Kauai Real Estate Update- This last week a $13 Million Dollar home on the North Shore of Kauai went under contract after 20 days of being on the market, in fact there was some really nice movement in the market this last week. For a full list of what Sold, was Just Listed and what went Under Contract click here: Kauai Real Estate April 20 to April 26, 2026
Poipu Beach Real Estate Update- For the Fee Simple activity in Poipu Beach since the beginning of the year click here: Poipu Beach Fee Simple Current Market Analysis
Kiahuna Plantation Real Estate Update- Kiahuna Plantation 115 New Price: $299,000 (LH)
If you are looking for a true no stair ground floor unit, corner location, 100% renovated and AC in both living room and bedroom I’ve got that unit. Kiahuna Plantation unit #115 is perfectly adorable and with the $26K price reduction it’s a tremendous value. If you would like the rental income and more details email me at [email protected]
For the activity at the Kiahuna since the beginning of this year click here: Kiahuna Plantation Current Market Analysis
"AI" In Listing Photos: Where Marketing Ends and Misrepresentation Begins
Years and years ago an agent that had been selling on Kauai for decades was complaining to me about losing a listing because this agent refused to remove power lines in the listing photo. The Seller fired the agent and got another agent who would, and did, do just that. Altering listing photos is not new however AI tools are making it easier to do. A 2026 Zillow Agent Trend Survey found that 50% of Realtors are using AI tools at least once a day. AI is the wild, wild west and the use of it is moving very fast in all industries, including real estate.
Integrity and ethics of altering photos doesn’t stop some agents. What does stop them are regulations and penalties and some states are taking action:
California: as of January 1, 2026 any AI edited image must disclose what was altered and include a link to the unaltered photo.
New York: they are issuing warnings at this time.
Wisconsin: New rule starting January 1, 2027 mandates disclosure of AI altered images.
Here on Kauai our current MLS rules state that images and videos will be presented in a way that does not misrepresent or conceal any material fact about the property. That agent that altered the power lines sold that house and got the commission and the agent that did the right thing got nothing, in fact lost money because of the out-of-pocket cost for the initial photos. Sometimes ethics and integrity are easily set aside for a sale and this story is not new. When you are scrolling Zillow beware that AI is making this really, really easy. For now.
Hawaii’s Tax Cuts: Promised Relief, Now in Question
The “tax relief plan” for Hawaii residents passed in 2024 which would lower income taxes through 2031. Or….maybe not.
Both the Hawaii House and Senate are not able to agree to honor the tax cuts or repeal it. This is holding up finalizing the State budget because these tax cuts mean $1 Billion is staying in the wallets of residents and not going to the State. And this was okay when the Feds were paying for programs that they are no longer paying for such as:
In 2027 Hawaii The Feds Will Cut:
🏝️ $489 million Native Hawaiian Housing Grant
🏝️$529 million HIV/AIDS Housing Support
🏝️ $3.3 billion Community Development Funding
🏝️ $1.3 billion Affordable Housing Program
🏝️ $775 million Community Services Funding
🏝️ Health and Social Program Reductions- no amount given
Rolling back the promised tax cuts is a broken promise that both House and Senate Leaders do not want to answer for. What are they going to do remains to be seen, if they do nothing the tax cuts stay leaving a massive hole in the budget for them to deal with some other way.
3 Million and up is the Luxury property price point for the State. While it’s true that Kaua’i lead the way in price appreciation Statewide it didn’t come without price reductions and Buyers being very selective on what they are purchasing.
Sellers got 91.12% of their listed price but, looking deeper, the Sold Price, compared to the Original List Price was at 82.42%. Looking at that number tells us the 17 homes that sold in the first 3 months of this year that are priced over $3 Million had price reductions and didn’t get their full asking price.
Compare that to the first 3 months of last year’s Luxury Sales: Sellers got 90.79% of their Original List Price.
Inventory is up by 22.6%, we have 6.5 months of Luxury Homes. The most exceptional properties that are priced correctly and in premier locations continue to attract motivated, qualified buyers.
If you would like the full report email: [email protected]
National Real Estate 2026 vs 2025
The Chief Economist for the National Association of Realtors has released his take on the housing market along with data comparing the first quarter stats for 2026 compared to 2025.
Here are some highlights on his comments:
📊 1.4% Increase In the National Median Home Price at $408,800
📊 Median Price in it’s 33rd consecutive month of YOY price increases
📊 1% Decrease In the Number of Home Sales
📊 Lower Consumer Confidence and softer job growth holding back buyers
📊 Lack of inventory (in the lower price points) is a major constraint on the market
📊 Another 300,000 to 500,000 homes on the market would normalize our market
