Hawaii Life Real Estate Brokers » North Kohala

Oceanfront Price Reductions in North Kohala (Hawi)

Beth Thoma Robinson, R(B) — Thu, 02 Feb 2012 01:15:24 +0000

I took my dog whale watching along the oceanfront near Hawi this morning. Technically, it was his daily run, but this time of year most of our favorite places to walk offer fabulous opportunities to spot whales. From home I can see whether the windmills near Hawi’s Upolu Airport are turning lazily, briskly, or not at all…and in calmer winds, one of our favorites is the walk along Hoea flats next to the 88-acre oceanfront parcel for sale.

This 88-acre oceanfront parcel (MLS# 231242) adjacent to the runway below the windmills was just reduced to $1,588,000

Oceanfront Foreclosure Still Available at Screaming Deal Price

The whales seem to prefer to hang out a bit to the east of this airport property, where I’ve often seen them up close and personal from the oceanfront mansion that is back on the market as a bank-owned foreclosure. When last I blogged about this property, it had been reduced to $4 million…and now it is offered for only $3,150,000. That’s for over 13,000 sq. ft. and 20 acres!

Whale watching from your living room for $3,150,000 in this foreclosure (MLS# 244454)

If you like the location, but not this estate home, which has sensibility a bit more Waterford chandelier than tiki torch, the adjacent 20-acre lots also had their prices reduced last week to $1,050,000 (MLS# 231244). Technically not oceanfront because the county requires the oceanfront to be assigned to a single parcel in these small gated subdivisions, these front row lots are effectively oceanfront with only a narrow strip of conservation-zoned land in front of them.

Two 20-acre parcels to the right of the mansion in this photo were reduce to $1,050,000 each

125 Acres for Large Oceanfront Compound or Development Opportunity

Continuing east from Hawi to Kapaau town, another large oceanfront parcel of land also had its price reduced this month from $4,950,000 to $3,988,000 for 125 acres. One might ask what makes a parcel of 125 acres worth $4 million when the 88-acre parcel a few miles away is offered for less than half the price? Try half a mile of ocean frontage; subdivision potential (which also means a savvy buyer could subdivide solely for the purpose of legally building multiple dwellings for a family compound); and no risk of one’s calm and privacy being disturbed by operations at the adjacent airport or windfarm.

Oceanfront 125-acres is currently grazed by cattle; oceanfront compound or equestrian estate? (MLS# 244771) now $3,988,000

Eight other nearby Kohala parcels of vacant land, 7 to 50 acres with big ocean views, were also subject to price reductions recently, reflecting the market perception that prices have dropped 20%-25% in the last year. With the winter rain turning pastures green and the whales singing, it’s certainly a good time to show oceanfront property in North Kohala and along the Kohala Coast!

A hui hou!
Beth Thoma Robinson, R(B)

3 Big Island Estates for an Eccentric Client that “Make Sense”…

Pam Deery, R(B) — Wed, 18 Jan 2012 00:30:14 +0000

Land with Potential, Horse Property or Something that “Makes Sense”

I spent the past week showing property that “makes sense” here on the Big Island to my delightfully entertaining, open minded and a bit eccentric client. My client’s request was to find something that she could live in part time, develop over time and it had to have land.

The best of our island wide tour, which encompassed South Kona to North Kohala and around the island to Hilo Bay, produced these three very unique and exclusive properties:

1) 24 Acre North Kohala Home with Frank Lloyd Wright Influence

A Frank Lloyd Wright looking home on 24 acres in North Kohala which overlooks the old sugar cane mill and boasts spectacular countryside & Kohala mountain and ocean views to Maui.

This very unique award winning designed home would not appeal to everyone. However, if you are looking for an organic wood and glass home with lush fenced pastures for your horses, this Jim Cutler (Seattle Architect) designed home is comfortable, spacious, protected and unpretentious in a very earthy way. It sits on the top of gently sloping pastures that overlook the old stone mill (on the property) below, all the way to the oceans edge. The home itself is all wood, three bedrooms with two living areas, has a very protected court yard enclosed pool and glass walls to the north and west to watch the weather change. It has a Teak kitchen open to both the ocean views, courtyard and sitting area and has every modern feature you would need, including an espresso bar.

This wonderful horse property (MLS# 240580) is priced at $4.6M. There is the option of purchasing an additional 48 oceanfront acres in combination to the home as well for a truly one of a kind Estate.

