Kona and Big Island, Real Estate Market Update | Home Prices Fall, Condo Activity Picks Up

Aloha. Hey, it's Julie Zimlas, 365 Hawaii. We are so happy to be bringing you your November update. We've been having quite a week with all the midterms being done and everything. So it's going to be exciting to see how we're moving forward into 2026. We have Travis Green from Guild Mortgage, who's going to talk to us about what's happening with the mortgage market and maybe some like, you know, crystal ball trends about what might be happening. And then we have Andy Madrid from Real Broker, and he's going to be talking to you guys about East Hawaii. And then Eric's going to pop on and talk about Waikoloa, and I'm going to do West Hawaii. So you guys will have the full rundown of the island, and we're going to start with Travis first to talk about what's going on with the money. Travis, tell us what's up. Yeah, thanks. So the story this week, obviously the midterms and the net effect of this week, the market's been kind of volatile, but mortgage rates and the 10-year treasury have fallen somewhat. So mortgage rates are back under, on average for a 30-year fix, big caveat, But on average, back under 7.2, so 7.17. And so I think there's a couple of reasons for this. Number one is like we had already before the midterms, we had already seen some shakiness in tech stocks, especially for companies really connected to like the physical infrastructure of A.I. The really capital intensive businesses like CoreWeave and things like that. And then we had seen some of these big, you know, legendary companies like Oracle go negative on their free cash flow because they're spending so much money on AI hyperscaling, like data center build out. And then the midterms happen. And, um, initially, uh, the, you know, the, on Wednesday this week, so the day after the election stock market ripped, like went way higher. And that was, I think, kind of understood as like just the market kind of exhaling because there was no, you know, it was clear. The outcome of the election was clear, right? It was like one way or the other, at least it's clear. At least it's clear. There's not going to be like this big dispute. Um, you know, Trump pretty quickly said like, I'll accept the results of the election. And so I think it was the market kind of breathing a sigh of relief. Um, and And then the next day, yesterday, Thursday, market had like worst day in 19 months. So that is, you know, kind of tying back to this AI thing. And so a couple of things happened with the midterms. In addition, like Democrats swept the House and the Senate, took a lot of state houses to and governorships and things like that. And then the interestingly, like the AI data center bills that were like on local ballots almost all failed, right? Authorizing build out of data centers. And so the public sentiment was recorded in an election is extremely hostile to data centers. And then the party coming into power in Congress, obviously, you know, Republicans of the White House, but the power, the party coming into power in Congress, which can legislate, pass bills, subpoena people, investigate, things like that, is perceived by the markets as much more hawkish on these tech companies and the AI build out. And so what already kind of was showing signs of being shaky. In the like AI stocks really accelerated yesterday as a lot of investors are kind of like they're calling it the unwinding of the AI trade. I think that's an overstatement. But I think that some obviously some investment money is unwinding out of those stocks and those investments and into safer assets like treasuries. And so that's why you see. These stocks falling, like Google lost over $500 billion in market cap in one day, which is like unprecedented. And then, you know, the 10-year treasury went from like 5.2 to like 4.85. And so kind of coinciding with the stock sell-off. And so today we got a really strong jobs report, actually from the Bureau of Labor Statistics. Unemployment rate dropped a little bit. Rates didn't go higher. Within eight minutes of the release of that jobs report, mortgage rates had reverted back to exactly where they were before the jobs report release. And I think that's because, again, So the bond market, I think, is buying this kind of AI trade and tech stocks and seeing what's going to happen there because there's a lot of money sloshing around there. And then the Federal Reserve has made it explicitly clear that they are focused keenly, almost exclusively on inflation. And so an improvement in unemployment and labor market participation didn't sway the bond market all that much. Um, so it's been a super, super interesting week to watch these, like these swings, but the, the, the trend for mortgage rates and for the 10 year treasury yield has been to go, go lower. That's fantastic. That's, that's good news, right? Yeah, it's great. I think it's great news. One other thing to mention from this is that, um, uh, regulation and oversight in the real estate and mortgage space has been. We're relaxed, we'll say, for the last couple of years. And that's another thing that there's a lot of chatter about in the mortgage industry is that like oversight of consumer lending, mortgage