Aloha, and welcome
Sell your Oahu home with a clear plan
How we price it, get it ready and market it, plus what selling costs here and what you could walk away with.
Open the interactive guide: plg-seller-guide-2026.netlify.app
Your guide
Swipe, tap the arrows or use your arrow keys to turn pages. Tap the grid button for every page at a glance.
This guide is also online as an interactive flip book with a net sheet estimator: plg-seller-guide-2026.netlify.app
Thanks so much for reaching out!
I'm Tee, and I'm so happy you're thinking about your next move.
Selling a home in Hawaii has its own steps and costs. So I made this guide to walk you through it in plain words. You'll see how we price your home, how we get it ready and what you could walk away with.
Wherever you are right now, we go at your pace. Maybe you want to sell soon. Maybe you just want to know your options. Either way, I'll give you the facts so you can make the best choice for you and your family.
Talk soon,Tee
Real words from real clients
Swipe or tap the arrows to read more.
Zillow does not show seller reviews for me yet. These buyers show how I work: clear, quick and honest. I bring that same care to sellers.
“She took the time to explain every part of the process, break each phase down into simple and easily digestible terms, and was always available to answer our questions no matter the time. … Once we found a home we loved, she was on top of every detail and piece of paperwork that needed to be completed.”
“T’s professionalism, intuition, and genuine care made all the difference in our home-buying journey. … She worked around my busy schedule, helped us on a tight timeline, simplified every complication, and got us into the right home with the right team.”
“Once we did decide to move, she and her team did multiple virtual visits for us, including recordings and live streams as went through the house-hunting process. … Once we found the property that we wanted to purchase, she was an exceptional in helping us to negotiate and getting us to closing.”
“The most important characteristic that I loved about Teondra was that she was honest. … Overall I am 100 percent satisfied with my home and will be using her again in the future.”
“When we finally found a property that my wife and I were interested in she worked swiftly to put in a last minute offer in a matter of only a few hours. Ultimately, it is due to Teondra's dedicated efforts that I am in the house of my dreams today!”
“On top of that, tee took a full day of her time to interview all of the realtors in that area. It saved us SO much time and work … She found us an INCREDIBLE realtor, who we never would have found on our own.”
“Teondra was very knowledgeable and always willing to go above and beyond to help us. As a first time home buyer we had so many questions and concerns, Teondra guided is through the whole process and helped us secure our first home!”
“She provided options that helped me attain an excellent deal. I am ecstatic with my home purchase.”
“She was extremely nice as well as responsive through the entire experience. We would recommend her to anyone looking to buy here!”
5.0 rating on 16 reviews on Zillow (team reviews), checked Oct 30, 2026. Reviews are quoted word for word. Some are shortened, and … shows where. Names are shown as Zillow shows them, or as first name and last initial. Every move is different, and past results do not promise future results.
Why sellers work with me
My goal is simple: sell your home for top value, with as little stress as possible.
I study homes like yours that sold nearby, what is for sale now and how fast homes are selling. Then we pick a price together.
Pro photos, video and drone shots, plus words that tell your home's story. Buyers on Oahu and on the mainland see it.
I keep you posted at every step, from the first photo to closing day. You never have to wonder what's going on.
Price is only one part of an offer. I help you weigh the terms, the timing and the buyer's loan, so your sale holds together.
Source: Zillow rating checked Oct 30, 2026. Views: Sept. 2026, Instagram Insights (includes Facebook). Past results do not promise future results.
Make your seller plan
Tap one answer for each question. Your plan shows up below, with the pages to read first.
Think about these four questions. In the interactive guide, your answers build a plan for you: plg-seller-guide-2026.netlify.app
Your answers stay on this device. They only go to me if you text them.
| If this is you | Read this first | Page |
|---|---|---|
| Moving in 3 months or less | Marketing plan | p. 16 |
| Just looking at options | What your home is worth | p. 12 |
| Top price matters most | The first two weeks | p. 13 |
| A quick sale matters most | Show ready checklist | p. 21 |
| An easy move matters most | Your timeline | p. 25 |
| Your home needs a few fixes | Prep checklist | p. 14 |
| Your home needs real work | Inspection and repairs | p. 23 |
| Moving off island | Taxes when you sell | p. 31 |
| You have PCS orders | Military PCS sellers | p. 34 |
| Thinking of renting it out | Rent or sell | p. 33 |
Book a strategy call and we will make your plan together: (808) 646-2882.
Seven steps to sold
Here is the big picture. I walk you through each step.
We talk about your goals, your timing and your home.
