What Are Mortgage Points and How Do They Work? Permanent Buydowns Explained~

Sep 30

Written By Wendy Ruppenthal

Let’s face it—when you see a property you love, if you’re not paying cash, the first thing that crosses your mind is: “How is the loan going to work?”

Of course, you’ll talk with your trusted Hawai‘i lender to get the details, but I also know many first-time (and even second-time) buyers want to understand the basics and see what options are out there.

This blog is going to cover one of those options: the permanent buydown. Last week I shared about the 2-1 buydown (a temporary way to ease into your payments). Today, we’re focusing on permanent buydowns—what they are, how mortgage “points” work, and whether they’re worth it.

What Is a Permanent Buydown?

A permanent buydown is when you (or sometimes the seller) pay extra money upfront at closing to lower your mortgage interest rate for the entire life of the loan.

Instead of just easing your payments for the first two years like a 2-1 buydown, this strategy gives you lasting savings every month.

But before we can understand how a permanent buydown works, it helps to first understand what a point is.

What Is a Mortgage Point?

Mortgage points are the tool that make a permanent buydown possible.

• 1 point = 1% of your loan amount (not the purchase price).

  • Example: On a $1,000,000 loan, one point costs $10,000.

• Each point usually lowers your interest rate by about 0.25%.

• So 2 points would roughly lower your rate by 0.50%, 3 points by about 0.75%, and 4 points by about 1.0%.

That’s why points are often called “discount points.” You’re paying some of the interest upfront to secure a lower rate for the life of your loan.

A Note on Down Payments in Hawai‘i

For loans in Hawai‘i, it’s often best to put 20% down if you can. Doing so helps you avoid private mortgage insurance (PMI), which is an added monthly cost on top of your mortgage. In some cases, lenders even require 20% down depending on the loan program and property type.

If you’re already planning to put down 20% or more, then it may be worth looking at whether setting aside extra cash for a permanent buydown makes sense for your budget.

A Simple Example (Using $1M Loan with 20% Down)

Let’s say your purchase price is around $1.3M (close to the Maui median for single-family homes), and you’re putting 20% down. That gives you a loan amount of about $1,000,000. For this example, I’m using a 6.5% interest rate to keep the numbers simple. Rates change often, so your exact payment would depend on the rate you lock in with your lender.

• No points: 6.5% → Payment ≈ $6,320/month (principal & interest).

• Buy 2 points ($20,000 upfront): 6.0% → Payment ≈ $5,995/month → saves $325/month.

• Buy 3 points ($30,000 upfront): 5.75% → Payment ≈ $5,830/month → saves $490/month.

• Buy 4 points ($40,000 upfront): 5.5% → Payment ≈ $5,670/month → saves $650/month.

Is a Permanent Buydown Worth It?

It depends on two things: how long you’ll keep the loan and how much upfront cash you’re comfortable spending.

The key idea is the break-even point—how long it takes for your monthly savings to equal the upfront cost.

• At 2 points ($20K), you save $325/month. Break-even is about 62 months (just over 5 years).

• At 3 or 4 points, the break-even takes longer—but the monthly savings ($490–$650) can provide significant breathing room in your budget.

Here’s how to know if a permanent buydown may be right for you:

• Long-Term Stay: You plan to stay in your home at least 5+ years. The longer you keep the mortgage, the more you benefit from lower payments.

• Upfront Cash Available: You have extra money at closing to pay for the points—and no better use for it (like paying off high-interest debt or funding emergencies).

• Break-Even Point: You’ve calculated how long it will take to recoup your upfront cost.

  ~ Formula: Buydown cost ÷ Monthly savings = Months to break even.

• No Better Investment: The interest savings are stronger than what you’d expect to earn by investing that cash elsewhere.

When it might not be right:

• You may sell or refinance before hitting the break-even point.

• You need the cash for other expenses or investments.

• You have higher-priority uses for your money (emergency fund, retirement, or paying off higher-rate debt).

Quick Comparison: 2-1 Buydown vs. Permanent Buydown vs. No Buydown

No Buydown

• How it works: Standard 30-year fixed at market rate.

• Example payment on $1M loan @ 6.5%: $6,320/month.

• Pros: Simple, no extra upfront cost.

• Cons: Highest monthly payment.

