Your trusted Resource Hub for Buyers.

This space was created with you in mind - real info, local insight, and tools to empower your decisions.

Working with our team means gaining access to a wealth of local expertise, innovative strategies, and a network of resources that span the entire state. Whether you’re buying, selling, or investing, our agents are committed to understanding your unique needs and providing personalized solutions tailored to your goals.

Step-by-Step Guide to buying your Home in Hawai’i

Your Step-by-Step path to Homeownership in Hawai’i

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RESIDENTIAL & VACANT LAND GUIDES

First time home buyer? No problem! Step-by-step walkthroughs to help you navigate your journey with Confidence.

RESIDENTIAL BUYER GUIDE
VACANT LAND BUYER GUIDE

  • Before you start house hunting, talk to a lender to find out how much you can borrow. This helps you :
    - Know your budget
    - Show sellers you’re serious
    - Avoid disappointment later

    Tip: I can connect you with trusted local lenders who specialize in Hawai’i real estate.

  • Think about what matters most to you in a home:
    - Number of bedrooms and bathrooms?
    - Yard or acreage?
    - Proximity to work or school?
    - Lava zone or catchment water okay?

    Tip: Make a list of “must-haves” vs. “nice-to-haves.”

  • Having a knowledgeable agent on your side makes a big difference— especially in Hawai’i’s unique market.

    As your agent, I’ll:
    - Send you listings that match your goals
    - Schedule showings and tours
    - Guide you through every step of the buying process.

    (Sign Buyer Representation Contract)

  • This is the fun part! You’ll visit homes, ask questions, and start visualizing your future.

    Tip: Take notes and pictures at each showing to help you remember what you liked.

  • Once you find the one, I’ll help you craft a strong offer based on:

    - Market Value
    - Recent sales
    - Your budget
    - Seller’s motivation

    I’ll also go over important terms like contingencies, closing costs, and timelines.

  • After your offer is accepted, you want to hire a home inspector to check for issues. Based on their report, we may:

    - Move forward
    - Ask for repairs or credits
    - Renegotiate
    - Cancel the deal (if needed)

  • You’ll work closely with your lender to submit all necessary paperwork, finalize your mortgage, and lock in your interest rate.

  • Your lender will order an appraisal to make sure the home is worth what you’re paying. If it comes in low, we’ll discuss options.

  • Just before closing, we’'ll walk through the property to make sure everything is in the same (or better) condition as when you made your offer.

  • Time to celebrate— you’re officially a homeowner!
    You’ll:
    - Sign paperwork
    - Pay closing costs
    - Receive your keys!

What representation means for you.

Having representation as a buyer in a real estate transaction is extremely important because it ensures that you have a knowledgeable advocate working on your behalf. Real estate transactions involve complex legal and financial aspects, and having a professional guide can help buyers navigate potential pitfalls and make informed decisions throughout the process

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  • As a Real estate Agent, I have a deep understanding of the local market. I will provide valuable insights into current market conditions, property values, and neighborhood trends.

  • As an agent, I can help you find properties that match your criteria. I have access to multiple listing services (MLS) and can identify suitable homes that may not be easily found by you on your own.

  • Negotiating the best price and terms is a critical aspect of real estate transactions. I can use my negotiation skills to secure favorable deals for you, considering factors such as price, closing costs, and contingencies.

  • Real estate transactions involve a significant amount of paperwork. As your agent, I will ensure that all documents are properly filled out, submitted, and filed. This helps prevent errors and ensures a smooth closing process.

  • I will also coordinate property inspections, including home inspections, pest inspections, and other necessary assessments. I can help you understand the results of these inspections and negotiate repairs or adjustments based on the findings.

  • Our team has an exclusive relationship with a team of mortgage lenders who provide our clients with benefits only available to clients who work with our team. This team can help you secure the best financing options to meet your goals.

  • The closing process can be complex, involving legal and financial aspects. I will guide you through the entire closing process, ensuring that all necessary steps are taken and deadlines are met.

  • I have access to a network of professionals, including attorneys, inspectors, and contractors. This network can be valuable for you if you may need additional services during the home buying process. My team have a curated vendor list of trusted professionals that we have worked with in the past that we can share with you.

