Aloha,
It's been an interesting week what with all the controversy around the possiblity of more timeshares in Princeville. (See my last two blogs for details.) I am seeing more and more short sales and Bank REO's coming onto the MLS which only makes me say all the more, now is a good time to buy. Take a look at the update for this past week:
Copyright 1/25/2009 by Hawaii Information Service
NEW LISTINGS
220078 T A 2 4-5-4-5-3-19 FS $299,000 Princeville Paniolo #204 1,058 #204 1/2
220199 T A 4 4-5-4-5-13-4 FS $354,900 Kamahana #4 1,145 #4 2/2
218310 T A 6 4-5-4-12-5-9 FS $869,900 Pali Ke Kua Incr I, ii, iii #109A 717 #109A 1/1
219956 T A 2 4-5-4-12-3-10 FS $925,000 Hanalei Bay Villas #10 1,244 #10 2/2.5
218924 T A 3 4-5-4-6-1-11 FS $945,000 Villas Of Kamalii #11 1,825 #11 3/3
BACK ON THE MARKET
210596 T A 263 4-5-4-5-24-23 FS $578,000 Nihilani At Princeville Resort #8B 1,567 #8B 2/2.5
188592 T A 781 4-5-4-5-24-63 FS $595,000 Nihilani At Princeville Resort #21C 1,972 #21C 2/3
207651 T A 331 4-5-4-5-24-29 FS $643,300 Nihilani At Princeville Resort #10B 1,567 #10B 2/2.5
210699 T A 262 4-5-4-5-24-31 FS $659,000 Nihilani At Princeville Resort #11A 1,406 #11A 2/2
210698 T A 331 4-5-4-5-24-25 FS $664,000 Nihilani At Princeville Resort #9A 1,406 #9A 2/2
210691 T A 324 4-5-4-5-24-44 FS $676,500 Nihilani At Princeville Resort #15B 1,874 #15B 3/2.5
210700 T A 262 4-5-4-5-24-98 FS $690,000 Nihilani At Princeville Resort #33B 1,406 #33B 2/2
210607 T A 257 4-5-4-5-24-6 FS $735,200 Nihilani At Princeville Resort #2C 1,972 #2C 3/3
210608 T A 318 4-5-4-5-24-99 FS $774,200 Nihilani At Princeville Resort #33C 1,972 #33C 3/3
210693 T A 262 4-5-4-5-24-28 FS $780,500 Nihilani At Princeville Resort #10A 1,874 #10A 3/2.5
210696 T A 262 4-5-4-5-24-32 FS $780,500 Nihilani At Princeville Resort #11B 1,874 #11B 3/2.5
210611 T A 270 4-5-4-5-24-33 FS $799,200 Nihilani At Princeville Resort #11C 1,972 #11C 3/3
212665 T A 220 4-5-4-12-11-2 FS $1,595,000 Puu Poa #102 1,352 #102 2/2
SALES
212856 T S 141 4-5-4-5-24-42 FS $619,900 Nihilani At Princeville Resort #14C 1,874 #14C 3/2.5
SOLD 1/15/2009 for $600,000 (CNV) DOM 141
UNDER CONTRACT
214782 T U 111 4-5-4-15-21-49 FS $399,000 Sandpiper Village I #212 1,173 #212 2/2.5
210695 T U 261 4-5-4-5-24-24 FS $720,500 Nihilani At Princeville Resort #8C 1,874 #8C 3/2.5
EXPIRED
206436 T X 361 4-5-4-15-21-7 FS $329,000 Sandpiper Village I #107 1,042 #107 2/2
WITHDRAWN
206307 T W 364 4-5-3-11-1-18 FS $999,000 Villas On The Prince #18 1,800 #18 3/3
206549 T W 361 4-5-3-6-22-3 FS $1,995,000 Kaiulani Of Princeville #3 2,843 #3 3/3.5
PRICE CHANGES
219363 T A 30 4-5-4-5-18-68 FS $449,000- Puamana #19B 1,660 #19B 3/2
214167 T A 179 4-5-4-12-8-24 LH $499,000- Pali Ke Kua Ii #130 1,100 #130 2/2
188592 T A 781 4-5-4-5-24-63 FS $595,000- Nihilani At Princeville Resort #21C 1,972 #21C 2/3
214607 T A 167 4-5-4-12-9-9 FS $639,000- Pali Ke Kua #13 1,135 #13 2/2
212433 T A 220 4-5-4-6-1-58 FS $849,000- Villas Of Kamalii #58 1,761 #58 3/3
214847 T A 159 4-5-4-12-11-3 FS $1,249,000- Island of Kauai, Hanalei District, Puu Poa 1,800 #103 2/2
This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.
