Peak Activity occurs in Weeks 1–2. The chart above reflects a universal truth in residential real estate: buyer interest is highest the moment a property enters the market. The initial surge represents every qualified buyer currently in the market, every agent tracking new inventory, and every algorithm that flags fresh listings. In the Wahiawa market right now, that window is especially critical — the active competition at 216 Walker Ave has been sitting for 491 days. Buyers are watching. Pricing correctly from Day One is not optional.

Understanding this gap between the seller's frame of reference and the buyer's decision-making process is the foundation of every successful pricing strategy. The numbers in this presentation are designed to bridge that gap with factual, market-based evidence — not opinion. A teardown on the same street has been asking $590,000 for 491 days with zero buyers. That is the loudest voice in the room, and our pricing strategy must speak louder.

You may have heard about the National Association of Realtors settlement in 2024. Many sellers now believe they no longer have to offer compensation to a buyer's agent. Here is what actually changed — and what did not.

The settlement was about transparency, not the elimination of buyer agent compensation. It requires that commission terms be clearly disclosed upfront rather than buried in MLS data. That is a good thing. But the fundamental structure of how real estate transactions work in Hawaii has not changed.

As of today, the vast majority of active listings in Hawaii still offer compensation to the buyer's agent. This has been standard practice for over 40 years in our market. The reason is simple: it works.

When you offer compensation to a buyer's agent, you are not giving money away. You are making the smartest marketing investment available to you.

Real estate commissions are 100% performance-based. If your agent does not sell your home, they do not get paid. Period. The incentives are perfectly aligned: the more you make, the more your agent makes.

As of August 2024, the National Association of Realtors settlement introduced two key rule changes. First, buyer's agents must have a signed buyer representation agreement before showing homes. Second, compensation offers can no longer be published in MLS systems. They are now negotiated separately, outside the MLS.

What this means for sellers: you are not required by any rule to offer buyer agent compensation. But the data and practical reality tell a different story.

Under the new rules, all compensation must be disclosed clearly and agreed to in writing before any agency relationship begins. Team Taparra follows these standards on every transaction. Your commission structure, the buyer agent compensation offer, and all associated costs are detailed in the Net Proceeds Worksheet at the end of this presentation — in plain language, with no hidden fees.

216 Walker Ave, Wahiawa, HI 96786

This comp carries EXTREMELY HIGH WEIGHT because it is on the same street as the subject with an identical lot size, and it has been sitting unsold for 491 days. This is the single most important data point in the entire analysis. It proves that properties in disrepair on Walker Avenue cannot sell at $590,000 — and any pricing strategy for the subject must account for this active competition.

216 Walker Ave has been listed twice — first at $625,000 (expired after 340 days), then relisted at $590,000 (now 151 additional days with no buyer). The listing agent describes it as tear-down condition. Cash only. Zero accepted offers in 16 months. Every buyer who searches for homes on Walker Avenue will see this property alongside yours. Your pricing must create undeniable differentiation.

This comp carries LOW WEIGHT for valuation purposes because it is an unsold active listing, not a closed transaction. However, it carries the HIGHEST WEIGHT for pricing strategy — it is the direct competition on the same street and the primary reason our recommended list price is $589,000 and not higher.

If your home had followed the same market trajectory as this comp...

This property sits on the same street as the subject with an identical 6,600 square foot lot — and it has been sitting on the market for a combined 491 days across two separate listings without finding a buyer. Originally listed at $625,000, it expired after 340 days, was relisted at $590,000, and has now been active for another 151 days with no offers. The listing agent describes it as "tear-down condition" and it is restricted to cash buyers only.

This comp sets the absolute floor for Walker Avenue. Even at $590,000, the market has said no. The subject is in meaningfully better condition — functional kitchen, usable bathroom, working washer, and a new roof installed January 2026. But the gap is not as wide as it might seem. The subject still needs a full renovation, has structural concerns, termite damage, water intrusion, and a significant cleanout.

1307 California Ave, Wahiawa, HI 96786

This comp carries LOW WEIGHT because the transaction never closed, the listing was handled by a discount brokerage with limited marketing effort, and the property may still be in escrow on a mortgage assumption despite showing as expired. We attempted to contact the listing agent for confirmation but discount brokerages are often difficult to reach. However, this comp still provides important context about the $700,000 price ceiling in the Wahiawa market.

This comp carries LOW WEIGHT because it did not close. The deal fell through and the listing expired. It tells us what the market was willing to attempt at $699,000 — but not what it was willing to pay.

