As the rest of the world holds on pause to see what happens next, La’i Loa at Wailea, Wailea’s newest product has been introduced to South Maui. Although the current state of the market and has some concerned about uncertainties, this development has been long awaited and warmly welcomed by a captive audience. Bordered by Kai Malu at Wailea, the Wailea Blue Golf Course, a 13 acre natural reserve and Wailea Alanui Drive as shown on the map below.
Many of you have asked over the years to be kept apprised when something new comest to South Maui… 4 weeks from launch and they’re already 25% under contract.
The final 125-acres of residential living in Wailea was purchased by the developer, Ledcor from from A & B in early 2019. An upcoming 7 complex family of homes, Wailea Hills is on the last portion of what’s to be built in Wailea with walking paths, beach and restaurant access and a community vibe. It’ll take years before full completion, but we kick it off with Lai’loa at Wailea, 15 buildings with 75 units on 13 gorgeous acres of South Maui. The buildings in Lai Loa, located off Kai Malu Drive, and bordering Wailea Alanui Dr. will be oriented along the elevation to maximize the ocean views for the single-level two- and three-bedroom units and four-bedroom penthouses. Think big ocean, outer-island and golf course views – especially from the highly coveted Penthouse units, which are starting at $3.495m.
All views will face Northwest, with home prices starting at $1.5 million. and ranging into the upper $3m for larger footprint Penthouse units. I had the pleasure of attending a recent virtual tour. With the new ages of technology, they are able to depict excellent renderings of what’s to come. The best thing about these units are the size of the footprints. Larger than at Kai Malu or Keala o Wailea and really unlike anything else currently in Wailea. They also all have parking garages and ample storage for kayaks and stand-ups. All units will look straight out to the ocean, with the panoramic being the most substantial of them all.
Spacious floor plans
- 2 bedroom, 2 bath $1.495 1,374 inside + 312 sq.ft. covered lanai = 1,686 total sq. ft.
- 3 bedroom, 3 bath $2.050 1,743 inside + 424 sq.ft. covered lanai = 2,166 total sq. ft. Sits 40ft above the road
- 4 bedroom 3.5 bath $3.495m 2,587 inside + large 778 sq.ft. covered lanai = 3365 sq. ft. total Sits 55ft above road
All residences include designer custom finishes. There are no upgrades, they are all top notch. Sleek finishes include: disappearing glass sliders, wooden entry door w/ glass side light, LED lights in all rooms, plush carpets in the bedrooms. Grasscloth finishes, subway tile in the kitchen, double ovens, Hans Grohe appliances and toto toilets. To be explained as classic and sophisticated with a contemporary, modern and neutral color palette. Keeping it comfortable and practical… every unit has wide / deep lanais and a barbecue that vents to the outside.
Seattle-based architecture firm Weinstein A+U brought the vision to paper and world-renowned, Honolulu-based Philpotts Interiors are leading the design team for the project. Ledcors portfolio also includes development of the Luana Garden Villas at the Honua Kai Resort & Spa near Kaanapali on the west side of Maui. If you’ve ever been to Honua Kai invest Maui, you’ve been introduced to the luxe product that these visionaries are known for. It’ll be fun to see the same realized on our side of town and we are excited to bring you this special opportunity.
The amenity center sits against a 3-acre natural reserve parcel. A hot tub, infinity pool, gym, pool with expansive deck, and cascading lawns for bocce ball or sunset picnics. A well thought out plan promoting gathering and community and it has nothing impacting your view.
Photos and site plans courtesy of Wailea Hills, via their brochure. Listed by Polaris Pacific Properties.
Projections forthcoming for a larger-scale community center for the Wailea Hills project – 7 communities as a whole to enjoy. This will be near the upcoming Clubhouse which will be a big benefit.
This is the first project of 7 that will complete the Wailea Resort. It’s smart to consider “getting in” early. You saw what happened with initial investors at Keala o Wailea. Don’t WAIT. Virtual tours are available and reservations are being accepted now.