2) Vintage 1950’s Private 586 Acre Keahou Estate

Poho Kala Ranch is a vintage 1950’s private 586 acre estate off of Kuakini Hwy above Keahou that was once a working cattle ranch. It is an extremely unique and private estate just above Kona that would make an ideal retreat, cattle ranch, equestrian community or coffee farm.

Climbing a winding country lane, my first impression as we came to the massive iron gates was one of nostalgia. Upon entering, we passed a large open sided and very weathered “barn” nestled in the trees that took us back in time, only slightly preparing us for the break through the thick forest into an open lush meadow staging this French castle looking home complete with a tower!

We again entered another smaller set of iron gates passing through to a quaint court yard with fruit trees to the massive great hall entrance with its mahogany floors, tall ceilings and ocean views out the flanking windows of the walk in fireplace.

This is a time stood still property; no Mango cabinets and granite countertops here. There are however, six large bedrooms and bathrooms in a U shape surrounding the court yard and a wood paneled den with a secret bookshelf that opens to the tower stairwell that leads upward to the lookout tower, for more ocean and sunset views, or down to a daylight basement billiard room that today’s cigar dens are only trying to copy.

Once a social gathering place for the prominent from around the neighboring Islands, this French farm house, still in its original state, needs help! It is well worth the undertaking in my opinion.

The property is zoned Agricultural 20 acres per lot and each of the properties are on gentle slopes with ocean views and ancient trees for an old world charm. This would make an awesome equestrian community with the french chateau as the community center or…I love this property; can you tell? (MLS# 247466)

3) 15+ Acre Hilo Home on Onomea Bay

The third property is a 15+ acre piece across the road from the Botanical Gardens on Onomea Bay just 4 miles north of Hilo.

Kawainui Estates is a botanical oasis of its own! It is an extremely private gated estate with both ocean and Mauna Kea views. It sits high above a large stream (Kawainui) and waterfalls which can be seen from the Tiki Bar and the black bottom lap pool perched on the edge of the gulch.

The main house is spacious and open, yet separated from the 2 bedroom, 2 bath guest wing on the other side of the porte cochere. It is a high quality, casual home with an Iron Gate screened front door, slate floors and a three sided glass enclosed where you can see Keaukaha Point across the bay and Mauna Kea from your dining table. While the home was built in 1998, it has been improved recently with new Koa cabinets throughout, granite counter tops and tons of storage.

The second house on the property is a Japanese style one bedroom with kitchen and bath surrounded by ornamental gardens, a koi pond overlooking the Kawainui Stream andPacific Ocean. It is separated from the main house to added privacy and makes an excellent guest retreat.

There are acres of sprawling lawns and orchards of macadamia nut, avocadoes, bananas, papayas, citrus and rambutan adjacent to the barn and tissue culture lab, separating the estate from any outside “curious.” This property is a uniquely true paradise. (MLS# 223711)

Regulations For Multiple Houses on Agricultural-Zoned Land (Big Island)

Beth Thoma Robinson, R(B) — Sat, 07 Jan 2012 00:45:17 +0000

One of the questions I’m most frequently asked when I show vacant land or homes on acreage in North Kohala is, “How easy is it to get permits to build multiple homes on agricultural zoned land?” They may have heard about “additional farm dwellings” or even be looking at a property where more than one structure exists. Some prospective buyers are looking for property suitable for a family compound, or a collective living situation.

In addition to this main home, a 6.8-acre Ag property near Hawi (MLS# 244094) already has a partially-built, permitted “additional farm dwelling”

County Code Governs Permitted Uses For Each Zoning Classification

The first place to start in understanding the rules for what can and can’t be built on land zoned “agricultural” in Hawaii County would be to consult Chapter 25 of the county code regarding zoning. This document can be found on the County website: Hawaii County Code (or email me for a copy of the relevant section).

For each zoning classification, the code specifies uses that are allowed as well as uses that are allowed with special permits. In most zoning categories, only one single family home is allowed. On Ag-zoned land additional farm dwellings may be permitted upon approval of an agreement submitted to the Planning Department with a farm plan or other evidence of the applicant’s ongoing agricultural use.

How many homes or additional farm dwellings would be allowed on, say, a 20-acre parcel? The Growth Management subcommittee of our North Kohala Community Development Plan (CDP) Action Committee recently met with a planning department representative to ask exactly that question.