2-1 Buydown

• How it works: Rate is 2% lower in Year 1, 1% lower in Year 2, then back to 6.5%.

• Example payments: Year 1 ≈ $5,030 / Year 2 ≈ $5,670 / Year 3+ = $6,320.

• Pros: Lower payments in the first 2 years, often seller-funded.

• Cons: Payments jump in Year 3, savings are temporary.

Permanent Buydown

• How it works: Pay points upfront to reduce the rate for the life of the loan.

• Example payments: 2 points (6.0%) = $5,995 / 3 points (5.75%) = $5,830 / 4 points (5.5%) = $5,670.

• Pros: Long-term savings, predictable lower payments.

• Cons: Higher upfront cost, takes years to “break even.”

My Take

A permanent buydown can be a smart strategy for buyers who want long-term stability and know they’ll be in their home for a while. But it’s not one-size-fits-all—the best option depends on your plans, your budget, and how long you expect to keep the loan.

That’s why I always recommend talking through the numbers with a trusted Hawai‘i lender. They can run scenarios side by side and help you see what makes the most sense for your situation.

In the big picture, the loan and the house have to make sense for your unique goals, your budget, and the way you want to live. And at the end of the day, it’s not just about interest rates—it’s about creating a home where you and your family …pets included 🐾, feel comfortable and at ease.

What Is a 2-1 Buydown (and Why Buyers Are Asking About It)?

Sep 21

Written By Wendy Ruppenthal

Lately, almost every buyer I talk to has the same concern: “What’s my monthly payment going to be?” With interest rates higher than we’ve seen in years, that worry makes sense.

One tool I’ve been explaining more often is the 2-1 buydown. It’s not new, but it’s making a comeback because it gives buyers some breathing room in those first years of homeownership.

What’s a 2-1 Buydown?

Think of it as “training wheels” for your mortgage:

• Year 1: Your rate is 2% lower than the one you qualified for.

• Year 2: Your rate is 1% lower.

• Year 3 and beyond: The training wheels come off—you’re paying the full rate you locked in, and that stays in place unless you refinance.

It’s a temporary way to step into your full payment, not a permanent discount.

Who Pays for It?

Here on Maui, I mostly see sellers offering a buydown as an incentive instead of lowering their price. In new construction, builders sometimes use it as a tool to attract buyers.

Questions Buyers Often Ask

“Who pays for it?”

The seller typically covers the cost by giving a credit at closing. That money is set aside in a special account to reduce the buyer’s payments for the first two years.

“Why would a seller offer a buydown instead of lowering their price? Aren’t they still out of pocket?”

Yes, the seller is giving up money either way—but a buydown provides much more value to the buyer than a simple price cut.

• A $20–25K price reduction barely changes the monthly payment.

• That same $20–25K used for a buydown creates real monthly savings for two years.

  For sellers, this can make their home more attractive without lowering the recorded sale price, which helps with neighborhood comps.

“What happens in year three?”

Your payment resets to the full note rate. That’s why I always make sure clients feel comfortable with that number before moving forward.

“What if rates are lower by then?”

If interest rates drop, you can refinance into a new loan at the lower rate. Many people use a 2-1 buydown as a bridge until refinancing makes sense.

“Why wouldn’t I do this?”

It’s not for everyone. If you’re already stretched thin, the jump in year three could feel like too much. Sometimes using seller credit for a permanent buydown—which lowers your rate for the life of the loan—may be a better fit.

Permanent vs. Temporary Buydown

A permanent buydown (often called “buying points”) means paying upfront at closing to reduce your rate for the life of the loan.

• 2-1 Buydown: Temporary, lower upfront cost, good if you expect to refinance soon.

• Permanent Buydown: Bigger upfront cost, but lasting savings if you’ll keep the loan long-term.

My Take

For me, it always comes back to this: how does the payment feel? Do you feel relief and space to breathe, or does it still feel tight? Numbers matter, but peace of mind matters just as much. Talk to a local Hawaii lender for more information and insight into what works best for you.

I’ll be sitting down with my lender friend soon for a social media Q&A where we’ll talk through real Maui scenarios, so you can see exactly how these options play out. Stay tuned!

Why I’m Rethinking My Homeowners Insurance (and You Might Want to, Too)

Aug 5

Written By Wendy Ruppenthal

Last week, during that unexpected tsunami warning, I had just finished styling a condo in Wailea and was heading back to Haʻikū. I realized I was not sure if the condo was close to the flood zone or in the evacuation zone? Thankfully it was in the clear.