  • I can provide you with a comparative market analysis (CMA), helping you understand the fair market value of a property. This information is crucial when making offers and negotiating prices.

  • Even after the sale is completed, I will provide ongoing support. This includes assistance with any post-closing issues, recommendations for home maintenance services, and information about the local community.

GET PRE-APPROVED WITH A REPUTABLE LENDER

PACIFIC ISLE LENDING

NICOLETTE HUBBARD

CONTACT: 808-936-7673
NIKI@PACIFICISLELENDING.COM

Learn more

NFM LENDING

KEVIN RUDRUD

CONTACT: 808-800-4167
KEVIN@NFMLENDING.COM

Learn more

AMERICAN PACIFIC MORTGAGE

MICHAEL QUINN

CONTACT: 805-232-8796
MICHAEL.QUINN@APMORTGAGE.COM

Learn more

LOAN PROGRAMS

  • FHA Loans (Federal Housing Administration

    Great for:First-time buyers or thsoe with lower credit scores

    - Down Payment: As low as 3.5%
    - Credit Score Requirement: 580+
    - Benefits: Flexible credit and debt-to-income requirements
    Lava Zone 3+

    Notes: Mortgage Insurance is required (upfront and monthly)
    - 1.75% upfront financed in loan and 0.55% annually

  • VA Loans ( U.S. Department of Veterans Affairs)

    Great for: Veterans, active-duty service members, and eligible spouses

    - Down payment: 0 % (No down payment required)
    - Credit Score Requirement: No official minimum, but lenders often prefer 620+
    - Benefits: No private mortgage insurance (PMI), competitive interest rates
    All Lava Zones

    Bonus in Hawai’i: High loan limits make it easier to purchase in expensive markets

  • USDA Loans (U.S. Department of Agriculture- Rural Development )

    Great for:Buyers in Rural or suburban areas (like much of the Big Island)

    - Down Payment: 0%
    - Income limits: Varies by area; must fall below a certain threshold
    - Credit Score Requirement: 640+
    - Benefits: Lower interest rates, low monthly mortgage insurance
    Lava Zones 3+

  • Conventional Loans

    Great for: Buyers with stronger credit and stable income

    - Down Payment: 3% (for first-time buyers), 5%+ otherwise
    - Credit Score Requirement: 620+
    - Benefits: Potentially lower monthly mortgage insurance than FHA; cancellable PMI at 20% equity
    All Lava Zones; 20% down required for Lava Zone 1

  • Hula Mae Loans ( Hawai'i Housing Finance & Development Corporation)

    Great for: First-time homebuyers or qualified low/moderate-income buyers in Hawai’i

    - Down Payment Assistance: Optional second mortgage up to 3% of purchase price
    - Interest Rates: Below-market fixed rates
    - Requirements: Must be a U.S. citizen and Hawai’i resident, meet income and purchase price limits, and live in the home
    - Notes: Can be used with participation lenders

  • Down Payment Assistance Programs ( Local/ County Specific)

    Some counties in Hawai’i offer their own assistance.
    For example:
    - County of Hawai’i Office of Housing & Community Development (OHCD) periodically offers programs that help with down payment and closing costs.
    - These may include grants or forgivable loans depending on funding availability

  • Native Hawaiian Loan Programs (DHHL/Section 184A)

    Great for: Native Hawaiians buying or building on Hawaiian Home Lands

    - Administered by: Department of Hawaiian home Lands (DHHL)
    - Benefits: Low down payment, reduced mortgage insurance, and favorable terms
    - Special Consideration: Must be at least 50% Native Hawaiian and eligible for DHHL land lease.

  • Fannie Mae HomeReady & Freddie Mac Home Possible

    Great for: Low to moderate-income borrowers

    - Down Payment: As low as 3%
    - Income limits: Based on area median income
    - Benefits: Reduced PMI rates, flexible guidelines for non- traditional income, and gift funds allowed

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TOTAL TIMELINE: 6-9 WEEKS FROM START TO KEYS (This can vary depending on financing, inspections, and market conditions).

