White Sandy Beach at Ala Moana Beach Park

Many residents are enjoying their lifestyle to the fullest by being able to WALK EVERYWHERE. Leave your car at home! resort hotels, The Yacht Harbor, sandy beaches and parks, shopping centers, restaurants (many of which have “Happy Hour” specials), cafes and of course keeping fit at a luxury condominium recreation center….swimming, tennis, whirlpool, bar-b-que, etc.

Here are some of the highlights:

Ala Moana Beach Park as Seen from Nauru Tower

Ala Moana Beach Park: One of the finer all around family parks…100 acres. White sandy beaches, protected swimming lagoon, showers, wide shady grassy areas, picnic areas, walking and cycling trails and…a “Surfing Mecca!” Adjacent to Ala Wai Yacht Harbor with views of Waikiki and Honolulu.

Ala Wai Marina and Yacht Harbor: Adjacent to Waikiki beaches, resort hotels and restaurants. Home to the Waikiki and Hawaii Yacht Clubs. 699 berths and 85 moorings.

Ala Wai Yacht Harbor at Ala Moana

Ala Moana Shopping and Entertainment Center: “Premier” indoor and outdoor shopping and dining and 290 shops. Also nearby: “Farmers Market.”

Kewalo Basin Recreational Boat Harbor: Sport fishing, scuba diving and snorkeling, sailing, parasailing, jet skiing and whale watching.

Kewalo Basin with Hokua in the Backdrop

Ala Moana Luxury Condominiums:

• 1350 Ala Moana: The original Ala Moana lifestyle building.
• Nauru Towers:  Luxury Resort Style living with wide ocean panoramas.
• Hokua Condominiums: “Up Market”…  Unobstucted Ocean Panoramas.
• Hawaiki Tower:  Newer Condominium Project… Excellant location.
• Yacht Harbor Towers:  Wider selection of floor plans and square footage… Across from the Ala Wai Marina.

Wake up to This View from Your Ala Moana Condo…

Downsize to Oahu’s “Luxury Resort Condominium Lifestyle”….Have fun and enjoy the “Good Life” all in one epic location: “Ala Moana!”

Please contact me of more detailed information and to arrange a “Tour” !

Bringing Toto to Hawaii

Thinking about purchasing your dream home on Kauai or taking an extended vacation and exploring Kauai’s natural beauty? Does this sound appealing, but you can’t bear the thought of leaving your beloved dog or cat behind?

Not to worry… let me help make this a stress free experience for you and your family. All you need to do is make some advanced preparations to ensure your pet will qualify for direct release from the airport animal holding facility and into your loving arms.

The reason the rules are so strict is because Hawaii is rabies free, and the state is protecting its residents and pets from serious health problems associated with the spread of this disease. All dogs and cats, regardless of age, must comply. The law is strictly enforced and all conditions must be met.

Your veterinarian will be your partner in preparing your pet for entry to Hawaii by following these guidelines (as outlined by the State of Hawaii):

1) First off you will need proof that your pet has been vaccinated for rabies twice in his lifetime, and that these vaccines were more than 30 days apart. Your pet’s first qualifying rabies vaccine most likely occurred when it was a puppy or a kitten; to complete the entry requirement, the second or most recent vaccine must be made at least 90 days prior to entry to Hawaii.

2) You will need to get your dog or cat an electronic microchip implanted and then scanned by a vet to verify. This must be done prior to the OIE-FAVN Rabies Blood Test.

3) A dated sample of your pet’s blood (taken via the OIE-FAVN Rabies Blood Test) must sent to the Kansas State University 120 days prior to travelling for rabies testing. This test is valid for 36 months.

4) You must provide proof that your vet has applied a product that kills ticks and fleas no more than 14 days prior to arrival.

5) Obtain a health certificate from your pet’s vet stating your pet is in good health, dated no more than 14 days prior to travelling.

