The Oahu real estate market is no longer “one size fits all.” As we dive into the May 2025 housing data, a clear divide has emerged: single-family homes and condos are moving in different directions. While home prices remain strong amid tight inventory, condos are tipping into buyer’s market territory with rising supply and longer days on market.

Whether you're a buyer, seller, or investor, understanding this two-track market is key to making informed moves.

🏡 Single-Family Homes: Holding Strong with Limited Inventory

The detached housing market on Oahu is still showing signs of resilience, despite high interest rates and slower sales:

📈 Key May 2025 Stats:

• Sales: 235 homes sold (↓ 5.6% YoY)

• Median Price: $1,175,000 (↑ 8.3% YoY)

• Days on Market: 21 days (↑ 50% from 14 days last year)

• Active Listings: 818 (↑ 27% YoY)

Many homeowners are locked into 2–3% mortgage rates, making them reluctant to list — and keeping inventory historically low. As a result, even with fewer sales, pricing pressure remains upward, especially in desirable neighborhoods like Hawaii Kai, Kailua, and East Honolulu.

🏢 Condos: Buyer’s Market Taking Shape

The condo market, on the other hand, is showing clear signs of softening, with more inventory, longer days on market, and reduced urgency from buyers:

📉 Key May 2025 Condo Stats:

• Sales: 374 units sold (↓ 21.8% YoY)

• Median Price: $500,000 (↑ 1% YoY)

• Days on Market: 39 days (↑ 56% from 25 days)

• Active Listings: 2,556 condos (↑ 54.8%)

• Months of Remaining Inventory: 7.1 (🔔 Buyer’s market territory)

With over 7 months of supply, Oahu's condo sector officially favors buyers. This is especially true in older buildings where insurance hikes, fire safety upgrades, and cast iron plumbing issues are spurring owners to sell and giving buyers leverage to negotiate.

💡 What It Means for You

✅ If You're a Homeowner:

• In the single-family market, you still have pricing power.

• If you’re in the condo space, proper pricing and presentation are key. Overpriced units are sitting.

✅ If You're a Buyer:

• Condos are offering real opportunity, especially with rising inventory and negotiable terms.

• Single-family homes may require faster decisions, especially in popular areas with low turnover.

📞 Need a Custom Market Analysis?

Whether you’re thinking about buying a condo, listing a home, or just trying to time the market — I’m here to help you navigate the two-track trends with clarity and confidence.

📲 Call or Text David Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.

It’s hard to believe, but it’s been over a decade since the first residents moved into Ka Malanai at Kailua, the only significant new construction condo project on Oahu’s Windward side in recent memory. Built in 2014 by D.R. Horton, Ka Malanai brought fresh, modern condos to an area previously dominated by older townhome communities — and now, ten years later, the numbers are in.

Let’s take a look at how the project has aged, what values have done over the last decade, and how Ka Malanai continues to stand out in Kailua’s tight and highly desirable market.

📈 10 Years of Price Appreciation: 1-Bedroom to 3-Bedroom Condos

Ka Malanai was never a budget development — but those who bought early have been rewarded. As of 2025, price data shows steady and impressive growth across the board:

• 1-bedroom units appreciated approximately 33%

• 2-bedroom units appreciated around 38%

• 3-bedroom units appreciated roughly 37%

🏷️ 2025 Market Snapshot:

• 2-Bedroom Median Price: $1,065,000

• 3-Bedroom Median Price: $1,252,000

• 1-Bedroom Activity: No sales yet in 2025, and none currently on the market

Unlike many Oahu condo projects where smaller units tend to appreciate faster (due to affordability), Ka Malanai saw stronger appreciation in 2- and 3-bedroom layouts — likely due to demand from families and owner-occupants seeking spacious living on the Windward side.