Specific Current Guidelines For Additional Farm Dwelling Agreements

Assuming the applicant does have bona fide agricultural activity, the answer is that the first additional farm dwelling is allowed without conditions. The second farm dwelling would require proof that the resident worked at least 8 hours per week on the property; a third farm dwelling would require proof of 40 hours of farm work per week per farm dwelling.

Approval from the planning department is only the first step. All other building code and permit requirements for a residence must still be met.

One other caveat if you are thinking you’d like to have a “retreat” or “bed-and-breakfast” on your farm property; the North Kohala CDP directs the planning department to not approve any additional applications for special permits to allow overnight accommodations on land zoned agricultural in our district. Other districts might view these applications differently, so be sure to check with a Hawaii Life real estate agent familiar with the local environment in your neighborhood of interest.

Small, Moderately Priced Subdivisions in North Kohala

Beth Thoma Robinson, R(B) — Wed, 04 Jan 2012 20:48:37 +0000

Most of the entry level and moderately priced homes for sale in rural North Kohala are plantation-era homes clustered along the main streets: Akoni Pule Highway, Hawi Rd., Kynnersley Road. I’m often asked whether there are more private neighborhoods outside of the expensive gated communities such as Puakea Bay Ranch.

This 3 bed/2 bath home on Akoni Pule Highway in Hawi (MLS# 247037) is priced at $310,000

Handful of Homes For Sale in Small Kohala Subdivisions

By the way, when I say ‘entry level’ in North Kohala that means under $300,000 and moderately priced would be in the $500,000 range for a single family home. The vacant lots in these neighborhoods might be priced at $150K-$300K depending on size, location, and view. Typical lot size near the towns of Hawi and Kapaau would be 10,000 sq. ft. up to around 1 acre.

In the North Kohala Community Development Plan, it specifies that all future growth be within 1 mile of the existing towns of Hawi and Kapa’au. That is also where you’ll find the few more private side streets and cul-de-sac “subdivisions” where we currently have a handful of homes for sale.

Hanauala Subdivisions – Between Hawi and Kapa’au

There are only twelve lots on Hanaula Place, an enclave near Kapa’au town from which you can walk to Fig’s Mix Plate for yummy plate lunch or burgers. The home currently for sale is the fully fenced corner lot. Move-in ready, it has recently been spiffed up with new paint, tile, carpet, and appliances. The houses in this cul-de-sac were mostly built in the late 1990′s and so have more modern-feeling floorplans than the plantation-era homes.

Corner house in Hanaula near Kapa’au has mature landscaping for privacy (MLS# 250800) for $425,000

Adjacent to Hanaula Apo is a newer subdivision called Hanaula Village, which is not currently being marketed. The developer sold only a handful of 10,000 sq. ft. lots before deciding to wait for the market to rebound. However, he built a model home and it is now for sale. It features all of today’s must-have finishes: granite countertops, travertine and hardwood flooring, hence the asking price of $549,000 (MLS# 246594).

Homes For Sale on Quiet Side Streets Near Kapa’au

Two bed/two bath home has character: 1,181 sq. ft. asking $395,000 (MLS# 250927)

Continuing towards Kapa’au town, one of my favorite streets was named “Noname.” Was, not is, because finally the residents of this small road have lost their battle with the county and the new sign reads “Palai Pl.” Not a bad name for the street as palai is a beautiful fern. However, the listing for the only home for sale on this street still reads “Noname Place,” so you might not find it on your own (Hint: look between the dentist’s office and the Kapa’au veterinary clinic). The house was purchased as a REO (foreclosure) a year ago for $290,000 and is back on the market at an asking price of $395,000. My guess is they were waiting for “high season” and for the inventory of listings to shrink before trying to sell.

Vacant Lots For Sale Near Kapa’au

One-acre lot available for $299,000 (MLS# 244706) – garden or keep a horse right in Kapa’au

If you would rather buy a vacant lot and build…or are buying for future retirement and want to take advantage of today’s prices on land and build later, you have several attractive options. Stroll or drive up Kapaau Rd. right past the statue of Kamehameha I and you will find a short street where some of the homes are well hidden on small acreages. At the top are two lot listings. The owner (who still lives on the rest of the parcel) discovered they had four lots of record comprising their 10 acres and split off two lots with road frontage and one acre down in the gulch. The buyers of one of the lots have planted their acre and are beginning construction.

