Real Estate - Friday, July 28, 2017

A SUPPLEMENT OF THE MAUI NEWS I FRIDAY, JULY 28, 2017

REAL ESTATE

Life is good when you can call this place home

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NextHome Pacific Properties offers cutting-edge technology to serve their clients better

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Shared equity homeownership makes obtaining a new home possible for low-income buyers

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2017 Maui County Affordable Housing Summit: Listening, learning and setting high goals A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T1

REAL ESTATE GUIDE I JULY 2017

Where buyers start their house hunt Three tips to prepare to sell your home

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hase Home Lending announced, in partnership with Google, insights that show consumers are clicking their way to finding their first home and figuring out how much they can afford.

They revealed the “Search for Home Snapshot” at the Google New York City headquarters, along with TV personalities, entrepreneurs and authors, Drew and Jonathan Scott, who shared tips on homebuying and home makeovers. The Chase + Google collaboration examined how and what people are searching to find more information about homeownership.

The data shows search activity for first-time homebuying mortgages are at an all-time high, and affordability continues to reign as the top priority for perspective buyers. The bank’s “Search for Home Snapshot” also found Southerners are Googling mortgage information more than consumers in other regions, and fixedrate mortgages are still the preferred product for many searchers.

“We teamed up with Google to help us better understand what customers are searching for and how the home buying

landscape is evolving,” said Mike Weinbach, chief executive officer of Chase Home Lending. “We found that millennials and first-time homebuyers are making a big splash in the market, and affordability remains top of mind.”

“For many people, the homebuying process is filled with research,” said Suzie Reider, managing director of financial services for Google. “For Millennials and first-time homebuyers, we know it’s particularly complex and they often turn to Google for answers to their questions about financing.

“There’s an opportunity to make that process easier by bringing attention to the key questions and issues homebuyers have today, which is why we’re thrilled to partner with Chase on its ‘Search for Home Snapshot.’ ” “There are so many paths to homeownership, but the most important thing is to find a good financial partner to act as your trusted advisor throughout the process,” said Drew and Jonathan Scott. “When you surround yourself with the right partners like Chase, you will be successful.”

Buying a home remains a key life milestone, but

trends have shifted significantly in the last decade.

Key findings from the Chase Home Lending “Search for Home Snapshot” include that firsttimers are stepping up the pace. Internet searches around first-time homebuying topics keep climbing. In 2017, 44 percent of searches in the mortgage category are for firsttime buyer mortgages, up 11 percent from last year.

That also reflects what Chase has seen in its mortgage business. Customers under age 35 accounted for 36 percent of Chase’s new mortgages in 2016, up 16 percent from a year earlier.

Homebuyers are more concerned about what they can afford and are crunching the numbers. Last year, consumers made 34 percent more searches around affordability than the year before Consumers in the South checked out mortgage info more than everybody else.

In the last three years, the South generated 37 percent of mortgage searches, compared to 26 percent in the West, 19 percent in the Northeast and 18 percent in the Midwest.

■ This column was provided to The Associated Press by www.businesswire.com

ccording to RealA tor.com, spring is the busiest and best season to

sell a home. While a good home can find a buyer any time of year, homeowners might find the buyers’ pool is strongest in spring and into summer. The reasons for that are many, ranging from parents wanting to move when their children are not in school to buyers wanting to move when the weather is most accommodating.

Because spring is such a popular time to sell a home, homeowners who want to put their homes on the market should use winter as an opportunity to prepare their homes for the prying eyes of prospective buyers. The following tips can help homeowners during the pre-selling preparation process.

Eliminating pet odors can help homeowners prepare their homes for prospective buyers.

any problematic landscaping or address any issues that arose during the winter.

The exterior Homeowners with green Winter can be harsh on a thumbs can tackle such projhome’s exterior, so as winter ects on their own, but hiring winds down, homeowners professionals is akin to stagwho want to sell their homes ing inside the home. should make an effort to address anything that might Interior clutter negatively affect their homes’ Clutter has a way of accucurb appeal. A study of mulating over the winter, homes in Greenville, S.C., when people tend to spend from researchers at Clemson more time indoors than they University found that the do throughout the rest of the value of homes with landyear. Homeowners who scapes that were upgraded from “good” to “excellent” want to put their homes on increased by 6 to 7 percent. the market in spring won’t If it’s in the budget, hire pro- have the luxury of waiting until spring to do their fessional landscapers to fix

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“spring” cleaning, so start clearing any clutter out in winter, even resolving to make an effort to prevent its accumulation throughout winter. Just like buyers are impressed by curb appeal, they are turned off by clutter.

The Appraisal Institute suggests homeowners clear clutter out of their homes before appraisers visit, and the same approach can be applied to open houses. Buyers, like appraisers, see

See THREE TIPS on Page T12

Main cover image: This home located at 181 Hokai Place in Kihei is being represented by Karin Carlson of NextHome Maui Pacific Properties. For more information, call or text 283-8147, fax 874-3482, email Karin OnMaui@gmail.com or visit www.KarinOn Maui@gmail.com.

