Author Archives: Bryn Kaufman

About Bryn Kaufman

Principal Broker and Creator of OahuRE.com

National Association of Realtor’s Claims

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The National Association of Realtors released this information in response to lawsuits against them.

They claim all the issues shown in the image would happen if the buyer pays their agent for their services instead of the seller.

Their response assumes the MLS disappears, which would not happen.

If the buyer pays for their agent’s services, that is the only change that would happen. Everything else would stay the same.

Buyers might pay less for homes because the seller is not forced to pay a 2.5% commission to the buyer’s agent, so they can sell for less.

Also, their point in bold, “Compensation is always negotiable,” is not true.

With our MLS, after an offer is received, you are not allowed to negotiate it down at all. That is against their rules. So it is not “always” negotiable.

What are the nicest golf courses on Oahu?

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Oahu is home to many beautiful golf courses that offer breathtaking views and challenging courses for golf enthusiasts. Here are some of the nicest golf courses on Oahu:

  • Ko Olina Golf Club – located on the west side of Oahu, this championship course is known for its challenging holes and stunning ocean views.
  • Turtle Bay Resort – situated on the North Shore of Oahu, this resort boasts two championship courses designed by golf legends Arnold Palmer and George Fazio.
  • Royal Hawaiian Golf Club – located in Kailua, this course offers panoramic views of the Ko’olau Mountains and is known for its challenging layout.
  • Pearl Country Club – located in Aiea, this course offers scenic views of Pearl Harbor and the Honolulu skyline.
  • Hawaii Kai Golf Course – situated on the east side of Oahu, this course offers stunning ocean views and a challenging layout.
  • Waialae Country Club – home of the Sony Open, this private course is located in Honolulu and is known for its immaculate greens and stunning views of Diamond Head.

These are just a few of the many beautiful golf courses on Oahu. Each course offers its own unique challenges and stunning views, making it a golfer’s paradise.

Photo by Caleb Bennetts on Unsplash

What is the nicest beach on Oahu?

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Oahu has many beautiful beaches to offer, each with its own unique charm. However, the nicest beach on Oahu will largely depend on personal preferences, as well as the type of beach experience you are looking for.

That being said, some of the most popular and highly-rated beaches on Oahu include:

1. Waikiki Beach: This is perhaps the most famous and busiest beach on Oahu, known for its stunning views, soft sand, and clear waters. It’s a great spot for swimming, sunbathing, and surfing.

2. Lanikai Beach: This beach is located in the small town of Kailua and is known for its pristine turquoise waters and white sand. It’s an ideal spot for kayaking, paddleboarding, and swimming.

3. Kailua Beach Park: Another great beach in Kailua, this park offers calm waters, soft sand, and plenty of shade. It’s a great spot for families with children and those looking for a more relaxed beach experience.

4. Sunset Beach: Located on the North Shore, this beach is known for its massive waves and is a popular spot for surfers. It’s also a great spot to watch the sunset.

5. Waimanalo Beach: This beach is located on the east side of Oahu and is known for its long stretches of white sand and crystal-clear waters. It’s a great spot for swimming, sunbathing, and picnicking.

Overall, Oahu has something for everyone, and it’s worth exploring a few different beaches to find your favorite.

Photo by john ko on Unsplash

What to Pay the Buyer’s Agent

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Should you decide to pay a fixed, non-negotiable buyer’s agent commission, we recommend either 2% or 2.5%.

The first chart shows the buyer’s agent commission paid on Active listings. Here you can see the most popular option is a 2.5% commission to the buyer’s agent.

The second chart below shows the percentage of listings that sold for a specific buyer’s agent commission level.

Both charts are from MLS data going back one year.

We also have live data that shows you the actual numbers.

You can also choose to negotiate the buyer’s agent commission. See how to do that.

How to Negotiate the Buyer’s Agent Commission

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If you include a commission for the buyer’s agent in the MLS, such as 2.5% or 3%, you must pay that amount when you receive an offer. The MLS has a rule that all aspects of your offer are negotiable except for the buyer’s agent commission. This means that you cannot ask to lower the buyer’s agent commission, even if your offer is low. However, you can pay more if you wish.

Many people find this rule unfair and believe that the buyer’s agent commission should be negotiable like any other term in an offer. To address this issue, we offer the option of not paying a buyer’s agent commission. In the Realtor comments, we ask Realtors to submit their commission request with their offer. This ensures that they are comfortable showing your listing.

When they submit their client’s offer, they will request a commission, and you can then negotiate a fair commission amount because you did not commit to paying anything. If you receive a good offer and they agree to a reasonable commission, you can accept it. However, you are never obligated to accept an offer, and you are no longer required to pay a buyer’s agent commission. If the offer is low and you are willing to accept it as long as there is no buyer’s agent commission, you can do so.

This exclusive feature is optional, and with OahuRE, you can choose to offer 2%, 2.5%, or no commission at all. By not offering a commission, you can negotiate the buyer’s agent commission and have more control over the terms of your offer.

April Housing Stats

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“We continue to see the market settle following the spike in interest rates and rising inflation,” said Fran Villarmia-Kahawai, president of the Honolulu Board of REALTORS®. “Compared to the frenetic real estate market we saw the last two years, sales momentum is sluggish, but median prices are holding steady due to low inventory.”

Why Does a Home That Costs $25,000 Less Cost 64% More per Month to Buy?

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You really have to factor in interest rates when doing comparables now.

For example, I just ran comparables and one seller is asking $890,000, and another seller is in escrow asking $915,000.

So on the surface the $890,000 price looks cheaper. However, the one is escrow has a VA assumable loan at 2.25%.

When running the numbers I found a buyer would be paying 64% more per month for the $890,000 purchase vs. the $915,000 because of the rate difference.

So you have to consider what the rate was at the time that home went into escrow and if there was a VA or other type of assumable loan used in the purchase.

If you want to look up a mortgate rate for an earlier listing you can do so at https://www.oahure.com/MortgageRateTable.php.

Why a termite inspection is needed.

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Getting a termite inspection is important for several reasons. Termites are wood-destroying insects that can cause significant damage to a property if left untreated. They can infest the wood in a home or building, causing structural damage that can compromise the integrity of the structure.

Here are a few reasons why you might want to consider getting a termite inspection:

Protect your investment: A termite inspection can help protect your property and prevent costly damage. If termites are detected early, treatment can be applied to eliminate the infestation and prevent further damage.

Meet lender requirements: Many lenders require a termite inspection before approving a mortgage loan. This is to ensure that the property is not at risk of termite damage, which can affect the value of the property.

Peace of mind: Even if you do not suspect a termite infestation, getting a termite inspection can provide peace of mind. A professional inspection can identify any potential issues and help you take action to prevent infestations in the future.

Overall, getting a termite inspection is an important step in protecting your property and ensuring that it remains structurally sound. It is recommended that you get a termite inspection at least once a year, or more frequently if you live in an area with a high risk of termite infestations.

Photo by Koa’link on Unsplash