Timeline for Buying a Home in Hawai’i

Your Step-by-Step Guide from Pre-Approval to keys in Hand

  • Goal: Understand your needs and get clear on the process

    - Schedule a free buyer consultation (phone, Zoom, or in person ) with me.
    - Discuss your ideal home, location, budget, and timeline
    -     Learn about different areas, lava zones, and property types in Hawai’i
    - Get connected with a local, trusted lender for pre- approval ( I can refer several reputable lenders)

    Tip: Even if you’re just exploring, this step helps you feel confident and prepared when the right home comes up.

  • Goal: Know your buying power and strengthen your position

    - Submit financial documents to your lender (W-2s, pay stubs, tax returns, bank statements)
    - Choose the best loan program (Conventional, VA, USDA, FHA, etc.)
    - Receive a pre-approval letter showing how much you’re qualified to borrow

    Big Island Bonus: Many areas qualify for USDA or VA loans— even with 0% down

  • Goal: Find the right home in the right area ( I will provide you with this information & services)

    - Receive listings that match your criteria (daily or as they hit the market)
    - Tour homes for value, condition, location, and features
    - Adjust search if needed based on availability and price

    Local Insight: Some properties may have catchment systems, solar, or be off-grid. These can be great options for proper planning.

  • Goal: Secure the home you love.
    (Services & negotiating provided by me as your Realtor)

    - Review comparable sales and current market trends
    - Submit an offer with terms ( price, closing timeline, contingencies)
    - Include your pre-approval letter for strength
    - Be prepared to negotiate ( Seller may counteroffer)

    Tip: In hot markets, a strong offer and clean terms can help you stand out.

  • Goal: Start official closing process.

    - Escrow account is opened with a licensed Hawai’i title company
    - Earnest money deposit is submitted
    (usually 1-2% of the offer price)
    - Escrow begins due diligence period

  • Goal: Make sure the home is safe and sound

    - Schedule a licensed home inspection
    - Review disclosures from the seller
    - Optional: Septic inspection, termite inspection, survey, permit check
    - Negotiate repairs or credits, if needed

    Hawai’i Tip: Review lava zone, flood zone, and property tax info to fully understand the land and potential risks.

  • Goal: Finalize financing and confirm property value

    - Lender orders appraisal to confirm home’s value
    - Continue providing any required documents to your lender
    - Final loan approval is issued

  • Goal: Sign documents and get the keys!

    - Final walkthrough (optional but recommended)
    - Sign closing paperwork with notary
    - Funds are transferred and recorded with the Bureau of conveyances
    - Receive your keys and celebrate your new home in Hawai’i

REQUIRED DOCUMENTS A BUYER TYPICALLY NEEDS DURING A REAL ESTATE TRANSACTION

  • WORKING WITH A REALTOR


    1. Buyer Representation Contract
    2. Wiring Fraud Advisory Notice
    3. Dual Agency Disclosure
    4. Affiliated Business Arrangement Disclosure Statement

  • FINANCING


    1. Photo ID (e.g,. driver’s license)
    2. Social Security Number ( for credit check)
    3. Proof of Income:
    - Recent pay stubs (last 30 days)
    - W-2s (past 2 years)
    - Tax returns ( past 2 years, especially for self-employment buyers)
    4. Bank Statements (last 2-3 months)
    5. Employment verification
    6. Credit report authorization
    7. Gift letter     ( if receiving money from a relative)

    If paying cash:
    - Proof of funds ( bank statements or letter from financial institution showing sufficient balance)

  • AFTER OFFER IS ACCEPTED


    1. Executed Purchase Contract
    2. Loan Application & Disclosures     (from your lender, if financing)
    3. Homeowners Insurance Quote/Policy
    4. Property Inspection Reports (optional but recommended)
    5. Appraisal Report (required if using a loan)
    6. Title Commitment/Preliminary Title Report
    7. HOA Documents (if applicable)
    8. Seller’s Disclosure Statement