lending, things like that is expected to kind of be like ramping back up to a certain extent. Right. There's only so much they can do without the executive branch. But, you know, putting pressure on states to to rein in there, you know. Miscreants. It's, um... And ne'er-do-wells, you know, scallywags and scofflaws. It's so funny because I don't see that happening in Hawaii. When I lived in Santa Clara County during the run-up, the crazy mortgage products that you could get your hands on in 2004 and 2005 were insane. And, you know, it was like that. All you had to do was fog a mirror. It's not that bad, right? I mean, the miscreants, what are they doing? Do we? Yeah, I think it's also going to be certain things like And there's been a lot of weird, I'm trying to think of like a YouTube appropriate word for it, but some skullduggery around credit scores and credit reports. This is a pretty inside baseball thing in the mortgage world, but like. There's been an essential monopoly on credit scoring models for decades, and that has been challenged lately. And some lenders and Fannie Mae and Freddie Mac are starting to accept alternatives, but it's been very expensive for the consumer, this monopoly. But these kind of expansion of choices has not made it cheaper, and it's not clear that it's better for credit quality. Um, and so there's, there's things like there's little things like that, that people are starting to talk about and say, huh, with, um, Democrats now, especially controlling, um, a majority of, uh, governorships across the country for the first time in over 20 years. That's another thing in attorney general's offices. That's another thing. That's where a lot of enforcement and regulation and oversight occur in our industry is at the state level. And so if you think of places like. You know, Ohio, Iowa, Texas that flipped and haven't been, you know, haven't had a Democrat in the governor's mansion for a long time. That's could could be significant for enforcement in pretty large markets. Oh, that's cool. Good job. I mean, that's that's really good information. I haven't heard that out there yet. So good. Good. So, OK, so for Hawaii, though, since we didn't get much of a change on anything. Yeah, Right. What? Something good did happen here, though. Governor Green is still there. that's It looks like we got a great lieutenant governor coming in from Kauai with Derek Kawakami. Yeah, so. Rise bonds passed. amazing. Oh, it did. Good. I think I saw that it actually was like 60%, 65%. Like 66% sailed through. Yeah. And that's going to help infrastructure here on the island. Yeah, yeah. It helps us kind of, like, modernize the way that we finance and pay for infrastructure, especially for, like, residential build-outs. But we actually had, like, one of the lowest voter participation rates in state history this time. Oh, Lord. Oh, boy. Well. But the people were outside the Mormon church with their signs still, so. Yeah, yeah, I mean, you know, okay. Well, I mean, I heard a lot of people saying they didn't know if they wanted to do the rise bond, so the right people voted, so that's good. I saw one guy, his sign just said, vote no on all three ballot measures. Oh, that's nice. Why? One of them was about, like. Giving giving the state legislatures like a little bit more time to consider judicial appointments, like what's the harm in like another 30 days for them to consider the government in general, whatever they say. No. So, yeah, for our watchers who are, you know, looking outside into Hawaii. It looks pretty tame of what happened during our election cycle. I mean, we've got the same mayor. We've got, I mean, a governor. We've got another guy who's going to help make it better. We've got the mayor. Our mayor wasn't on the election, but you know what? Today, I've got to tell you guys, good news. For Kona is the fact that they are demolishing those crappy old airport buildings this week, and they put the money into it to make sure that we now have a clean old airport without 1954 buildings and we're going to get new bathrooms. So I'm excited about how things are starting. That's so exciting because I, I spent a lot of time in old days. I have little kids. It's easy. Thank It's an easy place to go and like have a good time and that'll make it just so much better. That's a huge, that's a huge deal. Yes. So hope has like, for me personally, my little sphere of influence, it seems to be popping. So, okay. So in terms of, and Travis is going to take off here, you. but if, in terms of like what you're looking at for 2027, now we know the Fed said that they're not going to touch rates for next year. Do you think things have changed now because the, the stock market and what's happening with AI might change the picture? Maybe. I mean, the consensus has kind of been that the Fed would probably, you know, they didn't hike before the election. They didn't want to be seen as like meddling, I think. And so they didn't hike before the election. The consensus has been that they would probably hike in December after the election because inflation is still too high. But I think another reason that like bonds might be improving is that like. You know, Congress might force, might. Try to force an end to the Iran war