REAL ESTATE GUIDE I JULY 2017

Want a Realtor that sees you as a person not a number?

NextHome Maui Pacific Properties offers family-friendliness with progressive technology to buy or sell your home

By CATHERINE KENAR Special Sections Editor

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or anyone looking to buy or sell a home on Maui, finding a Realtor you trust and have faith in is a serious process.

While it seems everybody knows at least several people who are realtors on the island, as with any profession, some are just doing this on the side until their really big break comes in (wave, acting job, fill-inthe-blank).

When you are looking for true professionals, consider a company that has been active in Maui real estate for a long time. The owners of NextHome Pacific Properties in Kihei have been serving Maui for over 30 years.

Husband and wife owners Steve Hogin and Rosie Poree-Hogin moved to Maui back in 1977 with $1,000 in their pockets.

Rosie found a job working as a secretary for Goodfellow Bros., Inc. and Steve found work in property management and maintenance.

“You did whatever you could do to make a living,” chuckled Steve. “It was fun then.

“I was doing so much

was out there.

“He’s the one that found NextHome and we were really impressed by what he found out. We wanted to shake things up.”

NextHome is a progressive real estate franchise based in Pleasanton, Calif., with consumer-focused branding, technology and marketing support for its franchise owners.

“The reason we left ERA was we wanted more technology for our agents,” explained Rosie. “It was nothing against ERA, but they weren’t offering anything new.

“We were, literally, the first company to sign with NextHome — not just on Photo courtesy NextHome Pacific Properties Principal Broker Steve Hogin (clockwise from back left), Rosie Maui, but anywhere. Our Poree-Hogin Realtor, Broker Joseph Hogin, Broker Jodie Hogin, agents were excited to emand Transaction Coordinator Michele Andrion are the force behind brace NextHome because of the technology.”

NextHome Maui Pacific Properties.

According to NextHome’s website, they recognize that younger homemaintenance at the time, the plained Rosie. “I really like said Rosie. “After the (real buyers look for homes difowners wanted to have me seeing someone get someestate) bust several years ferently than prior generamanage the properties, but I thing they always wanted.” ago, we were the only one tions. They use mobile deneeded a real estate license In 1982, the Hogins remaining. vices and apps when initialto do that. So I went and got joined ERA Realty and “We were with ERA for ly looking to buy or sell a my license.” opened the ERA Maui Real over 34 years. When our home. The average age of Rosie saw what Steve Estate Properties office in contract was coming up for new home buyers is 44 was doing and decided to Wailuku. renewal, our son, Joe, who years. Existing realty comget her license, as well.

“When we started with was working with us by that panies were noticing it was “I like this business beERA, there were seven oth- time, started looking harder to recruit younger cause I like people,” exer ERA offices in the state,” around. Just to see what else agents with existing sales

SHELLY H. KUSUNOKI, (B) Principal Broker RB-19305

• Selling Real Estate on Maui for over 15 years!

• Dedicated to service & commitment with sincerity and integrity.

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practices and support.

NextHome recognizes that in today’s real estate world, potential home buyers and sellers are online and primarily using thirdparty search engines to find their new home and to appraise their existing home they want to sell.

“NextHome made it easy for us to join them,” said Rosie. “They helped reconfigure everything for us. In fact, they helped us remotely for over three month getting our system hooked up.

They were really responsive to our concerns and problems. That’s what we’ve loved about them.”

NextHome makes use of popular social media such as Facebook, along with Twitter, LinkedIn and other methods. They encourage their agents and brokers to engage and share their successes through social media.

“The guys who started NextHome are young guys and really into using technology better,” added Rosie.

NextHome may be a newer real estate company, but its owners have experience. Chief Executive Officer James Dwiggins and

Leslene K. Lopez, PB ABR, SFR | RB-21780

808.873.8971 Office 808.870.1984 Cell www.ponorealestate.com leslene@ponorealestate.com 355 Hukilike St., #206 Kahului, HI 96732

CRS, RB #19599 1728 Kaahumanu Avenue #E | Wailuku, Maui, HI 96793 & Associates, Inc. Cell 808 250-0349 ShellyKusunoki@gmail.com A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T3

See NEXTHOME on Page T12

REAL ESTATE GUIDE I JULY 2017

Adding curb appeal to your property M any people are familiar with the idea that a strong first impression can go a long way. While that idea is most often referenced in regard to personal interactions, it’s also applicable to real estate.

When selling a home, homeowners who emphasize curb appeal may find it far easier to sell their homes.

Curb appeal refers to the impression a home’s exterior makes on people seeing the home for the first time. In 2014, the online real estate database Zillow® surveyed real estate agents and found that curb appeal was one of the five most important factors when selling a home.

Cleaning up the yard is among the simpler yet most effective projects to improve a home’s curb appeal. When selling their homes, homeowners should clear the yard of any clutter, including kids’ toys, grass clippings or items that might be scattered throughout the yard. A cluttered yard suggests homeowners do not care much about their home’s appear-

How to protect a coastal property

ance, and that may lead buyers to think that indifference extended to maintaining the home’s interior as well.

