Thinking About Selling Your House in Kailua-kona?

Can I sell my Kailua-kona house without listing it?

Yes. In an off-market sale you sell directly to a buyer, without putting the house on the MLS or the listing sites. Address District buys homes in Kailua-kona this way, with no showings, no open houses and a closing date you pick.

It works in four steps.

1. You tell us about the house, by the offer form or by contacting us.
2. Someone on our team reviews the house and the neighborhood and may ask to see it.
3. You get an offer, with no obligation to accept it.
4. If you accept, a title company or closing attorney handles the closing on the date you choose.

The trade-off is exposure. A listing puts the house in front of every buyer in the market, and competition can push the price up. A direct sale trades some of that for privacy, certainty and time. Should I Sell My House Off-Market? walks through both sides.

Should I sell my Kailua-kona house as-is or fix it up first?

In our Kailua-kona sample, six of the 13 homes were built in 1980 or earlier. Older houses often come with a list, whether a roof, windows, a dated kitchen or systems near the end of their life, and that list is what decides the question.

Fixing up first can raise the price, but the money and the months go out before the sale, and not every repair earns back what it costs. Selling as-is means the buyer takes the house in its current condition, and the price reflects that.

A simple test is to get a contractor’s estimate for the work a buyer would ask for. Then compare the likely price after repairs, minus the repairs and the months of carrying costs, with an as-is offer. We buy Kailua-kona houses as they are, with no repairs or cleaning. Selling as-is does not change what Hawaii requires a seller to disclose, so ask an attorney what applies.

More in Should I Sell My House As-Is or Fix It Up First?

Do older homes in Kailua-kona sell for less than new construction?

In our sample, yes. The average price of older homes in 96740 was 13.6 percent of the average price of new construction in the same ZIP code. The median across Hawaii is 18.1 percent, and across the index it is 23.1 percent. The 96740 figure rests on six older homes, so treat it as a rough guide.

The gap reflects size, condition and lot as much as age. New homes in the same ZIP code are often larger and finished to current standards, and buyers of older homes price in the work they expect to do.

For your own house, the figure that matters is what homes like yours, close by, have sold for recently. Measure any offer, ours included, against those sales.

How we measure this.

How fast can I sell my house in Kailua-kona?

A listed sale moves through stages. The house is prepared and photographed, buyers tour it, an offer is negotiated, and then the buyer’s inspection, appraisal and loan approval have to clear before closing. Each stage takes time, and an inspection or a loan can still undo the deal late in the process.

A direct sale skips most of that. There are no showings, and a buyer paying cash does not wait on a lender or an appraisal. The closing still needs a title search and the documents Hawaii requires, so the date depends partly on how quickly those come back. We set the closing date with you, whether you need it soon or months out.

That matters most for owners who are relocating, have already bought their next home or are carrying two mortgages. How Do I Sell My House Fast When I’m Moving for Work? covers the options.

Should I take a cash offer on my Kailua-kona house?

A cash offer can be the right call when certainty and timing matter more than the last dollar. It usually comes in below what a fully prepared, well-marketed house might sell for, so the real question is whether the speed, the as-is terms and the privacy are worth the difference to you.

Judge every cash offer the same way.

• Ask for proof of funds, such as a bank or brokerage statement, before you sign.
• Ask who will actually buy the house at closing. Some companies sign a contract and then sell, or assign, it to another investor.
• Check the earnest money deposit and when it becomes non-refundable.
• Look for inspection or approval clauses that let the buyer walk away or lower the price later.
• Have an attorney read the contract before you sign.

Before you sign anything with Address District, we tell you in writing who the buyer is.

More in Is a “We Buy Houses” Cash Offer Worth Taking?

What does it cost to sell a house in Kailua-kona?

On a listed sale, the largest cost is usually the commission paid to the listing agent and, if you agree to it, to the buyer’s agent. Commissions are negotiable.

Other costs can include a transfer or conveyance tax charged by the state, county or city, title and settlement fees, attorney fees where attorneys handle closings, prorated property taxes, and repairs or credits the buyer negotiates after an inspection. The mortgage payoff comes out of the proceeds too.

Address District charges no commission and asks for no repair credits. Taxes and the closing costs your contract assigns to the seller still apply, and if the house is listed, check whether the listing agreement owes the agent a commission on any sale during its term. Compare offers by what you would net, the price minus every cost, rather than by the price alone.

On federal taxes, the IRS says an owner who owned and lived in the house as a main home for at least two of the five years before the sale may exclude up to $250,000 of gain from income, or $500,000 for a married couple filing jointly.

More in How Much Does It Cost to Sell a House?

Is now a good time to sell my house in Kailua-kona?

It depends more on your plans than on the market. The right time is usually when a sale fits your next move, your finances and the state of the house.

If you are watching the market in Kailua-kona, look at how long listed homes are sitting before they go under contract, how often sellers are cutting prices and what similar homes actually sold for in the last few months. A local agent or the public sale records can give you all three.

Season matters less in a direct sale. There are no showings to schedule around, so an owner who would rather not list over the winter can sell on their own schedule instead of waiting for spring.

More in How Do I Know When It’s Time to Sell My House?

How do I sell an inherited house in Kailua-kona?

Start with who has the legal authority to sell. Usually that is the executor or administrator appointed through probate, or the trustee if the house was held in a trust. A title company will generally not close until that authority is documented.

Heirs often sell inherited houses as they are, because they live elsewhere, the house is full of belongings or several family members have to agree. For federal taxes, the IRS says the basis of inherited property is generally its fair market value on the date of death, which can shrink the taxable gain. A probate attorney and a tax adviser in Hawaii can tell you what applies.

We buy inherited houses as they are, on a closing date that fits the estate’s timeline. More in How Do I Sell a House I Inherited?