It’s the Properties… It’s the People… It’s the Difference…
A unique boutique-style real estate firm with a combined total of 120+ years of experience.
At Properties of the Pacific, we are interested in quality, not quantity. Our elite presence provides a powerful base from which we can individualize our marketing efforts in a way that many other real estate companies cannot.
Mission
Positive energy, diverse market knowledge, commitment and great teamwork are what make our style so unique and special. Each day we focus with integrity and a caring, solution-oriented attitude to help people buy and sell property. Choosing to be a small real estate firm, we are able to keep our standards of quality high, personalize the service we provide and adapt easily to change for the benefit of our clients.
Owners: Gaylien S. Hall, Sharon Au
History
Properties of the Pacific, LLC was founded in 1998 by current owners Sharon Au and Gaylien Hall. Both have 38+ years of real estate sales experience each. In creating ideas for a business venture together, they felt strongly that the same ideals and principles that create a positive life philosophy would also create a highly successful real estate business.
Our Elite
Marketing Plan
We are a unique “boutique-style” real estate firm. Our elite presence provides a powerful base from which we can individualize our marketing efforts in a way that many other real estate companies cannot.
At Properties of the Pacific, we are interested in quality, not quantity.
We pride ourselves on our superb marketing efforts both for individual listings and our company image. We have been recognized throughout the community for these efforts and will continue to strive to better ourselves in the future. This philosophy provides a great benefit to every seller who chooses to list their property with us.
Our unique advantage is that our marketing service is flexible and personalized. We have creative marketing and advertising experts that assist us in producing a variety of marketing pieces to maximize exposure of our listings. In addition, we share your listing with other Realtors in the community through networking. These marketing efforts are key in generating interest, showings and offers that enable us to sell your home in a timely manner.
Our Agents
We Love Referrals
The highest compliment you can give us is a Referral of your family and friends.
A Commitment to Service
Whether buying or selling property, we are committed to providing you with exceptional professional service for your real estate transaction.
- Our extensive background and continuing education keep us informed on current market conditions, financing, and real estate law/contracts issues.
- We can provide you with the most updated market information and inventory available to help you make a decision when buying a home or investment property.
- We have superior negotiating skills and experience to help you get the most reasonable price for your property.
- We can prepare a comprehensive market analysis of your property.
- We are committed to a thorough, creative marketing plan personalized to your property, for a timely sale.
This degree of sophistication and knowledge is what makes the difference in our real estate industry.
FAQs
Buyers
Owning a home is the American dream. For some individuals, renting a property can be a wise choice, both financially and personally. Which is right for you? Consider the following:
Which offers lower monthly costs?
In many locations, rent is still affordable. In others, it can be higher than a comparable mortgage, especially when you consider that mortgage interest and property taxes are tax deductible. If your potential monthly mortgage payments are lower than your monthly rent, it might be time to buy.
Which offers more value?
A home is an investment. A rental property is an expense. Home ownership allows you to build up equity over time, which can make buying a home a better value even though it might seem more expensive in the short-term.
Which offers more stability?
As a renter, you're subject not only to rising rents, but also to the sale of your building. As an owner, your home belongs to you until you're ready to move on.
Which allows you to benefit from mortgage interest?
You can deduct mortgage interest from your income tax if you buy a home. If you rent, your landlord gets the deductions and uses your rent to make the mortgage payment.
Which allows you to deduct real estate tax?
You can deduct real estate taxes on your tax return when you own. If you rent, your landlord takes the tax deduction.
Which gives you good credit?
Home ownership is a major indicator of financial responsibility and stability, which gives you the chance to build a strong credit history.
Which helps you establish roots?
Unlike homeowners, renters are more mobile and often don't establish roots in a community.
Which helps you build a retirement nest egg?
Homeowners can enjoy tax-free profits up to $500,000 from the sale of a primary residence that they have occupied for two of the last five years, if they are married and filing jointly. If an owner is single or married filing separately, he or she can enjoy tax-free profits up to $250,000.
Lenders use several different methods to calculate how much you can afford to spend on a home.
First they will want to see your monthly budget, your income, the nature and extent of your other assets and your debts, and the size of the down payment you plan to make.
Once they have all the numbers and other information, most lenders use two ratios based on your income to determine how much they are willing to lend.