Make the main entryway more inviting. To begin, remove plants and furniture from the front porch or area surrounding the doorway, as such items can create a cluttered feel. If the front door is old, replace it. Custom doors may be expensive, but they might add the wow factor buyers are looking for. If a new door is beyond your means or just unnecessary, repaint the door, ideally in a color that complements the color of your home and the surrounding landscape.

Address pavement problems. One of the first things buyers will notice when getting out of their cars is the ground they’re walking on, so patch and repair or even replace driveways and walkways that have fallen into disrepair.

Add or upgrade outdoor living spaces. A recent study from the National Association of Realtors found that buyers would not hesitate to

any people dream of M owning coastal properties. Some aspire to have

An inviting entryway free of clutter can add substantial curb appeal to a property. pay asking price for homes with outdoor living spaces.

When adding or upgrading outdoor living spaces, try to depersonalize the spaces as much as possible, as buyers want to picture themselves, and not the sellers, enjoying these areas. Include some comfortable furniture, adequate lighting and a dining area in your outdoor living space as well.

Curb appeal can add a lot to a home, while lack of such appeal can make a home difficult to sell.

Homeowners who want to sell their properties for asking price or more should address curb appeal before putting their homes on the market.

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garden expert about which information that may come coastal plants thrive with up when applying for high levels of salt in the homeowner’s insurance, as air. flood insurance is a sepaa home away from home Humidity and salt conrate policy. for vacations or long weekIndividuals may have to ends, while others move to centrations can cause concern indoors. Mold likes take special measures to the coast to be nearer to protect their homes from family or when they reach damp, dark conditions, so homeowners should do incoming tides or high waretirement age. ters during storms. HomeLiving close to the water their best to keep their homes dry and well-venti- owners may want to invest can be relaxing, and it’s lated. Rely on dehumidiin lifting their homes or hard to beat the fresh air fiers to take moisture out taking other preventative and the relaxing sound of of the air. Install more measures if coastal floodthe waves. However, vents to draw air outside ing is common. coastal homes require some and create fresh air flow.

Living by the ocean is a unique upkeep that Coastal flooding is andream for many people. prospective buyers should The increased upkeep refamiliarize themselves with other concern for homeowners who live close to quired on a coastal home is before buying a property.

Salt buildup is one of the the water. Prospective buy- often a small price to pay ers should first determine for such luxury, but it’s pitfalls of living close to something prospective the ocean. Salt is corrosive if the house they want to to metal components. Win- buy is in a flood zone or an buyers should consider before buying a home. dows and doors are particu- evacuation zone. This is larly at risk because they face the constant onslaught of Mother Nature. Fiberglass, vinyl and aluminum are less corrosive than other metal parts and should be considered in window framing. Homeowners may need to apply lubricant to moving parts, locks and fasteners to keep them A coastal property is a dream for many just be moving smoothly.

Consult with a lawn and aware of the unique upkeep required.

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A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T4

Keone Ball

REAL ESTATE GUIDE I JULY 2017

Shared equity homeownership: A promising model Resale-restricted, owner-occupied housing may make homeownership possible for low-income buyers

By LAWRENCE CARNICELLI Realtors Association of Maui Government Affairs Director

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t goes without saying that home ownership is an essential piece of the American Dream.

Apart from ensuring a stable and safe environment, home ownership creates an opportunity for workingclass families to build equity and move to the middle class—and for middle-class families to build their personal wealth. But as prices continue to rise, getting into the market and buying a home is becoming an increasingly elusive prospect.

Additionally, many affordable housing programs do not include equity appreciation for homeowners.

It’s a vicious cycle that is difficult to break.

Shared equity homeownership is a promising model to secure and effectively support continuous entrylevel homeownership for low-income and wage-earning families. It also preserves the participation in equity accumulation across

Housing Institute study to describe various forms of resale-restricted, owner-occupied housing where the rights, responsibilities, risks and rewards are shared between an income-eligible family and an organizational protective steward. There are many models that fall within the bounds of shared equity homeownership.

Some are community land trusts like Na Hale O Maui; others are limited equity cooperatives, owner-occupied properties with affordability Lawrence Carnicelli covenants or hybrid models.

They may differ, but all multiple generations. Under share four common characshared equity homeowner- teristics: owner occupancy, preservation of affordabiliship, the government or a ty, shared equity and organinonprofit agency invests zational stewardship. funds to reduce the initial purchase price of a home Owner for low-income families. In return, the new homeowner occupancy accepts a limited participaThe person who resides tion in equity appreciation in the shared equity home in order to preserve afford- must be the homeowner and ability for future low-innot a tenant. This is imporcome buyers. tant, as these properties are Shared equity homeown- taxed, financed and regulatership is a term that first sur- ed differently from rental properties. Often times, the faced in a 2006 National

ownership stake can be bequeathed from one generation to the next.