Meanwhile, I started the drive home—normally a quick 45 minutes. But that day? It took 2 hours and 45 minutes.

Sitting in standstill traffic gave me plenty of time to think—and what came to mind was homeowners insurance.

• Am I up to date?

• Does my policy reflect what my home is worth today?

• Have I made upgrades that I never reported?

That long drive turned into a reality check. In a place like Hawaiʻi—where nature doesn’t always give us a heads-up—it’s worth asking:

Would my current policy have me covered?

Here are a few things I’m reviewing—and you might want to, too:

• Is your coverage enough to rebuild your home today?

  With rising construction costs, many people are underinsured without realizing it.

• Do you know what’s not covered?

  Floods and hurricanes often require separate policies.

  And yes, in Hawaiʻi, hurricane insurance is typically separate—and often required if you have a mortgage.

• Have you told your insurer about upgrades?

  A new roof, solar panels, kitchen remodels—these can all affect your coverage.

• Are your contact details current?

  It sounds basic, but in an emergency, it matters.

• Almost paid off your mortgage?

  Here’s a commonly overlooked detail: once your lender stops paying your insurance through escrow, you need to switch to self-pay. If you don’t, your policy could quietly lapse—without warning.

Insurance may not be the most thrilling thing to think about, but taking a few minutes to review your policy now could make all the difference later.

So, you’re shopping for property on Maui—maybe a breezy condo near the beach or a tucked-away home Upcountry—and you notice the HOA fees vary widely, and some maintenance fees seem surprisingly high. What do they actually cover, and why is there such a range? Understanding these costs can help you make smarter buying decisions and avoid surprises down the road.

Let’s break down the difference between HOA dues and maintenance fees, and what they mean for you as a homeowner.

HOA (Homeowners Association) Dues are typically found in residential neighborhoods or master-planned communities. These fees help maintain shared spaces and ensure the overall appearance and function of the community.

Common uses:

• Road upkeep

• Entry gate maintenance

• Streetlights

• Mailbox clusters

• Common landscaping

• Association management

• Community rules enforcement

Maintenance Fees are more common in condominium properties. These are typically higher and cover the shared cost of running the building or property.

Common uses:

• Landscaping

• Pool and amenity upkeep

• Building insurance (from the exterior walls out)

• Exterior maintenance

• Common area utilities

• Staffing or resident services (security, concierge, etc.)

• Reserve contributions for big-ticket repairs (like roof or elevator replacement)

NOTE – Why it's higher at vacation-rental complexes: Short-term rental condos tend to have more wear and tear, higher turnover, and added staffing costs. They also often offer more amenities that require upkeep.

Why Are Reserve Funds Important?

A portion of your HOA or maintenance fees typically goes into a reserve account—essentially a savings account for future repairs and major upgrades. Healthy reserves prevent surprise "special assessments" (where every owner is charged a large fee) when something major needs fixing.

What to Ask When Buying

When you're considering a home or condo with HOA or maintenance fees, it’s wise to ask a few key questions:

• What are the current reserves, and are they considered adequately funded?

• Are there any upcoming special assessments—and if so, are they already covered by reserves?

• Have there been recent increases in dues, and why?

These questions can reveal how well the community is managed and help you avoid surprises after you move in.

Knowing what your monthly fees cover—and whether they’re justified—can help you choose a property that fits your lifestyle and budget. Whether you're eyeing a vacation condo or a permanent home, these numbers matter.

Have questions about a specific property or how fees compare across different areas? Reach out—I’m happy to help you navigate the details.

You weren’t planning to move… but then the right property shows up. Maybe it’s the perfect size, an ideal location, or just one of those rare Maui finds that doesn’t come around often. You can picture your next chapter there, but there’s just one problem—your current home hasn’t sold. Maybe it’s not even listed yet.

So what do you do when the opportunity is too good to pass up, but your equity is still tied up?

There are a few creative options worth exploring—each with pros, limitations, and a bit of strategic timing.

1. Home Equity Line of Credit (HELOC)

A HELOC lets you borrow against the equity in your current home. It can provide the cash for a down payment—or even the entire purchase—but the key is timing:

• ✅ You must open the HELOC before listing your property.