Our first new listing is Paniolo 204 priced at an unbelievable $299K. Surprisingly, this is not a short sale but rather a "gotta sell it, wanna sell it" seller. Price is firm and is in addition to the $23K project renovation assessment that is being paid at a rate of $190 month bringing it to a "real" price of $322K. Purchased in 6/04 for $337,500, this property was previously listed from 11/06 to 3/07 for $479K then from 6/07 to 12/07 during which time it went from $479K to $427K and once again from 5/08 to 10/08 when it was listed from $395K to $349,900. It went into escrow during this time then apparently fell back out after which the sellers withdrew it. Now that it is back on the market they are apparently motivated to sell. Here are all the Paniolo's currently on the market:
Copyright 1/25/2009 by Hawaii Information Service
MLS DATA
MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
220078 T A 2 4-5-4-5-3-19 FS $299,000 Princeville Paniolo #204 1,058 #204 1/2
211781 T A 237 4-5-4-5-3-24 FS $369,000 Princeville Paniolo #211 1,058 #211 1/2
216338 T A 122 4-5-4-5-3-13 FS $385,000 Princeville Paniolo #113 1,058 #113 1/2
207502 T A 283 4-5-4-5-3-17 FS $399,000 Princeville Paniolo #202 1,058 #202 1/2
201428 T A 493 4-5-4-5-3-16 FS $469,000 Princeville Paniolo #116 1,058 #116 1/2
218092 T A 67 4-5-4-5-3-15 FS $650,000 Princeville Paniolo #115 1,058 #115 1/2
This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.
Unfortunately, there are none in escrow and none that sold at all in 2008. Creative marketing is needed and listing it at $299K leaving the buyer to pay the $23K assessment is one good way to go about it.
Kamahana 4 is a great buy as a bank REO. Purchased for $499K in 9/05, this unit was previously listed from 6/06 to 2/07 during which time it went from $599K to $559K and from 2/07 to 9/08 priced at $559K to $400K. When they couldn't sell it themselves, the bank foreclosed and it is now available at $354,900. Pali Ke Kua 109, listed for $869,900 and purchased for $621,400 in 12/03 is new on the market for the first time since that last sale. Offering Bali Hai views, this unit is at the high end of all the fee simple Pali Ke Kua's on the market:
Copyright 1/25/2009 by Hawaii Information Service
MLS DATA
MLS # Tp St DOM Taxkey Tnr Price Location Land area Details
204622 T A 401 4-5-4-12-8-28 FS $625,000 Pali Ke Kua Ii #232 993 #232 2/2
214607 T A 167 4-5-4-12-9-9 FS $639,000 Pali Ke Kua #13 1,135 #13 2/2
218823 T A 51 4-5-4-12-5-8 LH $649,000 Pali Ke Kua Incr I, ii, iii #108A 717 #108 1/1
215367 T A 145 4-5-4-12-9-17 FS $799,000 Pali Ke Kua Iii #139 993 #139 2/2
194640 T A 572 4-5-4-12-9-27 FS $805,000 Pali Ke Kua Iii #237 1,135 #237 2/2
211355 T A 254 4-5-4-12-5-5 FS $829,000 Pali Ke Kua Incr I, ii, iii #105A 717 #105A 1/1
218310 T A 6 4-5-4-12-5-9 FS $869,900 Pali Ke Kua Incr I, ii, iii #109A 717 #109A 1/1
This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.
Hanalei Bay Villa 10, purchased for $680K in 11/03 makes its market debut at $925K. It looks like it's been highly upgraded and has a nice view of the bay. These units are always popular because they are individual little houses instead of "attached condos" like is usually the case. Villas of Kamali'i 11 is next up, listed at $945K and purchased for $669K in 3/04. This unit was previously listed from 10/07 to 4/08 at $1.150M before it was withdrawn.
All the developer's Nihilani units which expired last week are back on the market, along with Pu'u Po'a 102, purchased for $1.4M in 5/05. Unfortunately, I doubt the seller will be able to recoup their investment in this market even through they are bringing it back on at the same price of $1.595M. Unit 305 closed for $1.535M last year but this year we are seeing lower pricing again with unit 405 recently going into escrow listed at $1.295M. Here are all the Pu'u Po'a's currently on the market, in escrow along with the two that sold in 08:
Copyright 1/25/2009 by Hawaii Information Service
214847 T A 159 4-5-4-12-11-3 FS $1,249,000 Puu Poa 1,800 #103 2/2
208628 T A 318 4-5-4-12-11-55 FS $1,279,000 Puu Poa #413 1,777 #413 2/2
217448 T A 84 4-5-4-12-11-15 FS $1,300,000 Puu Poa #201 1,359 #201 2/2
200456 T A 508 4-5-4-12-11-14 FS $1,475,000 Puu Poa #114 2,065 #114 2/2
212665 T A 220 4-5-4-12-11-2 FS $1,595,000 Puu Poa #102 1,352 #102 2/2
202256 T A 442 4-5-4-12-11-7 FS $1,699,000 Puu Poa #107 2,065 #107 2/2
213416 T A 193 4-5-4-12-11-20 FS $1,875,000 Puu Poa #206 1,359 #206 2/2
216008 T C 121 4-5-4-12-11-47 FS $1,295,000 Puu Poa #405 1,800 #405 2/2
205964 T S 80 4-5-4-12-11-5 FS $1,600,000 Puu Poa #105 2,065 #105 2/2
SOLD 5/14/2008 for $1,475,000 (CNV) DOM 80
179527 T S 622 4-5-4-12-11-33 FS $1,850,000 Puu Poa #305 1,352 #305 2/2
SOLD 3/20/2008 for $1,535,000 (CNV) DOM 622
This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.