somehow. I mean, that's pretty far out of the tube. I don't know what, like, well, I heard the Iranians. I mean, fine, let's stop. Yeah. I mean, but like what I mean, there's like once the missiles and drones and bullets are flying, like Congress saying stop only can do so much. But, You know, I, I don't know if there's, I mean, there's definitely gonna be more pressure on the administration to wind that down now. And including, I think the, you know, the defense secretary potentially being in their crosshairs for, yeah. So who, who knows, but I said, they're all updating their resumes right now. Oh, for sure. Yeah. Yeah. MAGA LinkedIn is hot right now. It's lit. I don't think so. Oh, they already fired the chief of staff. I saw that this morning. Susie Wiles out and Stephen Miller in as chief of staff. That makes things so much better. Yeah, yeah. He's like, hmm. He's like, has that kind of energy. I see. Like Mr. Burns, but he's like 40 years old. Yeah, yeah. We're apolitical here. We're apolitical. We're apolitical. Very cool. Stephen Miller also, like, I think it's hard. I think his old mother would say that he has, like, this kind of energy. Yes, he does. But, yeah, I, you know, I don't know the the the real way that that they could help mortgage rates would be to pass a budget that cuts the deficit. That's it. And so that would be great. I mean, if I were Democrats, I would like pass a bill that's like the Trump Budget Deficit Reduction Act and just like name it that and like pass it. And like he would, you know, he'd probably sign it. Yeah. Yeah. How about unwinding the four hundred eighty five billion dollar big, big, beautiful bill and make it so that it's actually, you know, not going to take away some of our things? I mean, maybe. But who knows? They need to. They need to shrink the deficit. That's it. an end to the Iran war would be great for everything, for mortgage rates, long-term bonds. Right, so we can stop spending money, right? And I think that most of you watching this show have some knowledge of how economics work, but the concept of we're not going to get lower interest rates if we are so underwater in terms of the national debt. So that has something to do with it. So we'll see if there's some good news out there. But at least right now, it's a little lower. So people are thinking about... They're moving lower. Yeah, you know, I'm locking people in the sixes now. Hey, OK. OK, so so we're out there looking for watching what was going to happen and looking at what happens with mortgage rates now might be a good time to lock it in. We have Travis there to help you. And it doesn't sound like we're going to have too many crazy other things happening. It looks like it's going to be kind of steady right for the next few months. I think it's a great time for buyers right now. Like units are slow. Like there's not a lot moving right now. Inventory is up. You know, days on market is up. Mortgage rates are actually better than they've been in a couple of months. Thank And I think it's a really good time. I have some buyers out there that are getting deals, deals right now. And so houses, condos, rates, seller concessions, if you're in a position to, I think now is a really good time. you. Fantastic. We like that. That's a good attitude. Yeah, I'm bullish. I'm bullish. I'm bullish on housing. I'm bullish on buyers right now. Okay. Okay. I think rumors of housing's demise have been way overstated. Yeah. Yeah. Yeah. And, you know, just again, we've been waiting for the midterms to be over because the uncertainty has been hanging in the markets and now people can figure out what they want to do now. So I think that, yeah, now's a good time. So, okay, well, I know that you've got things to do, so I'm going to bounce over to Andy to start with the housing information, but thank you so much, and we'll see you in December, and happy Thanksgiving. Thanks, happy Thanksgiving, everybody. Okay, so Andy has been, as you guys know, Andy normally does the South Hawaii update, but he has been actually helping us with some houses in East Hawaii recently, and he does a lot of business in East Hawaii. So we wanted him to kind of hit that because we think that, you know, it's always good to get a good spotlight on what's happening in West Hawaii versus East Hawaii. So, Andy, give us what's happening in East Hawaii, and if you want, just a quick, like, maybe a trend in what might be happening in South Hawaii if you want to as well. Yeah, a couple of things in South Hawaii side put together as well. So East Hawaii, a lot of activity. In the Puna District, when we look at what's going on in the housing market, Puna led the sales across the island with 88 sales in October. Um, more than pretty much anywhere else. Uh, and the sales price, those price ratios pretty high. Some of that's due to sellers just getting their heads wrapped around where they need to be price wise. Some of them coming right out of the gate and saying, let's price it to move it. Um, I always have taken some price reductions, but on average, the median sales price, those price ratio, 99.3%. Wow. Well, that's what happens when you price it correctly. Correct. They work at 51. So those are some properties are moving at a pretty good