Looking Back on Other Projects:

• Waihonua 10 Years Later
• One Ala Moana 10 Years Later
• Ae'o 5 Years Later
• Capitol Place 10 Years Later

🧱 Why Ka Malanai Remains Unique in Kailua

Ka Malanai’s success isn’t just about timing — it’s about product and location. Located just a short stroll from Kailua Beach, Whole Foods, and Kailua Town, the development provides walkability that’s rare for suburban neighborhoods on Oahu.

Additional standout features include:

• Modern construction with open floor plans and central AC

• Secure buildings with elevators and covered parking

• Lush landscaping and well-maintained common areas

• Pet-friendly policies and flexible financing options

As of 2025, inventory remains extremely limited, especially for 1-bedroom units. Buyers are keeping an eye on new listings, but competition remains fierce due to low turnover and sustained demand.

📞 Thinking About Buying or Selling at Ka Malanai?

Whether you're a long-time owner considering a move or a buyer hoping to get into one of Kailua’s most desirable communities, local insight is essential. With a decade of data now available, it’s easier than ever to make a smart move — if you know where to look.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.

Across the U.S., more home sales are collapsing before they close — and Hawaii isn’t immune. According to Redfin, nearly 1 in 7 real estate contracts were canceled in recent months, making it the second-highest fallout rate ever recorded. While national headlines may sound dramatic, there’s real data behind the concern — and several local factors at play on Oahu, especially in the condo market.

In this article, we’ll explore why deals are falling apart, what’s happening locally in Honolulu, and how buyers and sellers can stay one step ahead in a shifting market.

📉 National Trends: 14.3% of Real Estate Contracts Are Being Canceled

Redfin recently reported that 14.3% of homes under contract failed to close — a rate surpassed only during the height of the pandemic. The reasons range from high interest rates and stricter lending to inspection issues and buyer hesitancy.

While this stat is based on data from the mainland U.S., it aligns with softening activity and buyer caution we're seeing in the Hawaii condo market.

🏝️ What’s Happening in Hawaii (Especially Condos)?

Locally, single-family home contracts on Oahu are steady year-over-year:

• 260 homes under contract (May 2025) vs. 258 last year

But the condo market is seeing fallout:

• Deals under contract are down 16.7% year-over-year

• Condo inventory is up 60%, offering more selection but also more hesitation from buyers

⚠️ Why Condos Are Being Hit the Hardest:

1. Condo Insurance Premiums – Rising rates are making monthly costs unpredictable and unaffordable for some buyers.

2. Fire Safety Ordinance (Bill 19-4) – Buildings without sprinkler systems or fire upgrades may deter financing or raise red flags in inspections.

3. Aging Infrastructure – Many condos in Honolulu still rely on cast iron plumbing, which can lead to costly repairs and failed inspections.

4. Fewer International Buyers – With a strong U.S. dollar, many international investors are sitting on the sidelines, especially in areas like Waikiki.

💡 So, What Can Buyers and Sellers Do?

While fallout is rising, deals are still closing every day — especially when the property is well-priced and expectations are clear.

Buyers should:

• Be pre-approved with a flexible lender

• Ask about assumable VA loans — which may offer lower fixed rates

• Carefully inspect HOA documents, reserve studies, and plumbing/insurance status before committing

Sellers should:

• Be upfront about building condition, maintenance fees, and disclosures

• Price competitively, especially in buildings with known concerns

• Offer seller concessions or credits if the buyer is hesitant due to financing or inspection hurdles

📞 Want Help Navigating a Complex Market?

Whether you're buying or selling, success in 2025 comes down to local knowledge and negotiation strategy. Let’s talk about what’s happening in your building, neighborhood, or price point.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate — Local Knowledge. Trusted Results.

With mortgage rates hovering around 7% and homes spending over 120 days on the market, many Hawaii Kai homeowners are wondering: “Is this really the right time to sell?” While conditions might feel uncertain, there are actually strong indicators that this summer may be a smart window to list your property — especially if you’ve owned your home for more than a few years.

In this post, we break down three compelling reasons why it may be the right time to consider selling your Hawaii Kai home.

