One of the things I enjoy most about real estate is that no two days look the same. One morning I’m out touring condos with buyers, later I’m reviewing market data with a seller, and by the afternoon I’m negotiating inspection requests.
After spending the past six months deep in it, there are 5 clear trends I’m seeing in the Waikoloa market that are worth paying attention to, especially if you’re thinking about buying or selling.
1. Cash Buyers Are Back and Paying Attention
One of the biggest shifts this year is the increase in cash buyers.
As the market has moved in favor of buyers, we’ve seen more price reductions and more room to negotiate. Cash buyers know this, and they’re stepping in with stronger positioning.
I’m also seeing more investors come back into the market after sitting on the sidelines the past couple of years. On the Big Island, our buyer pool is always a mix of primary residents, second-home owners, retirees, and investors, but right now they all seem to be watching closely and waiting for the right opportunity.
For sellers, cash still matters. Once you’re through inspections and due diligence, there’s no lender approval or financing delays to worry about. It tends to create a smoother, more predictable escrow.
2. The Rules Are Changing, and It Matters
Real estate here is constantly evolving, and lately it feels like the changes are happening faster.
Over the past year, we’ve seen buyer representation agreements become a required part of the process, along with ongoing changes around short-term rental regulations. Buying and selling today looks very different than it did even a few years ago.
Local knowledge goes far beyond knowing where the best neighborhoods are. Buying or selling on Hawaiʻi Island means navigating county regulations, HOA requirements, insurance, utilities, permitting, and other island-specific challenges that don’t exist in many mainland markets. Having someone who understands those details can make the process much smoother and help you avoid costly surprises.
Two pieces of legislation I’m watching closely are Bill 47, which took effect July 1, 2026, and Bill 147, which has been delayed. Both focus on short-term rentals and could have a real impact on owners and investors moving forward. Here is a great article written by Civil Beat talking about the two bills explaining both bills.
3. Patience Is Still Winning
If there’s one thing that continues to stand out, it’s that buyers are taking their time.
They’re not rushing. They’re comparing options, revisiting properties, and sometimes watching the market for months. Then, when the right property shows up, they move quickly.
For sellers, that slower pace can feel frustrating at first. Some properties aren’t getting showings in the first month, and that’s not always a reflection of the property itself. The market is moving slower than it has in a long time, and patience is key. It doesn’t mean something is wrong, it’s just how buyers are making decisions right now.
The homes that are performing best are still the ones that are well prepared, priced appropriately, and given enough time to find the right buyer.
4. The Market Feels… Random
This has honestly been one of the biggest surprises this year.
Two very similar properties can have completely different outcomes. One gets multiple offers in the first week, while another sits.
Sometimes it’s pricing. Sometimes it’s presentation. Sometimes it’s timing. And sometimes, it really does come down to the one buyer who connects with that specific property.
I recently relisted a condo that had been on the market for over a year without selling. The sellers made thoughtful updates, including new flooring, updated appliances, and small finish improvements. We also elevated the presentation with stronger staging and repositioned the price. At the same time, there were three other units with the same floor plan in the complex on the market.
Within days, we had multiple offers.
That experience reinforced something I see over and over again: preparation and pricing matter, but it still only takes one buyer who sees your home as the one.
5. Overpricing Is Hurting Sellers Right Now
This is the trend that stands out the most to me right now.
There are a lot of properties coming on the market overpriced, especially considering we are in a buyer’s market.
When you work in this business full-time, you know what properties sold for, what the comps look like, and how similar units are performing. So, when a property comes on $200,000 higher than a comparable unit, it stands out immediately. And right now, those properties are sitting.
I don’t know if it’s unrealistic expectations or a lack of clear data being shared upfront, but what I do know is that pricing incorrectly in this market is costing sellers time and, in many cases, money.
The first half of 2026 has been a reminder that real estate is rarely straightforward.
Buyers are more patient, cash is playing a bigger role, pricing matters more than ever, and even then, outcomes can still feel unpredictable.
Behind all of it are real people making big decisions, trying to time things right, and figure out their next step. That’s why I continue to focus on Waikoloa. Not just watching the market, but helping people actually navigate it in real time.
And if the first six months are any indication, the rest of the year will likely keep us on our toes.
With aloha,
Leeana
Leave your opinion here. Please be nice. Your Email address will be kept private, this form is secure and we never spam you.