I pride myself in doing a little research before I jump into a professional relationship with a contractor. Yes, it takes time, but being informed and understanding the process can prevent a lot of heartaches down the road. Whether its a dental procedureor resurfacing the bottom of my pool; I want to know how many times the professional has successfully completed the job and how they were going to proceed if they got my business. It’s no different in Kauai real estate. So, here is what you should ask in a listing interview.

Let’s start with some softball questions:
* Do you typically work in my price range? A simple but important question. Here’s why. Is your listing agent going to give your $375,000 home the same amount of attention that she will give her $2 million dollar listing?

* How many sellers are you representing in my area? Why ask ? Well, if they have more than two properties in the same area I would think long and hard about giving them the listing. I want to know which home are they cheering for? … is it mine? It’s only fair to ask, “Will you have the time for me”?

*Can you provide me with 3 references? A good agent is going to be able to provide names of former clients within the hour following the listing interview. There is only one correct answer: “I will have that for you today”.

* What is your online marketing strategy? The clear and irrefutable fact is that today’s clients are savvy. They are doing their own on line research either with the basic sites like Trulia and Zillow. Or reading your competitors blogs and social media posts about the current market. You better have an online strategy. You better know your marketing metrics.

* What is “your” average number of days on the market to sell a home in my area? Look, we all want the highest price for your home, but let’s also be real. Stop drinking the koolaid and ask yourself, “Am I giving the listing to this agent because they quoted the highest list price of all agents interviewed”?

* What’s my house worth? Here are the facts. A real estate agent is NOT an APPRAISER, a real estate agent can give you facts about what homes sold for in your neighborhood in the past 6 months, average days on the market, and other particulars about homes in your area. But when you ask the inevitable question, ” What is my house worth”? Only an appraiser is legally qualified to answer that question.

* What obstacles do I need to overcome to get my asking price? This is a good question. You like your house. The prospective listing agent likes your house. Now ask them what’s wrong with the house. An honest agent will use their expertise to discuss your challenges in the current market.

Remember this is business, you want an agent who is compatible but you also want honesty. You’re not looking for a bromance, you can find that at the local watering hole. You both have work to do.

A Few Parting Words
Ultimately what you should ask in a listing interview can be tailored to your style and comfort level. Use the knowledge that you have gained from living in your home and in the neighborhood to make a wise decision about the best fit in a real estate professional.

I know there are a great deal more questions to ask an agent in the listing interview. Share them with us and we promise to reply.

Lee Morey, PB is the owner of Coldwell Banker Turtle Cove Realty in Kalaheo. She writes extensively on Kauai real estate andfun things to do on Kauai. She is past president of the Kauai Board of Realtors and is currently on their Government Affairs Committee.

Balmy tropical weather greeted the New Year and the many visitors to Kauai. Can it be 2016 already? The short answer is YES, and like the sands of time real estate sales push on too.

Before we jump into our Kauai real estate review for the first month of 2016 you may wish to visit our webpost on 2015 summary of the Kauai real estate market. Where we saw an increase in sales which, in my opinion, was due to a cautiously optimistic national outlook. Sparked byincreased job growth of greater than 2.8 million positions, stock market increases and a general well being about the economy and their own personal wealth.

However, it’s 2016 and for the island as a whole the sales volume in January exceeded 2015 numbers by 5%. There were significant increases in land and condo sales which offset a 12% decline in residential sales for the month.

Despite the stomach churning market gyrations in stocks, consumer confidence remains strong. As my economics professor told me years ago, “the stock market has accurately predicted an economic downturn 9 out of the last 5 times”.

JANUARY SALES HIGHLIGHTS BY PROPERTY TYPES

There were a total of 29 homes sold this month compared to 33 this time last year. However there was a 5% increase in dollar volume. Koloa district, which the resort community of Poipu is located saw the greatest dollar volume in sales increase from 3.9 to 6.3 million of all the districts.

THE KUKUIULA FACTOR

The continued trend to purchase and live in the resort community of Kukuiula has driven sales volume in the Koloa district and we see this continuing for years in the future. There is no doubt that it skews the median home prices in Koloa district where homes outside the boundaries of Kukuiula are easily 50% less.

HANALEI – HOLLYWOOD’S TROPICAL PLAYGROUND

With house listings rivaling prices only seen in major cities worldwide and the demand to go with it. We too are amazed at the listing prices in this district. It is clear that there is a segment of the population that wants the best that the island has to offer and they are willing to pay.