📈 1. Hawaii Kai Home Values Are Up 17% Year Over Year

Despite higher interest rates and extended days on market, home values in Hawaii Kai have surged 17% year over year — a huge opportunity for sellers sitting on significant equity. If you’ve owned your property for 5+ years, chances are you’ve seen considerable appreciation and may now be positioned to cash out at or near peak value.

This equity can be reinvested, used to upgrade, or held as cash in a shifting market. It’s an especially good time to sell if you’re looking to downsize, relocate, or transition into a lower-rate market later.

📣 2. Well-Priced, Professionally Marketed Homes Still Sell

While inventory has grown and interest rates remain elevated, buyers are still active — especially for homes that are priced right and properly presented. High-quality photos, clean staging, and a professional listing strategy can make the difference between a stagnant listing and a home that moves.

In fact, homes that are turnkey and competitive in their price range are still attracting offers, even with more days on market island-wide. If your home is well-maintained or recently updated, it stands a better chance of standing out.

🏡 3. Hawaii Kai Sellers Are Still Closing Strong

Within just the last 30 days, nine homeowners in Hawaii Kai have sold — despite slower sales trends across Oahu. This shows there’s still real demand for homes in this beloved East Oahu neighborhood, known for its marina access, great schools, and community charm.

If you’ve been thinking about selling, summer 2025 may offer you a sweet spot before market conditions shift further. Sellers who act early are often able to capture serious buyer attention before the back-to-school season or holiday slowdowns.

📞 Ready to Explore Selling Your Hawaii Kai Home?

Not sure where your home fits into the current market? I’d be happy to run a custom valuation and help you decide the best next step — with no pressure and honest advice.

📲 Call or Text David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.

If you're a pet owner planning to buy or rent a condo or townhouse in Honolulu, there's one question you must ask before falling in love with the unit: “What do the House Rules say about pets?”

From dog weight limits to breed restrictions and maximum pet counts, every building has its own policy. And as Realtor David Buck shares in this video, failing to ask the right question could cost you — in one case, over $100,000.

🏘️ Two Real-Life Stories That Prove the Importance of Pet Policies

1. 27 Dogs in a Condo at Villa Marina

Back in his firefighter days, David responded to a fire at Villa Marina in Hawaii Kai, where one resident, Lucy Kagan, was found with 27 dogs inside her townhouse. This real-life case underscores how pet policies, when ignored or unenforced, can lead to chaos — or even legal trouble.

The key takeaway? Don’t assume that because one person gets away with bending the rules, you can too.

2. A $100K Lesson in Waikiki

David shares the story of a buyer who purchased a Waikiki condo, invested over $100,000 in renovations, and then realized there was a 25-pound pet weight limit. Their beloved 50-pound dog didn’t meet the rule — and the buyer had to sell.

💡 Pro Tip: Ask the building or HOA for a copy of the official House Rules before going under contract. “Pet-friendly” doesn't mean “all pets welcome.”

📄 What to Know About Pet Policies in Honolulu Condos

In Hawaii, pet policies are governed by each individual condominium association — and rules can vary widely:

• 🐕 Weight limits (commonly 20–25 lbs max)

• 🐶 Breed restrictions (especially for “aggressive” breeds)

• 🐕‍🦺 Service animals are federally protected but require proper documentation

• 🐾 Number of pets allowed (some allow 1, others 2+ with restrictions)

• 🐈 Noise and nuisance rules may apply even if your pet meets size rules

If you're buying or selling in Honolulu, it's critical to work with an agent familiar with pet policies — and who knows how to interpret the often-buried fine print in the House Rules.

🏡 Need Help Finding a Pet-Friendly Condo on Oahu?

Don’t leave your pet’s future to chance. Whether you're looking for a building that allows large dogs, multiple pets, or just flexible rules, I can help you navigate it the right way.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate — Local Knowledge. Trusted Results

If you've come across a home listing marked "as is" in Hawaii, don’t let it scare you off — and if you're a seller, it may actually work in your favor. The term “as is” often raises red flags, but in Hawaii’s real estate market, it’s much more commonplace than most people realize. In fact, Realtor David Buck shares that 90% of the homes he’s sold over the last two decades have been sold “as is.”