clip. Now, of course, the majority of that's going to be, I don't want to say all of it's Lava Zones 1 and 2. There actually were no sales in Lava Zone 1. We look at a couple of strong neighborhoods, Hawaiian Shores Recreational Estates, the neighborhood you guys have got a property escrow in, and Volcano. Volcano, really strong. They're getting most sales in Volcano were at or over list price, which have 108.6% list price is what they're getting. A lot of it's newer, new or newer construction. There's new construction in Volcano. It's surprising there's a lot more new construction going on. As a matter of fact, I've got a listing appointment out there in Monteloa Estates. Got to follow up on that today. In HPP, the fastest growing subdivision on the island, probably the state, other than Ewa Beach on Oahu, there are 109 properties on the market right now, between 122, you know, some rough properties there, up to $1,499,000, the median being $550,000, and the average days on market is 86. There are 18 that are currently under contract, between $325,000 and $918,000. So it's a pretty strong market. You've got lots of choices in that neighborhood because there's a lot of new construction but a lot of older homes that have got some really great character, mature landscaping and features that you just aren't able to get in some of these cookie-cutter homes. And the median price of these properties under contract are $500,000. So we have $550,000 for what's... On market and 500 for what's under contract, 93 days has been the median days on market for what's under contract. There were 26 sales, almost one a month in HPP, between 150 and 1.4. Median price, 598,000, with the average days on market, 52. One thing I did notice is the higher price point properties are getting much closer to their asking price. So, yeah, I mean, the more, you know, modest homes, middle of the road properties, they're getting, they're either taking some reductions or they're, you know, sellers are giving up more on the property. I mean, the... Highest sale at $1,400,000. It's because that property was listed at $1,500,000. Took a $100,000 price reduction. But we're talking $1,500,000, you know? Yeah, yeah. Do you think that those kinds of properties are like oceanfront or like short-term vacation rentals? The $1,500,000 is relatively oceanfront. Actually, big property, short-term vacation rental. There aren't that many in HPP. But it's proximity to Hilo, so jobs, airport, and amenities just makes HPP. I mean, you feel rural on some of those streets, as you know, when we're out there. But it's a good neighborhood. Down closer to the water, you're not going to get those acre lots. You're going to be like half and three-quarters of an acre when you're right on the water. But, yeah, it's a pretty good neighborhood. You know, always been strong. It's always strong. Lava Zone 3, good, you know, easy financing. Insurance is readily available and pretty reasonable. Yeah. So, uh, um, we, uh, when we were down there, um, it was funny cause, um, Eric and I also were in escrow on a house, uh, from, uh, the, uh, the couple that owns the, um, YouTube channel, uh, My Big Island Life. And, um, they, um, are going to be moving almost ocean front. And it's funny cause right now they're on a huge lot where the whole tropical landscaping is going to be the ocean front. Like you said, it's a smaller lot. Um, and I think that that's part of the whole experience is if you are not living on the island, And you have oceanfront. You don't need an acre of a tropical experience behind your house. No, you don't. You get the oceanfront, the homes in HPP. Yeah, you look at the ocean, you go down to the beach, the cliffs, and everything else. You're probably not gardening. Thank you, Courtney. You have a lot of room between the house and the water, too. Yeah, definitely. Typically, you don't have that storm surge hitting your lanai. Yeah, yeah, yeah. Real quick, and I'm just excited. I'm ADD. Tell them a little bit about. how different it is to live oceanfront in East Hawaii versus West Hawaii in terms of what happens with the ocean actually hitting your house. Well, so yeah, so in East Hawaii, you know, depending where you're at, depending how the coastline topography is, Because... The East Hawaii, all the islands, you know, they get a lot of storm surge on it. So you're going to get a lot of that. The big thing is just maintenance. I think people don't understand that the, you know, oceanfront living is awesome. I'll be listing one here in West Hawaii. It's waterfront. I mean, it sits right on the cliff. It's beautiful. The problem is, is that while it doesn't get any storm surge, just like in East Hawaii, there's just a lot of maintenance. The salt air pretty much eats those homes up. So it's a constant thing, you know, so you've got to kind of enjoy it. And if you're saying, hey, I want to buy this property and have it a vacation rental, great. You better have a caretaker. You know, we always advocate, get a strong property manager that can take care of your home. There's always something. You're going to have painting. You're going to have sanding. You know, you've got to put high quality materials out there that don't get eaten up by the weather. Yep, yep. But