Preservation of affordability

Whether it is through an affordability covenant, deed restrictions, a ground lease or some other form of contract, each contains a component that ensures the property will remain affordable. Studies have shown that the duration of affordability will vary from entity to entity—but length is not as important due to the shared equity component.

However, each is designed so that the affordability will endure for multiple generations and resales.

Equity is shared

In market rate housing, the homeowner realizes all of the equity—it’s not shared. To see the equity building or the economic value of affordable or subsidized housing, it needs to be broken into three parts. The first part is the homeown-

er’s personal investment in the property. These property-based wealth gains are made in a variety of ways: by making a down payment, paying off debt, removing liens or maintaining or making improvements to the property. Typically, the homeowner will be able to keep this form of equity upon resale in shared equity homeownership.

The second part of equity consideration should be the community investment embedded within the property at the time of the initial purchase. This could take the form of grants, charitable donations, subsidies, developer concessions, closing assistance, down payment aid or public improvements.

Typically, these are not part of the affordable housing equity sharing equation with the homeowner. The community investment equity quotient stays within the property, thereby safeguarding the affordability beyond the initial sale. Moreover, the property will remain affordable as time goes on.

Lastly, there’s the consideration of the economic value built into the property, or its (potential) natural appreciation. As with any investment, there is an obvious risk—and appreciation is not guaranteed. However, when there is an increase in value, there is an agreement to a yearly cap as to how much appreciation the homeowner can receive.

Despite the cap, they do realize appreciation in a rising market. Due to a relatively small initial investment by the homeowner, actual return on investment can sometimes be greater than that achieved on the sale of a market rate home. This is true, even with an appreciation cap in place.

Organizational stewardship

The contractual controls to keep housing affordable need to be carefully monitored and actively enforced.

Someone needs to stand

See SHARED EQUITY on Page T8

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A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T5

www.delmore.net 242-1467 1877 Wili Pa Lp #2, Wailuku

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2017 Kapalua 30

B ALAELOA B2

West Maui

C a Kaan pali

HOYOCHI NIKKO C2

LEINANI APARTMENTS C2

NOHONANI C2

20 Alaeloa #8

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ASTON MAUI ISLANDER E2

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Condominium & Resort Directory

Kahului 36 37 37

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NAPILI VILLAGE HOTEL B2 48 Hui Road F

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LAHAINA SHORES E2 475 Front Street

350 31

NOELANI C2 4095 L. Honoapiilani Rd.

