FAQ’s

Lava zones are maps created by the U.S. Geological Survey that show the relative likelihood of future lava flows in different areas of the Big Island. There are nine lava zones, with Zone 1 having the highest volcanic hazard and Zone 9 the lowest.

A property’s lava zone can affect financing, homeowners insurance, and your comfort level as a buyer. Some lenders and insurance companies have additional requirements or limited options in certain lava zones, while others have no restrictions at all.

It’s important to remember that a lava zone is only one factor to consider when buying a home. We help our clients understand what a property’s lava zone means, discuss available insurance options, and make sure they have the information they need before making an offer.

Most homes in Hawaii are sold as Fee Simple, which means you own both the home and the land it sits on.

With Leasehold ownership, you own the improvements but lease the land from another owner for a set period of time. Leasehold properties often have lower purchase prices, but buyers should understand the lease terms, monthly lease payments, expiration date, and any options to purchase the land.

We’ll explain the differences and help you understand how each type of ownership may affect financing, resale value, and your long-term plans.

Absolutely. You’re welcome to work with any lender licensed to originate loans in Hawaii. Some buyers already have a relationship with a local bank or national lender, while others prefer recommendations from their Realtor.

If you don’t already have a lender, we’re happy to introduce you to experienced mortgage professionals who regularly finance homes throughout Hawaii. Shopping for the right loan and interest rate is an important part of the buying process, and we’re here to help coordinate everything with your lender from contract to closing.

Every real estate transaction is different, and buyer agent compensation is negotiable. In some transactions, the seller may choose to offer compensation to the buyer’s brokerage. In others, buyers may negotiate compensation as part of their purchase offer or agree to pay for their Realtor’s services directly.

Before you begin touring homes, we’ll explain exactly how compensation works, answer your questions, and review your Buyer Representation Agreement so you understand your options before making any decisions.

Before touring homes together, Realtors are required to have a signed Buyer Representation Agreement. This agreement explains how we’ll represent you, the services we’ll provide, how compensation works, and what you can expect throughout your home buying journey.

Think of it as setting clear expectations from the beginning. Just as you would sign an agreement before hiring an attorney or contractor, this document establishes our professional relationship and ensures you understand exactly how we’ll work together.

We’re always happy to answer questions before you sign because we believe you should fully understand every document involved in your home purchase.

Hawaii follows Good Funds laws, which means certain funds must be fully received and available before a real estate transaction can close. Personal checks are generally not accepted for final closing funds.

Most buyers wire their closing funds or provide a cashier’s check well before closing day. Your escrow officer will provide detailed instructions and deadlines so everything is received on time.

Following these requirements helps protect everyone involved in the transaction and ensures your closing stays on schedule.

You’ll typically receive the keys after the sale has officially recorded with the State of Hawaii and ownership has legally transferred to you. Recording usually happens on your scheduled closing day, although the exact timing can vary.

Once recording is confirmed, we’ll coordinate delivery of your keys, garage remotes, gate access devices, and any other items included with the sale. It’s one of our favorite moments because it’s when you officially become the new owner of your Big Island home.

Yes. Hawaii’s tropical climate means homes often require different maintenance than homes on the mainland. Salt air near the ocean can increase corrosion, strong sunlight can wear exterior finishes more quickly, and the island’s varying climates can affect roofing, landscaping, and exterior materials.

Regular maintenance helps protect your investment and can prevent small issues from becoming expensive repairs. If you’re relocating to Hawaii, we’ll gladly share tips and connect you with trusted local professionals to help you care for your home.

If you own property in Hawaii but don’t live here full-time, having an on-island contact can be extremely valuable. An on-island contact can respond to emergencies, coordinate repairs, check on your property after severe weather, and provide access for contractors when needed.

Some Hawaii counties also require a local contact for certain types of properties, including some short-term vacation rentals.

If you don’t have family or friends on the island, LUVA Real Estate offers property management and estate management services designed to give owners peace of mind while they’re away.

