Selling your home in Kapolei, Ewa Beach, or Makakilo doesn’t have to feel overwhelming. Whether you’re preparing for a PCS move, upsizing, downsizing, or simply exploring your options, having the right information can make all the difference. As a Military Relocation Professional (MRP) and a local Realtor with a heart for serving families, I created this FAQ to answer the most common questions I receive from sellers right here in West Oahu. From pricing your home to understanding closing costs and timelines, this guide is designed to help you feel confident, informed, and ready for what’s next. Let’s walk through the process together, one step at a time.
WHAT IS MY HOME WORTH?
Determining your home’s market value is one very important reason to use a real estate agent. I will do a comparative market analysis (CMA) to help you set the correct listing price. I look at recent sales of comparable homes, similar homes that are under contract, and homes that are listed in the same price range of your home. Then I compare the features of the homes including the size, style, number of rooms, age of the home, amenities, condition, lot size, placement, and the location or neighborhood.
(Note: the tax appraiser’s assessed value of your home has nothing to do with the market price.)
HOW DO I DETERMINE THE RIGHT LISTING PRICE?
What your home is worth and what you should list it at are not the same. You always want to have room to negotiate with buyers, so setting a “firm” price to avoid the negotiation process is not usually a good strategy. Neither is setting a very high price to “see what we get.” Setting an unreasonably high price usually results in a longer time on the market, which does not look good to buyers and will frustrate you. Many sellers ask about the price that Zillow or other real estate websites give for their home. These are not reliable because these sites are only taking into consideration very general demographics.
HOW LONG WILL IT TAKE TO SELL MY HOME?
The length of time on market will depend upon the market in your area at the time of listing and whether the home is priced realistically. I am always working to get you the highest price in the shortest time possible. On average, a home that is priced right goes under contract in two to three months. If you need to sell fast, that should be reflected on the list price.
HOW MUCH WILL I PAY FOR SERVICES?
Our service charge is 6% of the sales price, split between the listing and buying party. Commissions are not paid directly to the agents, but to our brokers. They collect fees for marketing your home on the MLS and other websites, administrative costs, insurance fees, and required fees for storing your transaction records as required by law. My broker then pays me for representing you in the transaction. As your agent, I will work very hard to represent you ethically and prioritize your best interest. If you have any questions about the commissions, I’d be happy to talk with you further.
HOW DO I GET MY HOME READY TO SELL?
I recommend that you give the home a thorough cleaning – get rid of anything you aren’t taking with you, declutter surfaces, take care of repairs, make sure the major mechanical systems are in good operation, have the exterior pressure cleaned, and the landscaping spruced up. You may also consider repainting if it is overdue or if the home is painted in dark or bold colors. See our helpful ‘Preparing Your Home for Photos’ and ‘Home Enhancement’ guides for more details.
HOW WILL THE PRIVATE SHOWINGS WORK?
We will decide together on how to handle showings. We can set parameters for the hours and days that showings are allowed, and how to notify you in advance. Homes show best when the homeowner is not present, but if this is not possible, we will work together to create the best experience for the buyer that also fits your lifestyle.
We use an online scheduling system called ShowingTime that allows agents to pick the day, time, and length of the showing which we can either confirm or decline. Usually we use an electronic lockbox that allows buyers’ agents to access your home key. If you have pets in the home that need to be tended to during showings, we will work out the best way to handle them. Lastly, I will try to get feedback from each showing and pass that information back to you.
WHAT DO I NEED TO DISCLOSE?
It’s smart to disclose any issues right up front. Your buyers will have the right to inspect the home, so it’s best they not be hit with bad news after going under contract. If you know of problems with the appliances, plumbing, electric, HVAC, roof, foundation, property lines, or deed, these need to be listed on the Seller’s Disclosure. If there are repairs that you can have done before listing, go ahead and take care of those. Anything that cannot be remedied before listing should be considered when setting your list price.
WHAT HAPPENS IF MY HOME DOESN’T APPRAISE ABOVE THE CONTRACT PRICE?
It sometimes happens that a home does not appraise at or above the contract price. When this happens, we go back to negotiations to determine if we can save the deal by adjusting both the sales price and the terms of the contract to the satisfaction of both buyer and seller. Usually we are able to work it out and save the deal. You always have the right to refuse to lower the price to meet the appraisal, but it’s usually in your best interest to try to work with the buyer to resolve the issue as the next appraisal could result in the same valuation. If you are concerned about the appraisal value, go ahead and have your home appraised before setting the listing price.
WHAT ARE THE STANDARD COSTS FOR A SELLER?
Regularly, the Seller’s Closing Costs would include, but it is not limited to the cost of drafting conveyance documents and bill of sale, cost of obtaining Seller’s consents, FHA or VA mandatory closing fee, notary fees, recording fees to clear Seller’s title, 60% of the premium for standard coverage title insurance, 50% of Escrow fee, Conveyance Tax, buyer and seller agent commissions, and FIRPTA/HARPTA. Seller costs may also include association documents, a Survey, and Termite Inspection Report.
WHAT IS HARPTA?
HARPTA, which stands for Hawaii Real Property Tax Act, is a state law that requires non-resident sellers to withhold 7.25% of the proceeds from a real estate transaction. The seller may fill out an exemption application which can save them money or eliminate entirely the withholding. The exemption applications are filed prior to transferring of title to the new owner in order for the 7.25% to not be withheld. If the Seller is withheld the 7.25% but thinks they can prove they do not owe this entire amount they can file for a refund. Be aware you will need to provide receipts and accounting documentation to prove your exemption or refund. Always speak with a tax professional for guidance on this or any other Real Estate tax subject.
WHAT IS FIRPTA?
FIRPTA, which stands for Foreign Investment in Real Property Tax Act, is a state law that requires foreign to withhold 15% of the proceeds from a real estate transaction. Similar to HARPTA, the seller may fill out an exemption application which can save them money or eliminate entirely the withholding. The exemption applications are filed prior to transferring of title to the new owner in order for the 15% to not be withheld. If the Seller is withheld the 15%, but thinks they can prove they do not owe this entire amount, they can file for a refund. Be aware you will need to provide receipts and accounting documentation to prove your exemption or refund. A Seller whom is not a US citizen must file and pay for both HARPTA and FIRPTA. Always speak with a tax professional for guidance on this or any other Real Estate tax subject.
Ready to Take the Next Step?
Whether you’re still weighing your options or you’re ready to list, I’m here to guide you with honesty, local expertise, and a commitment to your success. Every home and every family has a unique story, and it’s my job to help make your next chapter as smooth and rewarding as possible. If you have more questions, want a personalized home value estimate, or are curious about what selling might look like for you, let’s connect. I’m just a call, text, or email away and would be honored to support you on your real estate journey here in West Oahu.