Maalaea

Kihei G 31

A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T6

Maalaea

Kihei G 31

MAUI H

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ALOHA PUALANI G6

KAMAOLE BEACH CLUB H7

KIHEI KAI RESORT F6

MAKANI A KAI G5

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KAMOA VIEWS H7

KIHEI SANDS F6

MAUI BEACHFRONT RESORT H6

POLO BEACH CLUB J6

115 N. Kihei Road, Kihei

1312 Uluniu Road, Kihei

20 Makena Road, Kihei

KIHEI SHORES I6

MAUI COAST HOTEL H7

PUNAHOA BEACH I7

2747 S. Kihei Road, Kihei

2259 S. Kihei Road, Kihei

2142 Iliili Road, Kihei

KIHEI SURFSIDE I7

MAUI COURT I7

ANDAZ MAUI AT WAILEA I7

2936 S. Kihei Road, Kihei

2747 S. Kihei Road, Kihei

3550 Wailea Alanui Drive, Kihei

KIHEI VIEW H7

MAUI GARDENS H6

ROYAL MAUIAN I7

Keonekai Street, Kihei

1450 S. Kihei Road, Kihei

2430 S. Kihei Road, Kihei

KIHEI VILLA H7

MAUI HILL I7

ROYAL MENEHUNE H6

2135 S. Kihei Road, Kihei

2881 S. Kihei Road, Kihei

2061 S. Kihei Road, Kihei

KIHEI VILLAGES F7

MAUI ISANA RESORT G6

SLEEPY HOLLOW H6

140 Uwapo Road, Kihei

515 S. Kihei Road, Kihei

1667 S. Kihei Road, Kihei

KIMO KE APARTMENTS I7

MAUI KAMAOLE I7

SHORES OF MAUI H6

10 Walaka Street, Kihei

2777 S. Kihei Road, Kihei

2075 S. Kihei Road, Kihei

KOA KAI APARTMENTS H7

MAUI LU RESORT G6

SUGAR BEACH RESORT F6

99 Walaka Street, Kihei

575 S. Kihei Road, Kihei

145 N. Kihei Road, Kihei

KOA LAGOON G6

MAUI OCEANFRONT HOTEL I7

VILLAGE BY THE SEA G6

800 S. Kihei Road, Kihei

2980 S. Kihei Road, Kihei

4327 S. Kihei Road., Kihei

KOA RESORT H7

MAUI PALISADES H7

WAILANA SANDS G6

811 S. Kihei Road, Kihei

Kilohana Street, Kihei

25 Wailana Place, Kihei

LAULOA G5

MAUI PARKSHORE I7

WAILEA EKAHI I7

100 Hauoli St./Maalaea Village

2653 S. Kihei Road, Kihei

3300 Alanui Drive, Kihei

LEILANI KAI H6

MAUI SCHOONER RESORT H6

WAILEA EKOLU VILLAGE J7

1226 Uluniu, Kihei

980 S. Kihei Road, Kihei

10 Wailea Ekolu Place, Kihei

LEINAALA H6

MAUI SUNSET H6

WAILEA ELUA VILLAGE I7

998 S. Kihei Road, Kihei

1032 S. Kihei Road, Kihei

600 Alanui Drive, Kihei

LIHI KAI COTTAGES I7

MAUI VIEW APARTMENTS H7

WAILEA GOLF VISTAS I7

2121 Iliili Street, Kihei

76 Walaka, Kihei

Above the Blue Course, Wailea

LUANA KAI H6

MAUI VISTA H7

WAILEA POINT J7

940 S. Kihei Road, Kihei

2191 S. Kihei Road, Kihei

4000 Wailea Alanui, Kihei

MAALAEA BANYANS G5

MENEHUNE SHORES G6

WAIOHULI BEACH HALE H6

190 Hauoli St./Maalaea Village

760 S. Kihei Road, Kihei

49 Lipoa Street, Kihei

MAALAEA KAI G5

MILOWAI G5

WAIPUILAN H6

70 Hauoli St./Maalaea Village

50 Hauoli St./Maalaea Village

1002 S. Kihei Road, Kihei

MAALAEA MERMAID G5

NA HALE KAI G6

20 Hauoli St./Maalaea Village

34 Wailana Place, Kihei

MAALAEA SURF RESORT F6

NA HALE O MAKENA J6

12 S. Kihei Road, Kihei

4955 Makena Road, Kihei

MAALAEA YACHT MARINA G5

NA HOLOKA I G6

30 Haouli St., Maalaea Village

34 Wailana Place, Kihei

2124 Awihi Place, Kihei Above Wailea Alanui Dr., Wailea KANA'I A NALU G5 GRAND WAILEA RESORT J7 250 Hauoli St./Maalaea Village 3850 Wailea Alanui Dr., Wailea KANOE RESORT H7 HALE HUI KAI I7 2050 Kanoe Street, Kihei 2994 S. Kihei Road, Kihei KANOELANI APARTMENTS H7 HALE ILI ILI J7 2065 Kanoe Street, Kihei 2172 Iliili Road, Kihei KAPULANI KAI H6 HALE KAI O'KIHEI H6 73 Kapu Place, Kihei 1310 Uluniu Road, Kihei KAU HALE MAKAI H6 HALE KAMAOLE I7 930-938 S. Kihei Road, Kihei 2737 S. Kihei Road, Kihei KE ALII OCEAN VILLAS H7 HALE MAHIALANI H7 28 Hauwahine Lane, Kihei 21 Kaiau Place, Kihei FAIRMONT KEALANI J6 HALE PAU HANA I7 4100 Wailea Alanui Drive, Kihei 2480 S. Kihei Road, Kihei KEALIA F6 HALEAKALA GARDENS H7 191 N. Kihei Road, Kihei 15 Kulanihakoi, Kihei KEAWEKAPU I7 HALEAKALA SHORES I7 2895 S. Kihei Road, Kihei 2619 S. Kihei Road, Kihei KEONEKAI VILLAGES H7 HO‘OLEI AT GRAND WAILEA J7 160 Keonekai Road, Kihei 146 Ho‘olei Circle, Wailea KIAWE TERRACE G6 HONO KAI G5 851 S. Kihei Road, Kihei 280 Hauoli St./Maalaea Village KIHEI AKAHI I7 ISLAND SANDS G5 2531 S. Kihei Road, Kihei 150 Hauoli St./Maalaea Village KIHEI ALII KAI I7 ISLAND SURF H6 2387 S. Kihei Road, Kihei 1993 S. Kihei Road, Kihei KIHEI BAY SURF G7 KAI MAKANI BEACH VILLAS G6 715 S. Kihei Road, Kihei Kai Makani Loop, Kihei KIHEI BAY VILLAS G7 KAI MALU AT WAILEA J6 775 S. Kihei Road, Kihei 3550 Wailea Alanui Drive, Kihei KIHEI BEACH RESORT G6 KALAMA GARDENS H7 36 S. Kihei Road, Kihei 36 Walaka Street, Kihei KIHEI COVE I7 KAIAMA TERRACE H7 2181 Iliili Road, Kihei 35 Walaka Street, Kihei KIHEI GARDEN ESTATES H6 KALAMA TOWNHOUSE H7 1299 Uluniu Road, Kihei 46 Walaka Street, Kihei KIHEI HOLIDAY G6 KALAMA VILLA H7 483 S. Kihei Road, Kihei 2144 Konou Place, Kihei

1

2

3

4

Wailea

Makena

How To Use This Map The condominiums & hotels in West Maui and South Maui are listed here in alphabetical order according to region. A grid letter and number coordinate is listed with each property for map location.

Be advised that street addresses are not necessarily the correct mailing address. (Example: Addresses in the Maalaea area are served by Rural Route Delivery from the Wailuku Post Office.)