• ❌ Most lenders won’t issue a HELOC if your home is already for sale.

Already have one? You may still be able to draw on it, though some banks freeze access once the property is actively listed or under contract.

HELOCs work well if you’re early in the process and want to move quickly. When your current home does sell, you can use the proceeds to pay off the balance.

2. Bridge Loan - Temporary Financing to Get You Across

Bridge loans are short-term loans that help you “bridge” the gap between buying your next home and selling your current one. They’re typically interest-only and repaid once your home sells.

• Can be used for a down payment or full purchase

• Available through select lenders with more flexible underwriting

• Often require strong credit and solid financials

This can be a great solution if you need to move fast and don’t want to risk losing the new property. Just be mindful of the shorter timelines and rates that can be higher than a traditional mortgage.

3. Sale Contingency or Extended Closing

In some cases, you may be able to submit an offer contingent on the sale of your current home. This means your purchase only proceeds if your home sells first.

Pros:

• Reduces financial risk

• Gives you time to prep and sell your home intentionally

Cons:

• Not as competitive in a hot market

• Some sellers may prefer clean offers without contingencies

Alternatively, you can negotiate a longer closing timeline—for example, 60–90 days—giving you time to get your property listed and hopefully under contract before the new closing date.

A Quick Note on Hawai‘i Lending

It’s always wise to talk with a local lender early. Hawai‘i’s lending landscape is unique—especially on Maui, where zoning, property types, and title issues can be different from what you’d encounter on the mainland. A good local lender will help you navigate those nuances.

If you’re curious about what might be possible, I recommend connecting with:

Mary Fabbio

📧 mary.fabbio@rate.com

🏡 Residential Mortgage Specialist, RATE

Every situation is different. These are just a few ways to think outside the box when the dream home comes before the for-sale sign. If you’re wondering what your best next move might be, I’m happy to help talk through it and connect you with the right team.

Let’s make a plan that feels good—and gets you where you want to be.

Maui Property Taxes: What Homeowners Need to Know in 2025

Understanding your property taxes isn’t always fun, but it’s one of those important pieces of homeownership that’s worth staying on top of—especially here on Maui, where classifications and rates can vary quite a bit.

As of this writing (July 2025), the first installment of your property tax bill is due August 20, and homeowners across Maui should have already received their 2025 Real Property Assessment Notices from the County back in March. If you haven’t received yours or have questions, reach out to the Real Property Assessment (RPA) Division at (808) 270-7297 or visit www.mauipropertytax.com.

Let’s break down what it all means.

🧾 What Your Assessment Notice Tells You

Each year, Maui County assesses properties at 100% of fee simple market value using cost and market comparisons. The Real Property Assessment Notice—mailed by March 15—includes:

• Assessed Value of the land and any improvements (like your home or structures)

• Exemptions Applied, if any (such as the Owner-Occupied Exemption)

• Net Taxable Value, which is the amount used to calculate your tax

• Property Classification, which determines your tax rate (e.g., Owner-Occupied, Short-Term Rental, Agricultural, etc.)

💡 Formula: Net Taxable Value ÷ 1,000 × Tax Rate = Annual Property Tax Amount

For example, if your net taxable value is $850,000 and your property is classified as Owner-Occupied at $2.00 per $1,000: 850 x $2.00 = $1,700 annually

🗓️ Important Dates & Deadlines

• March 15: Assessment notices mailed

• April 9: Last day to file an appeal if you disagree with your assessment

• July 1 – June 30: Fiscal year for property tax purposes

• July 20: Property tax bills are mailed

• August 20: First installment due

• February 20: Second installment due

If your mortgage includes an escrow account, your lender typically pays the tax bill directly. If you own your home outright or your mortgage doesn’t include tax payments, you’ll need to self-pay by the due dates.

