Gina's Blog

We have to Get the Downpayment Message out to Buyers

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Thu, 03 Jul 2008 21:51:55 -0500

Aloha:

In this post sub-prime market the number one obstacle I've run into is the lack of education to the general public about down payments on loans.

Most lenders are now requiring 3% down for programs and I deal with buyers rountinely who come to me to buy a home and don't realize this and are sorely disappointed because they think just because they can afford the monthly payment and their credit is good that they can get the loan.

Any chance we get please inform buyers or better yet send out an announcement to all our buyers that it is prudent to always work first with the lender and then with the Realtor so you are ready willing and able to buy.

Making sure that the funds are "seasoned". That is another term most buyers are not aware of. The better at educating our buyers in advance the less disappointment in the end and the more we show our value to our clients.

Aloha, Gina

Search the Maui MLS and dream of paradise at: www.FineIslandProperties.com

Maui County Tax Rates 2008/2009

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sun, 22 Jun 2008 16:37:01 -0500

Maui County is undeniably one of the most beautiful places to live. But did you know as a homeowner here you pay only $2.00 per $1000 of assessed value if you live in your home. That rate compared to many throughout the mainland is very reasonable and is one of the best kept secrets about living in Paradise. Maui also has a "circuit breaker" credit for those on fixed/low incomes to further decrease your tax liability if you qualify.

Property tax rates as approved in May for the Tax Year July 2008/June 2009 will remain without change and will be as follows:

· Homeowner: $2 per $1,000 of assessed value.

· Improved residential: $4.85.

· Apartment: $4.55.

· Commercial: $6.25.

· Industrial: $6.50.

· Agricultural: $4.50.

· Conservation: $4.75.

· Unimproved residential: $5.35.

· Hotel: $8.20.

· Time share: $14.

If our team at Fine Island Properties can assist you further with questions about the cost of living in Maui please visit our website at : www.FineIslandProperties.com

Aloha, Gina Duncan, R (S), ABR, e-Pro

Don't let a Short sale catch you Short to Close

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Fri, 06 Jun 2008 23:43:09 -0500

Aloha from Sunny Maui:

We are experiencing our fair share of short sales on Maui. One thing that we have learned is that it is imperative you use a GREAT Title/Escrow team to assist you. Escrow officers with experience and ones that will not stress along with the buyers and sellers till closing day.

The best thing our super escrow team does for us is to ALWAYS run a FULL Preliminary Title report when we list a short sale. A report recently showed an additional lien on the property that was not related to the home so the bank was unwilling to cover the cost to remove it from the deed to close.

Some swift negotiation with the lienholder brought this to a successful close, but had we not had the report till right before our QUICK Close of Escrow we wouldn't have made the deadline and the home would have gone to foreclosure.

Hope we have helped a few folks out there either in Short Sale process or pre Short Sale process.

Aloha, Gina Duncan

Fine Island Properties Team of Keller Williams Realty Maui

Tropical Paradise on Maui

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Fri, 06 Jun 2008 03:17:27 -0500

KAPILA GARDENS ON MAUI

Looking for the Picture of "Old Hawaii". Look no further than Kapila Gardens in Haiku Maui Hawaii. This 3 acre Botanical Treasure features views of the Crystal Blue Pacific Ocean from atop the bluff cottage retreat home. The rest of the acreage has been manicured and contains countless botanical specimens. Perfect for those wanting a tropical get away or someone wanting to start a Botanical Garden Tour business.

Listed at 2.4million this property recently had an agricultural appraisal of 7 million. From the views of a cascading waterfall to King David Kalakaua's Taro Fields there are too many unique things about this property to list. See if you can pick out the lady in white in this picture!

For further information logon to www.FineIslandProperties.com

Advice for Buyers Interested in Short Sales or Foreclosures

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sat, 01 Mar 2008 22:45:52 -0600

One word can sum up my advice for Buyers looking to invest in a Short Sale or Foreclosure. (OK 2 Words)

PATIENCE AND PREPARATION

It isn't enough to just want to get in on a great buy. There are many savy folks out there now waiting to do the same thing. Preparation is the first thing I let my Buyers know they need to do prior to looking for Short Sale or Foreclosure Property. Just like a Hot Fast Market when sellers wanted Pre-approval letters, the Bank isn't wanting to go from the frying pan into the fire. They want proof the Buyer is ready, willing and ABLE to come through on their offer of purchase.