KAUAI CONDO SALES

There were a total of 35 condo sales on the island this month with 37% sold in the Koloa- Poipu area and 34% in the Lihue district.

With a whopping median sales price of $774,000 for the Poipu market it can be daunting for someone looking for Poipu condos for sale. However don’t despair, read our link in the last sentence and see that there are beautiful properties available at reasonable prices.

Again the high median price for condominiums in this district is due to the Kukuiula effect. With the recent groundbreaking of Kukuiula’s first condominium project called Kainani we expect this trend to continue.

KAUAI LAND SALES

A total of 8 parcels of vacant land sold this month. Partly due to limited availability outside of high end developments and the reluctance to build in an environment of high labor and materials cost. Investors recognize there is still value to be found buying an existing home.

WHAT LIES AHEAD

We are expecting growth to stay strong again in the Poipu condo market. In the demographic of young retirees we will see more sales and purchases of vacation condos. They will continue to capture some of the appreciation that they have been accumulating in their primary properties and will transfer some of that appreciation into making “lifestyle” acquisitions.

RECENT TURTLE COVE REALTY ACTIVITY

Realtor Ray Gordon put a beautiful Kukuiula lot in escrow this month, you can read about it here.

Realtor Broker Lee Morey recently put a beautiful Regency at Poipu Kai into escrow. It is a unit that was out of the vacation rental program and was meticulously cared for by the seller.

Let us know how we can help you with your real estate needs. Turtle Cove Realty is a boutique brokerage firm that specializes in all areas of real property on the southshore. You can find us everywher on line.

ABOUT THE AUTHOR

LEE MOREY

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Lee Morey is the Principal Broker and Owner of Coldwell Banker Turtle Cove Realty in Kalaheo, Kauai. She writes extensively about Kauai real estate and the best things that Kauai has to offer.

The Waipa Kalo Festival is a wonderful and informative Kauai event you must attend while here on the Garden Isle. A rich weekend of activities, recipe sharing, and informative educational displays. It is high on the Turtle Cove Realty's list of the best things to do in Kauai. If you wish to broaden your knowledge of the Hawaiian culture and the taro Colocasia esculenta (Kalo in Hawaiian) plant that has for generations fortified the Polynesian soul spiritually and nutritionally.

This festival set in the ahupua (land division) of Waipa, just minutes from scenic Hanalei Town on the north shore of Kauai, welcomes everyone to learn about kalo.  This potato like vegetable was not only an important food staple, but Hawaiians believe they are descendants of the taro a gift from the god Haloa.

Considered a ‘canoe plant’ by ethnobotanists, it was brought to the islands generations ago by the first discoverers from the South Pacific. This starchy corm is a powerhouse of nutrition that can be prepared in many ways, however, few methods are as readily recognizable as Hawaiian poi. Hawaiians are the only Pacific island culture, or the world, for that matter, that turns this tropical tuber into a pudding like paste that is both loved and misunderstood.

To Hawaiians, the preparation of  poi is equally as important as the nourishment it provides. The methodical working of the cooked starch on the papa ‘ku’i’ai or wooden board with the ku’i’ai or stone pounder is a time of special importance, talking and sharing events of the day, uniting through food as an ancient cultural bond.

To the visitor who may have an opportunity to sample this delicacy at a luau, the taste and texture is somewhat disconcerting. <em>Poi</em> has the consistency of a pudding, but the taste is quite removed from a sweet creamy dessert. This confusion is warranted. The taste can range from earthy and slightly salty to sour with tangy overtones that originate from the process of fermentation.

To the poi gourmand, the fermentation brings on that sour coveted taste that Hawaiians relish. This sour and tangy taste is achieved by aging and emerges when the poi is at least one week old and the sugars converted by microbial action enhance the flavor and consistency.

This festival is the creation of the Waipa Foundation. A focus of the foundation is to educate and renew the Hawaiian connection to the aina, land by reviving and strengthening the culture through the very resources that in earlier times sustained a well organized society.

Celebrating Hawaiian Poi

When you visit Kauai, Hawaii make a point in your day to visit this area. See how the term sustainable is used in Hawaiian agriculture. Learn how the land, when respected and used responsibly, can nourish on many levels. It is a cultural treasure that you can take back home with you and it is an annual event. It’s easily one of the best things to do on Kauai.

Lee Morey RB is the principal broker and owner of Coldwell Banker Turtle Cove Realty, she writes extensively about real estate Kauai and fun things to do on the island. Follow her on Twitter and let us know what you like best about Kauai.