💰 2025–2026 Maui Property Tax Rates

Property tax rates vary based on classification and assessed value. Some categories use a tiered system:

Tier Breakdown:

• Tier 1: Up to $1,000,000

• Tier 2: $1,000,001 to $3,000,000

• Tier 3: Over $3,000,000

Owner-Occupied:

• Tier 1: $1.80 • Tier 2: $2.00 • Tier 3: $3.25

Non-Owner Occupied:

• Tier 1: $5.87 • Tier 2: $8.50 • Tier 3: $14.00

Apartment: $3.50

Hotel & Resort: $11.75

Time Share: $14.60

Short-Term Rental (TVR/STRH):

• Tier 1: $12.50 • Tier 2: $13.50 • Tier 3: $15.00

Long-Term Rental:

• Tier 1: $3.00 • Tier 2: $5.00 • Tier 3: $8.00

Agricultural: $5.74

Conservation: $6.43

Commercial: $6.05

Industrial: $7.05

Commercialized Residential:

• Tier 1: $4.00 • Tier 2: $5.00 • Tier 3: $8.00

🏠 Owner-Occupied Exemption: Are You Eligible?

If this is your primary residence, you may qualify for the Owner-Occupied Exemption, which provides a $200,000 deduction per person from your assessed value. To be eligible for the following tax year, you must apply by December 31 of the current year.

If two qualified individuals own the home together (e.g., spouses or co-owners), the total exemption can be $400,000. That’s a big reduction in your net taxable value and overall tax bill.

🔄 Recent Updates for 2025

• Lahaina Wildfire Relief: Properties completely destroyed or located in the Lahaina red or yellow zones as of Jan. 1, 2024, are exempt from property taxes for the 2025–2026 tax year.

• Long-Term Rental Exemption Extension: If you received the 2023 wildfire long-term rental exemption and extended your lease by 6 months or more, you may qualify for the 2025 exemption of up to $200,000. Deadline to apply is December 31, 2025.

✅ Final Thoughts

Maui’s property tax system is detailed, and every classification comes with its own nuances. If you’re unsure how your property is classified, whether you're eligible for an exemption, or you’re planning to sell and want to understand how taxes affect your pricing strategy—I’m happy to help.

Reach out any time or visit www.mauipropertytax.com for more info.

Staging with Intention: A Stylist's Take on What Really Works

Jul 4 

Written By Wendy Ruppenthal

Think back to the moment you first stepped into a space that just felt right. You could picture your life there before even seeing the whole layout. That feeling isn't accidental—it's something that can be thoughtfully cultivated. And that, at its heart, is why I love staging.

Styling homes is one of my favorite parts of the real estate journey. It's where intuition, design, and transformation meet. It's where a house becomes a story.

I grew up with a mom who created beautiful, welcoming spaces everywhere we lived. She loved color, texture, and blending old-world charm with the treasures she brought home from her travels. She didn’t just decorate—she created a feeling. Her homes were always full of life, and people were naturally drawn in. That early experience taught me that design isn't about perfection—it’s about how a space feels.

Over the years, I’ve seen firsthand how staging shifts the energy of a home—not just for potential buyers, but for sellers, too. It helps someone begin to let go while opening the door (literally and energetically) for someone new to step in.

So let’s talk about it. If you’re preparing to sell your home, here are a few ways we can stage—because it’s never one-size-fits-all.

Full Staging

This is a great choice for empty homes, new builds, or properties that need a full visual reset. Every room is thoughtfully styled with curated furniture, lighting, rugs, and art that complement the home’s architecture and setting.

When it works: If the space feels too cold or disconnected when empty, full staging adds warmth, flow, and clarity. It helps buyers see themselves living there.

Partial Staging

Not every home needs a full staging install. With partial staging, we focus on key lifestyle areas—like the living room, dining space, and primary bedroom—that create the biggest emotional connection.

When it works: In larger homes or tighter timelines, this approach still allows us to highlight how the space lives without overextending.

Blended Staging

This approach is fun because it’s collaborative. We work with what the homeowner already has—sometimes they’ve started packing or moving—and build on that foundation. Sometimes we edit (because less really can be more), and other times we thoughtfully embellish, using select pieces from inventory to bring out the potential and flow of the space. It’s all about finding the right balance and honoring what’s already there while helping buyers connect with what’s possible.

When it works: If the home already has good bones and just needs a thoughtful refresh, this is a great way to create a grounded, beautiful look without losing its personality.

Prop Styling

This is the lightest touch, but still really effective. We focus on accessories, textures, and details—think fresh linens, books, flowers, plants, or a styled coffee tray. In Hawai‘i, we love to bring the outside in. Maybe the property is on a working farm or agricultural lot—so we might style with freshly cut proteas, citrus from the trees, or leafy greens from the garden. These touches don’t just make a home look lived in—they connect it to the land and lifestyle buyers are dreaming of.