I make you a CMA. CMA: a report that compares your home to similar homes that sold nearby. Then we pick a list price together.
Your listing agreement sets the price, the plan and the timeline. My pay is always something we talk about up front, before we list.
We get your home ready. Then we take pro photos, video and drone shots.
Your home goes on the MLS. MLS: the shared list of homes for sale that agents use. The first two weeks matter most.
Buyers tour your home. I bring you every offer and help you compare them.
Escrow: a neutral company that holds the money and papers until the sale is done. Many sales close in about 30 days.
Homes here are often sold “as is.” You don't have to fix everything. But you must tell buyers what you know about the home. Hawaii law says you give them a disclosure statement within 10 days after you accept an offer.
Three things that sell a home
You can't change your street. But you can control these three things, and we work on all of them together.
The right price brings in the most buyers, fast.
- Based on real sales near you
- Checked against homes for sale now
- A price the appraisal can back up
A clean, bright home that feels cared for.
- Declutter and deep clean
- Fix the small things buyers notice
- Fresh paint where walls are worn
Great photos, video and a strong launch.
- Staging so buyers can picture it
- Pro photos, video and drone
- Reels, posts, emails and open houses
How we price your home
Price is the biggest choice you'll make. Too high and your home can sit. Too low and you leave money on the table.
Your street, your view, your lot size and what is close by.
A new roof, solar, a remodeled kitchen or fresh paint all count.
Comps: short for comparables. These are homes like yours that sold nearby, not long ago.
Homes for sale near you right now. Buyers compare them to yours.
How fast homes are selling this month, and how many are for sale.
A price in line with recent sales brings in the most buyers in the first two weeks.
That is when the most buyers see a new home. If showings are slow, we talk about it right away.
Appraisal: an expert checks the value for the buyer's bank. A price the comps support is easier to appraise.
Price: myth or fact?
Tap your guess and the answer flips open. 0 of 0 right so far
- Homes like yours that sold nearby (comps)
- Homes for sale near you right now
- Your home's condition, lot and location
- How fast homes are selling this month
- The terms of the sale
- What you paid for it
- What you spent fixing it up
- What you need to walk away with
- What a neighbor thinks it's worth
- The highest number you've heard
The Oahu market right now
Median sale price, down 3.9% from $1,155,000 a year ago. 293 sales. Median 16 days on market.
Median sale price, up 2.8% from a year ago. 375 sales. Median 41 days on market.
Of Oahu house sales in Sept 2026 closed above the asking price (25% a year ago). Condos: 12%.
| Area and source | Median price |
|---|---|
| Ko OlinaWest Oahu · Guide p.34 | $1,600,000 |
| KapoleiWest Oahu · Guide p.29 | $970,000 |
| MakakiloWest Oahu · Q1 2026 market report, Tee's Makakilo notes | About $1.1M |
| Ewa BeachWest Oahu · Guide p.30 | $885,000 |
| MililaniCentral Oahu · Guide p.32 | $1,100,000 |
| Royal KuniaCentral Oahu · Guide p.35 | $937,000 |
| Pearl CityCentral South · Guide p.38 | $1,200,000 |
| AieaCentral South · Guide p.28 | $1,200,000 |
| Salt LakeCentral South · Guide p.36 | $1,200,000 |
| HonoluluHonolulu · Guide p.25 | $1,500,000 |
| Area and source | Median price |
|---|---|
| ManoaHonolulu · Guide p.26 | $1,300,000 |
| KaimukiHonolulu · Guide p.45 | $1,100,000 |
| WaikikiHonolulu · Guide p.39 | $1,000,000 |
| Hawaii KaiEast Honolulu · Guide p.31 | $1,400,000 |
| KahalaEast Honolulu · Guide p.37 | $2,500,000 |
| Hawaii Loa RidgeEast Honolulu · Guide p.33 | $3,500,000 |
| KailuaWindward · Guide p.27 | $1,500,000 |
| LanikaiWindward · Guide p.46 | $3,500,000 |
| KaneoheWindward · Ask me for current sales | Ask me |
Island figures: Honolulu Board of REALTORS®, HiCentral MLS data, Sept 2026. Area medians: Tee's Oahu Relocation Guide, Feb 2026, guide pages shown. Past medians for reference only. Not an appraisal, a price opinion or a promise of value. Ask me for current sales near you.
What is your home worth?
Online numbers are only a starting point. A real value looks at your home, your street and this month's sales. Tell me about your home and I'll make you a home value report.
