Maui 1031 Tax Exchange and Income Opportunity

Are you interested in finding some solid income property in a stellar location? On Maui, with our limited inventory places like this 6-Plex that just listed are a terrific opportunity in the right LOCATION.  With people being encouraged to work remotely and less need to be near major job markets dwindling, it’s got more people than you might think with their eyes on Hawaii.  Maui gets a lot of love for it’s less crowded, more relaxed vibe than Oahu… Especially from our major feeder markets like LA, Seattle, and Oregon… Not to mention our Canadian neighbors.

Income units on South Maui are literally non-existent and this is the only of it’s kinda the time of list  –  worth looking into and sharing.

A terrific opportunity for someone looking for a 1031 Tax Exchange.

Maui Income Property

Maui Income Property located 3 blocks from Charley Young Beach.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maui Palms Townhomes is boutique complex 3 blocks from sandy beaches and activities right in the heart of South Maui.  Just a quick stroll across the street the awesome swimming beaches for morning exercise and nightly sunsets. Easily accessible to many businesses for employment, as well as dining options and grocery for living conveniences.  Five-minutes (unless it’s high season and there’s traffic : )  from the world-class Wailea Resort with access to luxury hotels and amenities, world-class shopping, fine-dining restaurants, and golf.  For these reasons, this building garners premium rents and a high desirability year after year.

6 total units:

  • 5 units are 2 bedrooms, 1.5 bathrooms  939 sq. ft.
  • 1 unit is 2 bedroom, 2.5 bathrooms
  • Updates include new counters, flooring, and paint – varying throughout each unit
  • A well-maintained building shows pride of ownership
  • Onsite parking and a new roof.

JUST LISTED AT $2,560,200.

These are long term rentals in a highly desirable location in South Maui and consistently able to earn maximum income. Currently listed by Dano Sayles, Remax Lifestyle, and owned by a local family who purchased it back in 2005. All units are on month-to-month rental agreements. View Matterport tour for a more in-depth look at the units and their condition.

Check out what wonderful things Trip Advisor has to say about Charley Young’s Beach Park.

Charley Youngs Beach

An afternoon at Charley Young’s Beach, Maui Hawaii.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The real estate market on Maui has slowed down in volume since COVID19, but we are still over last year for median home prices.

 

Maui’s Real Estate Statistics – June 2020

 

 

 

 

 

 

 

Take a look at some recent Maui Real Estate Statistics.

Working remotely is strongly encouraged, and the new state of the world has people curious about shifting closer to more relaxed, less crowded places for the long term. Maui and the limited inventory along with the global interest have our island a solid investment for years to come.

If you’re looking for a solid investment, reach out… Let’s get your toes in the sand.

Aloha, Erica Haleakala – Wailea Realty + Windermere Maui.  – 808-281-4107

Erica Haleakala Maui Realtor

Erica Haleakala Maui Realtor

 

Posted on August 4, 2020 at 10:51 pm
Erica Haleakala | Category: Maui, Maui Economics, Maui Investment | Tagged , , , , ,

New Construction in Wailea – Lai Loa at Wailea

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.

 

Rendering of future Lai’loa Site bordering Wailea Alanui Drive.

 

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.

Wailea Hills Site Map

Future Wailea Hills Site Rendering

 

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

 

 


Penthouse

  • 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.

 

Lailoa Penthouse view rendering

 

Lailoa living view rendering

 

Leila kitchen rendering

 

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.

 

Photos and layout plans courtesy of Wailea Hills, via their brochure

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?

  1. 5% 1st deposit, due at contract signing
  2. Contract goes binding 30 days from acceptance.
  3. 10% 2nd deposit,  due November 2020.
  4. 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

 

 

Posted on April 29, 2020 at 10:46 pm
Erica Haleakala | Category: Maui, Maui Development, Maui Economics, Maui Investment, Maui Real Estate Reports, New Construction | Tagged , , , , , , , ,

Understanding 1031 Tax Exchanges on Maui

ALOHA!

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

877-591-1031 direct

jbratton@oldrepublicexchange.com

http://orexco1031.com

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.

 

 

 

Posted on December 29, 2019 at 8:02 pm
Erica Haleakala | Category: Maui, Maui Economics, Maui Investment, Moving to Maui, Short Term Rentals | Tagged , , , , , ,

Will a Recession Affect the Maui Real Estate Market?

How Will the Next Recession Affect the Housing Market… 

Given the current media buzz of an impending recession, many Americans are fearing the worst and believe a downturn in the real estate market is inevitable. Take a look at the graph below from Keeping Current Matters.

It’s important to note that of the last five recessions in U.S. history, three of them saw increases. Two of those three saw prices appreciate faster than the historical average, and the massive down turn was as a result of loose ethics and loan practices.

Graph showing the housing market in the last 5 recessions

Recession does not equal a housing crisis

 

What Exactly is a Recession

According to Websters Dictionary, a recession means a time where the economy dips for a period of 6 months. Considering that we’re in the longest running economic recovery, it’s no surprise that we’re in for a breather. The Maui marketplace is still robust and active with consistent visitors looking to scoop up great properties and the inventory is low – so it’s still busy and still fast paced for those looking to buy.

How Will Maui Be Affected?… 

Saying anything is recession-proof is a tough statement to make, but any time you have scarcity in a market, whatever the market is, it sets up your investment for success. Purchasing in a location with limited supply is key to making sure your vacation home investment doesn’t depreciate dramatically in a recession. The rental income opportunity can also provide some insulation from market downturns, and there are other factors, too, that help make certain types of vacation homes less risky investments. Check out the most recent short term rentals in Wailea here.

For the best locations in Hawaii, like the Maui beachfront, the dip in property values at the last turn was only 10% to 12%, the reason being the barrier to entry—the ability to get anything built—is unbelievably tough. It isn’t overbuilt, and people recognized the value here. Selecting the location of your vacation home wisely may not protect you entirely from seeing a drop in value during a recession, but it could mean that the decrease you see is much smaller than it would be elsewhere. Also consider whether a second home will be a long-term investment, and perhaps even someday become your primary residence or legacy. Our listings at Mahana Estates are legacy homes where families are seeing their dreams built before their eyes.  I encourage you to reach out and ask questions on how we can paint this picture for you.

Places like Hawaii, Cancun and Mallorca don’t go through seasonal ups and downs. There are low and high seasons, but people are always visiting. People buy a second home and eventually envision living there, so in that sense it’s recession proof. Even in a recession, there are people that still have money, and they’re looking for very specific types of houses, and are very location-driven. As we approach winter, we expect more inventory to come one as usual and we look forward to seeing our friends who return year after year.  If you’re curious about a Maui investment, reach out, let’s get your toes in the sand. Aloha! 

Posted on October 4, 2019 at 8:36 pm
Erica Haleakala | Category: Maui, Maui Development, Maui Economics, Maui Real Estate Reports, Moving to Maui, Short Term Rentals | Tagged , , , , , , ,