When it works: When the layout and design are already working, and we just want to polish the vibe and spark that emotional “yes” moment.

No Two Homes Alike

One of the things I love most about working on Maui is that no two homes are ever the same. You might have a breezy beach cottage with salt in the air one day, and an Upcountry estate tucked into the clouds the next. Each property tells its own story—and part of my job is to listen to what the surrounding land is saying. From the style of the home to the trees, textures, and light around it, we weave that natural character into the interiors. The goal is always a cohesive story—one that honors where the home is and invites the next owner to step right in. And that emotional connection is what drives offers.

If you're getting ready to sell—or just want your space to feel more aligned while you’re still living in it—let’s chat. There’s always a way to enhance how a home feels, and that’s where the magic begins.

You can also follow me on Instagram @wendy.mauirealestate to see behind-the-scenes photos and design ideas from homes I’ve styled across Maui.

🔒 Protecting Your Credit & Identity: Why I Froze Mine

Jul 4 

Written By Wendy Ruppenthal

I recently sat down to take a closer look at my credit cards—some I’ve had for years and rarely use, others I rely on every day. As I was reviewing what to keep, what to close, and whether my daily-use cards still fit my lifestyle, I started thinking more seriously about credit health….

In the middle of this review, a friend asked if I had frozen my credit. I thought I had. But when I looked more closely, I realized I hadn’t completed the process. Only one out of the three credit bureaus were actually locked, which meant I was still exposed. Not ideal.

That realization prompted me to clean things up and freeze all three. In a world where identity theft is increasingly common—and where our personal info is floating around in more places than we’d like—it felt like a smart, overdue move.

What Is a Credit Freeze?

A credit freeze restricts access to your credit reports. That means if someone tries to open a new credit card, loan, or account in your name, they’ll hit a wall. It won’t impact your credit score, and it won’t stop you from using your existing accounts. You can temporarily lift (or “thaw”) the freeze anytime you apply for new credit.

Why It Matters

If you’re applying for a mortgage, refinancing, or even just working on your financial health, protecting your credit should be part of the conversation. And freezing it with all three bureaus is one of the simplest, most effective ways to do that.

I had assumed I’d taken care of it years ago—but clearly, I hadn’t followed through on the last step. And that’s all it takes: one overlooked bureau to leave you open to fraud.

Pros & Cons of Freezing Your Credit

Pros:

• It’s free

• Adds a strong layer of protection

• Doesn’t affect your credit score

• Easy to lift when needed

Cons:

• You’ll need to log in and temporarily unfreeze it if you apply for a loan or new credit

• Each bureau requires its own login or PIN to manage the freeze

How to Freeze Your Credit

You’ll want to freeze your credit at all three major bureaus. It’s quick and free to do:

Tip: Make sure you’re on the official sites and not a third-party or phishing page. When in doubt, type the URL directly into your browser instead of clicking through ads or email links.

• Equifax www.equifax.com

• Experian www.experian.com

• TransUnion www.transunion.com

Final Thoughts

This all started with a simple check-in on my credit cards—and ended up being a reminder that little things matter. Taking 15 minutes to freeze your credit might not seem urgent… until it is. Whether you’re actively in the market or just being proactive, this is an easy win for your financial health and peace of mind.

🌺 Maui Real Estate Market Update – May 2025 📉

Understanding the current market so you can make informed decisions

The Maui real estate market is showing a noticeable shift as we head into summer. Higher mortgage rates and general economic uncertainty have led many buyers to take a more cautious approach, and we’re seeing properties sit longer while more listings come to market. This increase in inventory—especially at the lower price points—is giving buyers more options and more room to negotiate.

Here’s a breakdown of what’s happening across the island:

Island-Wide Trends

• Single-Family Homes: The median price held steady at $1.3M. On average, sellers received 96% of their list price.

• Condos: Prices dipped a bit, with a new median of $760K. Only 3% of condo sales closed over asking, showing a softening in this segment.

• Land: Very little activity in May, with just three recorded sales across the island.

Days on market have continued to rise, with most properties averaging over 100 days before going under contract. This is another clear sign that we’re in a more buyer-friendly environment right now.

Regional Highlights

• South Maui (Wailea, Kihei): Strongest volume for condos with 38 sales, but prices dropped 41% compared to May 2024.

