Selling a home on Oahu is not hard. Selling it for what it's actually worth — that's where people slip. After a lot of transactions (and a lot of flips), I see the same five mistakes over and over. None of them are complicated to avoid.
- Overpricing — especially condos. Condos are a buyer's market right now (six-plus months of inventory). List $40K over comps and you don't get $40K more — you get crickets, then a price drop, then a lower offer than if you'd priced it right on day one. The first two weeks are your best two weeks. Don't waste them.
- Forgetting HARPTA. If you're an out-of-state seller, Hawaii withholds 7.25% of the sale price at closing (HARPTA). On an $800K sale that's $58,000 tied up. It's recoverable, but if it surprises you at the table, it ruins your day. Know your real net before you list.
- Bad photos. Your listing photo is your first showing. Dark, crooked phone pics tank your click-through, which tanks your foot traffic, which tanks your price. Professional photos are the cheapest ROI in real estate.
- Skipping prep. Declutter, deep clean, fix the obvious stuff, and stage the key rooms. Buyers don't have imagination — they pay for what they see, and they discount hard for what scares them.
- No strategy. When you list, how you price the first week, how you handle offers — that's a plan, not a vibe. Winging it is the most expensive thing you can do.
The first two weeks on market are your best two weeks. Overprice and you burn them — then chase the market down.
Sale price minus commission, conveyance tax, escrow, and HARPTA — know your walk-away number before you list.
See your real net →The fix for all five is the same: a plan and honest numbers up front. That's the part I actually do for you. Let's map yours out.
Wendell Tanjutco Jr.
Realtor (RS-87380) & investor at Ohana Investment Realty. I sell, flip, and live this market on Oahu — text me at (808) 220-2060.