What’s required to reserve?
- 5% 1st deposit, due at contract signing
- Contract goes binding 30 days from acceptance.
- 10% 2nd deposit, due November 2020.
- 85% to be brought in at close via cash or loan.
Once 65% of the units are binding the developer will break ground with completion projected at the end of 2023, although that is not definitive.
The first phase has almost sold out and more are expected to release soon.
Check out this latest video from our Chief Economist Matthew Gardner on New Home Construction.
Curious about New Construction? It’s an even better opportunity in a place with limited supply.
Reach out… Let’s get your toes in the sand.
With aloha, Erica
Selling Real estate in Hawaii has us immersed in a second home market ripe with investors looking to transfer their investment funds using the 1031 Tax Exchange program on Maui pretty often. It’s important to know the facts and have the resources on hand when you need answers you can trust, especially when looking to invest somewhere disconnected and far from home – like Hawaii.
Fidelity National Title gives a great explanation on a what 1031 Exchange actually is:
Section 1.1031, of the Internal Revenue Code of 1986, as amended, offers real estate investors one of the last great investment opportunities to build wealth and save taxes. By completing an exchange, the investor (Exchanger) can dispose of their investment property, use all of the equity to acquire a replacement investment property, defer the capital gain tax that would ordinarily be paid, and leverage all of their equity into their replacement property.
Whoa. Did you READ that right??? Yes, you sure did. And it’s got investors saving hand over fist in an incredibly HOT market on Maui. You sell your investment, and then roll the capital into another and save a ton on taxes.
… ON 2 CONDITIONS.
1.). Exchange must be for “like-kind” – ie. residential for residential, or commercial for commercial, etc…
2.). No cash or additional benefit may be acquired unless you pay capital gains taxes on it.
WHAT DOES IT TAKE?
The IRS demands that once your property is sold, it is placed with an intermediary entity called an ‘Accommodator’ who is in charge of holding the funds. The Exchanger then has 45 days from the date of close to identify 3 possible replacement properties.
… 3 FINAL REQUIREMENTS.
1.). Purchase must be of equal or greater value.
2.). All equity must be re-invested.
3.). Equal or greater debt. (with an exception that a reduction can be offset with additional cash, but a reduction in equity cannot be offset by increasing debt.
Once the 45 days have passed, the property identification list cannot be changed and everything must be logged and in writing with the accommodator to show that we are abiding by specific guidelines.
So the GENERAL 3 RULES
- The new purchase must be the same or greater value than the relinquished.
- Reinvest all of the exchange equity into the replacement property
- and obtain the same or greater debt on the replacement property as the one relinquished.
Both properties must be sold and acquired for income and/or investment purposes.
Here’s the full article from Fidelity National Title that explains these specifics.
More questions? Who can HELP?
Julie Bratton with OREXCO is the local expert and the person to call when considering a 1031 tax exchange on Maui. Old Republic Exchange has also created this awesome video to help with understanding the process of 1031 tax exchanges.
Here’s also a brochure to explain some of the particulars. ORE Brochure 2018
If you’re strongly considering, Julie is so easy to talk to and she can help with understanding all kinds of ways the exchange program works – including deferred, reverse and simultaneous. Her experience has proven a strong track record in guiding homeowners to successfully achieve their investment goals. Don’t be afraid to reach out!
Julie Bratton (formerly Tumbaga) – Hawaii Representative
Maui provides an amazing landscape for the investor looking for a 2nd home that can generate some passive income through the short term rental market when you can not be here to enjoy. World-class beaches, dining, and shopping are all at your fingertips and the weather is fantastic year-round. As time goes by, you can spend more time here enjoying your investment. This is the ultimate retirement plan. Curious about an investment on Maui? Reach out, let’s get your toes in the sand.
With aloha, Erica Haleakala – 808-281- 4107
Wailea Realty Corp | Windermere Maui | The Shops at Wailea, Maui Hawaii.