also the fact is that East, where I was kind of going with that is that people in California are dealing with massive erosion from those storm surges taking out the front of their properties. And in East Hawaii, you've got a huge lava cliff. You do, you do. People are not losing their houses along the cliff in East Hawaii. Right, right. You don't see that kind of erosion that you're seeing in areas like, you know, the eastern seaboard or Southern California. Where they're pretty much built on a sand berm, you know? Yeah, a sand berm, and also it's a sandstone. And so here in Hawaii, it's... And then, again, people are losing their houses in Oahu, because, again, they're right on the ocean, and they have sand. Where in East Hawaii specifically, you're on a 50-foot cliff made out of lava. So it seems that you're going to have less problems at least losing your home into the ocean if you live, yeah, on that side of the island. And, you know, you look at that... Even though the sales have been really, really strong in HPP, there are some values out there, depending on what you're looking for. I mean, as we discussed yesterday, I mean, there's a lot of choices for buyers right now in terms of homes with an ohana, whether it's attached or whether it's detached. That's rental income. That's room for the mother-in-law. That's room for the grandkids. That's room for extended family. It's room for having activities and gatherings. And there's some really good opportunity out there for people. And I do, as we talked a minute ago about the turnout with the, not the turnout for the election, but the election results, I do think that consumer sentiment overall is going to kind of... I think people are seeing there's a light at the end of the tunnel. We don't know exactly what that light's going to look like yet because it's still too early to see the change. But I just think there's this wave of consumer sentiment. It's like, okay, we've got some breathing room now. I think no matter what we do, now we can make a decision because now we know which direction we're going. Exactly. Yeah, that's true. Okay, so, Will, why don't you get going? Real quickly on South Hawaii, a couple of things. Again, South Hawaii, some really good values. We talked about, you know, being in the ocean view, how it's a Lava Zone 2 neighborhood, and we do have to consider the cost of homeowners insurance. There are, the days the market's climbed, it's quite a bit higher, you know, with 75 homes on the market between unpermitted properties on the low end at 58,000. Up to $749,000, taking into consideration the properties in Hawaiian Ocean View Ranchos, some of these in lower elevations, Hawaiian Ocean View Estates. The median price is $289,000, but the days on market is 151. One, There are seven under-contract properties between $99,000, two, again, unpermitted, and $599,000. The days on market's 127 with our median price of 239. three, But there were some decent sales, 10 sales in the property. The days on market were short. They dropped down to 70. four. The sales price to list price ratio, again, there are some values out there, but they were strong, 94.35%. As we've talked already, well-priced properties are going to move quickly. Tiki Lane was a standout property. They were my listing the sellers priced to move. It sold over asking price 106.3% of list price. So buyers right now are looking for value and there's some value properties out there. Right now down on the south end in the Green Sand subdivision. There's a hot buy right now. Two homes on a quarter acre lot. One of them is a two-bedroom, one-and-a-half bath. It has an Ohana unit. That's a one-bedroom, one-bath. Lava Zone 6, it's a financeable property, $315,000. Oh, wow. You've been ready. Yeah. Great deal. It's a great deal right now. That's great. And that's Discovery Harbor. That's Green Sands. Green Sands. Okay, so Green Sands is right below Discovery Harbor. Right, adjacent to Discovery Harbor. Thank There are four pending sales right now in the Discovery Harbor Green Sands, like Mark Twain Estates area, between $285,000 and $850,000, with the median being $549,000. Discovery Harbor's price point. And we talked about a golf course community. you. You don't have a mandatory golf course membership. They have a very modest association fee. They provide security. Homes in there are between $489,000 and $985,000. And didn't you say that market's moving right now, too? It's pretty crazy. It's beginning to pick up. It's beginning to pick up. There was one sale. There were several homes that were built. Back in, I want to say, I want to say 2008, 2009, they were steel frame construction. They're all smaller homes, 1,215 square feet, three bedrooms, two baths. There's been quite a few that have come on the market recently. The most recent sale was 400, it was listed for, well, this last list price was 435, and it sold for 430, just closed. It had a couple of price reductions. They came up. They were a little high in the beginning. They ended up with 98.8% of their list price is what they got. So, again, as we talk about all the time, right now, I mean, the market's been pretty soft. Sellers have just got to be realistic on their pricing. It is great to meet with a