Islander on the Beach Condo Update 2.24.08


Here is the Islander update for activity in the past 30 days…

There have been 6 new listings.
The unit that sold in one day was a private sale of unit not yet on the market.
8 units have come back on the market, a few fell out of Escrow and some were just relisted.

Two units have sold, unit #369 (mentioned above) sold for $220,000~ Maui building and unit #328 sold for $300,000 ~ oceanfront unit in the Kauai building.
The unit in Maui building was sold for less than it was purchased previously and the Kauai unit sold in 14 days for cash (very desirable for a Seller).

Financing for the project is getting more difficult with the current lender constraints and now Buyers must have 25% in most cases as a minimum down, often more and occasionally less.

There are 36 units available, supply far exceeds demand right now (both within the project and island-wide).

The fact that there have been sales is good news all around, as it shows activity in the complex!

Jamie Friedman (RA)
RE/MAX Kauai
(808) 634-2011


MLS # Tp St DOM Taxkey Tnr Price Location Land area Details

T A 14 4-4-3-2-13-47
FS $249,000 Islander On The Beach #220 372 #220 0/1

T A 13 4-4-3-2-13-180
FS $309,900 Islander On The Beach #361 372 #361 0/1

T A 26 4-4-3-2-13-93
FS $320,000 Islander On The Beach #138 372 #138 0/1

T A 9 4-4-3-2-13-182
FS $339,000 Islander On The Beach #363 372 #363 0/1

T A 9 4-4-3-2-13-80
FS $359,000 Islander On The Beach #325 372 #325 0/1

T S 1 4-4-3-2-13-204
FS $220,000 Islander On The Beach #369 372 #369 0/1
SOLD 2/7/2008 for $220,000 (CNV) DOM 1

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details

T A 170 4-4-3-2-13-196
FS $239,000 Kuhio Hwy 372 #269 0/1

T A 264 4-4-3-2-13-17
FS $269,000 Kuhio Hwy 372 #201 0/1

T A 121 4-4-3-2-13-125
FS $311,500 Islander On The Beach #146 372 #Niihau 146 0/1

T A 208 4-4-3-2-13-150
FS $345,000 Islander On The Beach #351 372 #351 0/1

T A 578 4-4-3-2-13-134
FS $365,000 Islander On The Beach #245 372 #245 0/1

T A 124 4-4-3-2-13-142
FS $365,000 Kuhio Hwy 372 #253 0/1

T A 121 4-4-3-2-13-126
FS $598,000 Islander On The Beach #147 744 #Niihau 147 146 0/1


MLS # Tp St DOM Taxkey Tnr Price Location Land area Details

T S 1 4-4-3-2-13-204
FS $220,000 Islander On The Beach #369 372 #369 0/1
SOLD 2/7/2008 for $220,000 (CNV) DOM 1

T S 134 4-4-3-2-13-83
FS $320,000 Islander On The Beach #328 372 #328 0/1
SOLD 2/19/2008 for $300,000 (CASH) DOM 134

MLS # Tp St DOM Taxkey Tnr Price Location Land area Details

T A 271 4-4-3-2-13-200
FS $215,000- Islander On The Beach #365 372 #365 0/1

T A 75 4-4-3-2-13-12
FS $219,000- Islander On The Beach #114 372 #114 0/1

T A 121 4-4-3-2-13-125
FS $311,500- Islander On The Beach #146 372 #Niihau 146 0/1

T A 415 4-4-3-2-13-127
FS $311,500- Islander On The Beach #148 372 #Niihau 148 0/1

T A 339 4-4-3-2-13-137
FS $319,000- Islander On The Beach #248 372 #248 0/1

T A 599 4-4-3-2-13-138
FS $319,000- Islander On The Beach #249 372 #249 0/1

T A 208 4-4-3-2-13-150
FS $345,000- Islander On The Beach #351 372 #351 0/1

Lae Nani 231 Ocean View Kapaa Condo $630,000

dscn6929.JPG dscn6893.JPG lae nani 231 exterior

Lae Nani
This magnificent third floor end unit with panoramic ocean views is luxurious and spacious ~ 1 bedroom 1.5 bath ~ new stainless steel appliances, beautiful furnishings with tropical flair, and a HUGE lanai to enjoy the views. Perfect for Kauai living or vacations.