My favorite idea is for someone to buy both lots:

One lot (MLS# 244706) is flat with utilities right at the lot and easy to build
The gulch property (MLS# 243744) is priced at $220,000 and would be a brilliant choice for someone who wanted to farm or grow fruit and vegetables for their own use

New Six-Lot Kapaau Subdivision – Some Ocean Views

New 6-lot subdivision is in between Takata Store and Kohala High School (MLS# 247026)

Finally there is an answer to “what’s going in next to Takata Store?” The six-lot subdivision zoned “R-15,” meaning Residential minimum lot size 15,000 sq. ft., just was released to market with prices ranging from $150,000 – $165,000. The Kapua Gulch runs through many of these lots, making the effective area available for building less than the 18-30,000 sq. ft. lot size, but again, locals consider the gulch as a plus, the best location for farming or gardening.

Another 10-lot subdivision is planned for directly makai (towards the ocean) of these lots, but access will be via Union Mill Road, keeping traffic in the Kapua cul-de-sac to a minimum.

In short, there ARE a handful of homes and lots for sale off the main streets of Kohala, but only a handful. Let me know if you’re in town and want a quick tour!

A hui hou,
Beth

Protecting Oceanfront Land in North Kohala

Beth Thoma Robinson, R(B) — Thu, 22 Dec 2011 04:31:30 +0000

There are currently eight oceanfront parcels of raw land listed for sale in North Kohala, the district to the north of the Kohala Coast resorts. They are priced from $594,000 for one of the oceanfront lots at Kohala Waterfront to $21,500,000 for a 63-acre parcel with subdivision approval on the same stretch of coast. I also know of a handful of other oceanfront owners who would be sellers given the right circumstances. But today I want you to know about an oceanfront parcel that is close to my heart and treasured by the community–and urge you to help buy this 27.5-acres of oceanfront with historic significance for all of us and future generations to enjoy its beauty.

Kauhola Point or “Lighthouse” is a 27.5-acre oceanfront peninsula close to acquisition with the assistance of The Trust for Public Land.

The Trust for Public Land Working with Local Partners to Purchase Kohala Oceanfront Property

If you’ve been a loyal reader, you might remember this used to be my listing. But the sellers, the agent with whom I co-listed and I agreed that given the historical significance and active usage by the community, the parcel deserved to be in public hands. The Trust for Public Land agreed. The State Legacy Land Conservation Program agreed to the tune of $975,000. The Freeman Family Fund gave a matching grant of $100,000. But with only 11 days to go until the end of the year, the effort is still around $100,000 short of the $1.3 million needed to purchase and protect this oceanfront property.

The Trust for Public Land is working with a non-profit community organization, Maika’i Kamakana ‘O Kohala and community partners such as the Ocean Warriors Program through which Kohala school children provide stewardship while using the area as an outdoor classroom. This is but the latest iteration of a long tradition of community use:

Kamehameha I taught his wife Ka’ahumanu to surf where locals still learn to surf today.
During the days of the sugar cane plantations Kauhola Point was an official recreation area, where families enjoyed both company-sponsored picnics and came for camping, fishing, and swimming, walking from the Halaula camps.

How You Can Help Buy this Treasured Oceanfront Land

The partners in this public purchase envision that they could restore the native landscaping to protect the watershed and create better habitat for shore birds, preserve view planes, and care for the remnants of historic sites, while families can still fish and surf and hike and picnic on the property.

Please Santa, watch this video : Kauhola Point (Lighthouse) Even in Hawaii we know the story of the final snowflake whose fall breaks a strong tree branch. A small contribution in this holiday season could be the final dollar needed!

Donations are tax-deductible. Contact Laura Ka’akua at Trust for Public Lands (808) 524-8562 or laura.kaakua@tpl.org. Or contact me for more details. By the way, the listing was withdrawn, so I will earn no commission on this sale, other than the karmic and recreational benefits.

A hui hou

Beth Thoma Robinson R(B)

Direct: 808.443.4588 Email: beth@hawaiilife.com

First Hawaii Life Auction Property Closes Escrow

Beth Thoma Robinson, R(B) — Thu, 03 Nov 2011 23:15:01 +0000

On Saturday, November 26, 2011, just about three weeks from now, Hawaii Life’s first state-wide real estate auction will take place. The phone calls and emails are pouring in with questions! ”What can you tell me about these oceanfront lots, I notice they are up for auction?” ”My client wants to know if he can make an offer on that property before the auction date?”

