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Relocation Guide

Every move involves some degree of stress, but there are ways to alleviate even the biggest moves of your life. Some basic planning and research smooths the route to your new home.

Choosing a Moving Company

Price is a major factor when picking a moving company, but you do get what you pay for. Do your research and get several estimates. Ask for referrals and read online reviews. While people are more likely to post complaints than praise, if the same issues keep coming up with a company, it’s best to look elsewhere.

Make arrangements with a moving company at least a month prior to your move. If you’re moving in the peak summer season, you may need to schedule even further in advance. The last thing you want is to find out the good moving companies are booked and you’re stuck with either a second-rate company or have to pay more than planned.

Check Out Your Insurance

Unfortunately, furniture and other items may get lost or broken during a move. When researching moving companies, find out about their liability coverage and to what it applies. Call your insurance company and discuss what your coverage entails during the moving process. The only thing worse than loss or breakage during moving is finding out you’re not insured for it.

Deciding What to Keep and What to Leave Behind

As the saying goes, “You can’t take it with you.” When it comes to moving, “You shouldn’t take it with you” is more apropos. You likely have numerous possessions that don’t need to make the trip. Keep in mind that taking unnecessary stuff along means you’ll pay more in moving expenses, as well as getting a head start on cluttering your new abode.

If you haven’t used an item in a year or more, sell it or donate it to charity. If something has sentimental value, but you really don’t need it, take a photo as a keepsake.

The Staging Furniture

Realtors know that staging a home correctly helps it sell. Professional home stagers know how to accentuate the positive and tone down any negatives in a dwelling. If you used a home stager for your sale home and absolutely love the look – or know that a stager was used for the house you purchased – you can always negotiate with the stager. Of course, the staging furniture in your former home may not look right in a new setting, but if it’s an improvement on your own furniture, sell your current furniture after making the deal.

Remember the Essentials

There are certain items you don’t want to pack in a moving box. Once you’re in a new home, you’ll need these “essentials,” or you’ll have to go out and purchase things you already have somewhere, but you won’t know where until fully unpacked. Put the essentials in a small suitcase and take it with you. These may include medications, important documents, phone chargers and daily grooming items. If you have kids, they should each have their own essentials bag.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. We make sure buyers, sellers and renters understand the process every step of the way. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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Hawaii Pricing Guide

It’s no secret that Hawaii is an expensive place to live. Then again, it is paradise. Demand is high and buildable land is limited. If all you want is good weather, you can find it on any of the Hawaiian Islands. Employment opportunities are more abundant on the more populous islands, and that’s a consideration for all but retirees and the independently wealthy. Even those who don’t need to work likely seek entertainment and nightlife venues, and those are also more available on the more populated islands.

Median Home Values

As of 2018, the median home value in the state of Hawaii just tops $600,000, and the median per square foot is $503, according to online real estate database Zillow. However, there’s a wide range in prices depending on the island. Oahu is the most expensive, with an average home price of approximately $800,000. Here are the median prices of the other Hawaiian isles for single family homes:
• The Big Island $327,000
• Maui $725,000
• Kauai $625,500
• Molokai $248,000

Due to its small population and the fact that 97 percent of the island is owned by Oracle founder Larry Ellison and much of the rest by the state of Hawaii, median home values for Lanai are not available.

Condo Prices

Condominiums are a popular dwelling choice for Hawaiians. As of 2018, the median price for a condo on Oahu was $430,000. The median condo price for the other four major islands are:
• The Big Island $347,000 – above the single family home median
• Maui $472,500
• Kauai $464,000
• Molokai $188,000

Rental Properties

High home prices mean that a larger percentage of residents rent their dwellings than on the mainland. Approximately 43 percent of Hawaiian residents rent rather than own. As of 2018, the median monthly rental for a home on Oahu was $2,300. Median rentals for the other islands are as follows:
The Big Island $1,982
Maui $2,800
Kauai $2,929
Molokai n/a