HIKING WITH THE KAUAI ADVENTURE CLUB

The stars were aligned in perfect formation for me when The Kauai Adventure Club announced a hike beyond Mahaulepu Beach to Kipu Kai. Of all the epic Kauai hikes, this is a trek beyond the well traveled scenic south shore trails and one that is not to be missed. The camraderie is special too. The Kauai Adventure Club is a group of residents who have an affinity for hiking and Aloha and the members today ranged from 13 to 60 years young. Check them out online before you arrive on the island.

Normally I would be in the office on a weekday but we were meeting our client for the final walk through on their purchase of a Poipu condo in the Poipu Shores complex close by the trail head.

KAUAI ADVENTURE CLUB

You know where I’m going with this, and as I said, the stars were aligned.

Shipwrecks beach, adjacent to the Grand Hyatt Kauai, is a convenient starting point. There is ample parking, clean restrooms and water, all important elements to a great Kauai hike. It’s also an opportunity to meetup, share an introduction which is usually framed like, ‘Oh I have seen you around the island for years….” Manfred, who was leading the group is a cautious guide who leaned towards the cold reality check of what the hike entailed. “Better to be honest about the trail than to gloss it over as a cake walk”, he warned.

We decided to drive to the end of the beach and begin our journey. All of us had hiked the on a number of occasions and if we were to include an additional three miles of albeit epic coastline views. We may smack up against the dreaded 6pm gate closure. Warning, be aware that Grove Farm Company controls the land surrounding the beach and closes the only access gate promptly at 6pm and will not reopen until 6 am. You do not want to get your car corralled for the evening, it could be a long walk back to the hotel.

Brisk trade winds greeted us when we left the shady protection of the ironwoods. The heat of the sun was hardly noticeable as cool winds pushed us along and we could see Pu’u Pihakapu in the distance. Walking along horse trails and then goat trails we pushed on each at a pace that reflected our own inner thoughts.

BUSHWHACKING THROUGH KIAWE AND KOA HAOLE (ACACIA) TO THE KIPU KAI OVERLOOK

Hiking Trails
Horse trails are wide and well trampled, sprinkled with vegetative gifts to keep you from straying off course. Their shear weight over time pulverizes the soil creating a cushioned path ideal for walking. Goat trails however, meander in fickle paths, purposefully misleading. They course around angry shrubs that poke and slice unprotected legs. A brief deceptive sojourn that leads to nowhere, and only when the trail disappears do you realize the betrayal. I learned quickly, never trust a goat .

We stopped occasionally to adjust our bearings, take photos, and gingerly sidestep the dagger like thorns of thekiawe bush. Kiawe, or Prosopis pallida is a legume tree more commonly known as mesquite, a native of Colombia, it is considered a noxious weed through out Hawaii.

ANOTHER EMPTY BEACH ALONG THE TRAIL

Our goal was to look down upon the seldom accessible part of the island, the seaward side of Mt. Haupu where the coastal valley known as Kipu Kai sits nestled between Lihue and Poipu. With over two miles of beach this area was privately owned by John T. Waterhouse and prior to his death in 1984 had bequeathed the area to the State of Hawaii. It is currently a working cattle ranch and Mr. Waterhouse’s bequest was that the State would leave it as a nature and wild life preserve. Its most recent claim to fame is in the recent film, The Descendants. I fielded many calls from well traveled Kauai friends who asked where on the island was that scene shot.

KIPU KAI LOOKOUT

We reached the saddle of Pu’u Pihakapu by 12.30 and had a friendly lunch just gazing at the verdant valley with its many shades of olive green. They contrasted soothingly with the blues and aquas of the ocean against the white sand border of the beach.

It was difficult tearing ourselves away from a view that presented us with changing perspectives of Kipu Kai. Initiated by cotton like clouds pushed by trade winds. Bullying them against the mountain range blocking the suns rays that resulted in deeper shades of green in the valley at our feet.

The journey back was eventful… but more later, I needed to return to the office and back to finding the best Poipu condos for sale.

Kauai hikes are a great way to spend the day. Let us know how you plan to spend your time here on the island.

Poipu Condo in Escrow

BEST POIPU CONDOS FOR SALE

Presently there are approximately 129 Poipu condos for sale in our multiple list service. Finding the hidden gem where the client’s budget meets expectation is the first step in the real estate transaction marathon.