The first ratio sets a limit on what they think you can spend for housing. As a rule of thumb, buyers with good credit can qualify for a home purchase price roughly 2 1⁄2 to 3 times their gross annual income.
Lenders use a second ratio to compare your monthly debt obligations and housing cost, to your income. This figure can raise or lower the amount of income a lender feels you can safely use for housing expenses.
Some people, particularly first-time home buyers, feel intimidated at the thought of making a large down payment on a house. Sometimes they feel confusion about how much will be required.
The size of your down payment will depend on the price of the home you want to buy. It will also depend on your ability to pay, and on the type of mortgage you get.
As a general rule, lenders like to see a 20% down payment for a conventional mortgage. Certain mortgage options allow you to make a smaller down payment.
FHA loans require an even a smaller down payment, as little as 3–5%. If you qualify for a VA loan, you may be able to purchase a property without a down payment. Many special loan programs for first-time buyers may also have reduced down payment options.
Getting a credit report as soon as possible is an extremely important step in the home buying process. Before you begin shopping for a home, take some time to familiarize yourself with your credit standing. When lenders decide whether to lend you money to buy a home, they will give serious weight to information provided by national credit bureaus.
It’s easy to get a copy of your credit report. Many companies have online services including Equifax at www.equifax.com and Experian (formerly TRW) at www.experian.com.
It is highly recommended that buyers talk with a lender and get pre-qualified/approved before beginning a home search. Doing so will help you define your search parameters (price range) and may give you an advantage when making an offer to purchase a home. A pre-qualification/approval letter shows the seller that you are serious about the purchase since you have already begun the loan process.
“Location, location, location;” the three most important considerations when looking for a property. It is very important to think about why location is so significant to your decision to purchase a home.
The answer is simple: lifestyle. You should consider all levels of why the location of your property is such a key factor. Sit down and make a list of your hobbies and other lifestyle interests. Put a check beside the ones you could do better if you lived in the right place.
When you are ready to see a real estate agent about buying a home, take your list along for the initial interview. It will be useful for your real estate agent, who understands that you’ll be much happier in the home you select if it is located somewhere that allows you to live the lifestyle you want.
For many prospective homebuyers, one of the most difficult moments in the home-buying process comes when they have to decide how much to offer. How much is the home really worth? How low is the owner willing to go?
A good beginning strategy is to ask your real estate agent for a list of "comps." Comps are comparable homes that have sold recently which are similar in size, location, condition, and features to the one you want to buy. By comparing the sale price of the comps with the price of the home you want to buy, you can get a pretty good idea whether the one you want is realistically priced.
Depending on the type of market, homes may sell for above, at or below the list price. Keep this in mind when discussing comps with your real estate agent. Also, the condition of the market may vary between neighborhoods so it is important to consult with your real estate agent to understand how best to create your offer.
Every seller dreams of finding a buyer who will pay the full asking price for all costs without quibbling over the leaky spot in the roof and a few roaches in the cupboards.
Every buyer dreams of a seller who will accept 50% of the appraised value, pay for a whole new roof, and throw in the expensive living room drapes as a reward for being so nice.
In reality, both buyers and sellers almost always negotiate and compromise, giving up some of what they want in order to achieve their most important goals. The trick is to find a way to make both parties come out of the transaction feeling like winners.
This is where seasoned real estate agents come in handy. They know that the parties to a sale often become emotionally involved. Acting as third party intermediaries in a negotiation, they can provide the emotional distance that will allow the parties to put a sale together.
Experience can also help agents develop a nose for finding the important issues in a negotiation. A seller might, for example, make an offhand comment that suggests he is unwilling to pay closing costs. The real estate agent, sensitive to such a hint, might later suggest an offer in which the buyer agrees to pay closing costs but the seller comes down a little extra on the price.
Or the buyer might be adamant about acquiring the seller’s living room drapes with the home because they go perfectly with her furniture. An experienced negotiator would know that the buyer’s inflexibility on this issue might make her willing to bend on some other issue that is less important to her, but vital to the seller. The key to being a good negotiator is to listen closely and hear what people want.
It’s true that you can maximize your investment in real estate by buying and renovating an older home. This is particularly true if the home is in a desirable location, where resale will come easily. Such a “fixer-upper” or “handyman’s special” is sometimes available for much less than it would cost in good shape.
