Frequently Asked Questions
Quick answers to common questions.
For Buyers
How do I know how much home I can afford?
The best first step is getting pre-approved by a lender, who will review your income, debts, and credit score to give you a clear budget. A general rule of thumb is that your monthly housing costs shouldn't exceed 28–30% of your gross monthly income. I always recommend connecting with a trusted lender early in the process so you can shop with confidence.
What's the difference between pre-qualification and pre-approval?
Pre-qualification is a quick, informal estimate of what you might be able to borrow based on self-reported information. Pre-approval is a more thorough process where the lender verifies your financials and issues a formal letter — which sellers take much more seriously. In today's market, a pre-approval letter is essentially a must before making an offer.
How long does the home buying process take?
From the time you start seriously searching to the day you get your keys, the process typically takes 2–4 months — sometimes faster in a slower market. Once your offer is accepted, closing usually takes 30–45 days depending on your loan type and the seller's timeline.
How much money do I need upfront?
Beyond your down payment (which can range from 3% to 20% depending on the loan program), you should budget for closing costs, which typically run 2–5% of the purchase price. You'll also want reserves for a home inspection, moving expenses, and any immediate repairs or updates after move-in.
Do I need a real estate agent as a buyer, and does it cost me anything?
Working with a buyer's agent costs you nothing out of pocket — the seller has traditionally covered the agent's commission. Having an experienced agent in your corner means you get expert guidance on pricing, negotiation, contracts, and local market conditions, all at no direct cost to you.
For Sellers
What is my home worth in today's Oahu market?
Oahu's real estate market remains one of the most unique and resilient in the country, with median home prices consistently among the highest in the nation. Your home's value depends on factors like neighborhood, condition, square footage, and recent comparable sales in your area — whether you're in Kailua, Kapolei, Hawaii Kai, or anywhere in between. The best way to get an accurate picture is through a Comparative Market Analysis (CMA), which I provide free of charge.
What are the costs involved in selling a home in Hawaii?
Sellers in Hawaii should be aware of a few costs that are unique to the state. Hawaii has a conveyance tax (similar to a transfer tax) that increases with the sale price, as well as a General Excise Tax (GET) on real estate commissions. If you're not a Hawaii resident, a portion of your proceeds may also be withheld under the state's Harpta/FIRPTA tax withholding rules. I'll walk you through all anticipated costs upfront so there are no surprises at closing.
What are the costs involved in selling a home in Hawaii?
Sellers in Hawaii should be aware of a few costs that are unique to the state. Hawaii has a conveyance tax (similar to a transfer tax) that increases with the sale price, as well as a General Excise Tax (GET) on real estate commissions. If you're not a Hawaii resident, a portion of your proceeds may also be withheld under the state's Harpta/FIRPTA tax withholding rules. I'll walk you through all anticipated costs upfront so there are no surprises at closing.
Should I make repairs or renovations before listing?
In Oahu's competitive market, presentation matters. Buyers here are often paying premium prices and expect homes to show well. That said, not every upgrade delivers a strong return on investment. I'll help you identify the high-impact, cost-effective improvements — things like fresh paint, landscaping, and addressing deferred maintenance — that can meaningfully boost your sale price without over-spending before you list.
Do I have to pay capital gains tax when I sell my home in Hawaii?
Possibly, but many sellers qualify for federal exclusions — up to $250,000 in gains for single filers and $500,000 for married couples filing jointly — if the home has been your primary residence for at least 2 of the last 5 years. Hawaii also has its own state income tax on capital gains. Because tax situations vary, I always recommend consulting with a local CPA or tax advisor before closing to understand your specific liability.
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