It has been an active start of the year for the Coldwell Banker Turtle Cove Realty team. Recently principal broker Lee Morey placed a Regency at Poipu Kai condo in escrow. But before we “hit” the road we started in the office reviewing 2015 sales in Poipu. Then focusing on what the clients had in mind for their ideal vacation property.

The Poipu Regency complex leads a quiet regal life on Poipu Road. It is a well maintained group of 73 units that were built in the early 1990’s. Known for their well maintained common areas and their large interior square footage the condos are popular for both vacation renters and long term residents.

Upon entering the unit your eye is immediately drawn to the large entry and living area. The off white coral like ceramic tile was painstakingly laid in an offset pattern. This creative detail cleverly makes the space feel larger.

The modern well maintained kitchen with its solid granite countertops in a blue green pattern frame the rich organic colors of the natural wood cabinets. The glass tile selected for the back splash plays off the greens in the countertops making a beautiful and functional addition to the kitchen.

With two full baths elegantly designed with travertine marble and a mosaic in the center of the master shower the sellers took great pride in their living space. My client recognized the pride of ownership and we quickly jumped on it.

We spent 2 full days viewing condos in three complexes and this by far was the clear winner. A great number of condos that we viewed were located closer to the ocean but none offered this level of design in their price range.

The clients, who have been coming to Poipu for the past 15 years, felt they could easily winter here for 5 months and then put it in the Poipu Kai vacation rental program.

If you have any questions about this wonderful space in Poipu I can be reached at 808.651.6720 or if we can help you find Kauai homes for sale. The staff at Coldwell Banker Turtle Cove Realty are here ready to serve.

2015 Kauai Real Estate In Review

2015 Kauai Real Estate in Review

RESIDENTIAL- LAND -CONDO SALES

What a whirlwind year for real estate this year compared to 2014.

Residential sales were quite similar to 2014, varying by only 3.4 % higher.

Vacant land sales on Kauai dropped significantly by almost 32% when compared to 2014. We saw this trend developing early in the year.

Buyers were apprehensive to rising building prices, lack of skilled laborers, and higher construction costs. Another factor is there are still good values in the homes on the market. There maybe some updating required but the thought is that you cannot replicate some of the homes for the land and the building costs at this time.

Condo sales did not disappoint the sales team in 2015 with an increase of greater than 13%. Significant sales in the Poipu condo market largely contributed to the spike island wide.

THE YEAR THAT WAS IN KOLOA/POIPU

The Koloa district which includes the resort community of Poipu is one of the most active of the Kauai real estate districts.

There was 7.3% decline in residential sales when compared to 2014. We feel the reason is due to a lack of acceptable quality inventory under $1.5 million.

Land sales were down a whopping 47.9% compared to 2014. This is due to a lack of inventory and in fact 30% of the land sales were in the Wainani and Poipu Beach Estates.

The Club at Kukuiula, had 24.3% of all land sales in the Koloa- Poipu district. This luxury resort community has set a new level of confidence for a great number of mainland buyers who are looking for high design standards.

Poipu condo sales rose significantly by 25% in 2015. We feel that Poipu condos offer the best value in the $400K to $1 million range. Primarily due to the lack of residential housing in this price range. Condos can be vacation rented offering added income to a part time resident/owner.

Condos offer a part time owner the convenience of having knowledgeable professionals to manage the property while they are off island.

It’s a new year, a new chapter, a new verse…. Ultimately we write it. The choice is ours.”
Alex Morritt

The Eastside district which garners the highest population on the island includes the town of Kapaa. And the greatest inventory of lower end residences.

Residential sales were slightly higher than in 2014. The median price for residences was $509,000 in 2015.

Land sales decreased by 23% due primarily to a lack of inventory, high construction costs, and lack of skilled crafts people.

Condo sales decreased by 25% probably due to a lack of inventory and the age of all the projects in this district. The median price for a condo in 2015 was $ 251,000.

The North Shore includes Hanalei and the resort community of Princeville.

There was a nearly 27% increase in residential sales due primarily to sales of high end homes in the Hanalei area. The median price for a residential home in this district was $1,150 million dollars and the median price for a condo was $554,500 in 2015.

Land sales were down 31% in this area which follows an island wide trend, for much the same reasons as previously stated.

Condo sales were up 11.6% primarily in the Princeville resort area where new owners have the ability to short term rent due to being in the highly coveted Visitor Destination Area.

If you have any questions we welcome them, please leave a comment below. Turtle Cove Realty is here to help you find your Kauai.

ABOUT THE AUTHOR