Price your house to sell quickly Market Trends Now!

Below is an interesting article I found online addressing “How to price your home in todays market” We are seeing the same trends here on the island of Maui. Maui is one of the best and most desirable home locations on the planet, so when your selling your home, it really does come down to the little nuances in property, and real comparables in surrounding neighborhoods.

Sellers need to understand the market as if they were a Buyer.

Gone, or at least quickly dwindling, are the days of pricing your home significantly over value becuase buyers are low balling offers…Pricing your home to sell is the real trend. Most of today’s Buyers are smart. Their educated on the area, their patient, and they’ve been watching the market for just the right thing at a fair price for possibly years.

Its important for Sellers to know values in the area too, that way the market will move forward. Buyers are awarding properties by chosing the best deals for the overall location, condition, investment potential, and price point. Pride of ownership care for your home combinded with knowledge in the area is sure to gain you top dollar and with less days on market when it’s your time to sell.

LINK TO FULL ARTICLE

A first-quarter survey of homebuyers and sellers done by HomeGain.com, a real estate services website, revealed that 76 percent of homeowners believe their home is worth more than the list price recommended by their real estate agent.

Homebuyers usually have a better grasp of current market value in the area where they’re looking to buy than do sellers who own and live there. Buyers look at a lot of new listings. They make offers, know what sells quickly and for how much, and what doesn’t and why. HomeGain reported that homebuyers still think sellers are overpricing their homes.

Your home is worth what a buyer will pay for it given current market conditions. This may not be the same as your opinion of what your home will sell for, or what you hope it’s worth. Relying on emotion rather than logic when selecting a list price can lead to disappointing results.

The prime opportunity for selling a home is when it’s new on the market. This is when it is most marketable. Buyers wait for the new listings. Usually, listings receive the most showings and have the busiest open houses during the first couple of weeks they are on the market.

This is the opportunity to show your house off to advantage with a list price that attracts buyers’ attention. Listings that sell today are priced right for the market. Buyers need to feel comfortable that they are getting a good deal.

Buyers won’t overpay if they feel home prices are still declining, and in some areas of the country, they still are. In areas of strong sales, buyers may shy away from multiple-offer situations if they feel the recovery is fragile and that prices may slide further before stabilizing. Even in areas where home sales have been strong in the first half of 2012, local practitioners wonder how long the uptick will last.

HOUSE HUNTING TIP: When selecting a list price, it helps to understand how real estate agents and appraisers establish an expected selling price or price range for your home. They research the recent listing inventory for homes similar to yours that sold. The most recent sales give the best indication of the direction of the market.

They analyze these comparable sales giving more value to your home for attributes that it has that the comparables don’t, like a remodeled kitchen. Value is subtracted from your home for features it lacks when compared to the sold comparables, like an easily accessible, level backyard.

It’s difficult for sellers to step back and take an attitude of detached interest in their home. But it’s essential to do so if you want to sell successfully in this market. For example, your home could actually sell for less, not more, than a comparable sale because you added a swimming pool in an area where most homebuyers would rather have a yard with a generous lawn.

If the comparable sale information suggests that the value of homes like yours is declining, select a list price that undercuts the competition to drive buyers — and hopefully offers — to your home. You can take a more aggressive stance on pricing if the comparables show that prices are moving up.

If there is high demand for homes like yours, you may receive more than one offer. But don’t list too high. It’s better to stay in the range shown by the comparables and expose the house to the market before accepting offers. The market will drive the price up if it’s warranted.

THE CLOSING: Don’t rely on rumors circulating in the neighborhood about how high a home sold. Prices tend to get inflated when passed from one person to another. Select your list price based on hard facts.

Dian Hymer, a real estate broker with more than 30 years’ experience, is a nationally syndicated real estate columnist and author of “House Hunting: The Take-Along Workbook for Home Buyers” and “Starting Out, The Complete Home Buyer’s Guide.”

For more information on Buying or Selling Real Estate on the Island of Maui please contact Meghan Clair Realtor (s) EcoBroker with Coldwell Banker Island Properties Shops at Wailea.

