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April 1, 2008 - Newsletter for the Maui Market
Aloha! Here is your eNewsletter for the Maui Market from Jim Foster
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Make sure you check out the Useful Internet Sites and Real Estate Tips at the end of this newsletter which includes some valuable information.
Don't forget! We provide a free Automatic E-mail Notification Service that goes out to recipients whenever a new listing becomes available for a particular condominium complex. Each of these notifications includes a link to view the details of the brand new listing in the MLS. We DO NOT SHARE YOUR EMAIL ADDRESS or your contact information with anyone. To subscribe to our Automatic E-mail Notification Service, please send Won an email at Won@JamesBFoster.com with your first and last name, your email address, and the condominium property you wish to be notified of.
Another service we provide is the Condominium Real Estate Market eUpdates which is sent out periodically to inform potential buyers and owners of specific condominium properties about the real estate market activities at those properties. This service is provided exclusively for those who own a condominium property or who are interested in a particular condominium complex on West Maui. If you would like to subscribe to the Condominium Real Estate Market eUpdates for a particular complex or to get a list of all condominium properties that are included in the eUpdates, email Won at Won@JamesBFoster.com.
Maui Real Estate – The Maui market continues more robust than the main-land market and although prices have slipped some there have not been dramatic decreases in prices here. There are new condominium developments under construction and if you would like for us to email, fax or mail you information about these or what is available for purchase just email me or call me.
To view the 2007 Year End Statistics go to www.JamesBFoster.com/CondoSales.php then scroll down to Maui MLS Statistics 2007
The West Maui real estate market continues to favor Buyers with Sellers willing to negotiate their prices. The current inventory of West Maui condominiums for sale is now at 641 and the same date in 2006 it was 354. Properties are requiring more time to sell such as five to six months and Buyers have a much larger inventory of properties for sale to choose from. If you’re curious about current trends in Maui real estate and where the market is headed, the answer is - it depends on Location - it depends on if it is condominium or single-family residential - it depends on whether you look at volume, average or median prices. The current Maui real estate market looks steady with minor variations.
Condominiums for Sale - In the West Maui real estate market, at the beginning of January, 2006 - 226 condominiums with the total value of $226,520,200.00; February, 2006 - 280 condominiums with the total value of $281,793,835.00; March, 2006 - 297 condominiums with the total value of $286,082,559.00; April, 2006 - 350 condominiums with the total value of $317,599,199.00; May, 2006 - 354 condominiums with the total value of $321,932,077.00; June, 2006 - 362 condominiums with the total value of $333,616,070.00; July, 2006 - 392 condominiums with the total value of $346,937,598.00; August, 2006 - 393 condominiums with the total value of $344,119,142.00; September, 2006 - 413 condominiums with the total value of $369,322,455.00; October, 2006 - 408 condominiums with the total value of $366,608,574.00; November, 2006 - 407 condominiums with the total value of $357,086,324,00; December, 2006 - 428 condominiums with the total value of $361,399,109.00; January, 2007 - 410 condominiums with the total value of $372,238,031.00; February, 2007 - 431 condominiums with the total value of $393,681,669.00; March, 2007 - 458 condominiums with the total value of $420,941,268.00; April, 2007 - 479 condominiums with the total value of $429,708,159.00; May, 2007 - 472 condominiums with the total value of $424,095,260.00; June, 2007 - 455 condominiums with the total value of $415,187,129.00; July, 2007 - 475 condominiums with the total value of $432,797,008.00; August, 2007 - 469 condominiums with the total value of $420,479,301.00; September, 2007 - 474 condominiums with the total value of $430,914,408.00; October, 2007 there were 471 condominiums with the total value of $423,631,002.00; November, 2007 there were 466 condominiums with the total value of $416,008,907.00; December, 2007 there were 485 condominiums with the total value of $421,080,117.00; January, 2008 there were 511 condominiums with the total value of $445,656,447.00; February, 2008 there were 559 condominiums with the total value of $500,946,603.00; March, 2008 there were 595 condominiums with the total value of $529,779,322.00; and at the beginning of April, 2008 there are 647 condominiums for sale in the West Maui area with the total value of $606,635,687.00. The condominium for sale inventory since July, 2005 has been as low as 165 and is up to 647 for March 31, 2008. The “for sale” inventory on West Maui continues to increase.
