Kauai Real Estate Update- Within 2 days of being on the market this oceanfront home in Poipu Beach had an offer and another party was putting in a back up offer. Listed at $4,985,000 this ocean front home has been remodeled and is not (and cannot be) a vacation rental, to see this gorgeous home click here; 4650 Amio Road. Activity has been been picking up, more on that below. For a complete list of all the real estate activity on Kauai for this last week click here; Kauai Real Estate Activity September 21 to 28, 2025
Poipu Beach Real Estate Update- For the Fee Simple real estate activity in Poipu Beach since the beginning of this year click here; Poipu Beach Real Estate Current Market Analysis
For the Kiahuna Plantation click here; Kiahuna Plantation Current Market Analysis
Rental Income vs. Showings: Kaua‘i Agents’ Balancing Act and Its Impact
With Kaua‘i vacation rental properties, two forces are constantly at odds: Sellers want uninterrupted rental income, and Buyers need access to view the property. Unlike a primary residence where sellers can clear out for a showing, vacation rentals are booked by paying guests. Those bookings help sellers maintain income and demonstrate strong rental numbers—but they also make scheduling showings tricky. Agents are often working within narrow check-in/check-out windows, while buyers visiting the island have limited time. Sometimes, the right buyer simply can’t get through the door.
This dynamic is one reason why days on market for Kaua‘i vacation rentals can stretch from 0 to 365, as I discussed in my recent video. It doesn’t necessarily signal a problem; it’s just a different model than the mainland’s traditional owner-occupied sales. Even with perfect pricing, strong marketing, and an agent ready to show, booked rentals can create unavoidable delays. Understanding this distinction is key for both buyers and sellers navigating this market.
Real Estate Fake News Or Not?
I don’t immediately buy in when I hear that I have to act by a certain time to buy, which is what I heard from Realtor.com. And they were specific with their timing too; “Buy during these dates; October 12-18, 2025.” Their reasoning I understand and agree with; Less competition, homes have longer days on market, recent price drops, recent lowering of interest rates and “October is historically the month for the most price cuts and listing prices, at this time of year, are below seasonal peaks.”
What I’m seeing; It feels like the market is changing and I’m hearing this from many other agents as well. In my almost 22 years of doing real estate here on Kauai I can tell when activity is picking up by the amount of phone calls I get to show my listings along with a noticeable uptick in email and telephone inquiries. That has been happening for almost two weeks now. In doing some research I found on a statewide level there is an uptick in the accepted number of offers.
I would add to the Realtor.com list is some people are motivated to buy before the end of the year to get a tax break which could add to a larger pool of buyers.
Reader Tip: New Online Form for Alaska Airlines Flights to Hawai‘i
One of my readers recently flew Alaska Airlines to Kaua‘i and gave me a heads-up about the option to fill out Hawai‘i’s agriculture declaration form online—no more paper version handed out on the plane.
They kindly sent me screenshots of the process so I could share it with all of you. The form is part of Hawai‘i’s new Akamai Arrival program, which moves the mandatory plants and animals declaration online for participating airlines. Alaska Airlines is one of the first to roll this out.
They accessed this form on their Alaska Airlines App. You’ll need to complete the form to declare any plants, animals, or agricultural products you’re bringing in. It’s quick, but don’t skip it—there are penalties for false or missing declarations.
This change is meant to protect Hawai‘i’s delicate ecosystem while speeding up the arrival process and…..no more asking around for a pen!
KIUC Proposes $52M To Kauai Fire Mitigation
The Kauai Island Utility Cooperative (KIUC) will be spending $52 Million to reduce wildfire hazards. This work is starting now and will be completed by 2027.
In the plan KIUC gave to the Public Utilities Commission on the work they will be doing; the Maui wildfires that took out Lahaina was referenced. KIUC is obviously looking to be proactive on the island of Kauai.
Bill 2961 was signed by our Mayor earlier this month which enacts stronger fire mitigation standards for old plantation camps on the Westside which is typically very dry. Some friends that live out in that area said they have opened up the Haul Cane Roads for evacuations and have done land clearing and vegetation work.
Some of the actions proposed to be taken are; Reducing brush in high risk areas around power poles and shutting off power lines during high risk times (this was already done on the Westside in 2024).
KIUC is a “not-for-profit” member owned cooperative, when you get your own electric account here you actually join the co-op.
To read the plan in its entirety click here; KIUC Wildfire Plan
