Kauai Real Estate Update- Really strong real estate activity last week on our island. To see what Sold, was Just Listed and what went Under Contract last week on the island click here; Kauai Real Estate Update April 21 to 27, 2025
Kiahuna Plantation Real Estate Update- Sold | Kiahuna Plantation #13 $750,000 (LH)
Under Contract With Multiple Offers | Kiahuna Plantation #168 $399,000 (LH)
Pricing at Kiahuna has been on the decline, since January 1 of this year there have been 20 price adjustments and only one of those was an increase. That being said, since the beginning of the year we have sold 10 condo’s, 3 are in escrow and we only have 25 for sale which is a good number given there are a total of 333 units.
My listing, unit #13, priced themselves exactly where they should be and got attention immediately. Unit #168 is also my listing and after the unit next to it sold, we adjusted our price and got really good activity and are now in escrow.
You can have your unit at the Kiahuna, or anywhere really, priced correctly and it can still sit. Concerns over tariffs, a downward global economy, stock market fluctuations and negative political news has some buyers sitting on the fence and some won’t climb down because you lowered your price. There are fewer buyers and more properties, that is the issue and that will at some point change. I don’t see any signs of the market crashing, I’m seeing fewer buyers and those that are here are price sensitive. Pricing your property so the buyers we do have see it is the strategy.
For a complete list of the Kiahuna real estate activity click here; Kiahuna Plantation Current Market Analysis
Kauai Nurse Wins Merrie Monarchs “Miss Aloha Hula” Title
It’s been many years since a Kauai participant has won “Miss Aloha Hula” at the annual Merrie Monarch festival, so you can imagine how proud the island of Kauai is when a 23 year old nurse won last week! Jaedyn Janae Puahaulani Pavao of the “Halau Ka Lei Mokihana” was one of 13 state wide participants and she won the most prestigious award that a solo dancer can receive in the State. “Miss Aloha Hula” over here is Miss American times 10, make that times 100! It’s seriously a big deal. She also won the Hawaiian Language Award scoring a perfect score of 50 points.
What makes this even more special is this young lady has been undergoing cancer treatment after a spot on her pancreas was found after a CT scan. Through her diagnosis and treatment journey she has kept up her practice and dedication to this competition and to representing Kauai. An extraordinary young lady.
Why Association Dues Matter When Getting Prequalified on Kauai
Thinking about getting a loan to buy property on Kauai? One thing buyers often don’t factor in soon enough: association dues. If you are considering a condo that allows vacation rentals, those dues are going to be higher — because you’re not just paying on the square footage, you’re also covering the amenities vacationers expect: pools, spas, tennis courts, landscaping, and everything else that makes it feel like a resort.
Consider dues like these;
🏝️ Makanui at Poipu Kai (Garden View): $2,237.23/month
🏝️ Nihi Kai (Horizon Ocean View): $2,114.13/month
🏝️ Poipu Kapili (Oceanfront with full ocean views): $3,388.25/month
🏝️ Pili Mai (Only one with a garage): $1,384.75/month
I will always have my buyers prequalify before we go look at property so my loan officer can factor in these dues because they will impact your buying power and, if I can avoid a surprise I like to do just that. This is jarring news to find out after you’ve fallen in love with a property.
Additional Tax On Visitors, “Green Fee” Bill Gets Approved
The idea of additional taxation on visitors for the impact they are having on our environment has been floating around, for years. Bill 1396 passed both the House and Senate and it on its way to the Governor’s desk where it is sure to be signed, Gov. Josh Green has been a huge propionate of various ways to charge visitors since he’s been in office.
Impacting not just tourists. Because this bill is an extra fee on the Transient Accommodations tax this will also be paid when locals do staycations.
How it works; starting January 1, 2026 there will be an extra .75% on the Transient Accommodations tax on hotel and VRBO type of stays. Additionally, travelers who dock in Hawaii cruise ships will pay the tax as well.
It's estimated that this fee will generate $100 million annually and will be used to cover environmental projects across the state, help with our infrastructure, housing that will be more resilient to climate change and will help with future disasters.
Over the years there has been massive opposition to this idea in its myriad of forms from local groups and the tourism board.
To read more about this bill click here; Bill SB1396
Coconut Beatle Making Headway on Kauai
Kauai made the news along with Oahu this last weekend. We are the two islands that are struggling the most with the Coconut Rhinoceros Beetle which has been devastating palm trees in large numbers on both islands. A lot of times you don’t know the beetle is there until all the leaves start dropping and falling off the palm trees, at that point the beetle has been in the tree for months.
In Poipu at Prince Kuhio Park volunteers took to the palm trees to hunt for the beetles and they found 500 beetle larvae. So far 7 trees have been impacted and they are treating about half of the trees that are there now for infestation.
If you think you have them on your property you are encouraged to report them on this website; https://kauaiforward.com/coconut-rhinoceros-beetle/
If you would like to volunteer to help eradicate them go to this website; nakahu.org or email [email protected]