This blog will walk you through what “as is” actually means, how it protects both buyers and sellers, and what you still have the right to do during the transaction — including inspections and negotiations.

📝 What Does “As Is” Mean in a Hawaii Real Estate Contract?

When a home is sold “as is,” it means the seller does not intend to make repairs or offer credits for property defects found during escrow. However, that does not mean the buyer has no protection.

In Hawaii, most “as is” transactions are backed by the Hawaii Association of Realtors' As Is Addendum, which clearly states that:

• The buyer still has the right to a home inspection

• The buyer may choose to cancel the contract during the J-1 inspection period

• The seller must disclose known material facts that could affect the property’s value or safety

So, while the seller is saying “I won’t fix anything,” the buyer can still walk away if issues are uncovered — without penalty.

🔧 Can You Still Negotiate Repairs in an “As Is” Sale?

Yes — and in many cases, buyers do.

Even though the seller isn’t obligated to fix anything, it’s still common for buyers to request repairs or credits, especially for health and safety issues such as:

• Electrical hazards

• Roof leaks

• Plumbing issues

• Structural damage

The seller can then choose whether to agree, counter, or stick to the “as is” terms. The key is to work with a knowledgeable agent who knows how to frame the conversation and protect your interests on either side.

This is especially important when dealing with fixer-uppers, older homes, or inherited properties, which are frequently sold “as is.”

💡 Final Thoughts: “As Is” Doesn’t Mean “No Deal”

In Hawaii, “as is” simply sets the tone for the transaction — it doesn’t remove your rights or kill your options. Whether you're a buyer wanting to inspect carefully or a seller looking to avoid repair negotiations, an “as is” sale can be a smart and standard approach.

📞 Need Help Navigating an “As Is” Sale or Purchase?

Whether you’re listing your home or preparing to make an offer, I’ll guide you through every step — disclosures, inspections, and negotiations included.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.

The Oahu real estate market continues to shift in 2025 — but instead of broad island-wide trends, it’s the neighborhood-level data that reveals the most important insights. In this April 2025 update, we break down which local areas saw the biggest spikes in home and condo sales, along with notable price jumps that could impact your next real estate move.

Whether you're buying, selling, or investing, understanding the hyperlocal trends across Oahu’s neighborhoods is essential in today’s nuanced market.

🏠 Single-Family Home Market: Major Activity in West & Central Oahu

Several single-family home neighborhoods experienced huge growth in sales volume and price appreciation in April 2025:

🔹 Top Performers:

• Makakilo: Sales rose 250%, jumping from just 2 sales in April 2024 to 7 this year — a strong sign of buyer demand in this hillside West Oahu community.

• North Shore: Doubled its activity with 12 homes sold, up from 6 in the same period last year (📈 +100%).

• Kalihi to Palama: Saw the biggest price jump, with the median home price rising 34%, from $875,000 to $1.17 million.

These increases suggest that areas outside of central Honolulu are seeing renewed interest, as buyers look for better value and more space while still staying within commuting distance of town.

🏢 Condo Market: Price Shocks & Sales Surges in Kahala & Diamond Head

While the overall condo market on Oahu is transitioning into a buyer’s market, specific neighborhoods are bucking the trend with impressive gains:

🔸 Notable Condo Markets:

• Kapahulu to Diamond Head: Condo sales climbed 114%, from 7 to 15 units — a strong sign that buyers are moving quickly in these established, view-friendly neighborhoods.

• Waialae to Kahala: This area saw a staggering 247% increase in median condo price, from $170,000 to $590,000.

  • This spike was fueled by sales at Tropic Gardens and Kahala View Estates, and a correction from last year’s lower median, which was skewed by leasehold sales at Kahala Beach Apartments.

These data points reinforce the value of working with a local expert — one who understands the unique characteristics, property types, and historical pricing of each neighborhood.