5

6

7

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REAL ESTATE GUIDE I JULY 2017 find affordable housing for its residents. With the exContinued from Page T5 ception of the nonprofit Na Hale O Maui, our currently behind these homes to enimplemented affordable sure they remain affordable housing program lacks one and that quality is preserved of the most essential comand durability is mainponents to be successful tained. Additionally, the seand sustainable. The councurity and interests of the ty’s workforce housing orhomeowner need to be prodinance is a subsidized lottected to prevent foreclotery system where a small sure. History has demonstrated that “someone” can number of lucky families be a governmental agency, are able to buy homes. Afbut more likely a nonprofit ter 10 years, the homeowner may receive all of the eqover the long term. It has uity in the subsidized home been proven that a shared equity arrangement will on- when they sell it. Moreover, they can also cash in on a ly be successful if there is windfall that is 100 percent an active entity participating for many years and per- of the aforementioned iniforming the essential duties tial built-in community equity investment. of stewardship.

The inherent flaw is This type of shared equiclear. This system lacks any ty program does not align type of equity sharing bewith the program Maui County is currently using to cause all of it goes to the

Shared equity

lottery winner at the time of sale. To prevent the reduction in the number of affordable homes, a public subsidy must be invested in another house. Obviously, this continuing loss of community equity over and over again is an unsustainable rat wheel that is only fueled by more taxes. The natural blowback to this continuous loss of investment has spurred a “perpetuity only” movement, therein demanding that all affordable housing stay affordable forever as a means to recapture the lost community investment. The idea here is to limit properties through deed restrictions in perpetuity. Thus far, this particular tack lacks an equity sharing element beyond wage increases.

This is a fatal flaw we need

to address. Without equity sharing, low-income families cannot partake in what is arguably the No. 1 reason for homeownership: wealth building. Historically, this lack of equity participation has discouraged upkeep, maintenance and improvements, which has resulted in blight all across the country.

Maui County does a wonderful job of depositing 2 percent of real property taxes into the Affordable Housing Fund. However, the lack of stewardship and retention of public investment in housing has created a pattern of depleting the fund without increasing or maintaining the number of affordable units over the long term. Simply replacing the funds by collecting more taxes each year, with-

is sorely needed. The Realtors Association of Maui, the leader in promoting and protecting homeownership and property rights, will continue to generate new ideas for building sustainable and affordable housing for all Maui residents.

out a way to keep our existing affordable housing stock intact, means that affordable housing will remain unsustainable for many Maui families.

The shared equity homeownership program is not a silver bullet. However, if we start recognizing all of the components needed for a sustainable program, we can help move the needle and create the housing that

■ Lawrence Carnicelli is the Government Affairs Director for the Realtors Association of Maui.

Tips for first-time home buyers

The process of buying a home is rarely easy, and first-time buyers may feel overwhelmed at times.

Such feelings are perfectly normal regardless of their budgets or home preferences. There are a few ways to make buying a

home more enjoyable than it is nerve-wracking.

• Examine your income.

• Have all documentation when visiting lenders.

• Secure financing before house hunting.

• Work with a local real estate agent.

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2017 Maui County Affordable Housing Summit sets high goals subject to more and more regulations and costly delays.

Lee contends that the history of affordable housing legislation is such that it has often had the opposite effect —reducing the incentive to build affordable housing or making it too expensive to build.

By TOM BLACKBURNRODRIGUEZ For The Maui News

L

ike Julius Cesar writing “Veni vidi vici” to the Roman Senate in 47 BC after a quick military victory, participants at the 2017 Maui County Affordable Housing Summit came, they saw, but did they conquer the problems associated with building affordable housing on Maui?

Alice Lee is a former council member, mayoral candidate and director of the Maui County Department of Housing and Human Concerns. Today she is also the president of Go Maui, Inc., among other community activities and an advocate for issues that have always animated her including advocacy training, good paying jobs, availability of water and building affordable housing.

In the opening panel “FACTS: Where Are the Affordable Housing Units?”

Lee told the conference how affordable housing was built on Maui before there were regulations and laws requiring affordable housing as part of a residential development.

“Believe it or not, it wasn’t always like this. From 195090, thousands of affordable homes were built without any housing requirements,”

“Over time, our housing ordinances became more and more excessive because policy makers believed that housing developers could be forced into providing affordable housing. Now we know

See AFFORDABLE on Page T10

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Approximately 150 people attended the 2017 Maui County Affordable Housing Summit held on June 30 at the Maui Beach Hotel. The event was sold out and the room was filled to capacity. explained Lee. “Three projects alone accounted for over 5,000 homes and/or lots.

Construction began in the first increment of Dream City in 1949. The first homes were completed in 1950. All told, more than 3,200 homes were built in 14 increments, including a major shopping center, parks and recreation facilities, with land set aside for schools and churches. The purchase price of the house and lots started at $5,700.

“Another major project in the 1970s was by LandCo, a

company that developed close to 1,500 lots in Pukalani,” added Lee. “This was another affordable project. I remember being able to purchase a lot for $20,000.