seller that says, yeah, we know we bought high. We know we're not going to get what we paid for it. But we're looking to bigger and better things for us. So we're ready to price it to get gone. Haven't you heard that quite a lot from people who are selling houses right now? The, I just want to get out with my life. It's too bad I bought in 2021, 2022. It's time to actually price this and get it off the market. Well, I'm seeing more. I had a buyer that you had gotten a call from a seller that you had to deal with. I got a call from a buyer that says, I called the listing agent. They didn't return my call. Can you show me the property? I'm ready to go. Hello. You know, today I have a buyer that flew in yesterday. We're meeting tomorrow. I've got bars that are flying in tomorrow. We're meeting this weekend. Yeah. All of a sudden, yeah, we've been hearing from a variety of different people that their phones are starting to ring. You know, it's like, okay, now I had this idea that I wanted to move to Hawaii or move away from Hawaii or whatever. Now it looks like the time. So when Travis said that it's a good time, it's a good time. Right? I mean, there's more activity in the market. Good. And like what you're saying in your area down in that Discovery Harbor area. With the price ratio being so low, this is a good opportunity for buyers to come in there and think about doing it. In fact, we talked to a guy that is a sales director for Lofty, which is a huge company that helps us with our CRM, and he lives down in that area and works remotely from Silicon Valley because the Wi-Fi is so good, and he doesn't have to drive to work, which a lot of people in HPP are driving to Hilo. But that's a great neighborhood if you don't have to drive to an actual job, right? Oh, yeah. I mean, I tell people down here, I mean, the climate is great. We had a nice rain last night and it's breezy today. It's beautiful. You know, I mean, you can grow anything. As a matter of fact, I was thinking about planting some grapes. You know, it was a best place for a winery. I mean, the climate's great. The distance from town is, you know, it's it's it's commute time. You had you had a job that you had to commute. But, you know, this neighborhood down here appeals to people that are working remotely. We got here. Locals, because it's a reasonable price point that are that are working locally or people that can telecommute. Like people that don't have to drive into town. Right. As you get There's a lot of value down here. And I think that even though buyers have sort of decided the 3% interest rate's never going to come back, ever. So now they're ready to just jump in. My personal opinion is those interest rates that we have now are not going to... They're not going to be here forever. I think they will. I think they'll move down. The problem is, is get in now, refinance later. Because right now, as a buyer, you have a lot of leverage, like Travis mentioned. There's a lot, you know, if you have a buyer that's ready to go, you can you can ask a lot from a seller on some properties. Yeah, definitely. Interest rates are improved. Now you're going to be competing with other buyers. Yes. You're going to know that those interest rates. You jump in now before others start to get the memo. So, OK, so I'm going to switch over to Eric, but throw in, you know, as you know, what's going on, if you want, if you want to stay on. We'll have a three-way discussion here. So, Eric Zemelis, you're going to tell us a little bit about what's happening up in Waikoloa Village and also in the condo department in Waikoloa Resort. Yes? That is the plan. Yes, indeed. Okay, let's hear it. Okay. So, what's interesting is that Waikoloa Village is definitely, for all of you who don't know, is that it's about... 30 miles from here, and its own little enclave out there with different things. And it's been growing pretty well. And it has always been a secondary market to Kona, but it's been growing. There's been a lot of nice neighborhoods that have been growing up there. But it's always been a little more reasonable than it is in Kona, and it still is. So let's go over these numbers here, okay? So there were 36 listings this month in Waikoloa for residential. And the prices range anywhere from the lowest at $425,000 to the highest of $1,168,000. Excuse me, $2,400,000, but the average is $1,049,000 for the listing price. And the sales price average was $950,000. So I'll give you an idea that it is. Thank Current list to sale, it was 95% for that one, right? And there were five sales there, you and the average days on market was 52 and 95%. very And here's an interesting fact that I just learned today. Days on market to contingent was 31, which is, you know, much. things are still moving along fairly quickly there for residential. So that was residential, and then we can talk about some of the condos that are happening there. And Julie and I lived there for a year, so we definitely have, and we lived in Ilimalani, one of the condo complexes there. So it's always interesting to see what's happening in the condos. And they've dropped somewhat. 38 listings, okay? Okay, $2.50. 