📞 Want a Custom Update for Your Area?

Real estate is local — sometimes down to the block or building. If you’re curious about trends in your area or looking to make a move, let’s talk strategy.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate — Local Knowledge. Trusted Results.

If you're looking for a move-in ready condo in East Oahu that combines style, functionality, and scenic views, Heritage House #508 in Hawaii Kai deserves your attention. This beautifully updated 2-bedroom, 2-bathroom high-rise unit offers a smart layout, tasteful upgrades, and direct views of the ocean and marina — all within one of Hawaii Kai’s most established and well-managed buildings.

In this post, we’ll take you on a virtual tour of Unit 508, highlighting the renovations, amenities, and lifestyle advantages that make this listing a standout in today’s market.

🛠️ Recently Renovated with Designer Touches

Unit #508 underwent a full renovation in 2024, giving it a modern, clean, and timeless aesthetic:

• 🏡 Kitchen:

  • Quartz countertops

  • Soft-close cabinetry

  • Stainless steel appliances

  • Upgraded fixtures and finishes

• 🛁 Bathrooms:

  • Re-glazed tub in primary bath

  • New vanities, cabinets, and counters

  • Upgraded lighting and flooring

• 🪵 Flooring:

  • Durable and stylish luxury vinyl plank throughout the unit

The updates were done with attention to both form and function, offering an ideal setup for owner-occupants or investors seeking a turnkey property in a desirable neighborhood.

🌊 Views, Layout & Building Perks

What sets this unit apart from others in the building is its preserved lanai, offering true indoor-outdoor Hawaii living. Many other Heritage House units have enclosed their lanais, but #508 allows you to enjoy natural breezes and sweeping views of Maunalua Bay and the Hawaii Kai Marina.

📌 Additional highlights include:

• Two deeded parking stalls, including one on the same level as the unit

• In-unit washer/dryer

• Ample closet space and open-concept living/dining area

• Building amenities: pool, rec room, guest parking, secure entry

Heritage House is known for its solid construction, community feel, and unbeatable location near beaches, Costco, schools, and scenic walking paths.

📞 Want to See It in Person?

If you’ve been looking for a high-rise unit in Hawaii Kai with space, updates, and views, Unit 508 at Heritage House checks every box. Don't miss the chance to own in one of Oahu’s best-kept high-rise secrets.

📲 Contact David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.

While Kakaako and Waikiki often grab headlines, Hawaii Kai offers some of the best hidden value in Honolulu’s condo market — especially when it comes to high-rise living. Nestled along the marina with mountain and ocean views, Hawaii Kai is home to eight official high-rise buildings, most of which were built in the 1970s and 1980s and feature larger units, great amenities, and lower prices than their urban counterparts.

Whether you’re looking for a full-time residence, downsizing, or buying your first property, here’s a breakdown of each high-rise condo building in Hawaii Kai — and why now might be the perfect time to buy.

🏢 The 8 High-Rise Condos of Hawaii Kai

1. Mount Terrace

• Built in 1974

• 2-bedroom, 2-bath units (~1,600 sq. ft.)

• No lanais, but luxury interior finishes

• Prices around $1M
  A classic “Honolulu luxury” building known for privacy and square footage.

2. The Commodore

• Built in 1982

• 1- to 3-bedroom layouts

• Elegant common areas, tennis courts, pool
  One of the newer buildings in the area with a more upscale vibe.

3. Mauna Luan

• Two 20-story towers with 433 total units

• Resort-style amenities: pools, hot tubs, racquetball, BBQs

• Gated entry and lush landscaping
  One of the most desirable complexes in Hawaii Kai for families and investors alike.

4. Heritage House

• Built in 1974, 135 units

• Generous lanais and floor plans

• Excellent guest parking
  A well-managed, mid-range option with steady value appreciation.

5. Naniwa Gardens

• Unique 2-elevator system (2 units per shaft)

• Fire lane access through central lobby

• 1- to 2-bedroom units, quiet and private
  A rare, boutique-feel building with thoughtful design and lower density.

