recently I have been trying to figure out why the VA Loan is such a tough sale. After-all it is 100% financing and BAH is already being received. As long as a military member retains employment their Mortgage is going to be paid on money that was 100% leveraged.  BAH stands for " Basic Housing Allowance" and it is monies that is given to service members towards housing expense. In Hawaii the amount of BAH that is paid is very high as housing is more expensive then most other parts of the United States. The average BAH should support a mortgage payment on a home purchase of around $330,000.  In many parts if the United States $330,000 will buy 2500 sq feet with some land and a two car garage. In Hawaii that will buy a 1300 SQ foot condo. To most it would seem very expensive for what one ... 07/19/2009

VA Certificate of Eligibility   Before you get a VA loan, you will need a VA Certificate of Eligibility. If you are a military veteran, we will be happy to help you get one. Fill out our request form and we will send a blank VA Form 26-1880 (Request for a Certificate of Eligibility) to you by mail or email. Please do not send our request form to the VA. It will be disregarded.[ - Certificate of Eligibility Request - ] You are eligible for VA home loan veteran benefits if you served on active duty in the Army, Navy, Air Force, Marine Corps, or Coast Guard and were discharged under conditions other than dishonorable after either: 90 days or more, any part of which occurred during wartime, OR 181 continuous days or more (peacetime) If you: enlisted (and service began) after September 7, 1... 07/14/2009

just some humble advice to all in our profession. when gathering your facts and information on your interview don't forget to ask a the crucial question " do you have any military service" If so chances are you have a transaction that will stick as long as your loan officer is experienced with VA transactions. If they don't know the basics run for the hills because the transaction will be a nightmare. Here are some basic questions.   1.Q. who is the head of the appraisal department at the va A. Ray Chang 2. What is the max lending limit with 0 down A. $783,750 3. what is the minimum mid fico score A. 620 4. who is entitled to more money coast guard or navy? A. all service members are entitled to the same amount 5. where does one go to get a VA certificate of eligibility? A. VA Portal Th... 07/14/2009

               Luxury in Paradise It is a true pleasure to be able to offer this property for long term lease. One of only 60 single family residences in the entire Ko Olina Resort. This home overlooks the signature 18th green and across to the Ko Olina Golf Club and Roy's restaurant. Ko Olina Kai Golf Estates & Villas is a gated community within the Ko Olina Resort and Marina. I took this picture from the back yard of the home being discussed.                     This marvelously landscaped yard comes complete with it's own gardener so all you have to do is enjoy it.  Professionally landscaped front and back yard, lush lawns with automatic sprinklers and a large covered flagstone Lanai with a BBQ and walkway that wraps around the side of the house to the front yard all combine to make... 07/10/2009

First things first, I think it's a 50/50 shot that the final sales event will happen by the planned end of July date. With everything up in the air, I don't see how the sale could happen by then. I could be wrong, but that's my thought. If it were me, I would be using frequent flier miles for those tickets so that you could change them at a moments notice. I'll update here if anything changes. Secondly, if things turn out the way I think they may, those of you who have made a reservation and are in line to purchase are going to get a bargain and a good one at that. If you do not have a reservation and are inclined to do so after reading my blog entries, please email me or give me a call. I'll explain what I mean. The situation: As you know from past blog entries, the current disagreemen... 06/24/2009

               The final sale event, originally scheduled for June 6th and 7th has been rescheduled until the weekend of July 25th according to Bruce Sloan, Division President, Centex Destination Properties - Hawaii. The purpose of the rescheduling was explained in a letter from Mr. Sloan sent to the current reservation holders. The following is a portion of that letter: "With the prospect of the completion of sales by Centex Destination Properties at the Sales Event, some of our existing owners have expressed concern about the future use and operation of the amenities and grounds at the Beach Villas.  We are currently contemplating modifications to the operational framework of the property to remove some perceived uncertainty that is concerning to certain existing owners while at the s... 05/28/2009

Just received word that the June 6th & 7th sales event has been postponed until July 25th. Updated: now postponed until September, 2009. I don't have any additional information at this time as to the why's or what for's. Stay Tuned... Thought I would let everyone know in case you had already booked your plane tickets and hotel reservations as the date is fast approaching. We are currently at the property and I will be here for the next three weeks if anyone has any questions and/or would like to get together. We spent Memorial Day BBQing out by the Beach Bar and enjoyed a magnificent sunset along with our Ono Grinds "Delicious Food" and time with our ohana "family" from both the mainland and here in Hawaii. -- Alfred Harding is a licensed Hawaii real estate professional providing client... 05/26/2009