255 is the lowest, 739 is the highest, and the median is 424,000, right? All right. There were five sales this month, which is doing okay. And the average days to sales was 56. And they, again, are 95% of the actual listing price to sales. So as Julie would say, it is on sale for just about 5%. And then getting back to that, it's interesting. Days, we'll go back to that. Days on market between contingent, before it gets interesting, is 33. And then lastly, we can talk about the resorts, the Waikoloa Village condos down there. So there's not too many houses. So there's just mainly condos. And those for the summer, they were really, so there was no sales in one of those months that was there. So this month, it was like 14 months of inventory at some point. So this month we had four sales. So we're, you know, we're starting to get back on the wagon of people buying condos there. There were 81 listings there. Okay. And the median price was 1.1975, all right? And then it was, the average days to a sale was 42. And this one has a sales to price was 93%. So definitely one of the slower ones. Didn't we see one that was in the, in the 89 last month as well? So 93 is definitely one of the lower. It's going up a little bit, yeah. And then days to contingency was 77, you know, from the time they put it on to the average day until it went contingent was 77. So interesting to see that, you know, condos in the Waikoloa village area are doing better than they were, which is nice to see since there was such a There you go. And so. Have we heard of anybody loving, we don't get a lot of phone calls right now on White Clover Village, because I think that people really saw a price difference between Kona and White Clover Village a few years ago. Yeah, I think like this, you know, my personal opinion, it seems like the prices haven't come down far enough to make it worthwhile to drive up there. And you know what I mean? It's because it has its issues. It's a smaller thing. It's a lot of people end up coming into town a lot. And it's about, you know, 20. 25 or 30 minute drive, depending on where you are to get up here, to get back there. So the prices haven't come down enough to show that it's worth, you know, it hasn't taken off yet down there like it once was. You know what I mean? And I think it's just being slow to come down in pricing a little bit. Anything else? Nope, I'm good. The up section, so I can discuss what's happening with the West Hawaii update. So we will have Delaney hopefully back next week, I mean next month, to talk about the individual neighborhoods because she does that. And that's going to be for the December update. And also Eric and I do an extensive West Hawaii update, which we are going to be doing after we get off this phone call. So you guys can see that with a little bit more in-depth what's happening here in this local market. But across the board, you guys, listening to everybody else, the cool thing is that the median days on market for a single-family house in Kona dropped to 14. So when Andy is saying he's got a quick market at 30, that is homes flying off like pancakes. So what these the ones that have gone off the market so quickly were in the like low millions and like 900 section. Thank So what I think is happening, too, is like what Andy was saying, is that those houses you so were basically put on the market correctly with their prices. And there's buyers who are responding to that. much Here in Hawaii. So when just about four or five months ago, it seemed all we saw were two million dollar houses plus where there for was only two houses that were for two million on sale recently. joining And most of them are in the mid millions and then down in the seven eighties, eight hundred, nine hundred. So, um. us. There has been a price decrease of 20% year-over-year for single-family houses. So that will kind of give you kind of what's happening. Also, closed sales for last year was 33, and this year is 32. So we're selling about as many houses. They're just lower price, which I think is good news for some people who are looking at the market now. And also the original sale to original list price was at 97.2%. So we are having some sales here, guys. For the condo market, the condos were the bright spot for October. 24 closed compared with 19 a year earlier, while the median held at 550. So $550,000 for a condo from last year and And this year it's been flat. However, the condo closings remained 36 below 2025, and the year-to-date median was $50,000 lower. So we still have a buyer's market in the condo department. Right now, it's about five months of inventory for single-family homes, but it's more like nine months for condos. Also, which is interesting to note, is the fact that we have quite... A, um, for, like I said, for single family houses is for 14 days and for condos, it's, uh, more, uh, up in there until like the 45 and fifties. So, um, like I said, we'll. We'll do a deep dive on West Hawaii, but for right now, it definitely looks like we're getting more buyers in the market, and that is before we got the election results. I mean, that's from last month, so I think now we'll see, hopefully, a little bit more in terms of sales activity, because we are definitely getting phone calls, and we're getting more people who want to list their houses. In fact, just in the last