Nihilani 14C, purchased for $706,310 in 3/06 closed this past week for $600K. This is a beautiful unit with many nice upgrades to include a completely tiled downstairs floor and tile trim and accents in the bathrooms. Two more units went under contract this week: Sandpiper 212 which is listed for $399K and was purchased for $400K in 12/04 and a developer's Nihilani unit 8C listed for $720,500. Based on the resales of Nihilani, I'd say the devloper is willing to negotiate so bring a offer. Two units were withdrawn this week, Villas on the Prince 18 which last sold for $487,355 in 3/01 and the developer's Ka'iulani unit 3.
Price changes this week are all downward, starting with Puamana 19B, purchased for $325K in 10/03 and reducing from $459K to $449K. Pali Ke Kua 130, which is owned by a seller/agent, was purchased for $429K in 3/06 (leasehold unit) and reduced from $549K to $499K. Nihilani 21C, the biggest model in the complex with over 1900 sqft, is back on the market and reduced from $610K to $595K. How much lower will this unit go? It was purchased for $844,795 in 10/06 and I've been trying to sell it for the past year now. Pali Ke Kua 13, purchased for $121K in 8/96 went from $659K to $639K while Villas of Kamali'i went back down to $849K from $899K after increasing from $849K to $899K on 1/16. It was purchased in 5/03 for $432,155. Pu'u Po'a 103, purchased for $695K in 7/03 provided a nice healthy reduction by going from $1,399,999 to $1.249M.
On to your Princeville home update:
Copyright 1/25/2009 by Hawaii Information Service
NEW LISTINGS
220252 RS A 2 4-5-3-12-42 FS $1,175,000 4046 Aloalii Dr 8,041 sqft 1,603 2/2.5
220108 RS A 5 4-5-4-16-19 FS $770,000 4064 Kaa'humanu Pl 12,058 sqft 2,274 3/2
CONTINGENT SALES
208367 RS C 325 4-5-4-17-23 FS $895,000 4890 Victoria Loop 10,678 sqft 1,780 3/3
EXPIRED
218873 RS X 37 4-5-4-10-22 FS $1,795,000 4078 Liholiho Rd 10,200 sqft 2,515 3/4
WITHDRAWN
200239 RS W 510 4-5-3-12-12 FS $1,795,000 3985 Aloalii Dr 8,554 sqft 3,340 2/3
217261 RS W 93 4-5-4-22-4 FS $689,000 4087 Nalani Ln 11,244 sqft 1,424 3/2
216583 RS W 106 4-5-4-13-63 FS $980,126 3737 Albert Rd 10,665 sqft 2,219 3/2
217713 RS W 72 4-5-4-13-65 FS $1,150,000 3717 Albert Rd 12,762 sqft 2,533 3/2.5
214764 RS W 291 4-5-4-15-3 FS $1,675,000 3979 Kamehameha Rd 10,772 sqft 3,558 5/3.5
208360 RS W 291 4-5-4-25-4 FS $3,500,000 5174 Hanalei Plantation 16,307 sqft 4,215 2/3
PRICE CHANGES
217017 RS A 101 4-5-4-20-25 FS $594,900- 5143 Iolani Pl 10,907 sqft 2,224 3/2
216647 RS A 111 4-5-4-18-17 FS $680,000- 4725 Emmalani Dr 10,248 sqft 1,388 2/2
213625 RS A 191 4-5-4-20-31 FS $879,900+ 5141 Kapi'olani Loop 9,669 sqft 2,262 5/3
217261 RS W 93 4-5-4-22-4 FS $689,000+ 4087 Nalani Ln 11,244 sqft 1,424 3/2
This information has been supplied by third parties and has not been independently verified by Hawaii Information Service and is, therefore, not guaranteed.
That's it for this week. Remember to call or email and get the facts before you buy or sell. Your best decision is an informed decision.
Aloha Elaine
Photo of the waterfall on the way to Queen's Bath.
Elaine Schaefer (R, CRS, GRI, ABR)
Broker in Charge - Princeville Resort Office
Certified Residential Specialist
Graduate, Realtor's Institute
Accredited Buyer's Representative
Top Producer 100% Club
RE/MAX Kauai
Princeville Resort Office
POB 223632
Princeville, HI 96722
cell: 808 639 2935
home fax: 1 808 440 4552
email:soldonkauai@yahoo.com
website: www.kauairealestatenow.com
blog: www.blogs.alohaliving.com/princeville-condo-sales
......you can have your own piece of paradise
ask me how!
Comments(0)