If your home had followed the same market trajectory as this comp...

This fully renovated, turnkey 2-bedroom home was listed at $699,000, went under contract in 53 days, and then the deal fell through and the listing expired. Despite being in excellent condition with AC split, quartz counters, a stunning tile shower, new everything, and qualifying for multiple financing types including USDA and VA, it still could not close at this price point.

This tells us something important about the Wahiawa market right now: even the nicest small homes are facing resistance at the $700,000 level. The subject is a 3-bedroom with a much larger lot, which helps, but its condition is on the opposite end of the spectrum. When a renovated home at $699,000 cannot close, a home needing a complete renovation must be priced aggressively to generate buyer interest.

1363 California Ave, Wahiawa, HI 96786

This comp carries LOW-MEDIUM WEIGHT because while it is a confirmed closed transaction, it is a significantly nicer product than the subject and it closed in October 2025 — making it somewhat stale in the current market. The extended 192-day market time and $20,000 in concessions further reduce its reliability as a direct value indicator. However, its overpricing story is instructive.

This comp carries LOW WEIGHT as a confirmed closed sale. It is the overpricing cautionary tale — above average condition, and it still took 192 days, a $41,000 price reduction, and $20,000 in seller concessions to close.

If your home had followed the same market trajectory as this comp...

This is the overpricing cautionary tale. This 3-bedroom, 1-bath home with a similar lot size to the subject was originally listed at $780,000 in March 2025. It sat for months, was reduced to $739,000, and finally sold at $755,000 in October 2025 — 192 days after listing. On top of that, the seller provided $20,000 in closing cost credits to the buyer, making the effective sale price $735,000.

The property was in above average condition — better than the subject by a wide margin — and it still took over six months, a price reduction, and $20,000 in concessions to get the deal done. The 192 days on market eroded the seller's negotiating position and ultimately cost them money.

464 Iliwai Dr, Wahiawa, HI 96786

This comp carries MEDIUM WEIGHT. It is a confirmed closed transaction with a condition profile closer to the subject than any other sold comp. It sold in 6 days for $15,000 above listing price with FHA financing and no concessions, demonstrating strong buyer demand when priced correctly. However, it closed in November 2025, making it a slightly aging comp in the current market.

This comp carries MEDIUM WEIGHT as the strongest sold comparable. Average condition (not renovated), sold $15,000 above listing price in just 6 days with FHA financing. The condition closest to what the subject could look like after basic preparation. Most important comp in the entire analysis.

If your home had followed the same market trajectory as this comp...

This is the most important comp in the set. A 4-bedroom, 1-bath home in average condition — not renovated, older kitchen, older carpet, jalousie windows, no AC, no ceiling fans — was listed at $760,000 and sold for $775,000 in just 6 days. No price reduction. No concessions. The buyer used FHA financing, which means this home passed FHA minimum property condition standards.

The condition of this home is the closest to what the subject could look like after basic cleaning and preparation — but the subject has significant additional issues (structural concerns, termite damage, water intrusion, seized windows, dump shed) that this comp does not. The buyer demand at this price point was immediate and competitive, resulting in a sale $15,000 above listing price.

248 Kolekole Dr, Wahiawa, HI 96786

This comp carries MEDIUM WEIGHT. It is the most recent closed sale in the analysis (January 2026) and demonstrates what is possible at the top of the Wahiawa market. However, it is a significantly nicer product than the subject — renovated in 2010 with granite counters, real wood floors, crown molding, 15 owned solar panels, and a multigenerational back unit. The gap between this comp and the subject is substantial, but the fact that it sold $65,000 above listing price in just 10 days reinforces that buyers will compete aggressively for the right property at the right price.

This comp carries HIGH WEIGHT. While it is a confirmed sale, the renovation gap between it and the subject is enormous — over $120,000 in condition adjustments alone. It establishes the top of the Wahiawa market for renovated product, which the subject emphatically is not.

If your home had followed the same market trajectory as this comp...

This renovated 3-bedroom, 2-bath home with 15 owned solar panels, granite counters, real wood floors, crown molding, and a flexible back unit for multigenerational living was listed at $725,000 and sold for $790,000 — $65,000 ABOVE LISTING PRICE in just 10 days. Conventional financing with only $500 in concessions.

This comp represents what is possible at the top of the Wahiawa market for renovated single-family homes. The buyer competition was fierce and the seller captured significant premium value. However, the gap between this home and the subject is enormous. The subject has none of these upgrades, no solar, no second bathroom, no back unit, and needs a complete renovation plus structural and termite remediation.

