani Trust. Today, the majority of units have converted to fee simple, making them more attractive to investors and homeowners.
Waikiki Banyan Highlights
Located at 201 Ohua Ave, just off Kuhio Ave
Two towers: Makai (ocean-facing) and Mauka (mountain-facing)
Convenience store on the 5th floor with essentials
6th-floor amenity deck with pool, BBQs, and turf area
Two-bedroom units available at the end of halls
Exclusive two-bedroom, two-bath penthouse option
Fitness center and party room
What Sets Them Apart? The Banyan is ideal for travelers looking for central location and amenities, with more units and artistic charm. The Sunset, while smaller, offers two-bedroom units and breathtaking Diamond Head views, making it a solid choice for more living area or higher-end vacation stays.
Final Thoughts Both condos offer solid value and convenient living in Waikiki, with included parking and Aston hotel services. Whether you're a buyer, investor, or just comparing vacation spots, your decision may come down to floorplans, views, or building vibe.
📞 Ready to explore ownership in Waikiki? Contact us at 808-371-3509.
If you're thinking about living in Ewa Beach or just curious about Hawaii’s suburban expansion, this full tour of the 34 MLS neighborhoods in Ewa by Gentry is a must-read. Real estate broker David Buck, who’s been watching this community grow since high school, walks us through the history, layout, and home styles of every corner of this master-planned community.
Highlights include:
Historic Origins: Development began in 1988 with Soda Creek, kicking off decades of thoughtful growth.
Modern Developments: The final chapter is Makamae, with homes built as recently as 2024.
Over a decade ago, real estate broker David Buck warned us about the dangers of using platforms like Realtor.com. In 2014, he called out misleading advertising, unclear property statuses, and lack of transparency in leasehold versus fee simple listings. Fast forward to 2025, and not only do those issues persist—they’ve multiplied.
1. Sellers May Net Less Money Realtor.com’s parent company, News Corp, operates an ad-driven model inspired by Australia’s realestate.com.au, where sellers bear heavy marketing costs. David shares an eye-opening example of an Australian homeowner paying $30,000 out-of-pocket to advertise a single property due to a lack of MLS. If Realtor.com's model becomes dominant, U.S. sellers could face similar challenges.
2. No Merit in Realtor Recommendations The platform connects users with Realtors based solely on ad spend, not credentials. That means you're more likely to speak with the highest bidder—not the most qualified agent. Worse yet, user data is sold to multiple Realtors, leading to a barrage of unwanted calls, emails, and texts.
3. Hawaii Loses Out Commissions generated through Realtor.com often flow out of the local economy. As much as 30–35% of the money leaves Hawaii and goes to publicly traded News Corp, instead of staying within the community. This undermines local businesses and hurts Hawaii’s real estate ecosystem.
Final Thoughts If you want local expertise, clear property listings, and honest guidance, skip the big-box platforms. Use local brokerages that care about your success—and your community’s well-being.