San Francisco based windfarm partner eyes Hana Ranch $55M

Wind farm partner eyes Hana Ranch July 11, 2012
By NANEA KALANI -The Maui News

The San Francisco-based investment firm co-developing a planned wind farm on Molokai says that it is interested in buying Hana Ranch in rural East Maui.

Bio-Logical Capital – which describes itself as a land investment, development and conservation company – said Tuesday that it is exploring the purchase of the 4,500-acre ranch that surrounds Hana town.

“As a company that is committed to making long-term investments in projects that heal land and communities through stewardship development, Bio-Logical Capital is interested in historic Hana Ranch as a place where it could realize these goals and continue the legacy of this remarkable ranch,” the company said in a statement provided to The Maui News.

Hana Ranch is listed for sale for $55 million by Island Sotheby’s International Realty. Owner Hana Ranch Partners originally put it on the market for $65 million in 2008.


San Francisco attorney Harrison Sheppard, a member of the executive committee of Hana Ranch Partners, said he had no comment on a potential sale to Bio-Logical.

“We are subject to a confidentiality agreement,” Sheppard said. In general, he said, the ranch is “looking for a buyer who has the money to buy the ranch at a price we can accept.”

Keiki-Pua Dancil, vice president for Bio-Logical Capital’s Hawaii operations, did not immediately return a call seeking comment.

The real estate listing for the property describes the ranch as having “nearly two miles of oceanfront property, located in one of the last places in Hawaii untouched by the stresses of urbanization and over-development. Evocative of yesterday’s Hawaii, Hana is famous for its scenic location and idyllic isolation, combined with a rural atmosphere and small town friendliness.”

The ranch’s landholdings include more than 3,800 acres mauka of the roadway that meanders through the town, and another 667 acres on the makai side. Most of the land is rolling pasturelands.

Media mogul Oprah Winfrey in 2002 bought about 105 acres in Hana from Hana Ranch Partners for $15.5 million. (Winfrey bought another 1,000 acres of Haleakala Ranch land in Upcountry in 2004.)

Hana Ranch, with about 1,200 head of cattle today, was founded in 1944 by Paul Fagan with 14,000 acres of land and a herd of cattle from Molokai. It has since changed hands several times.

Hana Ranch and Hotel Hana-Maui were bought in 1984 by Rosewood Corp. of Texas, which in turn sold the properties for $63 million to Keola Hana-Maui, made up of mostly Japanese investors.

Meridian Financial Resources bought the ranch and hotel in 2000 and split the entities up, selling the ranch in 2001 to Hana Ranch Partners for $24 million, and the hotel to Passport Resorts of California for $10.6 million.

Ohana Hotel Co. bought the hotel in 2009 and sold it the following year to Amstar Group of Denver, which has renamed the luxury resort Travassa Hana.

It’s unclear what Bio-Logical Capital would do with Hana Ranch.

The company’s website says that it “invests for the long term and integrates sustainable, land-based businesses with ecological restoration and conservation.” Under a “what we do” tab, the company lists: sustainable agriculture, renewable energy, water stewardship, real estate and eco-tourism.

Bio-Logical Capital and Pattern Energy, also based in San Francisco, last year formed the joint venture Molokai Renewables LLC to study the feasibility of developing a 200-megawatt wind farm on Molokai.

The company has said the controversial project could include roughly 70 large wind turbines sited on 11,000 acres of Molokai Ranch land.

An earlier attempt by First Wind to build a wind farm on Molokai fell through last year when the company failed to secure land rights for the project.

The Molokai project would be one-half of the state’s so-called Big Wind project that would join another 200-megawatt wind farm planned for Lanai. The farms would feed the energy to Oahu through undersea transmission cables.

This blog post is a reprint of the Maui News “Article Wind farm partner eyes Hana Ranch” printed July 11, 2012 LINK By NANEA KALANI

FOR MORE MAUI REAL ESTATE NEWS CONTACT MEGHAN CLAIR REALTOR (S), ECOBROKER OF COLDWELL BANKER ISLAND PROPERTIES SHOPS AT WAILEA

Oracle CEO, Larry Ellison buys 98% of Lanai

HONOLULU (AP) — Oracle Corp. CEO Larry Ellison is closing in on a purchase even lottery winners can only dream about — 98 percent of Hawaii’s pineapple island, Lanai.