This property sits on the same street as yours. Same neighborhood. Same lot size. Same buyer pool. And after 491 days and two separate listing attempts, it has not received a single accepted offer at $590,000.

This is the single most important data point in this entire analysis. Every buyer who looks at your home will also see this listing. They will compare. They will ask: why should I pay more (or the same) for another property on Walker Ave when this one has been sitting for over a year?

The answer has to be obvious. Your home must be priced to create immediate, undeniable differentiation. Not $10,000 less. Not $20,000 less. Enough of a gap that a buyer sees your property and says: this is clearly the better deal. That urgency is what generates competitive offers and protects your negotiating position.

Properties that are priced at or above the competition's rejected price inherit the competition's fate: silence. No showings. No offers. Months of sitting. And every week that passes, the property becomes harder to sell — not easier.

Property sold as-is. Vacant. Nothing removed. Foundation not repaired.

If you remove all personal property, debris, yard items, shed contents, and items stored under the house before listing, the $45,000 cleanout penalty is eliminated from the analysis. The property photographs better, shows better, and is more accessible for inspections. The indicated value range increases to approximately $590,000 – $610,000.

However, the property is still cash-only because the foundation has not been repaired. The buyer pool remains limited to investors and cash buyers.

Mortgage Payoff

Bank of Hawaii: $316,901.65

Per seller screenshot 03/23/2026. Actual payoff will differ based on per diem interest and closing date.

HELOC Payoff

$91,615.81

Per seller conversation 03/23/2026. Actual payoff may differ.

Conveyance Tax Note

At $600,000 the conveyance tax is 0.15% ($900). If the sale price exceeds $600,000, the rate jumps to the 0.25% bracket, which would increase this line item significantly.

Justin K. Taparra, RA, MRP | RS-81485 | (808) 349-6499 | justin@teamtaparra.com

Every dollar invested in preparation is expected to return approximately 2x in sale price.

This does not include the added benefits of faster sale time, a broader and more competitive buyer pool, potential financing eligibility beyond cash-only, a stronger negotiating position, and the possibility of multiple offers driving the final sale price even higher — as we saw with Comp 4 ($15,000 over asking) and Comp 5 ($65,000 over asking) in this analysis.

*Mobile Notary Fee: Waived if sellers sign at the Title Guarantee escrow office.

**Conveyance Tax: At $590,000 and $600,000, the non-owner-occupied rate is 0.15% (properties selling below $600,000). Confirm rates with escrow officer at Title Guarantee.

Professional Cleanout: The $30,000 figure is an estimate. An actual quote from a licensed hauling company is required before committing to this investment. Actual costs may be higher or lower depending on the volume of material, accessibility, and disposal requirements.

The 2x return estimate (every $1 invested returns approximately $2 in listing price) is based on comparable market analysis and the agent's professional opinion. It is not a guarantee of increased sale price.

Mortgage payoff based on seller-provided statement dated 03/23/2026. HELOC payoff based on seller conversation dated 03/23/2026. Actual payoffs will differ based on per diem interest and closing date.

Title insurance and escrow fees are pending confirmation with Title Guarantee.

Commission amounts include Hawaii General Excise Tax (GE Tax) at 4.712%. Team Taparra: 2.7% + GE Tax (effective rate after 10% loyalty discount). Buyer's Agent: 2.5% + GE Tax.

Two paths to the same destination — choose the one that fits your goals.

Both scenarios lead to a successful closing. Scenario A is the fastest path — minimal investment, sell as-is, and let the buyer handle the cleanup. Scenario B requires an upfront investment and adds approximately 16 days to the timeline, but positions the property to command a significantly higher price, attract a broader buyer pool, and potentially qualify for financing beyond cash-only. Your Team Taparra agent will help you evaluate the cleanout cost, get professional quotes, and make the decision that maximizes your bottom line.

All dates are estimates based on current market conditions, assumed timelines, and seller/tenant cooperation. Actual dates may shift based on tenant move-out timing, cleanout scheduling, buyer activity, financing timelines, and other factors outside of our control. The cleanout cost-to-value ratio (2x return) is an estimate based on comparable market data and is not a guarantee of increased sale price. This timeline is not a guarantee of any specific outcome, sale price, or closing date. Prepared by Justin K. Taparra, RA, MRP | RS-81485 | Team Taparra, Brokered by eXp Realty (RB-21841).