  • AT CLOSING


    1. Final Loan Approval/Clear to close
    2. Closing Disclosure (shows final costs, must be received at least 3 days before closing)
    3. Photo ID (again for identify verification)
    4. Cashier’s Check or Wire Transfer
    5. Proof of Homeowners Insurance
    6. Signed Closing Documents, which may include:
    - Mortgage Note
    - Deed of Trust ( Mortgage)
    - Final Settlement Statement (HUD-1 or ALTA)
    - Affidavits and Acknowledgments

Required Buyer Documents in Hawai’i

  • Message to Consumers from the National Association of Realtors

    Starting August 17, 2024, homebuyers working with a REALTOR® will need to sign a written buyer agreement, which outlines the services provided and the agreed-upon compensation. This ensures transparency and protects your interests throughout the home-buying process.

    View

  • Buyer Representation contract

    (also called a Buyer Representation agreement) is a legal agreement between a real estate agent and a homebuyer that outlines how the agent will represent the buyer during the home buying process. It also details the buyer’s responsibilities and the agent’s obligations.

    View

  • Dual Agency Disclosure

    Is a legal document that informs both buyer and seller in a real estate transaction that the same real estate agent (or brokerage) is representing both parties. This form is required in states where dual agency is legal—including Hawai’i—and must be signed by both the buyer and the seller to acknowledge and consent to this type of representation.

    View

  • Wiring fraud Advisory Notice

    This notice ensures that all parties are formally warned about the risk and understand the importance of verifying any wiring instructions through a trusted, direct source— not by email. Requiring this notice helps reduce liability for agents and brokers and encourage everyone involved to take precautions to avoid fraud.

    View

  • Affiliated Business Arrangement Disclosure Statement

    This is a required document that informs buyers or sellers when their real estate agent, broker, or company has a financial interest in a related service provider — like a title company, mortgage broker, or escrow company.

    View

Public Report Tools

  • Hawaii county property search webpage with search fields for location address, parcel number, legal information, and condo, and a Hawaii County seal in the top right corner.

    TMK (Tax Map Key)

    This website is a valuable online tool provided by county governments in Hawai’i that offers public access to detailed property information. It’s especially helpful for buyers, sellers, real estate agents, and homeowners.

    View
  • Map of the island of Hawaii showing various landmarks and geographic features.

    Flood Hazard Assessment tool

    This shows whether or not the property is in a food zone. 

    View
  • Map of the Hawaiian Islands showing flood exposure areas in yellow, with Hawaiian Islands labeled on a gray background. The map is from a Hawaiian State of Hawaii geographic information website.

    Sea Level Rise : State of Hawaiʻi Sea Level Rise Viewer

    The State of Hawai’i Sea levelRise Viewer is a powerful , interactive web-based mapping toop designed to help residents, planners, developers, and property owners understand how coastal hazards could affect communities and infrastructure over time.

    View
  • Black and white line map of a large landmass with detailed street and road layouts in certain areas, featuring grid patterns and clusters of lines.

    Permit lookup tool (Hawai'i County e-plans)

    Search for Public Records, for plan applications, existing permits and inspections . Or explore the map to see records of plan applications, permits , and inspections for your property or around your neighborhood.

    View

Contact Me

Interested in working together? Fill out some info and I will be in touch shortly. I can’t wait to hear from you!

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BUYER FAQs

  • How much money do I need for a down payment ?


    Not always 20%! Many buyers qualify for 0-5% down payment options through VA, USDA, FHA, or first-time buyer programs.

  • Is it cheaper to rent or buy in Hawai'i?


    With high rents and limited inventory, buying can be more cost-effective long-term. You build equity instead of paying someone else’s mortgage.

  • Can I get financing for a home with catchment or solar power?


    Yes! Many lenders are familiar with off-grid properties common rural Hawai’i. A good agent can guide you to the right lenders.

  • What should I do before house hunting ?


    Get pre-approved for a mortgage to know your budget and make strong offers. I can connect you with trusted local lenders.

  • What is escrow and how does it work in Hawai'i?

    Escrow is a neutral third party that handles the legal and financial parts of the transaction —holding deposits, coordinating paperwork, and ensuring everything closes properly.