Condominium Sales in 2006 - The total condominium sales for West Maui during the month of January, 2006 there were 42 sales and the total value was $28,574,643.00; for February, 2006 there were 48 sales and the total value was $32,995,078.00; for March, 2006 there were 40 sales and the total value was $32,199,584.00; for April, 2006 there were 43 sales and the total value was $41,898,525.00; for May, 2006 there were 51 sales and the total value was $39,644,886.00; for June, 2006 there were 40 sales and the total value was $32,533,500.00; for July, 2006 there were 30 sales and total value was $26,212,000.00; for August, 2006 there were 28 sales and the total value was $31,885,500.00; for September, 2006 there were 30 sales and the total value was $24,770,000.00; for October, 2006 there were 29 sales and the total value was $23,359,299.00; for November, 2006 there were 22 sales and the total value was $13,414,600.00; and for December, 2006 there were 30 sales and the total value was $23,169,999.00. For 2006, the monthly average sales were 36 sales per month with the average sales value of $29,221,468.00 per month.
Condominium Sales in 2007 - The total condominium sales for West Maui during the month of January, 2007 there were 37 sales and the total value was $33,091,000.00; for February, 2007 there were 26 sales and the total value was $16,330,000.00; for March, 2007 there were 32 sales and the total value was $24,121,000.00; for April, 2007 there were 27 sales and the total value was $16,766,000.00; for May, 2007 there were 28 sales and the total value was $30,774,929.00; for June, 2007 there were 28 sales and the total value was $18,917,000.00; for July, 2007 there were 21 sales and the total value was $13,314,200.00; for August, 2007 there were 32 sales and the total value was $33,258,999.00; for September, 2007 there were 23 sales and the total value was $24,701,900.00; for October, 2007 there were 42 sales and the total value was $28,159,900.00, however this included a packaged sale of 19 units at Aina Nalu in Lahaina; for November, 2007 there were 15 sales and the total value was $15,930,000.00; and for December, 2007 there were 13 sales and the total value was $13,335,500.00. For 2007, the Month of December has seen the lowest number of sales in 2007. The monthly average sales were 27 sales per month with the average sales value of $22,391,702.33 per month.
Condominium Sales in 2008 - The total condominium sales for West Maui during the month of January, 2008 there were 20 sales and the total value was $16,186,800.00 and for February, 2008 there were 20 sales and the total value was $14,414,584.00 and for March, 2008 there were 26 sales and the total value was $20,079,000.00. The monthly average sales were 22 sales per month with the average sales value of $16,893,461.33.
The total condominium sales for August, 2005 was 52; September, 2005 - 58; October, 2005 - 38; November, 2005 - 48; December, 2005 - 47; January, 2006 - 42; February, 2006 - 48; March, 2006 - 40; April, 2006 - 43; May, 2006 - 51; June, 2006 - 40; July, 2006 - 30; August, 2006 - 28; September, 2006 - 30; October, 2006 - 29; November, 2006 - 20; December, 2006 - 30; January, 2007 - 37; February, 2007 - 26; March, 2007 - 32; April, 2007 - 27; May, 2007 - 28; June, 2007 - 28; July, 2007 - 21; August, 2007 - 32; September, 2007 - 23; October, 2007 - 42; November, 2007 - 15; December, 2007 - 13; January, 2008 - 20; February, 2008 - 20; and March, 2008 was 26.
For previous condo sale details, go to our web site, www.JamesBFoster.com/CondoSales.php. For the time period of 1/1/2008 to 2/29/2008 the average price for a home on Maui was $945,086 which is down 13% for the time period of 1/1/07 to 2/28/07 when the average price was $1,091,871. For the same time period the average price for a Fee Simple condo on Maui was $945,476 which is up 2% for the same time period when the average price was $930,768 according to the RAM (Realtor Assoc. of Maui) statistics. Condo sales in Wailea, Makena, Kapalua and Kaanapali are having an impact on the Fee Simple Condo average price by increasing it.