Home value: plg-start.netlify.app/value
Why the first two weeks matter most
A new listing gets the most attention. Buyers who have been waiting see it first. That's why we launch with the right price and our best look.
A simple picture to show the idea, not real data.
Median days on market. Homes priced right can move fast.
| What we see | What it often means | What we do |
|---|---|---|
| Lots of showings and offers | The price and the look are working. | We compare offers and pick the best terms. |
| Lots of showings, no offers | Buyers like it, but not at this price. | We look at price, or fix what buyers mention. |
| Few showings | The price or photos are not catching eyes. | We check the competition and refresh the listing. |
| Showings slow after week 2 | The new listing buzz has faded. | We talk about price right away. |
I share what buyers and agents say after tours, so we can adjust fast. Source for days on market: Honolulu Board of REALTORS®, HiCentral MLS data, Sept 2026.
Your prep checklist
Tap to check things off. It saves on this device only.
Thinking about a pre-listing inspection? It can find problems before a buyer does. Ask me if it makes sense for your home.
Make a great first look
Most buyers see your home online first. So we make every room look its best before the camera comes.
Staging: setting up furniture and decor so buyers can picture living there. Small touches help, like fresh towels, art and plants.
Open the blinds, turn on the lights and clear the counters. Rooms look bigger and brighter.
Pro photos, a video walkthrough and drone shots of your home, your view and the area. A 3D tour too, when it fits.
We show your home as it really is. Then buyers love it even more when they walk in.
A launch plan for your home
Here is a sample plan. Every home gets its own, and the timing can be shorter.
We plan the launch. Your home can go up as Coming Soon, so buyers and agents start to watch for it.
Postcards go out to your neighbors. They often know someone who wants to live nearby.
Social media ads start, with reels and posts about your home.
Staging, then pro photos, video, drone shots and a 3D tour.
We make a home binder for buyers, with key facts about your home.
The MLS and the big home search sites, social media reels and posts, emails to buyers and agents, and listing words that tell your home's story.
Real homes, real video
Here is how I show a home on video. Tap to watch.
Cinematic videos I filmed to show off each home.
I film tours like these for my sellers’ homes. These four homes were listed by other agents, who let me tour and film them.
Beachside, KailuaA gated path to the beachListing courtesy of Kathy Burt▶ Play video
Na Pali Haweo, Hawaii KaiThree islands from the lanaiListing courtesy of George Lobley Jr. and Chikako Lobley, REMAX Hawaii▶ Play video
Paiko Ridge, KuliououAcross from Paiko LagoonListing courtesy of Sean S Takamori▶ Play video
Keolu Hills, KailuaA fresh remodel and a mango treeListing courtesy of Keoni Monahan and Lisa A Camacho▶ Play videoSources: my listing and transaction records, and my Instagram reels, @teondramills. Sale price and date are as recorded. Past results do not promise future results.
Where buyers will find your home
Buyers come from all over: right here on Oahu, the mainland and military moves. So we show your home in many places at once.
Pro shots of every room, your view and the area. Video lets off island buyers tour from far away.
Short videos made for phones, shared on Instagram and Facebook. Easy for buyers to send to family.
Your home goes on the MLS, so it shows up on the big home search sites too.
I reach out to agents who have buyers looking for a home like yours.
Postcards and open house invites. Neighbors often know someone who wants to live nearby.
We build buzz before launch day, then open the doors so buyers can walk through.
Showings, then offers
Showing: a private tour for a buyer and their agent. I handle the scheduling and the feedback for you.
Agents ask for a time. I set it up with you, so you're never surprised.
A lockbox holds a key so agents can get in when you're out.
Buyers relax and look longer when the owner is not home.
I share what buyers and agents say, so we can adjust fast.
| Part of the offer | Why it matters |
|---|---|
| Price and your net | Net: what you walk away with after costs and your loan payoff. |
| The buyer's loan | Cash, VA, conventional and others. Is the buyer fully approved? |
| Deposit | A bigger earnest money deposit shows the buyer is serious. |
| Contingencies | Contingency: a condition that must be met, or the buyer can cancel. |
| Closing date | Does it work with your move? |
| Credits asked | Is the buyer asking you to pay some of their costs? |
Ready for a showing
Tap to check things off. It saves on this device only.
A quick 15 minute tidy each morning keeps you ready, even when a showing request comes in last minute.
When more than one buyer wants it
It happens here. In Sept 2026, 31% of Oahu house sales closed above the asking price.
The highest price is not always the best offer. Look at how the deal will go from yes to closing.
When several buyers want your home, we can ask each one for their best offer by a set time.