Oceanfront complex makes it a breeze to walk the shoreline and swim in the ocean blue! Amenities include a large heated pool with lava rock salt water keiki pool, tennis courts and meticulous landscaping. Some of the island’s best restaurants, shopping and a movie theater are all within walking distance.

Currently a popular turn key vacation rental with return guests and future bookings.

Maintenance fees include: basic cable, water, trash, common area insurance, common area utilities and care (landscaping, pool, tennis courts, etc.).

kitchen view-from-interior.jpg living room lae nani 231

Financing ~ Lisa Ledesma at Wells Fargo on Kauai

Financing ~ Lisa Ledesma at Wells Fargo on Kauai

When you are ready to talk about financing your dream, Lisa can help you with every aspect! Lisa is one of the premiere loan officers that I have worked with and she clearly strives for 110% customer satisfaction! Contact her today for all your financing needs.

Lisa Ledesma
Home Mortgage Consultant
Wells Fargo Home Mortgage of Hawaii, LLC
MAC M2206-011
4365 Kukui Grove Street #101
Lihue, HI 96766
808-246-8877 Tel
808-634-2628 Cell
808-246-6320 Fax
800-808-2417 Toll Free

Kauai Sunshine Market Schedule ~ Farmer’s Market

Kauai Sunshine Market Schedule ~ aka Farmer’s Market

Koloa Ball Park (Knudsen)
Maluhia Road
Monday 12:00

Kalaheo Neighborhood Center
Papalina Road off Kaumualii
Tuesday 3:00

Kapaa New Town Park
Kahau Street
Wednesday 3:00

Hanapepe Park
Thursday 3:00

Kilauea Neighborhood Center
Keneke off Lighthouse Rd
Thursday 4:30

Vidinha Stadium
Hoolako Road
Friday 3:00

Kekaha Neighborhood Center
Elepaio Road
Saturday 9:00

Come to Kauai and follow the Sunshine Market across the island ~ great food, great fun, and great local items.


* schedule subject to change without notice

Property Management for your Vacation Rental

Property Management:
There are essentially two types of property management: on site and off the premises.


On Site Management:

Many condo projects have on-site property management. Property management in the sense that you can reserve and pay for stays – like a front desk. (The majority of projects have a manger for things like general care, landscaping, pool maintenance, etc this person is completely different than rental property management.)

On site property management is up to 50% of the nightly/weekly/monthly rate. Some on-site management companies also take a set % or fee “off the top” for advertising expenses.

Programs vary so I will connect you with the on-site manager once we find the property (properties) that appeal to you.

The benefits of on-site management are different with each company but generally include a front desk, housekeeping services, web site and property specific advertising.
The theory is that it benefits them as well as you so they heavily market your property and generally have higher % occupancy than off-site management.

Some are independently owned and some are Hawaii or National Franchise “names” like Outrigger, Best Western, etc.


Off – Premises Management Companies:

These management companies generally manage numerous properties ~ homes & condos, either in certain areas of each island, on specific islands in the State of Hawaii, or statewide.

The fee for this type of management is generally 20% to 30%.

Each management company offers different services that may include: Advertising/Website; Booking, contracts, cleaning services, etc

Many of these programs offer discounted percentages if you bring in your own guests from owner advertising sites like

I often suggest that when you choose an off-site management program, select one that manages one or more additional units in the complex, because they are then familiar with the project and can book “overflow” from one unit to the other.


Owners may increase the occupancy by advertising on For Rent By Owner web sites and generating additional guests.. However, bookings still go through the management company. Some management companies will decrease the fees for owner generated guests.

With either type of management, you are entitled to set aside any time frames in which you would like to use the property at no cost or penalty except cleaning fees.

Many management companies will permit you to have bills (electric, cable, water, etc) sent directly to them and in the end they send you the net. I call this “no headache” management. Many will also keep a certain amount of funds on-hand in your account for incidental maintenance issues.

Almost all property management companies will give you a list of required “supplies” in terms of towels, linens, dishware, etc at the onset of managing your condo or home.