• West Maui (Lahaina, Kaanapali, Napili): Limited activity—only three single-family sales—but a big jump in median price to $3.3M (a 63% increase).

• Central Maui (Kahului, Wailuku): Balanced activity in homes, condos, and land. A relatively stable pocket in the market.

• North Shore / Upcountry (Haiku, Makawao, Kula): Fewer transactions and some price drops. A slower month overall.

• East Maui (Hana and surrounding areas): Just three home sales, but a sharp increase in median price to $1.5M.

What This Means for Buyers & Sellers

Right now, we’re clearly in a buyer’s market. More inventory, longer days on market, and softening prices mean opportunity for those who have been waiting for the right time. For sellers, strategic pricing, thoughtful presentation, and strong marketing are more important than ever.

Whether you’re actively in the market or just keeping an eye on things, understanding these shifts can help you make the most informed decisions—whether that’s making a move, preparing for a sale, or simply staying connected to what’s happening.

Want to know what this means for your specific neighborhood or property?

I’m always happy to offer a personalized market snapshot, talk through next steps, or just be a resource as you plan ahead. No pressure—just good information when you need it.

Green Your Lifestyle

May 22 

Written By Wendy Ruppenthal

6 Simple Shifts That Actually Make a Difference

I’m writing this after completing a two-day GREEN Designation course for real estate—and I have to say, I’m feeling incredibly inspired. There was so much valuable information about energy efficiency, sustainability, and how we can build and live in ways that better support both our health and the environment. So, I’ve decided to start sharing some of it here in my blog section—practical, approachable ideas that we can all start using.

So here we go.

Living more sustainably doesn’t mean going completely off-grid or overhauling your whole home. It’s often the small, consistent changes that create the most impact—on your energy use, your health, and the land we all share.

Whether you’re a homeowner, renter, or just trying to live more intentionally on Maui, these are a few simple ways to lighten your footprint and create a more mindful living environment.

1. Recycle—But Go Beyond the Basics

Most of us recycle plastics, paper, and glass—but that’s just scratching the surface. Take a look at what you’re bringing into your home in the first place. Can you choose products with less packaging or made from recycled content? Can you safely dispose of household chemicals, batteries, and electronics instead of tossing them in the trash?

2. Rethink Kitchen Waste

Food waste is one of the easiest things to reduce. Instead of sending scraps to the landfill, compost them. Even things like wooden spoons, paper towels, and cardboard Q-tips are compostable. You can start with a simple countertop bin or go full backyard compost pile—whatever fits your lifestyle.

Check out mastercomposter.com or epa.gov if you want to learn more. It’s way easier than it sounds.

3. Cut Back on Everyday Toxins

I’ve worked in a lot of homes, and I can tell you—what’s inside matters just as much as what’s outside. From cleaning products to furniture and cookware, so many items off-gas chemicals that impact your indoor air quality and your health.

Look for non-toxic or low-VOC options when buying new. Skip the synthetic materials where you can. And read the labels. If you don’t know what’s in it, maybe rethink bringing it into your home.

4. Clean in a Way That’s Safe for You and the Island

We’ve all been trained to associate a lemony scent with “clean”—but often, those products are loaded with harsh chemicals. A lot of what’s under the sink isn’t good for you, your pets, or the planet.

Try mixing your own cleaners with baking soda, vinegar, and lemon. Or look for green-certified products that work just as well without the toxicity. I have seen great cleaning videos on instagram !

5. Be Smart About How You Get Around

Let’s be real—Maui is a driving island. But that doesn’t mean we can’t be more mindful. Can you combine errands, carpool, or ride your bike when it makes sense? Even cutting out a couple of trips each week helps.

6. Water Smarter

If you’re caring for a yard or garden, drip irrigation is a game changer. It delivers water right to the roots where plants need it most—reducing evaporation and runoff. Adding timers, sensors, or rain shutoff devices can help you avoid watering when it’s not needed.

It’s not only better for the environment—it saves you money and keeps your plants healthier.

Living lighter doesn’t mean doing everything perfectly. It just means being intentional—thinking about the long-term impact of our choices and doing the best we can with what we have. This is barely scratching the surface, but maybe we can all pick one thing to work on. Everything affects everything, and choosing a place to start is powerful.