Considerations

Keep in mind that median prices can vary month to month, especially on the less populated islands where fewer home or condo sales can mean larger fluctuations if an especially expensive or property of lesser value is involved.
Overall, the least expensive homes, relatively speaking, are on the Big Island. However, jobs are more available and wages are higher on Oahu. The Honolulu area has the largest variety of jobs outside of the tourism industry. There are other cost considerations, such as electricity. In this case, Oahu is the least expensive, while Molokai has the highest electric rates. Oahu has the cheapest gas prices, while Maui’s fuel prices are the highest. If you prefer to take public transportation to save on motor vehicle expenses, Oahu’s system is best, while the Big Island’s if fairly limited.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. We’ll help you find the right home at the right price for you. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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Top Real Estate Terms You Should Know When Buying or Selling

Whether you’re in the market for a new home or selling your current residence – or both – it pays to know certain real estate terms used by your real estate agent or mortgage lender. You don’t want any confusion when it comes to one of the major purchases of your life.

Fixed Rate Mortgage vs. Adjustable Rate Mortgage – A fixed rate mortgage provides a specific interest rate for the life of the loan. That life is usually 30 years. An adjustable rate mortgage will vary, either up or down, and the loan life varies with changes every few years.

Preapproval vs. Prequalified – Although these terms sound similar, there is a distinct difference, and a seller will prefer a preapproval letter from a potential buyer’s lender than a prequalification letter. If the lender issues a pre-approval letter, that means the buyer has submitted extensive financial information and the lender knows just how much the buyer can borrow. With prequalification, an earlier phase, the lender is acting only on basic information supplied by the buyer, so the actual amount of the loan isn’t as certain.

Contingencies – When a buyer makes a home offer, the contract may include certain conditions in order for the sale to occur. The seller must agree to these contingencies for the sale to proceed. Common contingencies include the buyer selling their current home, approval of financing and an appraisal that comes in at or above the amount the buyer has offered to pay.

Inspection and Appraisal – These terms are not interchangeable. An inspection is performed at the buyer’s expense after the offer is accepted. The inspector goes through the property diligently, noting any issues with dwelling and its condition. An appraisal is required by the mortgage lender. The appraiser estimates the value of the house based on “comps,” or recent sales of comparable properties. If the appraisal comes in at less than the buyer’s offer, the contingency clause may kick in. A lender will not loan a buyer money to purchase a property for more than its appraised value.

Title Insurance – Title insurance protects the buyer and the lender from the possibility that the seller, or prior seller, did not have clear ownership of the property. Lenders will not finance a property that has any title issues.

Listing Agent and Buyer’s Agent – Most home sales involve two real estate agents. The listing agent represents the seller, and the buyer’s agent – well, the term makes their representation obvious.

Closing Costs – The down payment and mortgage aren’t the only costs buyers face when making a home purchase. There are also closing costs, some of which are borne by the seller, and these fees can make up as much as 5 percent of the home’s price. These costs include title insurance, recording fees, lender processing fees, taxes and myriad other fees. Ask your lender to go over closing costs prior to the sale so you know exactly how much is due.

Contact Us
If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. We make sure buyers, sellers and renters understand the process every step of the way. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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How to Price Your Home to Sell Fast and Get Top Dollar

Every seller wants to sell their property quickly while getting as much money for it as possible. With a little effort, it’s not hard to accomplish. It takes some research, resolve and the right real estate agent.

The Right Price

The most important factor is pricing your home correctly from the start. Sure, you can list a home for less than its market value and sell it quickly, but most people aren’t in such desperate need to sell that they’ll take less money. What you want to avoid is overpricing your home and then frequently reducing the price. When a new listing comes on the market, the greatest number of potential buyers view that listing within a few days. If the house is priced too high, those buyers aren’t coming to your door. A fairly priced house brings buyer traffic. Your real estate agent should know the local market and, through comparative market analysis, come up with the right selling price for your property.