two weeks, we've had like 16 houses go on the market with about 12 sales. So we're seeing a lot more activity than we have in the last five months. So if you want more information about that market, Eric and I definitely do sell in Kailua-Kona. And like I said, with Andy, he's the good guy, man. That guy is South Hawaii, East Hawaii, even West Hawaii. Andy gets around. So in fact, we're partnering with Andy on another house in a different market than our own because we want to make sure that we work with people who know their markets. Thank It's nice to have a partner to be able to help with marketing on our side and market knowledge in terms of location with Andy. So thanks Andy for working with us on that. So I'm going to put us back in the old box over here so we can have a little chat. Let's you. So across the board, it looks like you guys that I think heads, you know, we're starting to see some heads up. We're seeing some people who are responding to the market as we head into the fall, which I think as we all agree, don't we think that the summer is usually a slow time anyway on Big Island? Yeah, late summer is definitely. Yeah. Yeah. Yeah. Yeah. Because, yeah. It was rough. The fall for me, the fall was rough, you know. Yeah, that's right. Because right now it's starting to get busier. It's good. We're still in fall. It's fall. Right? Summer's not rare to me. Oh, I see. Well, everybody starts heading into their kind of crummy weather everywhere else. Yeah, and they start dreaming about Hawaii. Yeah. I'm in a bunch of Facebook groups, and they're talking about, you know, well, we've got to put this away because it's, you know, the last swim of the season, the last beach day. Come to Hawaii, you know, last beach day is the last day you went. There's another beach day next week, you know, unless there's a hurricane going to, that's a different story. Right. Yeah. Yeah. And, uh, I think that it's interesting, um, with the AI stocks that, um, Travis was talking about because I saw about 10 days ago that the San Francisco market, there was one sale that went for $10 million over asking because they were waiting for the Anthropic IPO, which is supposed to set the housing prices on fire in the Bay Area. But now they might actually not even do the IPO when they thought because of what's happening with this legislation against AI centers. So it'll be interesting to see what people do because I thought maybe they would flee. They take their money, get out of the housing market, maybe come retire in Hawaii already. But I do think that people do have retirement plans in Hawaii, so don't put those on hold, guys. It's a great opportunity to buy. And across the board, like Andy was saying, that affordability seems to be better for people who actually live here too. So we're seeing some people being able to get out of condos, moving to single-family homes. So we encourage all markets in that sense. And across the board too, this week, Kona Coffee Festival. If you guys are listening to what's happening here and you're around, there's the parade tonight, but we also have a whole 10 days of celebrating Kona Coffee. So that's always fun with the festival. And Andy, is anything interesting happening that you know of in the other parts of the island in terms of notable lifestyle events or upcoming things? The Volcano Farmers Market. Saturday morning. No, I'm sorry. Saturday morning? Sunday morning. Sorry, Sunday. 6 a.m. I got to get up early for that one, but it's kind of neat. It's produce heavy, lots of baked goods. It's just stuff, you know, it's, it's, there's a lot of breakfast. People are making breakfast there. So you can buy, there's a lot of. not there's a lot of local crafts but a lot of really really great produce yeah you need to go yeah and i like going up there uh gets out of the heat of kona and you get a chance to actually feel like fall yeah so uh yeah that's good that's that's a really good lifestyle experience because then you can go up there and just stay in volcano and uh you know go to the farmer's market get a chance to walk around the park and things i don't remember when the coffee festival starts uh I know Eric and I did the PR for them. I think it's like more like in the summertime than it is in the fall. Yeah. Which is interesting because it's supposed to be the harvest where they harvest things differently, I guess in different parts of the Island. But also the Hilo has their parade at the end of November actually. And Kona has theirs in the early part of December. But it's going to be exciting going into the holiday season. I think that we've had a very hot, long summer because of the crazy storms that we've had this year. So I'm looking forward to the, the season's changing. So, okay, so then, like I said, we'll have a West Hawaii update coming up, and you guys, you know, with what's happening in the market, like I said, Andy's on fire. We'll bring Delania back, and then Tiffany will be back to do the North Kahala market. And if you guys have any questions about any of the markets on the island, we will get you information, so give us a call. And thanks, Andy, for joining us, and we'll see you on the next round in early December. All right. Okay. Have a good one. Bye, you guys.