We have gone in to the MLS database and pulled information for 2000 through 2007. In 2000 - 654 condominium units sold in the West Maui area for a total value of $209,064,010; in 2001 - 605 condominium units sold for a total value of $271,681,337; in 2002 - 730 condominiums sold for a total value of $240,178,915; in 2003 - 737 condominiums sold for a total value of $319,748,466; In 2004 - 700 condominiums sold for a total value of $375,033,467; in 2005 - 682 condominiums for a total value of $408,582,315; in 2006 - 435 condominiums for a total value of $351,782,614; in 2007 - 327 condominiums for a total value of $271,290,428.00. In 2008, from 1/1/08 to 3/31/08 - 66 condominium units sold in the West Maui area for a total value of $50,680,384.00.
Mortgage Rates for week of April 1, 2008 - from First Hawaiian Mortgage – Houses & Condos Full docs: 5.375% 30yr fixed 2.0 pts (5.645 APR) 5.625% 30yr fixed 1.0 pt (5.805 APR) 5.875% 30yr fixed No Points (5.963 APR) Stated Income: 6.25% 30yr fixed 1.0 pt (6.437 APR) 5.875% 15yr fixed 1.0 pt (6.181 APR) Interest Only: 6.625% 30 yr fixed 1.0 pt (6.799 APR) To $625,500: 6.875% 30yr fixed No Points (6.96 APR) . (Points include origination fee) Condo-hotels - 2nd home Full docs: 6.00% 30yr fixed 2.0 pts (6.252 APR) 6.125% 30yr fixed 1.0 pt (6.292 APR) 6.375% 30yr fixed No Points (6.457 APR) Stated Income: 6.75% 30yr fixed 1.0 pt (6.943 APR) 6.375% 15yr fixed 1.0 pt (6.686 APR) Interest Only: 7.125% 30 yr fixed 1.0 pt (7.362 APR) To $625,500: 7.50% 30yr fixed No Points (7.59 APR) . (Points include origination fee)
Mortgage Rates as of March 3, 2008 - from First Hawaiian Rates: Houses & Condos Full doc: 30 Year Fixed 5.75% @ 1.25 pts - 5.875% @ 0.75 pts - 6.125% @ 0.00 pts - 15 Year Fixed 5.000% @ 1.25 pts 5.125% @ 1.00 pts 5.375% @ 0.00 pts - 7/1 ARM Interest Only 5.50% @ 1.00 pts Loans $625,500.00 to $1 Million - 30 Year Fixed 6.125% @ 1.00 pts 6.375% @ 0.00 pts Condotel: 30 Year Fixed 6.125% @ 1.25, 6.75% @ 0.00 pts (For contact information call Jim at 1-888-661-7994)
Mortgage Rates for week of February 4, 2008 - from First Hawaiian Mortgage - Rates: Houses & Condos Full doc: 30 Year Fixed 5.375% @ 1.25 pts - 5.500% @ 1.00 pts - 5.875% @ 0.00 pts - 15 Year Fixed 5.125% @ 1.25 pts 5.250% @ 1.00 pts 5.750% @ 0.00 pts - 7/1 ARM Interest Only 6.000% @ 1.125pts Loans $625,500.00 to $1 Million - 30 Year Fixed 5.625% @ 1.25 pts 6.000% @ 0.00 pts Condotel: 30 Year Fixed 6.375% @ 0.00 pts (For contact information call Jim at 1-888-661-7994)
If you would like to view the most current sales statistics for Maui or West Maui Condominiums, you can go to my web site www.JamesBFoster.com and click on Condo Sales in the upper left corner of the home page or go to www.JamesBFoster.com/condosales.php.
Some recent and past news about what is going on in Maui.
Weather - As I am writing this newsletter today, April 3, 2008, it is about 72 degrees and sunshine, some rain and windy trades are forecast through April 13, 2008 with strong trade winds and cool evenings.
Big news on Maui – Aloha Airlines announced it is electing to file Chapter 11 Bankruptcy proceedings and discontinuing passenger service. This morning ATA Airlines announced it filed for Chapter 11 on April 2, 2008 in the U.S. Bankruptcy Court in Indianapolis, IN. They have discontinued all operations and cancelled all current and future flights. The vacation rental management companies are scrambling and trying to assist travelers who are stranded and having difficulties with their flight reservations.
Molokai Ranch - Molokai Properties Ltd. and its parent company, GuocoLeisure, opted to close the ranch and Molokai Lodge, Kaupoa Beach Village and Kaluakoi Golf Course and will no longer be the largest private employer on this island of about 7,500 people. They are faced with millions in potential net losses and a stone wall resistance from much of the community to its plans to build 200, 2-acre residential lots on the slopes above Laau Point. At the old movie theater, about 120 Molokai Ranch employees were told they would lose their jobs just a short time ago.