Note: All documents must be originals completed by your pet’s vet with a complete history of qualifying vaccinations submitted to the Animal Quarantine Station at least 10-days prior to your arrival, along with all entry fees. If your pet is being transferred directly to Kauai or other outer island airport, the documentation must be submitted 30 days prior to your arrival. Send the documentation registered mail or 2nd day courier with a signature required for your protection.

In addition, some airlines may not be participating in the Kauai or other outer island dog and cat entry program. Check with your airline well in advance about participation on Kauai; a special reservation must be made for outer islands and an additional fee will be applied. Honolulu International Airport Animal Quarantine Holding Facility is open between the hours of 8:00 a.m. to 5:00 p.m. daily, including weekends and holidays. If your pet is not transported to the holding facility by 4:30 he will not be released that day and be held overnight. The airline will directly transport your pet to the holding facility. Please check their hours as they may change.

Give yourself plenty of time. You will need to get started at the very least 4 months (120 days) prior to entry to Hawaii. If the waiting periods as outlined above are not met, your pet will be quarantined until the time periods are fulfilled. In addition to the anxiety this will cause you and your family, you will also be charged kennel fees while your pet is quarantined. There are no exceptions.

All these rules may change so I strongly urge you to visit the State of Hawaii quarantine website. This site will contain all the forms necessary for your pet’s successful entry to Hawaii. Additionally, there is a FAQ page and a checklist you can printout and provide to your pet’s vet to aid in this process.

While waiting for the time period requirements, it would be a good time to get your pet ready for the trip by purchasing a travel kennel. To condition your pet for the long trip ahead, let your pet sleep and eat inside the kennel a few hours each day so he can get accustomed to it. The proper type of kennel for airline flights should be ventilated on all four sides. Please buy a sturdy kennel with metal grate doors that is approved by the airline. These kennels are easily available at any pet store. Your dog or cat should be able to stand up and turn around in the kennel. There should be four inches of head room when your pet is standing in the kennel. Check with your airline to make sure of the requirements as they may differ from one airline to another.

Each airline offers a special area designed for live animals. It is pressurized and temperature controlled. Don’t worry, the area is dark and your pet most likely will be sleeping the entire trip. Pets are transported in temperature controlled vehicles from the cargo facility to the plane and back. They are transferred immediately from the van to the plane and from the plane to the van so it is only a matter of minutes that they are actually outside. Animals are the last ones on the plane and the first ones off at each destination. Drugging your pet is not allowed by the airlines, and the animal inspector will not let your pet board the flight if this is suspected.

As a pet lover that has successfully transported 3 dogs and 1 cat 5000 miles from JFK airport, I can tell you first hand that it all happens so quick, but as long as you are prepared and have all your documents in order, you will have an easy and stress free experience.

Most people outside of the real estate industry are unaware of what all those letters after an agent’s name mean. Heck, even many insiders don’t know about all the credentials available since just a small percentage of real estate salespeople attain them.

Much like other regulated professions, there is a slew of training above and beyond Hawaii’s real-estate licensing requirements that offer varying degrees of enhanced knowledge or specialization. In the end… what’s most likely relevant to you isn’t which exact certifications have been earned, but the fact that the person you entrust with your largest asset be on top of current trends and industry information. These people are committed to learning all they can to best serve their clients.

First and foremost: R , RA, RB, and RS (licensed agents to practice real estate)

R & RA: REALTOR and REALTOR-associate respectively. These are members of the National Association of REALTORS (NAR) and their local board. Must abide by a strict Code of Ethics and Standards of Practice. *Not all real estate agents are REALTORS—see below.

RB & RS: A real-estate broker or real-estate salesperson. Not affiliated with or regulated by the NAR.

See the NAR website with descriptions of the more common designations and certifications. There are various other associations that offer credentials, but these are the most common for our field.

Real estate questions? Contact me.

As a buyer’s agent for West Hawaii, I’m keeping plenty busy despite the gloomy national news. Late summer and fall is usually a slow time here for buyers, but I’m writing as many offers for clients as I was at the traditional peak time back in January and February.