Buyers should go to their local lender and get Pre-Approved (not just Pre-Qualifed) for the range of price they are searching in. It is also critical to meet with an experienced Realtor who knows the local market in good times and bad and have them show you statistics of market direction. Today's good deal maybe tomorrows overpriced home. No one has a crystal ball for where the market is headed, but it is better to be prepared then feeling let down after the purchase.

The second thing Buyers have to have is PATIENCE. A short sale or foreclosure process can be lenghty and you may not hear right away if your offer has been accepted. In Hawaii our Short Sale Addendums do allow for the Buyer to continue to look and back out if the the offer hasn't been completed, but be prepared for the long haul of 30+ days even if you offer cash. Rarely in my experience has a bank let a buyer know the offer is accepted in less than 2 weeks.

So for all the bargain hunters there are definitely great deals for Maui Real Estate out there, but by having patience and being prepared you can be better assured that you will be in a good bargaining position when the right home comes along.

Aloha, Gina

Fine Island Properties: Your Guide to Maui Real Estate. From Luxury Homes to Plantation Style Charmers go to http://www.fineislandproperties.com/ to search all the MLS Properties on Maui and contact us at Fine Island Properties (Keller Williams Realty Maui ) for Great Real Estate Advice.

Aloha, Gina Duncan, R (S), ABR, e-Pro MauiGina@Gmail.com 808-250-9858

What Homebuyers Want

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Thu, 07 Feb 2008 19:43:41 -0600

I recently read an article on the preferences for today's Home Buyer. Most see 2 story homes continuing to be built with a preference to a one story for upscale homes. In Maui 2 story homes are much more common to take advantage of the Ocean views. The luxury homes however remain mostly a one story affair.

3 car garages are very much the thing on the mainland, but 2 car is the norm on Maui even in the new constructed homes. You may see three car garages in custom home neighborhoods.

In the survey family rooms and kitchens were thought to be increasing in size over the next 10 years with bedrooms staying similar sizes with the exception of the master bedroom. Most homes that aren't new in Maui have small bedrooms. It is a recent trend here to see a larger Master suite.

80% thought that ceiling heights would be 9 feet or higher and we are seeing that trend here on Maui.

The TOP TRENDS of the eight given that survey participants indicated were their most likely picks to see over the next 10 years are:

1. The toilet in the master bedroom will have a separate enclosure.

2. A definite trend towards recessed lighting.

3. A growing trend towards universal design/handicap access.

From Luxury Homes to Plantation Style Charmers go to www.FineIslandProperties.com to search all the MLS Properties on Maui and contact us at Fine Island Properties (Keller Williams Realty Maui ) for Great Real Estate Advice.

Aloha, Gina Duncan, R (S), ABR MauiGina@Gmail.com 808-250-9858

Maui Charities that We Support & How you May Help Too

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sat, 01 Dec 2007 14:15:49 -0600

Maui Charities that we Support & How you may Help Too!

Fine Island Properties believes that we are very blessed to live in Hawaii. As Realtors we help fullfill the dream of homeownership and wealth building through Real Estate. For those less fortunate we like to share our Aloha by giving back to the community in many ways. Below are several of the Charities we support.

WISHING WELL FOR MAUI STUDENTS (A Realtors Association of Maui Project)

In Maui, the Public school system is underfunded and as a result private charities and parents carry some of the burden to make our schools better by providing funds to make the schools a more positive learning environment and a to help the students succeed because they are our future.

Gina Duncan, R (S) is the Co-ordinator for Kalama Intermediate School. This school has over 900 students. Some students don't have the funds needed for school lunch, uniforms or supplies. The school itself needs supplies to make the campus a positive place in which to learn. You can click on the link below to see all the Maui County schools and their wishes and if you would like to help please contact the co-ordinator for the school you are interested in helping.

http://www.mauiboard.com/download_files/Wishlist.pdf

REALTORS ASSOCIATION OF MAUI SCHOLARSHIP FUND

We believe the key to supporting the children of Maui is a solid education and to assist them in further developing their talents we give to the Realtors Association of Maui Scholarship fund. This fund awards scholarships to Maui High School Students so that they may realize their dream of attending college. To donate to this fund please contact the Realtors Association of Maui at 808-873-8585.