Counter offer: your reply with new terms. We can counter one buyer or more than one.
A backup offer can step in if the first buyer falls through.
Buyer agent pay is negotiable. A seller may offer to pay some or all of it, and some buyers ask for it in their offer. We decide together, before we list.
Source: Honolulu Board of REALTORS®, HiCentral MLS data, Sept 2026.
Inspection and appraisal
After you accept an offer, the buyer checks the home closely. Here is what to expect.
A pro checks your home for the buyer. The buyer may ask for repairs or a credit. You can say yes, no or meet in the middle.
In Hawaii the seller usually pays for it. The buyer picks the company.
For a house or land, the seller usually pays for a survey. It shows where the lot lines are.
If the buyer has a loan, the bank sends an appraiser. If the value comes in low, the buyer can pay the gap, we can meet in the middle, or we can lower the price.
SRPDS: the seller's disclosure statement, where you share what you know about the home. Hawaii law says you give it within 10 days after you accept an offer. The buyer then has 15 days to review it, and may cancel. My tip: when in doubt, share it.
Sources: Hawaii Revised Statutes 508D-5; Old Republic Title Hawaii homeowner's manual.
About 30 days to closing
Every closing is a little different. Here's what happens, day by day, once you say yes to an offer.
Most take 30 to 45 days.
What happens after you say yes
You and the buyer sign, and we open escrow.
Offer accepted. You and the buyer sign, and we open escrow.
Earnest money. Earnest money: a good faith deposit that shows the buyer is serious. The buyer sends it to escrow.
Your disclosure. You give the buyer your seller disclosure, called the SRPDS. The law says no later than 10 days after you accept.
Buyer's inspection. The buyer's inspector checks the home. Plan to be out for a few hours.
Repair requests. The buyer may ask for repairs or a credit. We decide together how to answer.
HOA papers. HOA: a homeowners association that sets building rules and collects dues. If you have one, the buyer gets its papers.
Appraisal. If the buyer has a loan, the bank's appraiser visits your home.
Survey. For a house or land, you usually pay for a survey of the lot lines.
Termite inspection. The buyer picks the termite company, and you pay for the inspection.
Loan approval. The buyer's lender gives a conditional loan approval. I keep a close eye on it.
Signing and walkthrough. You sign your papers with escrow. The buyer walks the home 1 to 2 days before closing.
Closing. Escrow records the sale with the state. That takes at least 2 to 3 days after signing. Then your money is sent to you.
- You and the buyer sign, and we open escrow.
- Earnest money: a good faith deposit that shows the buyer is serious. The buyer sends it to escrow.
- You give the buyer your seller disclosure, called the SRPDS. The law says no later than 10 days after you accept.
- The buyer's inspector checks the home. Plan to be out for a few hours.
- The buyer may ask for repairs or a credit. We decide together how to answer.
- HOA: a homeowners association that sets building rules and collects dues. If you have one, the buyer gets its papers.
- If the buyer has a loan, the bank's appraiser visits your home.
- For a house or land, you usually pay for a survey of the lot lines.
- The buyer picks the termite company, and you pay for the inspection.
- The buyer's lender gives a conditional loan approval. I keep a close eye on it.
- You sign your papers with escrow. The buyer walks the home 1 to 2 days before closing.
- Escrow records the sale with the state. That takes at least 2 to 3 days after signing. Then your money is sent to you.
Tell me early if you'll be off island. We plan your signing around it.
Your moving out checklist
Tap to check things off. It saves on this device only.
Keep the power and water on until after the buyer's final walkthrough. Walkthrough: the buyer's last look at the home, 1 to 2 days before closing.
Local pros I like
Need a hand getting ready or moving out? Start here.
I call them first when a home needs a clean or a quick fix.
You choose who you hire. Ask for a quote and read their latest reviews before you book.
Choose your level of service
Pick the level that fits your home and your goals. Every level comes with me, from the first photo to closing day.
- Pro photos (up to 20)
- Yard sign and lockbox
- Listed on the MLS
- Social media posts
- My trusted vendor list
- I manage every step of the deal
- Expert contract negotiation
- Open house
- Pro photos (up to 35)
- Yard sign and lockbox
- Listed on the MLS
- Social media posts
- My trusted vendor list
- I manage every step of the deal
- Expert contract negotiation
- Mega open houses
- Aerial photos
- Video tour or reel
- Listing web page
- Property brochures
- Direct mail postcards
- Targeted social media ads
- Pro photos (up to 50)
- Yard sign and lockbox
- Listed on the MLS
- