hilo hi real estate: Seventh Grade Wisdom - 07/23/12 05:09 AM
It’s amazing the things one remembers. Mr. Stringer, my 7th grade math teacher, was full of down-home Will Rogers style advice. Much of it had little to do with math, but I remember it quite clearly, none-the-less. There’s one pearl, which made me particularly red-faced no matter how many times he repeated it. 
Every time I see a title report with multiple owners and a lien or judgment belong to just one owner, I can hear Mr. Stringer loudly and clearly telling us all to “be very careful who we swap slobber with.” Often the complications that show up on title … (1 comments)

hilo hi real estate: A Simple Concept? - 07/09/12 05:05 AM
Whether on-line or in print, real Estate ads are subject to a couple of sets of regulations. Disclosing the “value” of an estate is fairly unique to Hawaii. Until a few years ago, designation of an estate quality as either “fee simple” (FS) or “leasehold” (LH) was required on all forms of advertisement. While leasehold ownership must still be specifically noted, properties not so designated are now assumed to be fee simple. 
Because the concept of leasehold ownership is fairly unique, it should be no surprise that people always question the distinction between the two. In most basic terms, fee simple … (1 comments)

hilo hi real estate: Arnold the Pig will not Convey! - 06/22/12 04:30 AM
We love our pets. Pets help make a house a home. Pet issues require special considerations when selling your home. Cats, for instance, are a common source of allergens. Some people react violently to them. Buyers sometimes refuse to view a home with cats inside. Pet smells can be offensive. Litter boxes, cat spray, dog urine, bird cages, or guinea pig smells can be a real turn off to a buyer who might otherwise love your home. Dogs and geese make huge muddy messes in yards and on porches. It takes little encouragement to arouse every rooster and dog in the … (3 comments)

hilo hi real estate: Here today, gone tomorrow?? - 06/08/12 04:38 AM
In most real estate sales, there’s a buyer’s agent and a seller’s agent.  While there are circumstances in East Hawaii when a single agent represents both parties, such situations are not the norm.  REALTORS® subscribe to a strict Code of Ethics.  Our REALTOR® Code of Ethics is the value proposition that sets us apart from non-REALTOR® agents.  In fact, the public may not realize that agents who do not subscribe to this strict set of guidelines cannot even be called REALTORs®. One provision of the Code requires us to work under “written agreement” with those we represent. While we are conditioned to obtain a … (0 comments)

hilo hi real estate: Furniture and Fixtures - 05/11/12 04:54 PM
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hilo hi real estate: Real Property Tax Talk - 05/07/12 04:59 AM
Slogging through twelve pages of contractual language and another couple of pages of additional terms is enough to put the most alert buyer sound asleep. Try as I might to insure buyers leave my office with complete recall regarding the terms of their purchase, it’s no surprise that, someplace around page 13, even though we talked about their homestead exemption, mental paralysis prevails. 
Buyers on Hawaii Island often forget that as an owner occupant if they don’t submit an exemption form with the real property tax office before June 30 or December 31st, their taxes could increase. Any previous exemption will … (0 comments)

hilo hi real estate: “Ohana Means Family”…?? - 04/20/12 12:45 PM
It’s hard to imagine that it’s been over 8 years since Lilo and Stitch taught the world that “Ohana means family”.  That now famous line raises a different set of questions where real estate is involved.  
If you are purchasing or intend to develop a property with multiple living units, understanding Ohana permit issues could be important.  Each County implements and creates rules for administration of their Ohana permit requirements.  The requirements on the Big Island differ dramatically from other islands.  There is no requirement on the Big Island for a family member to inhabit an Ohana dwelling.  While previous implementations of Rule … (1 comments)

hilo hi real estate: Update First Quarter 2012 Homes Sales - 04/16/12 01:13 PM
Even though  Hawaii Information Service is reporting a dip for Hawaii Island in the number of homes sold during the 1st quarter this year over last (2011=385/2012=370), RISMedia, the go-to source for many REALTORS®,  is reporting an uptick in both sales numbers and pricing nationwide (www.rismedia.com;  Mar 20,2012).  
A close look at East Hawaii neighborhoods shows that inventory is decreasing.  Sales are very steady or on the rebound. Price increases will likely follow.   My friends in the catchment business are extremely busy.  Catchment systems are being replaced in homes sold to investors who are purchasing to fix and re-sell.  … (1 comments)

hilo hi real estate: Do Your Foreclosure Homework - 04/06/12 06:17 AM
Foreclosure auctions can be a terrific place to pick up bargains, right? Like my attorney friends always say, it depends. Only since 2008 or so have foreclosure notices become common in our Hilo newspaper. It’s a dubious honor to have gone from dead last in the number or foreclosures to currently nesting among the top third in the nation. 
Foreclosure notices designate dates when the property will be held “open” for inspection as well as a date for the scheduled auction. The lender’s representative will always attend the auction. The representative will overbid anyone who bids below a predetermined price. Most … (2 comments)

hilo hi real estate: A “Moving” Tax and Your Bottom Line! - 03/30/12 06:56 AM
The Federal government requires a withholding of 10% of the gross proceeds any time a foreign seller conveys property.  Escrow will also withhold an additional 5% because the foreigner is not a Hawaii resident.  The 5% withholding applies to all out-of-state owners.  Buyer and seller alike should be aware of nuances pertaining to the Foreign Investor Real Property Tax Act (FIRPTA) and the Hawaii Investor Real Property Tax Act (HARPTA).  As soon as an escrow is opened, an affidavit is forwarded to the seller. This normally comes from the escrow company.  A copy of the completed affidavit is provided to the … (0 comments)

hilo hi real estate: I've Got a Secret - 03/26/12 07:03 AM
It’s a small town. We once rented a home that developed a problem with the cesspool. While cesspools in East Hawaii are fairly maintenance free, this particular part of town has under ground springs which during periods of heavy rains are prone to back ups. Being an all round good guy, the property manager came as soon as he was called. One of the neighbors became disturbed by the “repair” noise and called the police. Two officers responded. My girls had friends sleeping over that night. One of the friends was the daughter of the first police officer and the step-daughter … (63 comments)

hilo hi real estate: A Matter of Marketing - 03/16/12 06:38 AM
Seems like just yesterday that Realtors® were begging for listings.  After all, when the market is brisk, even an overpriced listing can lead to a decent paycheck.  Today, getting a listing sold requires concerted marketing.  Interestingly, even the face of marketing isn’t what it used to be.  For instance, the ageless concept of “location, location, location” no longer refers to a high profile office address.  Rather, it’s the on-line portal where buyers “walk-in”  that attracts not only the strongest but the majority of buyers and “branding” has become the way we shop. We buy insurance from geckos, imbibe with frogs, and … (1 comments)

hilo hi real estate: In-Deed - 03/09/12 06:57 AM
Are all deeds created equal? It depends. There are basically 3 different types conveyance documents used in Hawaii. Here’s the basics. A regular warranty deed contains many covenants from the grantor. Among them, there’s a covenant that the owner really owns the property, that the property is being conveyed without undisclosed encumbrances but most importantly, that the grantor will “warrant and defend” title to the property forever. The language of the covenants implies that the grantor has had some level of personal involvement or relationship with the property. 
A special or limited warranty deed, on the other hand, only warrants that … (1 comments)

hilo hi real estate: Breaking the Code - 03/02/12 06:38 AM
I need a new treadmill. Because we visit Costco pretty regularly, I’ve been looking at theirs seriously. I started taking notes when I noticed the little square QR code on the side of the box. A simple “snap” put all the specs right on my phone. For many, this is old stuff but for the few uninitiated, QR codes may seem a curious little blip on an ad. 
Much like a UPC code, Quick Response Codes encode digitized information. Unlike UPC codes which are commonly read by a commercial UPC scanner, QR codes can be read with any camera phone equipped … (1 comments)

hilo hi real estate: A Merrie Hana Hou! - 04/29/11 01:55 PM
It's always a little sad to see Merrie Monarch end. Two years ago about this time, Miles and I opened the airport snack bar so we were inside the secure area as everyone headed home. What happened in the airport was one of the most amazing things I've ever witnessed. It began Thursday as some Ho`ike participants began leaving.  From then until the last flight left on Sunday, we were treated to the show of our lives. With so much talent assembled in one place, a spontaneous mini-celebration was bound to happen and it did so in a big way!  As … (0 comments)

hilo hi real estate: See The USA! - 03/25/11 05:04 PM
Bonanza, Hoss Cartwright and Chevrolet, all classics forever part of my Sunday evening TV memories. Most folks, back in the day, were "Seeing the USA in their Chevrolet" yet yearning to cruise "Route 66" in a Cadillac.  It was part of my first exposure to the concept that "you get what you pay for".  And so it is with REALTORS®. In today's market, there are plenty of listings to go around. While seasoned professionals tend to stick to what really works, others are offering discounted services in order to entice sellers to list with them. Experienced agents know what it costs … (0 comments)

hilo hi real estate: Go With The Flow! - 02/25/11 02:11 PM

Like most folks, my first impressions of a living near an active volcano came from an old "B" movie. Those of us who live on Hawaii Island would certainly take exception to that "run for your life" characterization. Years ago, water catchment was an immediate disqualifier for many buyers. The "B" movie effect elevated lava zones to the same level. The thing is, then, as now, buyers focus on privacy, ambiance....and price! In East Hawaii, what they seek is often found in Puna where catchment is the norm and well, as they say, lava happens. These days, REALTORS® rarely hear … (1 comments)

 
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Denise Nakanishi

Hilo, HI

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Prudential Orchid Isle Properties

Address: 101 Hualalai, Suite A, Hilo, HI, 96720

Office Phone: (808) 969-7863

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