Another affordable project was started in Waiehu Heights, a 450-lot project by Kay Abdul and associates.

Those lots also sold for $20,000. There were other projects built at that time but I am highlighting the larger ones.”

More current projects mentioned by Lee included Kehalani which was ap-

proved for 2,400 units; Maui Lani which was approved for 3,700 units; and Waikapu Gardens which was approved for 448 homes.

Lee said, “ . . . from 1950 to at least 1990, affordable housing was still achievable by most residents, and in some cases, even through the early 2000s.”

So what happened? It seemed that the battle had been won! According to Lee, a major impediment for housing projects, especially in the last 10 years, is that they have increasingly been

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REAL ESTATE GUIDE I JULY 2017 all the panels and speakers: Affordable housing is expensive to build; it’s complicated to build; listen to the experts here today; and we can do it, we just need to pave the way.

Affordable Continued from Page T9 that is not the case. Furthermore, in the ’70s and ’80s, the county’s housing division developed housing for lowincome individuals and families. Eventually, the county delegated that responsibility to private developers,” she said.

According to Lee, homes are too expensive due to excessive regulations, fees and the time it takes to build from planning to construction. A period that Planning Director Will Spence estimated as taking 7 years, and sometimes more. She also pointed to NIMBYs, endless challenges, inadequate infrastructure and inadequate county revenues.

Cassandra Abdul is the executive director of Na Hale O Maui, a community land trust that creates affordable housing for local residents.

The housing is “sold” to an income-qualified family on a long-term renewable lease

Solutions

TOM BLACKBURN-RODRIGUEZ photos

Former Housing and Human Concerns Director Alice Lee and current County Housing Administrator Buddy Almeida addressed affordable housing’s past, current situation and future. that can be passed on to qualifying family members.

In her panel “What Tools Are Needed,” Abdul described the NHOM model as being “one tool in the tool box and not for everybody.”

It is one avenue for getting an affordable home and so far it has worked for 33 families with 12 additional new

homes to be built in Lahaina.

The key feature of a NHOM home is that it is sold as affordably priced and significantly under what the market price would be and when sold later to another family it is handled the same way. The home is never sold at market price and remains affordable in perpetuity.

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Charles Jencks, of Second & Peck Realty, spoke on the topic of “How Does Public Policy Impact The Delivery Of Affordable Housing.” A better title might have been “How Does It NOT” impact the delivery of affordable housing.

“Government has to get out of the way,” said Jencks.

“They have to streamline and be more accepting of the private sector playing a bigger role getting housing built in Maui County.”

There were four themes addressed in some fashion by

They came, they saw and heard from experts but what about conquering the issues?

What are the solutions?

Stanford Carr wants the emphasis to be on rental housing. In his view we need to separate for-sale housing from rental housing because they are unique in how they are financed and their capital structures.

“I have been attending these for 30 years,” said Carr. “What we need to do is stop talking about it and start providing the incentives so we can start building.”

Others called for an increase in the current 2 percent set-aside of real property tax revenues dedicated to affordable housing to 4 to 5 percent. The additional money could be used to float affordable housing construction bonds with payoff guaranteed by the property tax set aside.

See AFFORDABLE on next page

Charles Jencks of Second & Peck Realty prepares for his panel presentation.

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REAL ESTATE GUIDE I JULY 2017 demonstrates your interest in learning more and being a part of the solution.”

She stressed the need to move forward with affordable housing.

Affordable Continued from Page T10 Is downsizing the answer?

Councilmember Alika Atay suggested building smaller starter homes that could be expanded as a family grows.

“A young couple might not need a two or three bedroom house,” he said. “Maybe they can just start out with a one-bedroom that they can afford.”

Solutions suggested by Lee included creating two categories of affordable housing. The first would be subsidized housing for those with special needs, seniors and the disabled, for example. They would be earning less than 100 percent of the Area Median Income for Maui County. The second category would be workforce housing for those earning between 100 to 120 percent of AMI and those earning 121 to 140 percent of AMI. In addition, Lee would reduce, revise or eliminate impediments such as excessive conditions and overly stringent ordinances, like “show me the water,” etc. She also sees the need for sufficient county resources and she

Kellie Pali-Cruz

Next steps

Planning Director William Spence during a break in the 2017 Maui County Affordable Housing Summit. would like to see a new tax category called “The Residential Resort Tax Class” created to raise money for infrastructure and affordable housing.

Maui County’s Planning Director William Spence said, “What we’ve been doing for the last 10 years, 20 years, is not working. We have to change the way that we think in order to provide housing for our residents.

We cannot continue to do the same old same old if we are going to provide for our residents here.”

For Pamela Tumpap, president/secretary of the Maui Chamber of Com-

Now the conference goes to its next steps: creating a documentary for AKAKU and for wider viewing; documenting suggestions offered as solutions to the problem; and additional meetings and workshops to bring people

together to work on those suggested solutions like inclusionary zoning, additional revenue for affordable housing and infrastructure, reducing or removing overly burdensome regulations, and ending endless opposition.