The answer to the second question is absolutely yes! We’ve already had offers on several of the properties scheduled for auction. Here’s a Gallery of Auction Properties.

This new luxury ranch home on 25 acres sold before auction for $1,735,000!

In fact, one of the North Kohala property sellers to whom I recommended the auction closed escrow on the sale of their home this week, and I attribute that sale to the auction. That’s right! An offer came in just as the sellers were ready to sign the auction contract.

An ad was already placed in Hana Hou magazine including this Big Island ranch home on 25 ocean view acres (pictured above). The offer was contingent upon the sale of the buyer’s home, so the sellers turned it down as they did not want to tie up the home with the auction approaching. Two days later, a fresh offer came in from the buyer without the contingency…and they closed this week. That’s the whole point of an auction: to give sellers and buyers both a deadline!

If you are looking for a property with big ocean views and a larger acreage, there are still several options in the upcoming auction, including one here in North Kohala:

This ocean view home on 29 acres (MLS# 241049) is included in the auction. Don’t miss out!

Readers of this blog may recall I had a lot to say about the Hawai’i Island real estate auctions that took place last March at Kolea, and before that at Hualalai Resort and Kukio.

“Auction” is a confusing concept in the real estate world these days, as it does connote a method of foreclosure…or a method for the bank to dispose of its REO after disclosure. But auction is also an established method for sellers of luxury goods to reach their target market, hence the continued use of auctions for luxury real estate—and the Hawaii Life/PEAC auction has already been a success in my book.

A hui hou,

Beth Thoma Robinson, R(B)
Direct: 808.443.4588
Email: beth@hawaiilife.com

Local Mind, Local Life – Small Town Living in Kohala

Beth Thoma Robinson, R(B) — Thu, 20 Oct 2011 03:00:23 +0000

Hawai’i Life’s Big Island Broker-in-Charge, Katie Minkus, sent me an email inviting me to download the LocalMind “app” to my smart phone. Evidently, she thinks it will be useful for my real estate practice “to send questions to people checked in around your neighborhood to find out what’s happening there right now. You can use it to find out how crowded a bar is, how fun a party is, or what’s good at a restaurant.” Hmm…sounds like the Kapaau Post Office on steroids.

Granted, I am one of the true believers in our office when it comes to the value of social media in connecting with buyers and sellers of real estate. I’m sure that’s why I got her invitation. I’m not likely to actually download LocalMind and I’ve turned off FourSquare. Maybe it’s heresy, but the coconut wireless works just fine for me.

In case you are considering a purchase of real estate in one of the neighborhoods near Hawi or Kapaau, consider yourself warned. By the time you finish sneezing at home, the folks in line at the post office are already speculating on whether you have a cold!

Take last Tuesday—I was determined to get to a 4p.m. yoga class because it had been one heck of a day and I needed to clear my head, but just before I went out the door I got a call from our local Bank of Hawaii branch. They wanted me to come by to redo the signature on a document related to the account for my community horse arena project. I thought I might have just enough time to stop in before class, which is held in a studio in the yoga teacher’s home a few blocks from the bank in Kapa’au town.

I’d forgotten there might be a line just before 4p.m. closing time, even with three tellers at work. No worries, the two ahead of me in line were Peter, who owns Sushi Rock, and Karen, who owns the Kohala Coffee Mill. They were in the middle of a conversation about where they eat when they are in Kona for their Costco run. ”I’m no help there,” I explained, “I only go where my 87-year-old mother wants to eat—and she orders the same thing every time.”

Karen laughed, “My 87-year-old father does the same.” Of course, her 87-year-old father lives here and I know him too, and naturally, the parents agree on where to eat in Kona. I don’t believe either of them use FourSquare, although my mom’s on Facebook.

By that time, another friend who works in Hawi had stepped into line behind us. “Are you going to the tasting at Lighthouse Liquors?” she asked.

“Not sure, what are they tasting tonight?”

Just then, the bank manager, with whom I’d just been working on the Kohala Country Fair, noticed me in line and waived the documents at me so I could jump out of line and sign.

On to yoga class, where I almost fell out of my headstand laughing. My tech savvy yoga teacher, Jan Roberts, was telling us about her new iPhone. She tried to ask Siri to send a text message to Mimi (who happened to be on her head next to me as this story was told). When asked what she wanted to say, Jan had responded, “Ummm…Hi.” She sent without proofing and Mimi received a mysterious message from her yoga teacher that read, “I’m high.”