If you’re thinking about buying or selling and want to explore homes with sustainable features—or how to make your own home more energy-efficient—I’m always happy to talk through the options.

Wendy Ruppenthal

Realtor® RS-86378

Coldwell Banker Island Properties

| 808.280.9991

🛠️ Should You Renovate Before Selling?

May 17

Written By Wendy Ruppenthal

Here’s What Actually Pays Off in Hawai‘i

One of the most common questions I get from sellers is:

“Should I fix it up first—or just sell it as is?”

And the truth is… there’s no one-size-fits-all answer. It really depends on the house, the location, and what kind of buyer experience we expect—whether they’re looking for something move-in ready, a project to make their own, or a rare piece of land with big potential.

Here on Maui, every property is different. An oceanfront cottage in Kuau is a totally different conversation than a home in a residential neighborhood in Kula or a private estate in Makena. But there are some things we always look at to make the smartest call.

1. What Are You Really Selling?

Let’s get honest: Are buyers going to fall in love with the house or the location?

If your property has a killer ocean view, acreage, or a rare spot in a tight-knit neighborhood, you might not need to do much at all. Sometimes the land and setting are the real value—and buyers will want to make it their own anyway.

But if the home is likely going to be someone’s primary residence, especially in areas where there’s more inventory, we might want to make it feel a little more fresh and inviting. It doesn’t mean a full renovation—but a few thoughtful updates can go a long way.

2. Who’s the Likely Buyer?

This is where local experience really helps. We look at who’s buying in your area—and what they expect.

• Are we appealing to someone looking for a home they can live in right away?

• Or will this be an investor or second-home buyer who plans to remodel anyway?

• Is the home financeable in its current condition, or does it need some repairs to even get a loan?

If it’s clean, safe, and functional, you don’t always need to go big. Sometimes it’s better to leave the bigger changes to the next owner—especially if it’s priced accordingly.

3. What Actually Makes a Difference

Here are the things that consistently make a home feel more appealing—without spending a ton:

✔️ Fresh coat of neutral paint

✔️ Updated light fixtures or cabinet hardware

✔️ A little love to the front entry or landscaping

✔️ Minor bathroom refreshes—think mirrors, faucets, or new towels

✔️ Staging + intentional styling ….. If you know me than you know how important this is !!

4. It’s Not Always About the Renovation—Sometimes It’s the Energy

Honestly, some homes just need a shift in feeling more than a new kitchen.

That’s where a trusted styling company comes in. A little intention, some rearranging, maybe a few curated pieces—it can change everything. Buyers walk in and feel like they belong there. That connection is what sells homes.

The Bottom Line

You don’t need to renovate to sell well—but you do need a clear plan.

If you’re not sure whether to update, touch up, or simply tidy and list—let’s walk through it together. I’ll give you honest advice, tell you where to focus—and where to skip the stress.

Every home is a little different. And together, we’ll figure out the best way to tell its next story.

April 2025 📊 Maui Real Estate Market Report

Steady Growth Amid Mixed Signals

Maui marked its third consecutive month of increasing home sales, signaling continued recovery from the slower start we saw earlier this year. While the island’s real estate market is showing signs of resilience, trends vary notably between single-family homes and condominiums.

Single-Family Homes: Growth with Caution

Sales of single-family homes rose by 20 transactions in April, with Kahului and Pukalani leading the way. Year-over-year, median prices are up 6%, and Pukalani now stands as the most affordable market area, with a median price of $1.1 million. Although pricing trends remain favorable to sellers, homes are taking longer to sell, with the average days on market rising to 97. This shift makes it especially important for sellers to price thoughtfully and remain patient.

Condos: High Inventory and Hesitant Buyers

The condominium market continues to face headwinds. Compared to April 2024, sales are down 36% and median condo values have declined by 25%. Elevated inventory, combined with ongoing uncertainty around short-term rental policies—particularly the Minatoya List debate—is dampening buyer confidence. Many of Maui’s condos cater to the vacation rental market, and for those exploring investment opportunities, it’s worth noting that breaking even may require a 50% down payment or more.

Outlook

While the market remains active, it’s still too early to predict a clear direction. Buyer confidence and evolving policy discussions will be key influences in the months ahead. If you’re considering buying or selling, having a thoughtful strategy tailored to current conditions is more important than ever.