Questions
Things people ask me before we start
Straight answers, including the ones that are not the answer you were hoping for.
Do I need 20 percent down to buy on O‘ahu?
No. That number comes from wanting to avoid mortgage insurance, not from a rule. VA loans can go to zero down for those who qualify, FHA and conventional programs allow far less than 20 percent, and Hawai‘i has state and county first-time buyer programs through HHFDC. Terms change, so ask a lender for current numbers rather than trusting a figure you read somewhere. The more useful exercise is comparing your realistic monthly payment, including the maintenance fee, against what you are paying in rent right now.
What is the difference between fee simple and leasehold?
Fee simple means you own the land under the building. Leasehold means you own the improvement but lease the land, usually for a fixed number of years, with a rent that can reset. Leasehold properties look cheap next to comparable fee simple ones, and there is a reason for that. As the lease term shortens, financing gets harder and resale gets harder. It is not automatically a bad buy, but you need to read the lease terms and the reset schedule before you fall in love with the price.
Why are maintenance fees so high in some buildings?
Because on O‘ahu the fee often covers things that are billed separately on the mainland: water, sewer, sometimes electricity for common areas or even the unit, plus building insurance and reserves. Two condos with the same asking price can have fees that differ by hundreds a month, which changes what you can actually afford. Always compare the payment plus the fee, and look at the reserve study before you assume the fee is stable.
How long does a sale take here?
Escrow is commonly 30 to 60 days once a contract is signed. Getting to that contract is the part that varies. One of my recent listings went under contract quickly, another took 119 days. Condo sales can also add time when a lender needs association documents or a reserve study. I would rather tell you a realistic range up front than quote you a best case you then measure me against.
Can I buy before I move to the island?
Yes, and military families do it regularly. I tour on video, walk the building and the street rather than just the unit, and send you the things a listing photo will not show you: what the parking is really like, the noise, the smell of the stairwell, whether the lanai actually catches the trade winds. You still get inspection contingencies. See the PCS to O‘ahu guide for how the timeline usually runs.
What should I fix before selling?
Less than you think, and different things than you expect. I trained in design and spent years renovating, so the walkthrough I do is specifically about separating the fixes that come back to you at closing from the ones that do not. Paint, lighting, decluttering and small repairs usually earn their money. A full kitchen remodel right before listing usually does not. Details on the selling page.
What does MRP mean, and does it matter?
Military Relocation Professional. It is a National Association of REALTORS® certification covering the parts of a military move that civilians rarely deal with: PCS timelines, VA loan mechanics, BAH, and what happens to the house at the next set of orders. It matters if your move is driven by orders rather than by choice, because the constraints are genuinely different.
Do you work the whole island or just the windward side?
The whole island. I am based on the Kane‘ohe side and I know windward best, but my closings include Waipahu, ‘Ewa Beach, Kailua, Kane‘ohe and Hawai‘i Island. See the neighborhood guides for how the different sides compare.
What is your license number?
RB-23856, Hawai‘i broker. I also hold the MRP and SFR designations. I have been licensed in Hawai‘i since 2019 and a broker since 2022, working with Ralph S. Foulger.
Next step
Still have a question?
Call or text (808) 238-2011. If I do not know the answer I will tell you that instead of guessing.