Ellison hasn’t said what he plans to do with the vast majority of the island’s 141 square miles, but the sellers said he plans substantial investments that will create jobs and stimulate tourism to the island once owned in the 1920s by the founder of Dole Foods Co. Ellison’s involvement in the deal was publicly announced by Hawaii Gov. Neil Abercrombie.

With nearly 50 miles of coastline, two resorts and zero traffic lights, Lanai boasts plenty of unspoiled charm. Tourism officials tout the luxury at its Four Seasons hotels and rugged rural areas that can only be reached by vehicles with four-wheel drive.

If all goes as planned, most of the island that is home to 3,200 residents and near Maui will be owned by Ellison — the world’s sixth-richest billionaire, according to Forbes.

The outspoken Silicon Valley software magnate is known to race sailboats and make occasional unusual purchases. He once, for example, bought a tennis tournament to keep it in the United States.

The land’s current owner, Castle & Cooke Inc., filed a transfer application Wednesday with the state’s public utilities commission, which regulates utilities on the island that serve its two resorts.


Lodge at Koele Four Seasons Resort
The sale price for the property was not immediately clear. Lawyers for the seller redacted a copy of the sale agreement signed May 2, saying it includes confidential information that would competitively hurt Ellison and the seller if disclosed. The Maui News previously reported the asking price was between $500 million and $600 million.

Self-made billionaire David Murdock, who owns Castle & Cooke, said he would keep his home on Lanai and the right to build a wind farm, a contentious project that would place windmills on as many as 20 square miles of the island and deliver power to Oahu through an undersea cable.

Murdock said in a statement that selling Lanai was not an impulsive decision, but he has been looking for a buyer who would have the right enthusiasm, commitment and respect for the island’s residents.

“I have learned in life that change is inevitable and can be quite positive when guided in the right direction,” Murdock said.

Ellison co-founded the Redwood City, Calif.-based business software company in 1977. Forbes ranks him as the third-richest American, with a net worth of $36 billion as of March.

Abercrombie said Ellison has had a longstanding interest in the island.

“We look forward to welcoming Mr. Ellison in the near future,” Abercrombie said. “His passion for nature, particularly the ocean, is well known specifically in the realm of America’s Cup sailing.”

Maui County Mayor Alan Arakawa wished Murdock well and said he looks forward to meeting Ellison.

The deal involves 88,000 acres of land, plus two resorts, two golf courses, a stable and various residential and commercial buildings, lawyers for Murdock told the utilities commission in its application.

Ellison plans to pay cash, and the deal should result in new jobs, economic stimulus and a reinvigorated local tourism industry, the application said.

“The buyer anticipates making substantial investments in Lanai and is looking forward to partnering with the people of Lanai to chart the island’s future,” Castle & Cooke lawyers said in the application.

Lanai is Hawaii’s smallest publicly accessible inhabited island, with some 3,200 residents. It is known as the “pineapple island” even though Murdock closed its pineapple operations to make way for luxury resort and home development. The majority of the island was once owned by James Dole of Dole Food Co. Inc., who bought it in 1922.

Murdock bought out fellow Castle & Cooke shareholders for nearly $700 million in 2000 and took the company private.

According to the Hawaii Tourism Authority, more than 26,000 people visited the island from January to April of this year, a 6 percent decline from the same period last year.

Four Seasons Manele Bay

The utilities commission is reviewing the prospective deal because it involves indirectly transferring public utilities Castle & Cooke owns on the island — a water company, a bus and shuttle service, and the island’s wastewater utility. Castle & Cooke asked for interim approval by June 26.

Hawaii law requires commission approval to transfer public utilities, and the commission will try to make its decision by that date, said Sean Mikell of the PUC’s research division, which is considering the application. The commission does not have jurisdiction over the sale of the island, aside from the transfer of public utilities.

J. Kalani English, a state senator who represents Lanai in Hawaii’s Legislature, said he’s hopeful the sale to Ellison will mean a return of agriculture to the island.

Before Murdock announced he would keep wind farm rights on the island, Kaye said he hoped Ellison wouldn’t pursue the project.

“Lanai is worth more than supplying power to Oahu,” Kaye said.