BOYS & GIRLS CLUB OF MAUI

The Boys & Girls Club of Maui provides a safe and loving environment for Maui's Keiki (children). Many centers are located near schools so that children have a place to go when parents are still working. They receive homework assistance, access to computers, snacks, games, and supervised activities. As a working mother (Gina)I can attest personally to the need on Maui for this great organization. To donate to the Boys & Girls Club of Maui you may call 808-242-4363 or mail your donation to: PO Box 427 Kahului, HI 96733

HABITAT FOR HUMANITY

This is one of my passions (Aran)! To provide homes to people who could not otherwise afford them by donating my time to help build them a home. It is very rewarding and Habitat on Maui is very active. To assist them to make another homeowners dream come true you may contact Dawn Hall of Valley Isle Mortgage at 808-573-0022.

KW CARES

In addition to the Maui Charities we support, Keller Williams Realty has its own charitable arm called KW Cares. We support our family of Realtors in crisis and give back to the local community for various charities. This past year we supported Scott Jones. He is a young man who gave much of his aloha to Maui and sadly was paralyzed in an accident. Funds were raised by our Keller Williams office to help with his care. To donate to KW Cares you may contact at Keller Williams Realty Maui at 808-270-2900 or mail a check made out to KW Cares to 1819 S Kihei Rd D110 Kihei, HI 96753.

Maui is truly paradise and by giving back we hope to add a little Aloha to the home we all love so much.

For more information about these and other Maui Charities please email us at : FineIslandProperties@Gmail.com

If you would like information on Maui Real Estate please visit our website at: www.FineIslandProperties.com

Hawaii ranks 3rd in country for healthiest state

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sat, 24 Nov 2007 15:53:17 -0600

According to a recent article published in Pacific Business News, Hawaii is ranked 3rd in the nation by a National Health Study. Factors that contribute to this are our low cardiovascular, & cancer death rates, our high number of insured residents and our immunization coverage available to our keiki (children).

These and other factors such as climate, work environment and % high school graduates combined to make Hawaii 3rd in the nation.

For those of us who have discovered Hawaii already (Maui for me), we know and appreciate what Hawaii offers. The climate is heavenly and the less stressful pace of living due to the aloha spirit is very present. That isn't to say paradise is perfect, but compared to the stresses of mainland living Hawaii truly is special.

Many of us who live here take advantage of the wonderful produce grown locally and the mirad of activities such as surfing, biking, running, kayaking, fishing, swimming, and for me Hula that help keep us healthy and happy.

If you would like further information about Maui or additional statistics from this study please email me at

MauiGina@Gmail.com and visit my website at : www.FineIslandProperties.com

I hope wherever you call home you are healthy and happy too!

Aloha, Gina Duncan, R (S), ABR, e-Pro

Happy Thanksgiving (Hauoli Kakou)

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Thu, 22 Nov 2007 23:30:36 -0600

Aloha from Maui:

(Hauoli Kakou) We are happy! & Thankful & Blessed to live on such a wonderful island. The scenery, people, and all the aloha make Maui a great place to call home. I wanted to extend a special thanks to all the Real Estate Industry ohana I work with on Maui. Realtors and Affiliates on Maui are the most caring people and I'm honored to work with such a dedicated and caring group that give so much of their time and money to charitable causes.

I hope where ever you may be that you have many blessings to be thankful for too.

Aloha,

Gina Duncan, R (S) ABR, e-Pro

www.FineIslandProperties.com

Canada to Maui

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Fri, 16 Nov 2007 01:35:54 -0600

Aloha:

I'm calling this one Canada to Maui or Oh Canada for short. The Canadian currency was looking good to the dollar and my phone started to ring. Canadians were excited at the prospect of Maui Real Estate. Then the lenders got involved and that ended that thought. 20% or more down please, and oh by the way no more loans for Condotels. In Maui we have condominiums that are run like mini hotels. They have a front desk and some have activity booths, maid service, etc. These are called Condotels (Condo/Hotel). Most lenders are now tightening even more and not lending to condotel, which in turn hurts our Canadian friends as this is the primary Real Estate on Maui that most come to buy.