Move-In Condition

Before putting your house up for sale, make it look as inviting as possible. That means cleaning, de-cluttering, fresh and neutral paint jobs where necessary and making any needed repairs. If it’s broken, fix it. First impressions are crucial, so enhance the home’s curb appeal with flowering plants, fresh mulch and carefully trimmed landscaping. Your goal is to have the best-looking house in your price range, in move-in condition for a buyer. You may want to spring for an inspector beforehand so anything you miss is pointed out, and there won’t be any unpleasant – and possibly deal-breaking – surprises for the buyer.

Check Out the Competition

Before listing your house, check out similar homes currently for sale. If possible, do more than just take an online tour and visit the open houses. See what these properties have, or don’t have, compared to your home. You’ll also want to seek out homes like yours that have sold recently, including their particular features and sale price. If you see a home comparable in type and price to yours that has been on the market for some time, ask your agent why he or she thinks the house is not moving, and how you might avoid the situation.

Consider an Appraisal

Appraisals are usually paid for by the buyer after making an offer. However, there’s no reason, if you are willing to spend the money, that you can’t hire an appraiser beforehand and find out exactly what your house is worth and price it accordingly. The appraisal is also a handy document to have on hand when buyers make offers.

Appeal to the Right Demographic

You can’t know who will eventually buy your home, but you can usually make a good guess on the demographic based on the type of dwelling and neighborhood. A single person might want a four-bedroom house, for example, but you’re more likely to attract a family with school-age children. Target your sale to the most likely sort of buyer. For families, tout a great school district in your ads. If your property is likely to appeal for first-time buyers, who may feel strapped for cash, mention the home warranty protection or some other amenity they will appreciate.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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The Potential Buyer Checklist
Every potential buyer has a dream home in mind, but most realize their absolute dream home won’t come to fruition unless they can build a custom dwelling. Instead, buyers generally have a mental list of must-haves as well as deal breakers. Compile that list for your real estate agent, so he or she won’t waste your time – and theirs – showing homes that don’t meet the criteria. Before you start out, though, you need to know exactly how much home you can afford. That figure greatly impacts your wants versus needs.

Commuting Distance
If you or your spouse commute, there’s probably a distance beyond which you cannot go. Perhaps you don’t want more than a 45-minute commute, but for the right house you’re willing to commit to an hour of travel both ways. That’s the worst-case scenario – an hour and 10-minute commute just isn’t in the picture.

Minimum Number of Bedrooms and Baths
The number of bedrooms and baths depend not only on what the homebuyer needs for the moment, but for the future. A couple planning to have a family may want a minimum of three bedrooms, possibly four. Most people, except single buyers, will want more than one bathroom. So how about that older, three-bedroom home in a nice neighborhood with a sole bathroom? Let your agent know whether there is any flexibility on these issues, especially if it’s possible to install at least a half-bath down the line.

The Amount of Work You’re Willing to Do
Some people look for homes in move-in condition, without having to perform any upgrades at all. Others are handy and don’t mind putting some sweat equity into a home, especially if they get it at a good price. Let your agent know where you fall on this spectrum. There’s no point in showing a home that needs some work but has other favorable attributes if a potential buyer just wants to move in and relax.

Location, Location, Location
What are the buyer’s priorities when it comes to location? A couple without children or whose kids are grown may not care much about the school district, except in terms of resale value. Another buyer may consider the quality of the school district paramount and prove willing to purchase a less-than-ideal home if the neighborhood has good schools. As the buyer, are you willing to drive virtually everywhere, or do you want a neighborhood with a walkable scale and access to shops, restaurants and services? Some people want privacy above all else, while others crave community. When your real estate agent knows your priorities, the privacy buff won’t be shown homes in a highly developed area and the person seeking community won’t visit a house in the middle of nowhere.

Traffic
Families and couples planning to have kids often have strong feelings regarding traffic. They usually want to live in residential areas with minimal traffic, so kids can play safely. Other buyers may prefer living on major roadways, especially if it knocks time off a commute. If heavy traffic is a deal breaker, let your agent know, so you aren’t shown an otherwise suitable house with too many motor vehicles passing by.