Beverly Gannon a Businesswoman with a knack for success – She opened Haliimaile General Store two decades ago and it wasn’t supposed to be a restaurant. She is also is involved with Joe’s Bar, Celebrations Catering and her position as corporate chef for Hawaiian Airlines. She was recently named the Small Business Person of the Year for the state. At the Haliimaile General Store her idea was that customers would go out of their way to get good food to take home, but she didn’t hire servers and didn’t intend to operate a restaurant. There were a few tables, with about 30 chairs, so that if customers wanted, they could unwrap their takeout meal and eat it on the spot. When opening day came there were a hundred people at the door, and they expected sit-down meals and this is how she became a restaurateur.
Maui Visitor Count up – The visitor count rose 5.1 percent to 210,274 in February.
Of that, 7,184 went to Molokai, whose tourism business was rocked this week by news that Molokai Ranch is shutting down its operations including the Maunaloa Lodge and the Kaupoa Beach Villages. Molokai’s numbers for February were up 22.7 percent.
For the seventh month in a row, Canadian visits were up strongly. On Maui island, they were up 37.5 percent. In February, cruise ship numbers plunged by 33.7 percent to 25,835. This was affected by the withdrawal of the Pride of Hawaii, and the change by Pride of Aloha to 10-day rather than seven-day cruises.
Unexpected deep freshwater found on Big Island – After over ten years of drilling on the big island of Hawaii down 11,551 feet, lots of unexpected freshwater was found.
Professor Donald Thomas with U of H gave a briefing at a meeting of the state Commission on Water Resource Management and he thinks there is 10 times as much freshwater underground as was previously thought. The surprised scientists think similar conditions might exist on Maui, and would like to drill a hole to find out. Maui is pumping its most valuable surface aquifer, Iao, as hard as it can and still is looking for more water.
Ritz-Carlton has $176 million in sales – At the private sale the private sale forty percent were foreigners which included a Japanese purchaser who bought the one Presidential Suite penthouse for $6.4 million. The average price was $1.9 million for 93 suites. The lowest price was $895,000. Owners get full ownership of one- or two-bedroom suites, with an option of placing them into the hotel’s rental operation.
There are 107 Residential Suites in the ultra-luxury section in one wing of the larger, 445-unit luxury resort hotel. The remaining 14 will be offered to the public.
No recession expected in Hawaii - Hawaii economists expect little or no growth in Hawaii's economy this year. But they don’t expect the islands to follow the rest of the nation into a recession. Tourist and other arrivals are expected to decline and unemployment is expected to rise. The bright spot in the forecast continues to be the construction industry, and overall unemployment is still expected to stay well below national figures.
Family Tile Business replaces closed Auto Dealer – The remolded facility will be Ceramic Tile Plus, a stone and tile sales office, warehouse and manufacturing center. Jim Doran Jr. opened the business on Maui 30 years ago and which started 80 years ago in Massachusetts. It will have a 14,000-square-foot entrance/display room. They have about 30 employees and besides floors and counters also can install stone or tile on walls and other projects. It has about 145 different kinds of stone and tile, importing most of the stone slabs directly in full container lots from Turkey, Spain, Italy, Argentina and Brazil.
Lack of Rain a concern on Maui - February and the first week of March’s lack of rain was of concern to county Water Director Jeff Eng on Friday expressed concern over growing demand on the Upcountry and Central Maui water systems. This time period showed most areas of Maui County had below-normal rainfall with the exception of East Maui areas. For most of February and the beginning of March, the pattern has been light trades and little rain.
Sea Turtles spotted off D.T. Fleming Beach Park - A pair of green sea turtles apparently mating at the surface. That is the area where Maui’s most famous individual turtle, Maui Girl (aka 5690), hangs out during the non-breeding season but comes right up in the tourist zone and has been photographed returning to the sea after digging a nest near Lahaina Shores on Front Street in Lahaina. Almost all green sea turtles in Hawaii travel to French Frigate Shoals to mate, but there is a small but growing population of turtles that nest here and, probably, also mate here. Maui is a very fascinating and exciting place for sea turtles.
