Selling Advice

Islands at Mauna Lani Townhome for Sale

I released the listing on the Islands at Mauna Lani #E4 on Tuesday, had multiple showings by end of day Wednesday, and the sellers signed multiple simultaneous counter offers this weekend. So much for the story that this is a buyerʻs market.

But there is a bit more to the story, as the unit directly across the street was in and out of escrow and went back into escrow the same day I released my listing, at 100 days on market.

Islands at Mauna Lani courtyard

The Islands at Mauna Lani townhomes each have a courtyard entrance for privacy – this is the way the courtyard at Islands E4 looks.

What Drives Multiple Offers on a Mauna Lani Condo in Todayʻs Market?

  • Broad Appeal – Some buyers are looking for an established vacation rental with a track record and future bookings. Other buyers are looking for a second home — or do not really care whether the unit was rented in the past as long as it can obtain a short-term vacation rental license going forward. In this case, we have a townhome that has not been rented by the current owners, but would make a successful vacation rental, so we appealed to both sets of buyers.
Golf course side of islands at mauna lani

The Islands at Mauna Lani was the third condominium project at the resort and has a prime location surrounded by golf course and next to the Mauna Lani Fitness, Spa and Tennis facilities

  • Location, Location, Location – Possibly the biggest distinction between this listing and the one across the street was location. The other one is next to the amenity center. Islands E4 is across the street, so good proximity without the noise. It is also an end unit so it has that feeling of being a private single family home.
Renovated bathroom at Islands E4

Renovated bathroom at Islands E4 – oversized shower, double sinks, lots of light

  • Condition – While not completely updated (this unit has two master suites — the bathroom in one has been renovated, the other is original), Islands E4 does not show the wear and tear typical of a vacation rental. Sellers also listened to my recommendation to repaint the front door and interior walls that needed to be freshened up.
Islands E4 entry and great room

Entering the great room at Islands E4, one has the impression of a well-maintained, sophisticated and welcoming retreat.

  • Presentation – In the HGTV era, buyers are used to seeing homes free of clutter, artfully staged. I prefer to work with what the client already has in the way of furniture and artwork, mostly simplifying and adding color and interest for the photo shoot. Islands E4 was easy as there were quality furnishings and excellent colorful artwork and decorative items from which to choose.

Of course there is always one more factor: Price. My advice to my sellers in this somewhat unsettled market is to price right in line or a little modestly compared with sales earlier this year, counting on the market to bid the price up if we underprice. And thatʻs what happened here.

If you are considering selling your Kohala Coast resort property, I would love the opportunity to put this strategy and Hawaii Lifeʻs marketing engine to work for you.

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Roger Flowers

November 24, 2022

I was the first owner of this condo. I settled on Feb 1, 1997 @ $545,000 furnished with no maintenance fees for one year. After 14 months I sold the unit directly without a realtor for $685,000 and had a lease, with no maintenance fees until July 1999 when I moved back to New Zealand. I first saw the unit in Oct, 1994 @ $1,465,000 and said at the time it was only worth $545,000. The realtor threw me out—but, the agent I was with called me on Dec 23rd in NZ and told me I could purchase it for $545,000 in receivership. My son went to HPA for two years. How the world turns!

Beth Robinson

November 25, 2022

> Roger, thank you for commenting!

This is such a perfect story to illustrate what I always tell clients who ask me what I think the market will do in the future: “my crystal ball is out of order”. Who would have ever forecast this trajectory of prices!

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