Before you leap, you should weigh the various factors in such a purchase.
For one thing, renovating a house takes money. You’ll need a ready supply of cash for materials and labor. You can save money by doing the work yourself, but remember that if the quality of the work is substandard or not up to code, future buyers won’t care how much love you put into the labor.
If you can’t come up with all the needed cash, you can sometimes renovate in two or three stages, and refinance between the stages. Refinancing can be expensive, so make sure that each stage substantially improves the value of the property. Otherwise, the refinancing won’t be worthwhile.
You should also keep in mind that renovating creates chaos. If you cannot sleep in a house with constant disorder and unending layers of dust, a fix-up home may not be for you.
Renovation can also strain a relationship. It may mean weeks or months of late-night and weekend teamwork between a couple, with lots of sweat and crabbiness while the plumbing is disconnected. You may suddenly discover the outer limits of your love over a sawhorse in the living room.
On the other hand, if you are skilled with your hands, you can find a lot of satisfaction in creating a beautifully restored home. Rather than wait for property values to increase gradually, you can realize a major increase in your equity in a relatively short period of time.
Sellers
It's a question thousands of homeowners ask themselves. If you're one of them, you have some difficult decisions awaiting you because selling your home can be a long and complex process. It's important to think about all the potential implications — positive and negative — before choosing to go it alone.
To help you make the decision that's right for you, below is a list of some of the duties and responsibilities you would face as an independent home seller.
Pricing Your Home
Your first responsibility as an independent home Seller is assigning your home an accurate value, meaning the highest price a ready, willing and able buyer will pay.
- As part of that decision, you need to consider comparable properties in your area, current market conditions, as well as the cost of financing and its availability.
- Remember that your listing should be in line with comparable properties and market trends — you don't want your home to linger on the market or sell for a lower price than you might have otherwise received.
- You should also remember that "For Sale by Owner" homes typically attract bargain hunters who may expect you to lower your price since they, too, are looking to save money.
Marketing Your Home
Independent home sellers must also market their properties to the public. This includes:
- Putting up signage that is consistent with local ordinances
- Developing and paying for display and classified ads in your local newspapers
- Holding open houses
- Working to ensure your home gets good word-of-mouth exposure among your friends, neighbors and community organizations.
Showing Your Home
- As an independent home seller, you would be responsible for all showings of your home.
- With that in mind, always encourage prospects to make an appointment, and discourage drop-ins.
- Work to screen the “buyers” from the “lookers” — curiosity-seekers are common at “For Sale by Owner” homes.* You should also pre-qualify potential buyers to ensure they can afford to buy your home.
- When the time comes to negotiate, you'll need to be prepared and informed.
- Try to resolve any doubts your buyers might have, work to keep their interest high and make a final agreement as quickly and efficiently as possible.
- Once an offer is made, agree on the price and terms, respond to objections and try to be responsible and flexible to legitimate concerns.
Drawing Up the Contract
- Every independent home seller should have an attorney or another qualified individual preside over all agreements.
- That individual will draw up the contract and manage the sale proceedings and closing. He or she might also help you set the closing date and time.
- You should be sure to include a list of items you want written into the contract, including any personal property that is to remain with the home (like the refrigerator, microwave oven, dishwasher, etc.) or items excluded in the sale.
- Also remember that as the Seller, you are obligated by law to disclose any material defects in your property to the purchaser.
How long does it take to sell a home? There is no easy answer. Some homes sell in a few days, while others may take several months. Recognizing the key factors influencing the market can give you significant control over market time.
The proper balance of these factors will expedite your sale.
Location
- Location is the single greatest factor affecting value.
- Neighborhood desirability is basic to a property’s fair market value.
Financing
- Availability of financing.
- Terms the seller can offer.
Timing
- The real estate market may reflect a seller’s market or a buyer’s market.
- Market conditions cannot be manipulated; an individually tailored marketing plan must be developed accordingly.
- The time in which the property must be sold.
- Special terms or conditions which may be placed on the sale.
Condition
- Property condition affects price and speed of the sale.
- Optimizing physical appearance and advance preparation for marketing maximizes value.