Maui Pine is moving its center of production back to Honolua – Honolua is the place where the company started in the early part of the 1900s as Baldwin Packers. The terrain and weather are more favorable at Honolua and the elevations are lower which are preferred by the finicky Maui Gold hybrid varieties. Japan is a potential paradise for sellers of food products and Maui Pine could penetrate that market, if it can find the right distributor. Japan has the potential to absorb 300,000 boxes of Maui Gold fresh pineapples a year. That would represent a little over 5 percent of Maui Pine’s maximum production.
Medical Facilities on Maui - The Association for Improved Healthcare on Maui (AIHM) http://www.aihm-maui.org whose mission is to serve as an advocate for the creation of a system that will provide improved healthcare services to all of the citizens and visitors of Maui County has been making some excellent progress. For more information on making a contribution to this great cause, please visit the web site for AIHM at www.aihm-maui.org/ourfriends.htm. To stay informed of what is transpiring with future approvals of either the Kihei or West Maui hospital, you can send me an email and request a subscription to the “Coconut Wireless” to either my email at Jim@JameBFoster.com or Jan@SunshineRainbows.com
Medical Crisis on Maui – Dr. Ron Kwon, whose specialty is internal medicine, is leaving Maui, which was a painful and difficult decision he made last year and moving to the Boston area, to work in the kind of health care setting he tried to establish on Maui.
He was the driving force behind Malulani and sought to build the Malulani Medical and Health Center, a facility that would have been state-of-the-art and could have accommodated modern medicine and alternative therapies on Maui. When Malulani failed to obtain a Certificate of Need, the Association For Improved Healthcare on Maui (AIHM) was formed and its members are continuing Dr. Ron Kwon’s dream of a new hospital on Maui. AIHM tried unsuccessfully this legislative session to get the certificate of need law repealed. One of the group’s founders and a public relations consultant, Jan Shields, has vowed to continue lobbying for improved health care facilities, including a second hospital for Maui. Dr. Kwon felt depressed after the Malulani project was rejected, but was consoled soon after he was invited to relocate to the Boston area, where he has since been hired as a clinician and medical director with a 40-doctor medical group called the Concord Hillside Medical Associates. Dr. Kwon closed his private practice in February following last year’s final rejection of his ten year effort to build the Malulani Health and Medical Center. Kwon, 61, and his wife, Sue, will be relocating to the Boston area, where the Maui-born physician will serve as a clinician and medical director for the Concord Hillside Medical Associates which is a huge loss for the Maui Medical Community.
Real Estate & Financial Planning Tips:
Elderly Parents and Planning for the Future – Many of us now or in the future will have to resolve how to manage for our parents or ourselves. I had a good friend and attorney refer me to a law firm in Seattle, Isenhour Bleck and an attorney there whose name is Barbara Isenhour and her email is barbara@isenbleck.com and the web site is http://www.isenbleck.com They provide assistance in the areas of Medicaid Planning, Estate Planning, Special Needs Trusts, Probate and Trust Administration. I provided Barbara details relating to my parents, who still live independently, and she prepared an analysis regarding Medicare, Medicaid and other areas. We all should execute a Durable Power of Attorney in the event emergencies arise that we cannot deal with, update or prepare a Will to eliminate Probate issues, Health Care Directives and other important items that are easier to deal with when we are thinking rationally. Barbara Isenhour can provide assistance in all of these areas.
Legal Services on Maui – If you need to establish a trust for your Maui property, set up a Limited Liability Company, or need legal assistance for preparing legal documents and require a Maui or Lahaina attorney, Gary Robert has had a legal practice here for many years and is a good source for those requiring legal related services. He can be reached by phone at 808-667-7741, address is 808 Wainee St., Suite 201, Lahaina, HI, 96761 Fax is 808-667-7550 and Email grlaw@hawaiiantel.net
Social Security Information and Answers - Here is a way to get individualized advice on Social Security options or help with strategies or questions. Generally the SSA is so slammed with inquiries; no one can get in to get this type of information, especially more than just general information. A client which recently purchased a condominium and moved to Maui after retiring from the SSA and now provides consulting. He charges $30 per hour for consulting. (1/4 hour = $7.50 which is the minimum). His name is Steve Potter and his email is blueskysteve@earthlink.net. After he responds to your questions he will let you know how long it took and will give you his PO Box to send a check. Steve was with the Social Security for 29 years. He spent 4 years as a Claims Representative in Illinois, taking claims for benefits. The next 10 years he was a supervisor, and then spent the next 15years as the Public Affairs Specialist for the Denver metro area. In that job he did over 1800 presentations and training in all aspects of Social Security, Supplemental Security Income (SSI) and Medicare.