Contact Us
If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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Pets and Cleaning
When you’re selling your house, you must ensure that Fluffy or Fido is safely secured when potential buyers come to look at the property. If you’re holding an open house, it’s best to have pets off the premises for a few hours, if possible. There’s another factor when it comes to your furry friends. You want to ensure that even if they’re hidden away, their presence isn’t announced via odors, stains or shed hair.

The Smell Test
People who live with pets may get used to the milder scents that come with living with animals. Your real estate agent can let you know whether your home passes “the smell test.” If your home does have a lingering canine, feline or other pet odor, it’s essential to remove the smell before letting prospective buyers see the house.

Professional Cleaning and Repairs
If there are pet-related stains on the carpets, have them professionally cleaned. You could end up spending a lot of time and effort using over-the-counter products that don’t eradicate the stain. If the carpet is badly stained, you should replace it with one in neutral tones, and keep your pet away from it until you move.
As for odors, ask the professionals what they recommend for masking. You don’t want anything heavy that makes it appear you’re trying to hide something. Enzymatic cleaners can keep smells at bay without producing a strong odor on their own.
If your pet has incurred some serious damage in the house, get that fixed before putting the house on the market. If it’s not a task you can handle yourself, such as replacing scratched-up drywall, hire a contractor.

Daily Vacuuming
Unless your pet is of the non-shedding variety, vacuum your house daily. Not only does vacuuming remove pet hair, but it can remove the dander that triggers allergies in susceptible people. You don’t want someone with an allergy to have a bad reaction while looking at your house. If you don’t have a vacuum cleaner designed specifically for pet hair cleanup, invest in one.

Rearrange the Facilities
If you have cats, move the litter boxes to the most inconspicuous place possible. Switch to a covered litter box unless your cat doesn’t like them and keep the litter box scrupulously clean. Use charcoal additives or other litterbox deodorizers available at pet stores and online.
If you have a dog, you’re certainly picking up after your pet when he defecates in the yard. If your dog relieves himself on piddle pads, that’s another issue. If you can’t retrain your dog to go outside, place the pads adjacent to the back door and make sure they are gone if you have a showing scheduled.

Pet Grooming
How do you minimize odors when the selling process may take a while? If you own a pet that is especially smelly – which occurs more often in certain breeds and in older animals – it’s important to have the pet groomed regularly. You may also want to take your pet to the vet and find out whether there are any skin or other health issues contributing to odor or excessive shedding. A change in diet, along with vet-recommended supplements, may eliminate many odors and cut back on shedding.

Avoid the Run of the House
Try to keep your pet confined to certain parts of the house while your property is on the market, rather than letting the animal have the run of the house whether or not you are home. Much depend upon the configuration of your house and the individual pet but keeping the animal in an area of the house that is more easily cleaned, such as the kitchen, lowers the risk of pet odors emanating throughout the home. It also makes vacuuming up after stray pet hair much easier.

Contact Us
If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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How Mortgage Rates Affect Your Purchasing Ability

Mortgage rates are trending upward, although they are still low by historical standards. Even a rise of a few basis points, however, can affect your ability to buy the house of your dreams. When rates start rising, some people rush to buy a home fearing further increases, while others decide to either stay put or consider purchasing a smaller, more affordable home. Those borrowers who have a harder time qualifying for a mortgage may find themselves unable to secure financing.