Seventh-generation Lanaian Sol Kahoohalahala said he hopes to see an end to high unemployment and more opportunities for economic development beyond tourism.

“I look at this as a potential opportunity for us to get the new owner to look at Lanai in terms of an island that needs to work at sustaining itself” he said. “Tourism cannot be the only economic engine on Lanai”

Kahoohalaha’s family managed to hold on to some Lanai land. The 2 percent Ellison isn’t buying is owned by the state, county and private residents.

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THIS BLOG POST CONTAINS EXCERPTS FROM THE MAUI NEWS ARTICLES DATED June 20 2012 and BLOOMBURG BUSINESSWEEK NEWS LINK LINK 2
Articles by Oskar Garcia, Jennifer Sinco Kelleher, Lisa Leff this report.

For more information on this purchase or other real estate opportunities in Hawaii, Please contact Meghan Clair Realtor (S) , EcoBroker of Coldwell Banker Island Properties-Shops at Wailea office.

Wailea/Makena Maui Ocean Front Homes for Sale!

Pristine and prestigious Wailea and Makena are known as some of the most sought after addresses in the entire Hawaiian Island chain…If you are curious about properties for sale on the ocean in Wailea/Makena…here they are! Please contact Meghan directly for information on ocean front Pocket listings.

176 Makena Road, Makena HI
Offered at $6,250,000

15 Malukai Lane
Offered at $6,975,000

4950 Makena Rd. Makena Place
Offered at $10,200,000

6900 Makena Road
Offered at $17,000,000

All other Oceanfront/Beachfront homes on the island of Maui: LINK

For more information on oceanfront properties or to preview a home in person, contact Meghan Clair Realtor (s), EcoBroker of Coldwell Banker Island Properties-The Shops at Wailea Office

*Meghan Clair can assist you as a Buyers Agent on any of the above properties listed buy other realtors.

Maui Film Festival 2012 June 13-17th!!!

It’s that time of year again!!! The highly acclamied Maui Film Festival is back for it’s 13th consecutive year! Consistently drawing top talent and award-winning films, the Maui Film Festival has become a must attend event for locals and visitors alike. Opening events start today Wednesday June 13th!

For more information visit: www.mauifilmfestival.com

Special Events in Addition to the Films include:
Opening Night Twilight Reception at Capiche Wailea
Taste of Chocolate Four Seasons Wailea
Film Makers Panel Marriott Wailea
Stary Night Moondance Reception Mulligans on the Blue


Undoubtedly, the moive experience highlight is the “Celestial Cinema”, where moviegoers can sprawl on the lawn of the Wailea golf course to view and vote for breakout films while nestled under a warm blanket of stars.


Here is a picture of Me (Meghan Clair) Realtor S, EcoBroker working the Coldwell Banker Island Properties FIlm Festival Booth in 2011

For more information on Maui events or Maui Real Estate Contact Meghan!


Meghan Clair
Realtor (S), EcoBroker
Coldwell Banker Island Properties
MauiGreenRealEstate@Gmail.com
(808) 874-8668 office
(808) 463-8485 cell

“Changing Tides” an important 2012 Maui Film Festival Selection

“Changing Tides,” A Film on Hawaii’s Marine Debris Issues
Premiers at the 2012 Maui Film Festival: Saturday, June 16, 2012.4:00pm.

The Sustainable Living Institute of Maui (SLIM), Positive H2O (+H2O) and Surfrider Foundation teamed up with award winning filmmaker Danny Miller to produce the new document…ary, CHANGING TIDES. This 15 minute film was officially selected for the 2012 Maui Film Festival. It was 100% filmed in Hawaii, yet it brings the issue of oceanic garbage into a global dialogue, where ideas are formed and solutions proposed.

Click to view the trailer. LINK TO YOU TUBE VIDEO TRAILER OF CHANGING TIDES

The engaging story is told through the eyes of Hawaiian kapuna, professional watermen, scientists, and volunteers who share their passion for the ocean and what they are doing to protect it. Their stories bring us an in-depth look at oceanic garbage in the Pacific, and what it means for residents of Hawai’i and other Pacific islands impacted by the waste. CHANGING TIDES dispels the myths and demonstrates the real dangers of the Northern Pacific Gyre and provides solutions that individuals can take to decrease their plastic footprint.