6. Plaza Hawaii Kai

• High-rise + townhome configuration

• Built in 1974, 1- to 2-bedroom units

• Pet-friendly with community amenities
  An affordable, entry-level high-rise option with flexible layouts.

7. Hale Ka Lae

• Newest high-rise in Hawaii Kai (built in 2016)

• 2 to 4 bedrooms available

• Modern amenities, though no lanais
  For buyers who want newer construction and contemporary interiors.

8. The Esplanade

• Built in 1973, 1- to 3-bedroom units

• Directly on the Hawaii Kai Marina

• Tennis courts, rec room, putting green, dog park
  One of the few marina-facing high-rises, perfect for boat lovers and active lifestyles.

💡 Why Hawaii Kai High-Rises Are a Smart Buy

✅ Larger layouts than town condos (many 1,200+ sq. ft.)
✅ Established buildings with strong HOA management
✅ Access to top-rated schools, Costco, beaches, and marina
✅ Median pricing is significantly lower than Kakaako/Waikiki
✅ Views of Koko Head, ocean, marina, and mountains

If you’ve been priced out of Kakaako or want a quieter, more residential feel, Hawaii Kai's high-rises offer a compelling mix of value, location, and lifestyle.

📞 Ready to Tour or Learn More?

Looking to buy or sell a high-rise condo in Hawaii Kai?
📲 Contact David E. Buck (RB-20368) today at 808-371-3509
🏢 Harcourts Island Real Estate — Local Knowledge. Trusted Results.

The April 2025 housing market stats are in — and the shift continues. While prices for single-family homes on Oahu are holding strong, the real opportunity right now lies in the condo market, where inventory is climbing and buyers are regaining control. Whether you're in the market for a luxury estate or a starter condo, understanding where the market is headed can give you a real advantage.

🏠 Single-Family Homes: Prices Up, Sales Down

April saw a 6.4% increase in the median sales price, bringing single-family homes to $1,170,000 — a clear signal of continued demand for detached housing. However, the number of homes sold dropped 8% year-over-year, with 241 closings compared to 262 last April.

📊 Key Single-Family Metrics:

• Median Price: $1,170,000

• Sales Volume: Down 8% YoY

• Days on Market: 29 days (↑ 70%)

• Inventory: 805 active listings (↑ 30%)

• Luxury Market (Over $3M): 12.6 months of inventory = buyer’s market

Higher days on market and increased inventory indicate that sellers now face more competition, especially in the luxury segment, where months of remaining inventory have reached 12.6 months.

🏢 Condo Market: Buyers Have the Upper Hand

Condos are where the most noticeable shift is happening. The median condo price dropped 4.4% to $505,000, while inventory skyrocketed 60%, reaching 2,512 active listings — a level not seen in years.

📊 Key Condo Metrics:

• Median Price: $505,000

• Sales Volume: Down 8.4% YoY

• Days on Market: 43 days (↑ 48%)

• Inventory: 2,512 units (↑ 60%)

• Months of Inventory: 6.8 = strong buyer’s market

With more choices and slower absorption, buyers now have negotiation power — especially in older buildings where insurance costs, life-safety upgrades, and plumbing repairs are motivating owners to sell.

💡 What This Means for You

• Buyers: This may be one of the best moments in recent years to purchase a condo on Oahu, particularly if you’re looking for a long-term primary residence or investment property.

• Sellers: In certain areas, pricing aggressively and staging well are crucial, especially in a market with rising inventory and more time on market.

For luxury sellers, being proactive is key — especially with over a year’s worth of inventory above $3M.

📞 Need Help Navigating the Market?

Whether you’re buying a condo in Honolulu or listing a home in Hawaii Kai, it pays to work with someone who knows the data and the neighborhoods.

📲 Call/Text David E. Buck (RB-20368) at 808-371-3509
🏢 Harcourts Island Real Estate – Local Knowledge. Trusted Results.