The more updated and stocked your property is, the more likely gust will return.I have had two Hawaii visitors tell me that they book the same rental every year because there are games in the closet and their kids love them!

Established rentals generally have higher occupancy than new ones
“New” vacation rentals often take up to 6 or 8 months to “gear up”
You can increase your occupancy by emailing everyone you know & include the management company contact info for bookings and advertising on Vacation Rental by Owner sites.

Planning & Permitting in Hawaii

Planning & Permitting in Hawaii

Each County Planning Department offers the most accurate and up-to-date information to confirm the potential use, zoning, density, restrictions and possibilities for a parcel; more specifically what you can build, if you can subdivide, what zoning designations allow, and specific information pertaining to each parcel.

Occasionally the listing agent for a property will apply for the information and include it in the listing. More frequently, information is gathered by the potential Buyer/Developer or Buyer’s Realtor prior to a transaction or during the C-51 Inspection phase of Escrow.

The best way to submit an inquiry is in writing. You may submit the inquiries directly to the County or choose to have a Realtor do it for you. I am happy to help, provided you pay the appropriate County fees. Most Hawaii Counties require a $50.00 fee for each individual property inquiry and generally respond within 10 days.

Below you will find information and links to the appropriate departments on each of the major islands.
Kauai County
Planning Department
4444 Rice St.
Lihue, Kauai, HI
Phone: (808) 241-6677

Oahu (Honolulu County)
City and County of Honolulu
Department of Permitting & Planning
650 So. King St, Honolulu, HI 96813
Fax: (808) 527-6743

Maui County
Department of Planning
Kalana Pakui Building
250 South High St.
Wailuku, HI 96793
Phone: (808) 270-7735
FAX: (808) 270-7634

Big Island, Hawaii County
East Hi (Hilo):
Aupuni Center
101 Pauahi Street, Suite 3
Hilo, HI 96720
7:45 AM – 4:30 PM, Monday – Friday
Phone: (808) 961-8288
FAX (808) 961-8742

West Hi (Kailua-Kona)
Hanama Place
75-5706 Kuakini Hwy, Suite 109
Kailua-Kona, HI 96740
7:45 AM – 4:30 PM, Monday – Friday
Phone: (808) 327-3510
FAX:(808) 327-3563

Pets! Moving your pets to Hawaii…

Hawaii Pet Quarantine

When you are ready to move, don’t forget your loved ones ~ including your pets!!!

Hawaii has a pet quarantine and detailed information is available on the state website.

They have made some changes to the quarantine regulations which may allow your pets into Hawaii more rapidly but may require a time commitment on the mainland prior to arrival. Read the details carefully as pets will not be allowed entry unless the “rules” are followed to the letter.

Hawaii Department of Agriculture
Animal Quarantine Station
99-951 Halawa Valley Street
Aiea, Hawaii 96701-5602

Kapaa ~ East Side New Construction on Kauai

East Side ~ Kapaa and Lihue

Homes & Condos
New Construction, Pre-Construction,
& Recently Completed Projects

Coco Palms
The highly anticipated return of a true Historical Hawaii locale…
200 luxury residences ~ four buildings
1, 2 & 3 bedroom villas and penthouse
Located on 35 acres in the Wailua Region of Kapaa across from the Beach
Lagoon, Coconut Grove, Beach & Bay views
Swimming pools, spa, fitness center, tennis courts, volleyball courts, pedestrian bridge to beach, central air conditioning, 24 hour concierge, volleyball courts, high-speed internet access, maid service, covered parking & valet parking, restaurant and room service.*
*additional fees may apply
original pricing starting at $615,000 and up to over $2 million
Reservations available today

Hookena at Puhi
2 & 3 bedroom condo~townhomes
Currently offered to Kauai Residents to be Owner Occupants
Features include walk-in closets, whirlpool appliances, interior laundry areas
close to college, shopping, airport, & beach
special buy back restrictions on resale may apply
offered from $248,035