Here are some sales stats for North Kona, which includes the communities of Kailua-Kona, Keauhou, Holualoa, Hualalai and Kukio:

• Home sales year to date have increased 51% over last year.
• Median home prices fell 5% during this period.
• Condo sales year to date have increased 113% over the last year.
• Condo prices fell 20% during this period.

Similarly here are the sales stats for South Kohala which includes most of the resorts as well as Waikoloa Village.

• Homes sales year to date have increased 8% over last year.
• Median home prices fell 10% during this period.
• Condo sales year to date have increased 98% over the last year.
• Condo prices fell 15%  during the same period.

Data is from the MLS.

In addition to this rise in sales we are also seeing price decreases slowing if not reversing. As a buyers agent, it is getting more difficult to negotiate large price discounts off the listing price for my buyers. Well-priced properties in good condition in preferred locations are selling quickly, often with multiple offers.

So why such as different picture from the dismal numbers being reported on the Mainland in the national media? The national figures reflect the end of the housing stimulus. From my experience as a buyer’s agent, the West Hawaii buyer is different. Only 10% of my buyers who made a purchase so far this year took advantage of the tax credit. The rest were second home buyers. The majority are buying a home that they hope to retire to in a few years. They want to take advantage of the low prices and historically low interest rates. In a few years they will retire and sell their primary home, hopefully in a better market, pay off their mortgage on their Kona home, and make their move to the Big Island.

A word of caution. Due to their numbers, foreclosures should continue to set prices for the foreseeable future. If the banks continue to hold back and release them slowly, as has been the case lately, prices should stabilize. If banks decide to dump a bunch of homes and condos, we could see prices drop further. My best advice to clients is to look at their Hawaiian purchase not as an investment but as a lifestyle choice. If this is where you want to spend your retirement, then now is a great time to buy.

Oceanfront parcel at One Puako Bay (MLS 215500) is 6.76 acres of quiet black sand

A year ago I wrote a primer on the topic of what someone buying oceanfront property in Hawai’i needs to know.  In it I explained that “conservation” is the land use designation generally applied to coastal lands. Now, for the first time in 16 years, the Hawaii Department of Land and Natural Resources is reviewing the rules pertaining to areas zoned conservation. The most significant proposal would specify the shoreline building setback to be 40 feet from the certified shoreline PLUS 70 times the average annual coastal erosion rate. (The public comment period lasts until September 7th if you have an interest and want to register your opinion).

Just for review, as the listing agent quite correctly commented on my blog post about her multi-parcel oceanfront listing in Niulii (MLS 229636), if a parcel is ONLY zoned conservation, a single residential structure of up to 5,000 square feet is permissible.  If the parcel has more than one zoning, for example if it is a larger acreage that is primarily zoned agricultural except for an oceanfront band zoned conservation, the owner can build only in the non-conservation portion and in that case the zoning and building standards applicable to that classification would apply.

Oceanfront Estate at Puakea Bay Ranch (MLS 232548) could not be replicated today

The property to which the current rules and the 1994 deliberations might be attributed coincidentally happens to be on the market today.  This oceanfront estate, situated within the gated community of Puakea Bay Ranch near Hawi on the Big Island, is listed at $13,750,000 (MLS 232548).  For that the buyer will get a genuine estate property: over 11,000 sq feet of living space including 6 bedrooms in the main house, another 3 bedrooms in the poolside guest house, and a separate caretaker suite.  For the fitness enthusiast, the property has both a pool and tennis court with whale-watching ocean views, and fitness rooms in both the master suite and the guest residence.  The estate is on almost 5 acres, but to make the picture truly complete, the adjacent 10 acre lot could also be purchased and transformed into an equestrian center (well, that would be my dream, anyway).  The history is complicated, but the bottom line is simple: it would not be possible to build this oceanfront estate today.