We receive calls on a regular basis and provide letters of Market Value at the time of death to assist in the Probate process for owners of Hawaii real estate. It is always unfortunate when estate planning has not been done and the tax liability has to be dealt with in a short period of time.
Take the time to review with your accountant, financial planner and attorney in the matters of current financial plans and also estate plans. If you do not have trusted advisors in these areas ask friends and business associates for recommendations because in the long run it may be the best investment you will make.
In past newsletters, I have mentioned that the easiest way to minimize the tax impact when selling is to do a tax deferred exchange. If you have questions about tax deferred exchanges give us a call. If you are considering selling your property in Hawaii, a tax deferred exchange will exempt you from the 5% HARPTA withholding and also the Federal Capital Gains Tax. Planning in advance for the disposition or acquisition of assets is always a wise decision. Another invaluable tool for sellers in doing a tax deferred exchange is having the option of using tenant-in-common (TICs) for qualifying for replacement properties. Many property owners who currently own underperforming assets can sell those assets, taking advantage of tax deferred exchanges, and turn an underperforming asset such as land into an income producing asset. Call me or send me an email if you would like additional information at 808-661-7994 or email Jim@JamesBFoster.com
If you are contemplating selling highly appreciated real estate during 2008 and would like for us to provide an analysis of how to best structure your transaction, please call us at 1-888-661-7994 or send us and email at Jim@JamesBFoster.com
Useful Internet Sites:
www.jott.com Convert your telephone voice into emails, text messages, reminders, lists and appointments. This service can create text-based reminder e-mails to yourself or messages to pre-set individuals or groups. This is safer to use when driving than a Blackberry or calling each individual person. Enter your phone number and e-mail address and set up a contact list – and you are ready! Just call the toll free number – say the name of your e-mail recipient (or say “myself”) and record your message which gets converted to text and e-mailed to your recipient(s).
www.virtenna.com This is a great web site to easily find and play your favorite AM/FM radio stations and discover stations from around the world. Search by location and type of programming and play US stations from Boston, Chicago, Los Angeles, New York, Philadelphia, San Francisco, San Jose, and Washington, DC. Each city features dozens of the major broadcasting stations (and some you didn’t even know existed). Many international locations are also featured including Beijing, Hong Kong, Israel, London, Shanghai, Taipei and Tokyo. Just pick your favorite news, music or talk show and away you go.
www.insidetrip.com This web site will allow you to obtain a best/worst ranking for your list of possible flights. Rankings based on each of these factors helps you wade through the hundreds of flight options on the market. They analyze speed by the number of stops, travel duration, on-time stats and security wait time. Comfort factors include: leg room, aircraft type, aircraft age and historical load factor. Ease of flight factors include: connect time, routing quality, lost bags rank and gate location.
Computer Short Cut - Have you ever typed six lines of text before you discovered that the Caps Lock on your keyboard was on? This is a shortcut that will alert you when you have accidentally turned the Caps lock on. This works in Windows XP and a slight variation will get you set up on other operating systems. Open the Control Panel (“Start" and then "Control Panel"). Click "Accessibility Options". Click “Keyboard”. Check "Use ToggleKeys". Click "OK" and close the Control Panel. Now you have a private butler who will ring a little bell when you accidentally hit that Caps Lock key.
Kindest Regards, Jim Foster
Chase 'N Rainbows Real Estate, Inc.
P.O. Box 10398
Lahaina, HI 96761
Toll Free 888-661-7994
Direct Line 808-661-7994
Cell 808-870-5858
Fax 808-667-2957
Real Estate for Sale www.JamesBFoster.com
Vacation Rental www.ChaseNRainbows.com
Email Jim@JamesBFoster.com
If you feel that you have received this newsletter in error, please send an email to Won@JamesBFoster.com and request to be removed with the subject line, “Unsubscribe from Newsletter.” |
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