Yes. As Realtors with access to the Multiple Listing Service (MLS), we can help you view and purchase homes listed by nearly every brokerage in Hawaii. Our goal isn’t to sell you one of our listings. Our goal is to help you find the right home for your needs, regardless of which brokerage listed it.

We’ll schedule showings, provide market insights, help you compare properties, negotiate on your behalf, and guide you through every step of the transaction until closing.

In most cases, we recommend listing your home on the Multiple Listing Service (MLS) rather than selling your home privately or through an off-market (private) network. The reason is simple: the more qualified buyers who know your home is available, the greater the opportunity to receive strong offers and maximize your sales price.

When your home is listed on the MLS, it’s shared with thousands of Realtors and syndicated to many of the websites buyers use every day, including Zillow, Realtor.com, Homes.com, Redfin, and many brokerage websites. That broad exposure creates competition, and competition often benefits sellers.

There are situations where an off-market sale or private listing may make sense, such as privacy concerns or unique circumstances, but those are the exception rather than the rule. At LUVA Real Estate, we’ll discuss every available marketing option and recommend the strategy that best aligns with your goals.

Your home’s value depends on much more than an online estimate. Recent comparable sales, your home’s condition, upgrades, location, views, lot size, inventory levels, and current buyer demand all play an important role.

At LUVA Real Estate, we prepare a Comparative Market Analysis (CMA) using current market data and local expertise. We don’t rely solely on automated valuation tools because they often can’t account for the unique characteristics that make every Big Island property different.

Our goal is to help you price your home strategically to attract buyers while maximizing your return.

Not always. Some improvements can increase your home’s appeal, while others may not provide a good return on investment.

Before spending money, we recommend meeting with your Realtor to discuss which updates buyers in today’s market actually value. Sometimes simple improvements such as fresh paint, landscaping, decluttering, or professional cleaning can have a bigger impact than an expensive remodel.

We’ll help you determine which improvements are worth making and which ones can save you time and money.

Yes. Many of our clients sell their Hawaii property while living on the mainland or overseas.

We coordinate professional photography, inspections, contractors, staging when needed, showings, negotiations, escrow, and closing while keeping you informed every step of the way. Most documents can be signed electronically, making it possible to complete the transaction without returning to Hawaii.

Our goal is to make selling your property as convenient and stress-free as possible, no matter where you live.

Every property is different. The time it takes to sell depends on price, condition, location, buyer demand, and current market conditions.

A well-priced home that’s professionally marketed will generally attract more interest than one that’s overpriced or poorly presented. Once an offer is accepted, most transactions close within 30 to 60 days, depending on financing and the terms of the contract.

During your listing consultation, we’ll discuss current market trends and provide realistic expectations based on recent sales in your neighborhood.

Not every home requires professional staging, but every home should be presented in its best possible condition. Clean, well-maintained, and uncluttered homes tend to photograph better, show better, and leave a stronger first impression.

We’ll walk through your home with you before it goes on the market and provide recommendations that fit your budget. Sometimes simply rearranging furniture, removing personal items, and improving curb appeal can make a significant difference.

Yes. We regularly help sellers coordinate trusted local contractors, cleaners, landscapers, painters, handymen, inspectors, photographers, and other professionals needed to prepare a home for sale.

Whether you live here or thousands of miles away, we’ll help coordinate the work and keep you informed throughout the process.

We generally recommend that sellers leave the home during private showings whenever possible. Buyers tend to feel more comfortable asking questions, exploring the property, and imagining themselves living there when the homeowner isn’t present.

We’ll coordinate showings with respect for your schedule while helping buyers feel comfortable viewing your home.

Once an offer is accepted, the transaction enters escrow. During this time, inspections are completed, financing is finalized, title work is reviewed, required disclosures are provided, and any negotiated repairs or contingencies are addressed.

We’ll guide you through every milestone, communicate with your lender and escrow officer, and keep you informed until the day your transaction records and closes.