Islander on the Beach
Condo-tel Property
8 buildings on set on 6 acres of Oceanfront property
Beautifully renovated with travertine flooring, granite slab countertops, and Tommy Bahama-style furnishings. Vacation Resort with pool and hot tub, next to the white sand beach. Close to shopping, restaurants, movies, and Hawaiian entertainment.
lush landscaped gardens, swimming pool, beach access,
private lanais, island-style artwork, coffee maker, telephone, and refrigerator. On-site computers with internet access, laundry facilities, soda machines, BBQ grills, and ice are just steps away.*
*some amenities with additional fees
On-site vacation rental management offered by Resort Quest
Relax by the pool, lounge in the jet spa, walk the white sand beaches, or BBQ by the pool.
renovated in 2005 – 2006
Oceanfront offered from $311,500, Garden View from $222,000

“The Royal Hill”
78 Villas ~ Kauai Lagoons
56 Two-bedroom units
with living space of approximately 1,301 – 1,371 square feet
22 Three-bedroom units
with living space of approximately 1,665 square feet
dramatic ocean and mountain views
Property and nearby amenities include infinity pool, BBQ & Picnic areas, water-taxis, dining, spa, and golf
eligible for vacation rentals and long term rentals
starting from $1,794,000

Kauai Beach Resort
Oceanfront resort style condo-tel
on 12 lushly landscaped acres
Surrounded by exotic lagoons, cascading waterfalls and a lush tropical setting
a short drive to the airport, shopping, golf, and waterfalls
Converted from a full-service hotel now undergone significant updating
Condominium hotel suites now available for purchase
Resort amenities include restaurants & bars, spa &fitness, extensive meeting and conference facilities

Kauai Lagoons
327-acre property at the edge of Lihue
time shares, condominiums, single- and multifamily homes,
First phase includes: 78 two- and three-bedroom condominium residences ~ Kalanipu’u (see above)
14 two- to four-bedroom whole-ownership Ritz-Carlton Residences
28 two- and three-bedroom Ritz-Carlton Club fractional ownership units
Phase I condo residences ranging from $1.6 million to $2.8 million
Ritz-Carlton Residences starting at $4.5 million to $5.5 million
Amenities include a restaurant, spa and redesigned golf course
Additional condos and single-family lots are expected occur in future phase releases

Regency Huleia
83-unit condominium complex
4 Floor plans with 1, 2, or 3 bedroom units
Living Spaces of approximately 1, 032 to 1,404 square feet
located in Puhi Region of Lihue
estimated completion in 2006
Offered starting at $485,000

Villas at Puali
104 duplex units
3 bedrooms, 2 or more baths
Living space ranging from approximately 1,379 to 1,392 square feet
Special features include a covered porch and lanai
Located in the heart of Lihue
offered starting at $430,000

Waipouli Beach Resort
198-unit resort condominium project
1 and 2 bedroom units with 2 or more bathrooms
Gourmet kitchens with state-of-the-art appliances
Across from Kauai Shopping Village ~ restaurants, boutique style stores, groceries, drugstore & health food
Short drive to the Coconut Marketplace with restaurants, 60+ specialty shops and movie theater
Day spa and restaurant are also available for this beach condominium.
offered starting at $799,000

Kauai MLS Search ~ Kauai Real Estate Search

Other East Kauai Condos, Coconut Coast, Lihue Puhi Kapaa Condos: Banyan Harbor, Halelani Village at Puhi, Hale Malu at Puhi, Villas at Puali, Regency Huleia, Lihue Townhouses, Kalapaki Villas, Kauai Beach Resort, Paradise Court, Kaha Lani, Lani Kai, Hale Awapuhi, Wailua Bay Apartments, Lae Nani, Kawaihau Sports Villas, Islander on the Beach, Plantation Hale, Village Manor, Waipouli Beach Resort, Kapaa Shores, Pono Kai

*Some variability in amenities, features, and options may occur. Final construction completion dates & costs are subject to change. Above data is intended as and provided for general introduction, please contact licensed Realtor for up-to-date information and costs. Great care was taken to enter all information, however unitentional errors may occur.