The growing city of Kapolei, Hawaii, home to RE/MAX Honolulu, continues to thrive as the new metropolis of Oahu.  Construction is still on-going daily as new shopping centers, judicial center and urban core roads are built to make the city of Kapolei as user friendly as possible.   As an expert in Kapolei and Ewa Beach real estate activity for RE/MAX Honolulu, I have compiled the statistics below that show the most recent activity for the area. The first set of statistics is for Kapolei, Hawaii single family homes only and th esecondd set of statistics is for condos and townhomes in Kapolei, Hawaii.  Another important note to consider is that the neighborhoods of Makakilo and Koolina Resort ARE NOT included in these statistics.  If you would like more personalized statistics to include ... 05/26/2009

How do we get Heads in Beds? It takes marketing my friends .... 24 hours a day, 7 days a week working continuously to get the word out about our beautiful slice of paradise, The Beach Villas on Honu Lagoon, Ko Olina, Oahu Hawaii Once we have captured a potential guests interest, we need to follow up quickly with high quality photos, videos, panorama shots, maps and other information to makes the guest comfortable that we are the best fit for their vacation accommodations. Once the guest has reserved, a little pre arrival pampering is in order along with the appropriate thank you's, once the guest has completed their stay. Of course the most important part of the process is the guest stay and ensuring that our guests are happy and are having the time of their life. This requires anticipa... 05/21/2009

 For those of you paying attention to the calendar, what seemed liked the distant future in January is quickly coming. The best guess is that there are currently 130 +/- reservations in place for the remaining 120 units. Conventional wisdom is that there will be enough fall out from those parties with reservations that there will still be available units with the current count of reservations.                  What is unknown is that assuming the Developer's intention to sell all the units is still soundly in place, what the developer will be willing to do to achieve that goal. More than ever, I think it is important to place yourself in the position to have the opportunity to say yes or no. I am not convinced that as we speak now, we know the final terms and incentives that will be pl... 05/03/2009

In almost any conversation I have with people who are interested in Real Estate, the question always comes up as to whether we are at the bottom of, nearing the end or expecting to continue the current declining market. It is a question that I don't know the answer to. The data that I read seems to indicate that in our local market, that we are closer to the end of the downturn than the beginning, but I think it would be premature to say that we are in the rebound stage. Hawaii in general and Oahu in particular seems to have been uniquely positioned to better weather the financial storm that descended into the real estate market over the past few years. Factors benefiting Oahu seem to be the combination of employment, supply versus demand of housing and a lower than average of number of... 05/03/2009

An appropriate reflection from Rudyard Kipling's If regarding the real estate market these days. According to today's Honolulu Star Bulletin article, 724 homes went into foreclosure in the month of March, a 503% increase from last year. The Waikoloa area on the Big Island had the largest number of forclosures. Here on Oahu, the West Oahu resort market of Ko Olina is experiencing large price declines as available inventory continues to increases. The city of Kapolei where the Ko Olina Resort is located, experienced the largest number of foreclosures on all of Oahu during the first quarter of this year. So what does this mean for everyone who is thinking about purchasing a Beach Villa at the Beach Villa's at Ko Olina during the "Everything Must Go" sale that Centex is holding over June 6t... 04/16/2009

Pulte Homes agrees to buy Centex in $1.3B deal. Just announced this morning. I received a heads up from a fellow Beach Villa's homeowner who reads my blog. Thanks! The deal is supposed to close in the third quarter of 2009. Interesting, as the big sales event to sell the rest of the Beach Villas at Ko Olina happens on June 6th & 7th, right on the cusp between second and third quarters. It will be interesting to see how this play's out for current and future homeowners. As you may or may not know, as homeowners all we own is the interior air spaces of our villas, everything else is owned by Centex. So the handoff between Centex and Pulte will be very important. Interesting times. Chicago Sun Times Article Alfred-- Alfred Harding is a licensed Hawaii real estate professional providing cli... 04/08/2009