The buyer of a property like this is someone in search of a different lifestyle than the front-row buyer at Kukio or Hualalai (new on the market MLS 237310), or even the oceanfront buyer at 49 Black Sand Beach in Mauna Lani Resort (like MLS 203139 ) or a beachfront lot at Naupaka Place (MLS # 233826 in Waikoloa Beach Resort).  The typical buyer at Kukio wants world-class amenities, plays a lot of golf, wants to walk to fine dining in a resort environment where all the employees know them by name.  The oceanfront buyer looking at the handful of $10+ million estate properties in North Kohala wants true seclusion and doesn’t worry about hiring the right staff to manage their own property.  The oceanfront acreage buyer probably has something different yet in mind, a smaller footprint in a pristine rural location where their interaction is more likely to be with long-time local residents than with other members of the business and social sphere they inhabit in their off-island life.

The Hawaii Life team has been fortunate enough to represent buyers and sellers with each of these profiles.  Contact me if you want help to figure out which oceanfront property is the best fit for you.  We also may know properties not currently on the market that would be available for the right buyer, so don’t hesitate to ask.

A hui hou,

Beth Thoma Robinson R(B)

Direct: 808.443.4588  Email: beth@hawaiilife.com

What do you mean they don’t allow pets!?!?

One thing many homeowners overlook when purchasing a condominium or townhouse is the impact that the governing rules of your homeowners association (HOA) can have on your social lives. Do they have quiet hours? Can you barbecue in your backyard or on the patio? Most important to many of us animal-lovers though…. Do they allow pets and, if so, is there a limit to the number or size of them? Even if you don’t have or want pets at the time of the purchase, consider how those circumstances can change. Might you have children or is it possible that a significant other may move in with you?

Here is a guide to pet-friendly buildings on Oahu. It is by no means comprehensive and you should always consult a real estate specialist and/or the property managers for verification.

List of Oahu Pet Friendly Buildings (condos)

Pet Friendly Rentals—Hosted by the Hawaiian Humane Society

Pet Friendly Hotels: Do you need a pet friendly hotel during your upcoming vacation or short-term while your home is being treated for pests? Try the Aqua Hotel & Resorts (Waikiki) or Best Western The Plaza Hotel (Honolulu International Airport).

Moving to Hawaii with Pets—Animal Quarantine: Please read my blog about Hawaii’s strict animal quarantine policies and how you need to prepare your animals months before arrival….

Do you have a great tip for animal lovers or want to share your secret pet friendly hideaways? Have questions about real estate? Feel free to post your comment beneath this blog, or contact me and I’ll update the blog with your input!

Pasture with huge mango trees

It’s mango season again. Go to any farmer’s market and there is table after table of mangoes of every shape and size; huge green ones, small pointy yellow ones, some with every color of the rainbow. I love them all. I’ve even discovered a “somewhat” tidy way to eat the common mango that litters the roads where I walk my dog here in Captain Cook. You pick them up and massage them firmly until they are all soft and squishy, then tear a small hole with your teeth and suck the pulp out. Sexy fruit. Love them.

Just down the road overlooking Kealakekua Bay, a new home has just come on the market, (MLS# 237370) priced at $839,000. This sleek open and modern home sits in the middle of two plus acres of pasture land that is dotted with huge mango trees. The house was cleverly positioned so that you can walk out onto the huge lanai and pluck you own mango right from the tree. No ladder, pole, or neighbor kid needed.

Pocket doors opening up onto the lanai of this home for mango lovers

The sellers are motivated. They put it on the market just 22 days ago and have already dropped the price $60,000. The house is stylish with an open floor plan featuring giant wood pocket doors that disappear into the walls, merging the inside and outside worlds. The home has all the  usual high end features: stainless steel appliances, granite counters, and travertine floors—but for me, the mangos are the thing.

Quick, give me a call before mango season is over.