You see, it’s not that we are anti-technology in our rural, old Hawai’i corner of the Big Island; we’re all on Facebook, we text incessantly, and high-speed internet is now available even in Niulii and Makapala near the end of the road, but our high-tech virtual connections just enhance our high-touch culture.

Kohala probably isn’t the place for you if you aren’t a hugging type of person, or if you don’t care for small town living where everyone cares about you (and your business), but if it sounds like the lifestyle for you, give me a call, send me an email, or text, or tweet, or Facebook message…

A hui hou!

Beth Thoma Robinson, R(B)
Direct: 808.443.4588
Email: Beth@HawaiiLife.com

P.S.—A big mahalo to Hawaii Life Creative Director, Winston Welborn, for the fabulous photos of Kohala Life!

27th Annual Kohala Country Fair – “Country Pride, Country Roots”

Brooke Derby, R(S) — Fri, 30 Sep 2011 19:10:46 +0000

The annual Kohala Country Fair is upon us and this year’s theme is “Country Pride, Country Roots.”

Our rich history in ranching and agriculture are this yearʼs featured themes.

Already the biggest country fair on the Big Island, this yearʼs 27th annual fair expands to an exciting new 10-acre location in North Kohala across from the Historic Bond Estate, which is the home of the “Old Girls School,” just past the neighborhood of Aina Kea.

The fair will have something for everyone including all-day live entertainment with local favorites such as BraddaWalta, Positive Motion, Nonami and many more. There will also be live demonstrations throughout the day ranging from Ipu carving and livestock, to Kava preparation, an international assortment of ono foods, crafts to meet every budget, and lots of exhibits, games and contests. Old favorites like Spam carving and lua decorating will be back along with many new offerings such as Tug-O-War and the Fishpipe.

You will be able to watch Paniolo roping and riding, learn about animal husbandry, and local farmers will be sharing their ag practices and delicious produce and plants for sale. Make sure you visit the “Made in North Kohala and “Made on the Big Island” booths showcasing local value added products. Look for the “Master Gardener” advice booth and the popular seed exchange. The fairgrounds will be comfortable rain or shine, with a large tented pavilion for dining and a covered amphitheater for entertainment all with a view of Maui in the distance. There will be plenty of parking too!

Kohala Country Fair continues to be committed to Zero Waste and caring for our precious planet. This effort will be supported by the committee, the vendors and the many volunteers of the fair.

This is my fourth year as a committee member and I couldn’t be more excited! I treasure my experiences in this rich cultural tradition. As a resident of the Big Island this is one of the many things you too can look forward to! If you would like to know more about the Fair please visit www.kohalacountryfair.com.

Aloha!

Hawi Homes For Sale – $500,000 Budget

Beth Thoma Robinson, R(B) — Fri, 09 Sep 2011 04:30:58 +0000

Real estate buyers who have looked elsewhere on the Big Island—Kailua Kona or Waikoloa Village for example—often get sticker shock when they fall in love with Hawi-Kapaau in North Kohala.

Dreaming of real estate over “Tropical Dreams” ice cream at the Kohala Coffee Mill in Hawi…

According to the 2010 census, the population of the entire district of North Kohala—including the gated communities just above the Kohala Coast resorts (Kohala Ranch, Kohala By the Sea, Kohala Waterfront) and non-gated Kohala Estates—grew by only 284 people in the past 10 years, to a current total of 6,322 residents.

With the district being still predominantly agricultural, and future growth limited to the existing subdivisions and within a one-mile radius of the towns of Hawi and Kapa’au, there just isn’t a huge inventory of homes for sale at any given time.

For example, if your budget for a home in North Kohala is $500,000 or so, there are currently only 9 homes for sale (in the $400,000 to $600,000 range). If you are interested in a home on acreage, there are three choices on lots ranging from 1.25 acres to 9.94 acres.

Two of these homes are small houses, but with potential for expansion, in the same neighborhood above Hawi heading towards the Kohala Mountain Road. One home (MLS# 242618) is a one-bedroom on 2 acres offered for $580,000…which seems a bit high compared with the other home (MLS# 247033) offering a cute two-bedroom on almost 10 acres.

Cute 2 bed/1 bath on acreage with an ocean view!

If you can handle a fixer, want to be close to town (walking distance from the hardware store!), and want acreage mostly for privacy, the bargain is this home (MLS# 247975) with 1,980 sq. ft. on 7.36 acres (below).