The film will be shown at the Maui Arts and Cultural Center on June 16. Positive H2O and Surfrider will be holding a beach cleanup at Launiupoko Beach from 9-12 with a free lunch from Lulu’s afterwards. Bring your boards to enjoy our clean water playground after the cleanup. SLIM, +H2O, and Surfrider invite the Maui community to join us for the clean-up and lunch at Launiupoko, and at the MACC that evening to see our film, Changing Tides.

Meghan Clair Realtor (S), EcoBroker at Coldwell Banker Island Properties Shops at Wailea office, is a member of the Sustainable Living Institute of Maui (SLIM) Steering Committee at University of Hawaii at Maui College. Contact Meghan for addtional information on Green Minded events during on Maui.

Maui News Article Update on Kihei Mall Project


Recently there has been a lot of discussion about the decision to move forward with the plans of implementing a large shopping complex in Kihei located Mauka side of the Piilani Hwy at the Kaonoulu St intersection. These plans were approved back in 1999 but actual development was set to begin this year. Although I encourage “smart growth” in communities when there is a demand for expansion to accommodate a growing population on Maui, I personally don’t see a need for an additional development of this magnitude in Kihei. I do appreciate the voices of groups like The Maui Tomorrow Foundation and South Maui Citizens for Responsible Growth who are encouraging the county to address the design of the development and how it can be adjusted for 2012 traffic, lifestyle, and preservation of our beautiful aina.

Below is the article recently featured in “The Maui News”:
LINK TO ARTICLE ON MAUI NEWS SITE
Appeals filed to put ‘halt’ to malls project
Initial OK does not match what’s being developed, resident of Kihei, groups say
By BRIAN PERRY – City Editor

KIHEI – Community groups and a South Maui resident have filed appeals with state and county agencies to put the brakes on two megamall shopping complexes planned in Kihei, mauka of the Piilani Highway-Kaonoulu Street intersection.

The Maui Tomorrow Foundation, South Maui Citizens for Responsible Growth and Kihei resident Daniel Kanahele contend that the light industrial project approved in 1999 for then-landowner Kaonoulu Ranch is not what’s being developed by current owner Eclipse Development Group, said foundation Executive Director Irene Bowie.

“We’re trying to halt the project until the requirements that were placed on it are met and reasonable measures are taken to decide whether this is a smart project for South Maui,” Bowie said Monday.

Project consultant Charlie Jencks could not be reached for comment Monday afternoon.

Bowie said appeals were filed with the county Board of Variances and Appeals last week and with the state Land Use Commission on Monday.

The action comes in the wake of Eclipse Development’s plans to build a 300,000-square-foot project, Maui Outlets, on 30 acres and a 400,000-square-foot shopping center, Piilani Promenade, on approximately 68 acres, according to the developer’s website. Both projects are expected to add about 90 stores and restaurants to South Maui and add more than 1,200 jobs. The developer’s website lauds the projects’ locations adjacent to the planned Kihei-Upcountry highway.

And, “with more than three quarters of a mile of frontage along one of Maui’s busiest highways (Piilani), the site sees roughly 38,000 cars per day,” the website says. “This figure is expected to double once the expansion of the Upcountry road is completed, conveniently connecting Maui Outlets to the area’s residential market and on to nearby Kahului. In fact, the addition of right-turn lanes along Piilani Highway and the installation of two signalized intersections added along Kaonoulu Street will truly make the Maui Outlets’ site ‘Main and Main.’ ”

Because the project was approved in the late 1990s, it appeared early this year to be ready to seek building and grading permits.

But Bowie said the groups challenging the plans to begin construction believe a new traffic study needs to be done. A study was done in the 1990s when the project was a light industrial park, not a large commercial development, she said.

The traffic study “definitely needs to be updated,” she said.

A condition imposed by the state Land Use Commission required a frontage road and connector roads for the project, but “there isn’t anything that shows that in the plans the Planning Department has,” Bowie said.

She said the Kihei-Makena Community Plan requires all retail development to be on the makai side of Piilani Highway, while the Eclipse project is mauka of the highway.