Approximately 150 people attended the 2017 Maui County Affordable Housing Summit held on June 30 at the Maui Beach Hotel and co-hosted by Maui County’s Housing and Human Concerns Department and the

Maui Chamber of Commerce. The event was sold out and the room was filled to capacity.

It remains to be seen if Cesar’s next letter to the Roman Senate would have been as optimistic if he were writing a report on building affordable housing in Maui County. Would he have written “impossibile negotium,” or “impossible task?” Let’s hope not. But then, even Rome wasn’t built in a day.

merce, the conference met the goals she and the Director of Maui County Department of Housing and HuFull Service Listing and Save Thousands man Concerns Carol Hire a Team, not just an agent.

Reiman set for themselves. ________________________________________ In their welcome messages to the attendees both Reiman and Tumpap Get paid to buy your new home stressed that much of what We split our commission with you! would happen at the confer___________________________________ ence would be listening and learning.

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NextHome Continued from Page T3 Chief Operating Officer Tei Baishiki both came from Realty World; Chief Strategy Officer Keith Robinson worked for Better Homes and Garden Real Estate; Vice President of Sales Charis Moreno worked for Trulia, an online residential real estate site; and Vice President of Business Development Imran Poladi came from Keller Williams Realty.

When asked why a buyer or seller of residential real estate should come to NextHome Pacific Properties, Rosie is quick to explain.

“NextHome is a comprehensive, progressive company built for today and the future. Today, more than 92 percent of home buyers begin their search for properties and information on the Internet.

“Marketing your listings to the largest number of

consumer-driven websites is essential to reach the broadest audience of home buyers. Our National Listings Distribution program displays your listings on hundreds of national sites to ensure maximum exposure.

We just don’t market your home on Maui; we market the property to the whole world.

“Our agents are knowledgeable of the island and knowledgeable of the tools of the trade. They are honest and trustworthy, and it shows they go the extra mile for their clients.

“To all of us, they are not just a client, they are family and we treat them the way we would like to be treated.

We give a lot of hands-on help for our agents, too. We train them, we have a beer with them, we cry with them.”

The Hogins are very proud of the fact that with the exception of agents who retired and agents who moved back to the Main-

land, all their original agents from early ERA days are still with them and they now have 40 agents working for them. Their son, Joseph, grew up on Maui and married Jodi, a Maui-girl, and they both work for the family business as well.

One of their newer staff members, Michele Andrion the transaction coordinator, has only been with them since 2012, but she stepped into her role like she had been with the Hogins for years. She acts as support for the agents — she inputs their listings and monitors the escrow so they can focus on customer service. “(Andrion) started the week my Mom passed away, and she has had my back ever since. I love her to death,” gushed Rosie.

With so much attention to detail in their business, it’s hard to imagine that Steve and Rosie do anything besides sell houses, but they are very active in

Central Pacific Real Estate

the community.

Steve has paddled with the Kihei Canoe Club for over 35 years.

Rosie is involved with the Board of Realtors, the Council of Aging for the County of Maui, and she loves to cook. She’s taken classes at the University of Hawaii Maui College, as well as taken advantage of programs the island hotels offered such as the “Chefs on Tour” culinary events.

“I even have one of Sam Choy’s woks,” chuckled Rosie proudly.

When prompted to elaborate, she explained that during one of the aforementioned “Chefs on Tour” events, Choy was the featured chef. Rosie, never to be described as shy and reserved, kept asking him questions to the point that he asked her to stop.

As often happens, at the end of the event, all the attendees were waiting for Choy to sign their cookbooks which they brought

with them. Rosie waited along with everyone else, even though she forgot to bring her copy of Choy’s cookbook. When it was her turn, she started explaining how she forgot the book. He

Three tips Continued from Page T2 cluttered homes as less valuable. In addition, a home full of clutter might give buyers the impression, true or not, that the home was not well maintained.

Eliminate odors

A home’s inhabitants grow accustomed to odors that might be circulating throughout the house. Pet odor, for instance, might not be as strong to a home’s residents as it is to guests and prospective buyers. Because windows tend to stay closed in winter, interior odors can be

was just finishing washing and drying the wok he used, so he looked at her, listened to her explanation, then handed his wok to her with a smile. She still has it and uses it to this day. even stronger come latewinter than they are during the rest of the year. A thorough cleaning of the house, including vacuuming and removal of any pet hair that accumulated over the winter, can help to remove odor. In the weeks leading up to the open house, bathe pets more frequently, using a shampoo that promotes healthy skin so pet dander is not as prevalent. Open windows so more fresh air comes into the home.

Spring is a popular and potentially lucrative time to sell a home, and homeowners who prepare their homes for the market may reap even greater rewards.

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(808) 661-4268 • 1036 Limahana Place #3L, Lahaina, HI 96761 • Email: sales@lahainacarpets.com • Website: www.lahainacarpets.com A Supplement of THE MAUI NEWS – Friday, July 28, 2017 – Page T12