Potential if you have the skills or budget to handle a fixer on 7 acres in Kapaau town

The two choices that have 1.25 acres and a three bedroom home both have ocean views. This home (MLS# 240131), offered for $575,000, is the lowest priced home for sale in the Maliu Ridge subdivision at around 1,300′ elevation, a friendly neighborhood with big ocean views, underground utilities, and CC&Rs, but no association dues.

Three bedroom home on 1.25 acres with lawn and fruit trees near Hawi priced at $500,000

The home above (MLS# 245402), asking price $500,000, is just off the lower road as you drive towards Hawi from the Kohala Coast Resorts, at that point where after miles of dry but scenic road, you are taking in rural beauty of dairy cows and horses grazing in green pastures with ocean and Maui views.

Newer home with remodeled ohana dwelling in back, across from a plantation manager’s house!

If you have an extended family looking to purchase together, here’s a two-for-one deal (pictured above)! Two homes (one nearly new) on a single lot, midway between Hawi and Kapaau, offered for $550,000 (MLS# 245223).

Former model home for Hanaula Village subdivision near Kapaau town

A model home was built by the developer of a tiny subdivision where the decision was made to put lot sales on hold when the economy faltered three years ago. The model home has been rented and is now for sale at $549,000 for three bedrooms, two bathrooms, and 1,723 sq. feet of living space on a 10,000 sq. ft lot. (MLS# 246594).

In other words, there may not be many homes for sale in Hawi and Kapaau for half a million dollars, but there is a wide variety in the choices. Most of these are easy to see, but some require 24 hours notice to the owners or renters. If you’re reading this on your smart phone or tablet at the Coffee Mill and want to take a look, just give me a call!

Best Buy at Kohala Ranch – $700,000 Price Reduction

Beth Thoma Robinson, R(B) — Wed, 07 Sep 2011 22:00:32 +0000

Despite the slower start to this year in Kohala Ranch real estate compared with 2010, we’ve seen a very steady pace of sales resulting in a surprisingly strong market. The seven residences sold, plus two in escrow, mean the total number of sales is now even with the full year 2010! Prices ranged from $630,000 for my previous best buy pick in the Meadows (the lowest price for a Kohala Ranch residence since 2004) to $1,925,000 for an estate in the Heathers.

It’s been six months since I last reviewed the available inventory of homes for sale at Kohala Ranch. Of my April picks, two have sold, and another of my best buys is currently in escrow.

There are only twelve homes currently listed for sale at Kohala Ranch and they fall into three distinct price groupings. There are six homes listed near the $1 million price point, four listed near $2 million, and two sitting above the pack price-wise nearer the $3 million mark (and at the higher elevation of the Summit).

Lower Heathers estate now $1,999,999 after a $700,000 price reduction (MLS# 240141)

Arguably the current best buy at Kohala Ranch—the home that shifted from the most expensive category to just under $2 million thanks to a $700,000 price reduction! This Kohala Ranch estate (MLS# 240141) was built as a model home on the private cul-de-sac just above the entrance gate.

The house has four bedrooms and over 4,000 sq. ft., and the extra large lot is 5 acres with mature palm trees. The view from the pool is nothing but ocean, ocean, and perhaps the passing ship or breaching whale.

The biggest problem with this house—from the standpoint of an agent who wants to sell it!—is that it is an active vacation rental so booked up it is almost impossible to show. From a buyer’s perspective, the kitchen needs updating to today’s food channel standards, but you can change the interior and finishes on any home…and this property has location, location, location.

If your budget is $1 million rather than $2 million, you are still in luck.

Vintage Kohala Ranch 4-bedroom home in need of TLC, easy to do at a $998,000 asking price!

Let’s go back to my remaining best buy from April, now reduced an additional $100,000 to $998,000 (MLS# 243939) and likely to look at all offers, in my opinion.

If this home were given a thorough cleaning, properly staged, and obvious small maintenance items addressed, I believe it would have sold already. It is at that desirable Heathers elevation, has a pool, views, and functional floor plan. Updating the kitchen and bathrooms to give it that modern, resort finish is an easy project for the right buyer.

I’m also really intrigued that both homes of the only “CPR” ever allowed at Kohala Ranch are currently available. A buyer looking for a family compound could acquire both for around $2 million: two homes, six bedrooms, over 5,000 sq. ft…but that sounds like a blog post in itself!