Types of Mortgages

Today’s buyers have access to various types of mortgages, and that means more choices in purchasing ability. Besides conventional 30 and 15-year mortgages, where the rate is locked in for the life of the loan, other mortgage options include:
• Adjustable rate mortgages (ARM) – the interest rate changes at a certain period, usually annually, and it can move up or down. Initial rates are generally lower than conventional mortgages. If you’re lucky, subsequent rate changes trend downward. If they head in the other direction, you could end up paying a lot more. However, ARMs usually can’t rise more than a particular percentage at each adjustment.
• Option ARM – while this type of ARM indeed offers more options, there’s a downside. You could end up with negative amortization, or a growing loan balance due to interest rather than paying down the loan.
• Interest-only loans – these loans allow interest-only payments for a specific time period, usually up to seven years. After that, the borrower may either refinance or make a lump sum, “balloon” payment. Borrowers may also start paying off the principal, but the payment amount increases a great deal. Interest-only loans are good choices for those who do not intend to stay in a home for the long-term.
• FHA loans- these government-backed loans are a good choice for first-time home buyers, as down payments are lower than those required by conventional lenders.
• VA loans – honorably discharged veterans are eligible for these mortgages, which do not require a down payment.
• Mortgage buydown – this options allows buyers to lower their interest rates temporarily by paying money upfront for the mortgage. In effect, you are prepaying interest. In a 2 to 1 buydown, for example, the interest rate is 2 percent lower for the first year, 1 percent lower the following year, and then reverts to the normal rate in the third year.
Your lender can crunch the numbers on a type of loan, so you can increase your affordability even if interest rates go up. However, such extra affordability is temporary in many situations, so you need to feel comfortable that you can make higher payments when interest rates rise.

Home Prices

Mortgage rates also affect home prices. When mortgage rates rise significantly, home prices may drop. However, the law of supply and demand always rules, and currently there is still a strong demand for housing and a limited supply. If the housing market slows considerably, it is likely home prices will trend lower.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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Bidding Wars – How to Beat the Competition

In a hot market or when an especially desirable home is for sale, bidding wars often crop up. It’s not always the buyer with the largest offer who wins. While the seller wants the best price, other factors – such as when you can make the move – may influence the decision. Find out when the seller wants to move and see if your schedule can accommodate that. It gives you the edge over the bidder who needs a place right away, for example, and the seller wants time to find their next abode. The fewer contingencies you have, the better your odds.

Research Comps

No matter how much you want a house, you don’t want to pay more for it than you can afford and what it is worth. Unless you’re paying cash, your lender will put the brakes on giving you more money than the house’s value. Research the comps in the area, so you know the highest reasonable offer a seller might receive.

Make Sure Your Financing and Deposit Are in Order

You must receive preapproval from your lender. When you have that documentation, show it to the seller so they know your financing is in order and the deal won’t fall through due to lending issues. Of course, your lender must agree that the house is worth the asking price.
Put as much of a deposit down as you can. That shows the seller you’re serious. If you are lucky enough to pay cash for a home, do it. A cash offer is generally a trump card.

Escalation Clauses

Include an escalation clause, also known as a sharp bid, with your offer. The clause allows you to automatically up your bid to a certain limit. For example, the clause might read that you are willing to pay $5,000 more than the highest offer a seller receives, up to X amount. If the seller receives a $500,000 offer from a buyer, you’re willing to pay $505,000. However, the clause would limit the total price amount to $515,000, so you’re out of the deal if a buyer is willing to pay more than that.

A Note to the Seller

If you really love the home, send a handwritten note – not an email – to the seller. Tell them in a heartfelt way just why you love the house, without offering any criticism of the property. Do you think the seller has exquisite taste and you wouldn’t change a thing? Does the property have beautiful gardens and you would ensure these plants and flowers receive the best of care? Is it an ideal family home you can visualize your kids enjoying a wonderful childhood within? All these things could sway the seller in your direction. One caveat: Don’t include any photos of yourself and your family in the card or letter. That could inadvertently violate federal fair housing laws.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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What to Know When Owning a Rental Property

Many people dream of living in Hawaii, so a rental property may prove a great investment. However, there’s always the possibility owning a rental property can become a giant headache. Avoid the latter by assessing whether you are cut out to be a landlord and by following property rental best practices.

Rental Property Considerations

When buying a rental property, keep in mind that mortgage insurance doesn’t apply to investment properties. That means you must plan on making at least a 20 percent down payment.
How will you handle repairs? If you’re handy and can do all but the most major repairs yourself, that’s a plus, but many landlords don’t live near their rental properties. You may want to hire a property management firm to take care of necessary repairs and other business. The fee you pay the property management firm does cut into your income – the average fee is 10 percent of the rent – but it’s generally your best solution if you aren’t handy or are primarily an absentee landlord.
If the property is a fixer-upper, you will need either serious handyman skills or deep pockets. If you’re just starting out as a landlord, it’s wise to go with a property requiring only minor repairs and get some experience under your belt. You’ll then have a more realistic idea about taking on a bigger project down the road.