Most Recent Sales
- Today’s buyers are well informed of the current market sales activity and use them in their assessment of the property they are interested in.
- Appraisers can only use the latest recorded sales in their appraisals.
Competition
- Buyers compare your property against competing properties in the same price range or neighborhood.
- Buyers interpret value based on available properties.
Price
- If the property is not properly priced, a sale may be delayed or even prevented.
- A market analysis is helpful in determining the best price for your property by being sure the list price falls within a reasonable range given current market conditions
Each property has exceptional qualities that make it very special to each buyer. Comparing one property to another in no way indicates that one property is better than another. This analysis can, however, be used as a guideline to determine a property’s value within a specific neighborhood.
Consider the following:
- size lot
- interior square footage
- view
- location
- condition of property
- fee or leasehold
- other features
- current sales data
- current listing data
This is a realistic analysis of the real estate market conditions today. Other Realtors may tell you what you want to hear and give you a higher evaluation just to get the listing. We feel that our responsibility is to give you a realistic and accurate property analysis with our marketing recommendations, so you can make important decisions in a timely manner.
Today’s Buyers are well informed of the current market conditions. When considering a purchase in your area, they will or have already investigated homes in other comparable areas that are priced at market value. If you would like to sell within a reasonable amount of time, it is important to price the property close to the market value. This is very crucial in attracting qualified Buyers to your property. We encourage you to use our recommendations as a guideline in your final decision.
Our goal at Properties of the Pacific, LLC is to sell your property at the highest and best price in a reasonable amount of time with the least amount of inconvenience to you. Because each property is unique, we encourage you to discuss further any of our recommendations or suggestions if you feel the need before making a decision on the listing price.
YOU WILL DECIDE THE LISTING PRICE!
THE BUYER WILL DECIDE THE SELLING PRICE!
The list below identifies the factors that affect the market value of your property. These factors are beyond your control but play an important role in determining market value.
Physical Qualities of Your Property
- Location
- Age
- Size of house and lot
- Floor plan and architectural style
Market Conditions
- Interest rates and availability of financing
- Buyer demand
- Prices of recently sold properties
- State of the economy
- Seasonal demand
The Competition
- The number of similar properties for sale
- Their prices, location and physical condition
It's common for Sellers to think about the price they paid for the property, the total proceeds they'd like from the sale and gather opinions from family and friends who are not familiar with the real estate market. This can lead the Seller on the wrong path towards the successful sale of their home.
Sellers must understand that they control the price and condition of the home. When provided a market analysis, a Seller has the right tool to select a reasonable price to sell their home for. Additionally, the Seller can help to sell their home by keeping it well maintained and clean for all showings during the marketing period. Buyers will create their first impression by looking at pictures and walking through the front door for the first time, the outside appearance also makes a first impression. Discuss various staging techniques with your real estate agent as to how to best show off your home - often times it's just a matter of clearing clutter and cleaning.
- Faster Sale
When your home sells faster, you save carrying costs, mortgage payments and other ownership costs. - Less Inconvenience
If you’ve moved before, you know the energy it takes to prepare for showings, keep the home clean, make child care arrangements and alter your lifestyle. Proper pricing reduces the energy you’ll spend. - Exposure to More Prospects
At market value, you open your home up to more people who can afford the price. - Increased Marketing Response
When real estate agents are excited about a home and its price, they make special efforts to contact their clients. - Attract Good Offers
When a home is priced right, a Buyer is more likely to make a good offer out of fear of losing a good home. - Potentially More Money In Your Pocket
If a home is priced right, the excitement of the market produces higher sale prices. You NET more both in terms of actual sale price and in less carrying costs.
The marketing process is unique to each individual property, it may include all or some of the following:
- Staging your home.
- Create flyers. Once your home is listed, the flyers will be distributed via e-mail to our exclusive list of the top Realtors in Hawaii. The flyers will also be handed out to potential buyers during private showings and open houses.
- Properties of the Pacific, LLC sales associates preview for their Buyers by way of caravan.
- Uploaded to the Multiple Listing Service through the Honolulu Board of Realtors.
- Displayed on various real estate websites - the internet is where most Buyers begin their home search.
- Advertising which is appropriate to your target market.
- Open Houses for Realtors and the public.
- Special marketing techniques as appropriate.