It's still a great time to buy on Maui, but I don't want my Canadian friends to be surprised by the "new rules" when they arrive. For Canadian Maui residents who currently reside on Maui the down payments are similar to US residents. The higher down payments are applying to non resident Canadians only at this time. To check out more on Maui and search the Maui MLS go to http://www.fineislandproperties.com/

Aloha, Gina

Best Buys for New Homes on Maui

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sun, 14 Oct 2007 01:55:04 -0500

Aloha:

I've recently had the opportunity to assist 2 separate first time buyer clients with a new home purchase. These clients had the opportunity to purchase in a buyers market on Maui where the new home construction sales have been needing a boost and the developers are willing to assist first time homebuyers.

The first buyer was able to purchase at The Cottages at Kehalani. This is a Stanford Carr development up the mountainside in Wailuku just below Wailuku Heights. The bicoastal views are gorgeous and one of their homes was featured in this year's Parade of Homes. The developer is offering some great bonuses for buyers including landscaping of all the properties. This is an 8,000. to 10,000 dollar value. By using their lender buyers are also able to take advantage of lower interest rates too.

The other buyer I assisted purchased one of the remaining homes in The Legends. The Legends and Na Hoku are new developments in Maui Lani in Kahului. The developer DR Horton is also offering a first time buyers program and for qualifying buyers they have a 1,000.00 moves you in special. They are paying all of the lending and escrow closing costs and some homes even come complete with landscaping. Using their lender also qualifies you for a low interest rate program.

These two developers are offering some of the best programs I've seen for new home construction. Prices start in the high 500's so by Maui standards that is somewhat affordable. Buyers should note it will not make a difference in the price you pay to have a Realtor represent your interests. In some cases I can negotiate better terms for you including payment of closing costs, extra features, etc. Please call or email me for further information and appointments are required to tour the properties. I look forward to assisting you fulfill your dream of home ownership on Maui.

Aloha, Gina Duncan, R (S) e-Pro

808-250-9858

MauiGina@Gmail.com

www.FineIslandProperties.com

Transient vacation rentals on Maui

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Sun, 14 Oct 2007 01:37:46 -0500

Just wanted to update our Real Estate clients who are operating or are thinking of purchasing a Maui home for vacation rental either in addition to it being a primary residence or not being their primary residence.
Since July 3, 2007 when Maui County Planning Dept. Director Jeff Hunt started to enforce vacation rental owners operating without permits a lot of meetings and for and against enforcement articles have been in local news. Even the current Mayor and former Mayor are sparring in the editorial pages of the Maui News over their positions on this issue. Currently Owners are only allowed to honor their guests booked till the end of this year. Owners have also received notices requiring them to discontinue business or face high daily fine rates.
Most owners speaking out say that they were told since the County's process was taking years to grant a permit, and the county encouraged them not to worry about permits, they only worried about paying taxes for their vacation rentals.

The County side seems to be that the two previous administrations were wrong in not taking enforcement seriously and it spurned a growth in non permitted vacation rentals on Maui, with some not paying their share of taxes. Visitors to our island are cancelling their trips and events are also being cancelled. This has a trickle down effect on people who service the homes and the visitors who use these homes. Opponents state that the illegal vacation rental industry has had a negative affect on affordable homes here on Maui.

There doesn't seem to be a happy ending for this issue on Maui and it seems that any resolution will take some time. This is very important for anyone purchasing property on Maui and thinking that they will supplement their mortgage by doing vacation rentals. There are very few that are operating now with permits and it is important for buyers to take note. Another concern facing the condominiums in the resort areas is that most are not zoned hotel, but apartment. Many have been built after the grandfather clause in the late 80's allowing the apartment zoned condos currently operating as vacation rental to continue. This brings the interesting question as to the next step by the County in regard to enforcement.
If you would like other Maui information please follow the link below or email me at:

MauiGina@Gmail.com

Aloha, Gina Duncan R (S)

So you want to buy in Paradise?