Poipu ~ South Shore New Construction Kauai

South Shore ~ Koloa Poipu to Kalaheo

Homes & Condos
New Construction, Pre-Construction,
& Recently Completed Projects

Residential Units
1,000-acre resort residential community
Currently Offering Cottages and Home Lots
1,300 homes planned
Ocean Views and Golf Course frontage
Located in Poipu, adjacent to the renowned Poipu resort
Amenities include an 18-hole championship golf course, clubhouse, spa, community center, shops & restaurants,
as well as a network of parks and trails
Call for details

191 Condominium Units
2-4 bedrooms with up to 3.5 baths ~ 7 different floor plans
Living Space from approximately 1,731 to 2,259 square feet
Ocean, Golf Course or Mountain Views
Plantation-style architecture with state-of-the-art amenities and convenient location
Located near Shopping Center, Close to Beach, by Kiahuna Golf Club
Property amenities include pools, spa, exercise center and gathering pavilion.
Offered from the $600,000′s to the $900,000′s

1, 2 & 3 bedroom Condo Residences
Living Space from approximately from 925 to 2,345 square feet
Located between historic Old Koloa Town and the Beaches of Poipu on 22 acres of land next to the award-winning Robert Trent Jones, Jr.-designed Kiahuna Golf Club and the Poipu Village Shopping
Custom designed, Fully appointed, including central-air-conditioning, stainless steel appliances, solid granite countertops, custom Sapele Mahogany designer kitchen cabinets, travertine flooring, covered lanais, master suite walk-in closets, master bath soaking tubs, and carpeting. PROJECT ON HOLD
Offered from the $600,000s to $1,300,000

Poipu Aina Estates
17 Custom Home Sites
2.3 acres to 2.9 acres
Some parcels may permit a guest house
Mountain and Ocean views
charming Farm community with bridal paths
short drive to historic Koloa Town and World Renowned Beaches of Poi’pu
where you will find restaurants, shopping, and more!
Offered from $1,295,000

Luxury Homes
Ocean & Golf Course Views
3 bedrooms with up to 3.5 baths
Living Space from approximately 2,026 to 2,305 square feet
Located on the Kiahuna Golf Course, close to shopping, restaurants, amenities, & beaches
Vaulted ceilings, recessed lighting, pocketing sliding doors, large windows and the finest hardwoods, fabrics, tile, marble, stone & glass Master suites feature cabinetry recesses, built-in dressers inside walk-in closets, and large, airy showers with soaking tubs there will be
Offered starting from $1,750,000

Other South Shore Condos, Kalaheo Koloa Poipu Condos: Kalaheo Pali Kai, Prince Kuhio, Kuhio Shores at Poipu, Whalers Cove at Poipu, Kiahuna Plantation, Waikomo Stream, Kahala at Poipu Kai, Poipu Crater, Manauloha, Makahuena, Regency at Poipu Kai, Nihi Kai Villas, Poipu Palms, Poipu Shores, Regency Villas at Poipu Kai

*Some variability in amenities, features, and options may occur. Final construction completion dates & costs are subject to change. Above data is intended as and provided for general introduction, please contact licensed Realtor for up-to-date information and costs

Financing Your Dream Property

Financing Your Dream Property in Hawaii

Eliminating the mystery…

The first step is to talk to a Mortgage Lender or Banker to find out what price range you are best suited to, also known as getting “pre-qualified”.

The most difficult part is making the call!

The loan officer will ask you questions and have you provide general and specific financial information. You do not need any documents or paperwork to make the first phone call ~ everything you need to know is in your head!

Ready to get started?

Try these Loan Sources for Hawaii:

Ron Cole
Loan Officer
Kauai Mortgage
(808) 245-3882

Lisa Ledesma
Home Loan Consultant
Wells Fargo Home Mortgage
(808) 246-8877 ext 1
(808) 634-2628 direct

Judy Kempf
Certified Mortgage Planning Specialist
Creative Capital & Mortgage
cell 808-346-2226

Sean Hashimoto
Vice President/Co-Owner
808 Home Mortgage, Inc.
(808) 952-9808
toll free: 866-952-9808

Ian Emberson
Senior Residential Loan Officer
Bank of Hawaii
(808) 241-7290

Tiare Fullerton
Senior Residential Loan Officer
Bank of Hawaii
(808) 537-8296
Tiare Fullerton