Tenant Screening

Careful tenant screening makes the difference between a successful and disastrous rental experience, so it’s absolutely critical. Perform a thorough background check on every applicant. One plus: In Hawaii, landlords can charge potential tenants a non-refundable application fee, with no limit on the amount.
One way to separate the tenant wheat from the chaff while protecting yourself is requiring tenants to carry rental insurance. Such insurance isn’t expensive, and can possibly keep you out of court if something happens to the tenant’s property. Tenants might assume the landlord’s insurance covers their personal items, but that’s not the case. If there’s an issue and the tenant suffers a loss, they might try to sue you if they don’t have rental insurance. Mandatory rental issues protects both parties, and if a tenant can’t afford another $20 a month for premiums, making rent payments on time may also become a problem.

Do Your Homework

Hawaii must abide by the federal Fair Housing Act, but there are also state laws relating to landlord/tenant issues. Familiarize yourself with these laws before becoming a landlord.
Before buying a property, figure out how much you can expect in annual income, your approximate annual expenses and possible risks. Such risks include vacancies, above-average repair costs, non-payment of rent and legal fees if you must proceed with an eviction.
Speak with an accountant familiar with rental properties and have them go over the numbers with you. It’s money well-spent.

Contact Us

If you’re looking to buy or sell a home or find a rental property, you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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Strategies for Younger Buyers Purchasing a Home

As millennials head into their initial home-buying years, the real estate market is ready for this huge demographic influx. Many young people think they can’t afford to buy a home, but they may not know about the tools available to help make home ownership a reality.

Loan Options and Saving for the Down Payment

Hawaiian real estate is expensive, but the 20 percent down payment found in cheaper areas is not the rule here. Many first-time buyers put down 5 percent, which for an average $600K home means saving at least $30K and financing the remaining $570K. Assiduous budgeting and saving can get you to that $30K figure within a few years, but there is another avenue – which does not involve gifts from relatives. That’s using money from your retirement savings account to help finance a first-home purchase. If you take the money from a 401(k), you will have to pay a 10 percent penalty. Take the money from an Individual Retirement Account (IRA) for that first home purchase, however, and there is no penalty. There is a lifetime limit of $10K, but for a couple who each take that amount from their IRAs, they are 2/3 of the way toward that 30K down payment.

If a millennial is a veteran, he or she may qualify for a VA loan, which may not require any down payment. VA loans also do not require private mortgage insurance.
This is a generation who, due to the Great Recession and unprecedented student debt, tended to live with their parents longer than the Baby Boomers. If living with the parents for a while can help millennials save money for a down payment on their own house, it’s a worthwhile tradeoff.

Millennials may consider a Federal Housing Administration (FHA) loan, which does not require as large a down payment – perhaps as small as 3.5 percent of the dwelling’s price. Since an FHA loan is guaranteed by the government, qualifying is easier than with conventional mortgage loans. FHA loans are available for those with lower credit scores. However, loan amounts are not as large, and you will have to pay a mortgage insurance premium. These premiums can cost substantially more than the private mortgage insurance needed for some standard loans.

The Right Realtor

Working with the right realtor can help millennials make their home ownership dreams come true. A real estate agent who specializes in marketing to millennials is not only technologically savvy – an absolute must for this generation – but can guide clients toward affordable homes, appropriate mortgage choices and assist in answering any questions regarding the home purchase process. Since most millennials are extremely cost-conscious, the right realtor helps save them money in ways large and small. Many millennials simply lack the financial knowledge needed to make homebuying and mortgage decisions, and the right realtor can act as instructor.

Contact Us

If you’re looking to buy or sell a home you need a knowledgeable, experienced realtor. Contact Island Realty Group LLC at 808-689-7407 or [email protected].

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