I've been asked a few times about the shopping center that is currently being built in Ko Olina in front of Coconut Plantations. While I had the leasing information, I had never really explored what was going to be there and who the tenants were going to be. The best part of this "cyberworld" that we live in is the ability to have information shared and passed from one to the other. Such is the way I learned enough to post some details on Ko Olina Center and Ko Olina Station. My thanks to Doc who sent me the following links: Honolulu Advertiser articleKo Olina Station leasing informationKo Olina Center InformationAs the article from the Advertiser details, there will be a 56,000 sq foot center in 2 buildings and will save us from having to leave Ko Olina for an impromptu meal or to do a... 04/07/2009

So the economy is pretty BAD right now, most people say it hasn't been this bad since the great depression.  So what should we do...pack up our things and feel sorry for ourselves?  NO THANKS!  I consider myself pretty knowledgeable even though I am young, not a mogul yet but on my way (one day).  So I like to pick the brains of other successful agents and business people on occasion.  Although there is a wide range of things that they share with me, there is one thing that most have in common.  "You sure picked a tough time to get into the business."  (Granted I have been in the business for a few years now.)  This is true and yes it is a tough time for the market, but if you can make it now then you are really going to BLOW UP when the economy gets back on its feet.  Now is the time t... 03/11/2009

I walked the entire property with a client today who is shopping for a three bedroom villa. A good question to ask is what might be available by the time it's your turn to pick if you sent in your deposit today. With 100+ reservation deposits in for an available 123 units, the pickings get slimmer as each day passes. After the touring around, I conclude that the best selection is going to be right at the $1,200,000.00 price point. At this level, you will be purchasing villas that were going for around $2,200,000.00 and these villas have some of the best views at the property. At this price point, you may be able to score a 14th - 16th floor penthouse level villa in the Ocean Tower with amazing 180 degree views of the three lagoons. At this same price point, you might also be able to pur... 03/07/2009

A realtor mentioned that they thought construction had halted at the Disney Resort in Ko Olina. Well as I have observed with my own eyes, (see below photo) and the news article, I don't believe that this is the case. As reported by NBC WPTV channel 5 today: Preliminary site work is underway at Walt Disney Parks and Resorts first family destination resort in Hawaii. The company says they were establishing where the foundations will be placed and laying the underground utilities at Ko Olina. The twenty-one acre oceanfront resort is scheduled to open in 2011.The Disney resort is to include 350 traditional hotel rooms. It will also feature 480 timeshare vacation villas. Plans call for a pool and water play area, an 18,000 square-foot spa, a wedding lawn, an 8,000 square-foot convention cent... 03/06/2009

I still do not understand why there are so many buyers that are still on the fence and not taking the plunge into the market.  With home prices having dropped substantially and interest rates as low as they are, homes are on SALE.  The economy of course is not in very good shape, but people still need a roof over their head right?  If you don't own a home you are going to rent somewhere...why pay rent to someone when you could purchase a home and pay the same amount (or very close to it) monthly.  I have spoken to a good number of buyers who have money in the bank (which is losing money) and could easily purchase a home, but they are stuck on the idea that the economy is going to get much worse and prices are going to fall another 50%... The economy is obviously in terrible shape and ev... 03/03/2009

Saturday February 28th marked the last day existing owners were able to complete their reservations and have their priority on the owners list. As such, it was absolutely wild around the sales office! At 4:30 pm on Saturday when I left with my clients I believe there were 10 people in the office who were waiting to meet with the marketing staff. I was both startled by the crowd and glad that we were time stamped with the last of our reservations. With the unofficial tally estimated between owners and new purchasers combined at 70+ including my last three, the marketing staff is well on their way to having over 200 reservations by the Sale Event in June. Those are impressive numbers for a sale event that was started at the end of January and was promoted from the ground up by the market... 03/01/2009

Centex sent out a press release on Feb 26th, 2009 announcing their final sales event at the Beach Villa's at Ko Olina to the general public. Note the fine print: Editor's notes: Please note that Centex reserves the right to (i) cancel, modify or postpone the Sales Event, (ii) continue to sell villas prior to the Sales Event, (iii) adjust the villa inventory and prices available at the Sales Event, and (iv) to provide priority reservations for current villa owners, Centex employees and others. This does not constitute an offer in any state where prior registration is required. Project Broker- Centex Homes dba Centex Destination Properties. So there is always the possibility that Centex could cancel the sale if there is not enough demand. I wonder what would happen then? -- Please allow m... 03/01/2009