Ko Olina’s private marina

Here are some reasons why to invest in Ko Olina now:

* Growth sector…”Sunset Coast”
* Sunny, warm, and dry climate with nice tradewinds

Sunsets all year round

* Beachfront resorts plus a world class marina
* 330 slip recreational boater/sport fisherman private marina with boating excursions, fishing, scuba diving, dolphin snorkel cruises, sunset sails and more
* Approximately 17 miles from the Honolulu International Airport
* Mile long beachfront promenade dotting four man made lagoons
* Ocean lagoons which are safe for children

Protected swimming lagoons at Ko Olina

* Ted Robinson 18 hole championship golf course
* Disney Resort and Spa “Aulani” coming in the Fall of 2011
* New Ko Olina Station market, deli, restaurants, etc., opening now
* Home to the Paradise Cove Luau
* All the “big box” outlets just 5 minutes away in Kapolei
* Dog friendy community; Miles of walk paths for your outings

Ko Olina is a pet friendly community

Here are the Ka Olina properties available:

1. Kai Lani: Gated resort condominiums
2. Coconut Plantation: Townhomes/Condos; walk across the street to Disney’s Resort
3. Beach Villas at Ko Olina: Upscale luxury ”beachfront” condos
4. Ko Olina Kai Golf Estates: Golf front single famuily residential homes and condos
5. Ko Olina Fairways: Some golf course front condos
6. Ko Olina Hillside Villas: Excellent value condominium project

This is an excellent time to “get in,” given the Disney Resort and Spa “Grand Opening” in about 12 months (Fall 2011) .

Contact Rich Graybill, “Buyers Agent,” for additional information and specifics about the incredible lifestyle at Ko Olina Resort Marina Development.

1435 Laamia St. (MLS# 1008129) is in escrow with an asking price of  $1,595,000

Although many people would love to live on the water, there is a finite amount of oceanfront residential land, and consequentially it is usually very expensive. Others like myself feel that if you can’t live on the water then the next best thing is to be able to see the ocean. For that reason, over the years hillside or ridge types of residential areas have been developed.

Because it is impossible to cover them all at once, the focus is going to be on four of Oahu’s newer East Side Ridge Communities of Waialae Iki and Kahala Kua, with Hawaii Loa and Napali Haweo to be covered in a follow up blog. Both of these have ocean views that will see different vistas from Portlock Point to Diamond Head to Ewa, and even views of Molokai and Lanai on clear days!

Waialae Iki is the oldest and the largest of the four with over 900 total homes built in 5 phases from 1964 through the 1990s. It has the least amount of incline and the top phase is a gated community. Sales prices of the 38 sales in the last year ranged from $775,000 at the bottom of the hill to $1,850,000. Of the 13 current asking prices between $1,160,000 and $1,875,000, five have accepted offers on them.

1587 Kamole St. (MLS# 1011187) is the lowest priced Waialae Iki listing at $1,160,000

Kahala Kua is a smaller, newer community, with most of the 120 homes having been built since 1990. There are rarely any available homes; only two are currently listed, with one in escrow and the other listed at $1,395,000. Prior to these, the last sale was more than a year ago as inventory has been very limited.

5237 Kuaiwi Place (MLS# 1007636) is the only available home in Kahala Kua and is asking $1,395,000

If you are interested in either Waialae Iki or Kahala Kua, contact me as I have built new homes and lived in both of these ridge communities.

The man built homes for Bob Dylan and Steve McQueen. Here in Kona, he designed an estate (MLS# 229175) nestled amongst the coffee farms of Holualoa overlooking Keauhou Bay, a collection of six thatched roof huts surrounding a stunning pool. Originally priced at $1.2 million, this estate is now for sale at $1,150,000.

The estate includes a great room/kitchen hut with a high peaked roof held up by Ohia posts. The master suite includes a screened open air bath and opens right out to the pool. The two story guest hut has two full suites for guests. Next to the pool is a pavilion for sunset cocktails.

Surrounding the huts and pool is a lush garden with meandering pathways. Below the pool is 3/4 acres of coffee trees, more than enough to supply you and your friends with your own coffee.

All of this comes with a panoramic view of the Kona Coast with giant monkeypod trees framing your view. Like I said, the man knows cool.