The following analysis of select Maui real estate markets is provided by Windermere Real Estate Chief Economist Matthew Gardner. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact me.
The State of Hawaii saw employment grow at an annual rate of 1.1%, with 6,000 jobs added over the past 12 months. In September, the state’s unemployment rate was 2.7%, marginally higher than the 2.6% rate of a year ago.
On the island of Maui, employment continues to contract, with a year-over-year drop of 2.8%. I would note that employment growth has been negative for the past 21 months. Even given the lack of new jobs, the island’s unemployment rate was still impressive, coming in at 2.5%, up from 2.4% a year ago.
- In the third quarter of 2019, 578 homes sold, an increase of 2.1% compared to the third quarter of 2018. Sales were up 0.9% compared to the second quarter of this year.
- Not all markets saw a drop in sales. There were notable increases in the Up Country and Westside markets compared the third quarter of 2018.
- The rise in sales came as inventory levels dropped 13.7%.
- Pending home sales were down 5% from the second quarter of 2019, suggesting that fourth- quarter closings may disappoint.
- The average home price in the region dropped 0.4% from last year to $889,694 but was up 0.7% compared to the second quarter of this year.
- Affordability remains a significant issue. As I discussed in the second quarter Gardner Report, the significant drop in interest rates this year has failed to stimulate sales, which is now affecting MAUI home prices.
- Price changes by market were interesting: all but one market saw modest declines, but there was a massive 240% increase in the North Shore market. This increase was due to home sales in September when prices averaged $3.53 million. This is not necessarily uncommon in very small markets, where a few high-priced sales can create very significant swings in the average.
DAYS ON MARKET
- The average number of days it took to sell a home on Maui dropped nine days compared to the third quarter of 2018.
- In the third quarter, it took an average of 71 days to sell a home. Homes in the Central market sold at the fastest pace. It is taking the longest time to sell in the Up Country market.
- The amount of time it took to sell a home dropped in all markets other than the North Shore market area.
- The length of time it takes to sell homes on Maui will likely trend slightly lower for the balance of the year.
This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors. For the third quarter of 2019, I have moved the needle 57 a little more in favor of home sellers. Inventory remains tight and, although we have seen a modest drop in 63 home prices, well-priced and well-positioned homes are still selling relatively quickly.
ABOUT MATTHEW GARDNER
As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K. In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.
THE GARDNER REPORT | WINDERMERE REAL ESTATE
Q3 2019 | MAUI, HAWAII
There are so many Reasons Why The Beach and Maui are Good for You!
Hawaii has something for everybody, investment, vacation and/or leisure.
If you’re curious about Maui Real Estate, reach out! Let’s get your toes in the sand.
One of my favorite pastimes since relocating to Maui almost 10 years ago is actually the State Sport – paddling in a 6 man outrigger canoe. There’s nothing like greeting the sunrise from the water at the dawn of a new day. I have met so many friends and developed an extended family or “ohana” while playing on the beach in the summertime. I give my time to my canoe club Lae’ula o Kai on the Board of Directors, and I feel supported by a community of professionals and participants with a common interest. From the kupuna (elders) to the keiki (children), it enriches your lives to interact on a recreational level. There are so many Reasons Maui and the beach are good for You.
This article posted in the Ka’hiau – community segment of The Maui News talks about my passion for paddling canoe and how you can get involved.
Practices begin early in the year and get more intense during springtime in preparation for the summer regatta season. Get it touch if you want to participate! They place you by division so you will always be amongst others at your age and skill level.
You know they say life expectancy is great in the islands, and I think we can attribute that to a more active lifestyle (in our earlier and later years), and a more relaxed pace and lifestyle. I relocated from the Los Angeles market almost 10 years ago and can help others considering Relocating to Maui. I look forward to connecting with my clients and introducing them to Maui’s best neighborhoods.
There’s something for everybody in Hawaii. If you’re considering a change, reach out!
Life is short, let’s get your toes in the sand.