“The public needs to be heard on this,” Bowie said. “There needs to be a public hearing.”

“The community is frustrated because Eclipse Development has so far refused to engage in any public discussion of the shopping center,” she said.

When a development is proposed and approved as a light industrial project and later is being developed as a large commercial project, “it’s something that shouldn’t fall through the cracks,” she said.

Language in the Land Use Commission’s approval of the project required that if there were a change of use in the proposed project that it should return to the commission for review, she said.

“We are looking for administrative relief,” Bowie said of the groups’ appeals to the state and county agencies. “Hopefully, that will be satisfactory.”

Groups challenging the project also are concerned about what Bowie describes as “acres of hard-surface parking lot in a flood plain.”

“This doesn’t seem like a smart way to go forward,” she said.

It was unclear if site work has begun on the project, Bowie said, although she reported seeing “some bulldozers on the project site.”

For more information about new developments on Maui or real estate on the island of Maui, contact Meghan Clair Realtor (s) EcoBroker of Coldwell Banker Island Properties


Meghan ClairRealtor (S), EcoBroker
Coldwell Banker Island Properties
MauiGreenRealEstate@Gmail.com
(808) 874-8668 office
(808) 463-8485 cell

Meghan Clair Realtor(S), EcoBroker Luxury Buyer’s Agent on Maui

If you are curious about the Best Deals in the Maui Luxury Property Market, contact Meghan Clair of Coldwell Banker Island Properties at the prestigious and award winning Shops at Wailea office.

Meghan has 10 years experience assisting Luxury and Resort clientelle both in Montecito,CA and Maui Hawaii.

Meghan will help educate you on the market, assist you in finding and previewing properties that meets you family’s needs, and she is privy to many UNLISTED beachfront homes and luxury condos.
Including two listings of her own currently absent from the MLS for privacy.

Whether you have been curious about owning on Maui for a long time, or the idea of resort ownership recently piqued your interest, Meghan Clair can assist you in making your Maui property ownership dreams come true!

Grand Wailea $250m Renovation & Expansion

*excerpts from this post from The Maui News, USA TODAY ONLINE

Maui’s luxurious Grand Wailea resort – part of Hilton’s Waldorf Astoria brand – is officially moving forward with a $250 million renovation and expansion.The renovation will add 300 rooms and expand the resort’s pool areas.

The expansion will include the construction of a new, four-story and two-story extension of the hotel’s Molokini Wing, two- and three-story wing additions to its Lagoon Wing, a new Waikea Mauka Wing, a new guest wing and additional parking stallsThe expansion will bring the total number of rooms to 1,100.


Current location of Humuhumunukunukuapuaa Restaurant and Lagoon will be replaced by the expansion

The hotel’s plans were initially approved in 2009, but intervenors sought to reduce the height of the planned expansion and wanted more extensive archaeological testing on its grounds. The issues were resolved through mediation and paved the way for Tuesday’s approval of the project.

The Grand Wailea is one of the premier resorts in the world and the renovations and expansion will allow it to remain competitive in the luxury hotel business. Work on the hotel will also provide much needed relief to a local construction industry that was savaged by the recession.

While no starting date has been given for the work, it is estimated the whole project will take five to six years to complete.

The 20-year-old resort currently has 1,500 employees.

Committing to this project shows a strong belief by the Grand Wailea that the visitor industry will continue to recover and thrive on Maui. It is the type of vote of confidence that should inspire others to invest here.

In a 4/13 USA TODAY article, managing director of the Grand Wailea, Matthew Bailey was interviewed about the expansion and what is means for guests…

“We have renovated most spaces of the hotel over the years, with the rooms redone as recently as three years ago,” he says. “It’s important for us to reinvent ourselves, to stay top of mind.”

The goal, he says, is to stay relevant in a rapidly changing and increasingly competitive world.

For more information on properties in Wailea Maui contact Meghan Clair of Coldwell Banker Island Properties-The Shops at Wailea Office

Meghan Clair
Realtor (S), EcoBroker
Coldwell Banker Island Properties
MauiGreenRealEstate@Gmail.com
(808) 874-8668 office
(808) 463-8485 cell