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Wed, 08 Aug 2007 12:21:59 -0500

So you want to buy in paradise? Every day I speak to buyers who like me came to Hawaii, fell in love and either want a home or a second home here. Most people would think making a purchase here would be similar to buying in their home state. Buyers who purchase Real Estate in any state do need to meet with a Real Estate Agent prior to heading down that road. I have practiced in 3 states and each one held different laws and challenges regarding Real Estate. In Hawaii for example we have Fee Simple (you own the land) and Leasehold (someone else owns the land and you pay rent) property. This can make a huge difference in you monthly payment, whether a lender can loan on the property, and what you may do with your property. On Maui we have many homes that are not on Public Sewer. The EPA has ruled that each dwelling on a property must be on separate system and many on Maui still are not. This would be a great expense if it were left to the buyer to correct. We have SMA areas (Special Management Areas), typically near coastal zones, that require more steps to build on. These are just 3 examples and other states have their own. It is important for a buyer to understand these and many other issues prior to making one of the most financial decisions of their life. A book I highly recommend for people thinking about living in Hawaii is "So You Want to Live in Hawaii" by Toni Polancy (Author), G. Brad Lewis (Photographer), Matt Thayer (Photographer). It goes over many of the issues of living in Hawaii just like I go over many of the issues of buying Real Estate in Hawaii and arm my buyers with solid information prior to their home search. So before you fall in love with the views, and lush gardens make sure you engage the services of a great Real Estate Agent to work on your behalf and advise you.

Aloha, Gina Duncan, R (S)

Perfect Pukalani Maui

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Tue, 07 Aug 2007 00:10:49 -0500

The Perfect Place for some is Pukalani

Pukalani means "Hole in the Heavens" and to some that sums up the weather and why they enjoy living Upcountry in Pukalani. Unlike Kula which can be cooler in climate and Makawao which sees more precipitation, Pukalani seems "Just Right".

Among the great Upcountry activities you will find in Pukalani a superb Golf Course that is open to the Public. The Pukalani G&CC features tall stately Norfolk Pines gracing the greens and ocean and mountain vistas abound.

At the town center you will find a swimming pool, grocery store, restaurants, post office, banks and more. Puklani even claims a Starbucks and McDonalds. Not bad for a town that still retains the small town atmosphere many on Maui crave.

Nestled at the far end of Pukalani along a large/deep gulch, and surrounded on the other 3 sides by Kamehameha schools property, pineapple fields and green golf course fairways is the charming neighborhood of Kulamalu. This 60 plus home deed restricted neighborhood features custom built homes that were built from approx 2003 to 2007.

Our listing in Kulamalu was built in 2003 and features 2300sf, 4 bedrooms, 3.5baths, granite counters, new carpeting in all bedrooms, and tile throughout the main areas of the home. This home is situated back against the Kamehameha property and the lot size is over 10,000sf and has a dream kids playset. Some of the best features of this home are the Master Suite (bedroom area alone is 24.5x13.5) and the two lanais that offer gorgeous Ocean and Haleakala views. Once you visit this special place you will want to call it your home. Listed at $865,000. Please see our listings on our home page at www.FineIslandProperties.com for further details.

Buyer Loyalty and Setting up Guidelines of Service

Gina Duncan, R (S), ABR, e-Pro (Keller Williams Realty Maui) — Thu, 07 Sep 2006 15:58:35 -0500

Throughout my Real Estate career the best thing I have ever done is to create a specific series of steps prior to working with a buyer. It may have cost me a buyer or two, but I've found that those folks may have been not serious buyers.

I have Buyer Packets ready to go. These include my "Buyer Advisory Guide" for buying property in Hawaii, my affiliate service provider information (lenders, escrow, etc.), My Buyer Checklist (info form for me to keep), Gina information packet for my buyers with xtra cards for them to give at any Open houses they come across alone, A Buyer Brokerage Agreement, etc. I always explain that if they are unhappy with my services that they may cancel the Buyer Brokerage Agreement (in writing of course).

I will always set an appointment for 1-2 hours prior to viewing any property so I may go over all of this with my buyers and establish a professional relationship. I explain that we will go over their needs and fill out the forms prior to visiting any homes. I explain Buyers Brokerage (only had one person turn this down and I didn't work with her). Then we go and see property. I find I have time to listen more to the real wants and needs of the client and can make them happier with the properties I've picked for them to see too.

It is too easy to be caught up in the met them at the Open House and going to run the client all over town scenerio and later find out they have been working with another Realtor even though you asked and they said no. In the long run the client will respect you more and your profession, etc when you stop and breathe and conduct yourself in a purposeful manner. Don't be afraid to ask for what you deserve. There are good folks out there to help that deserve to have a great professional as their advocate in the transaction. Good luck!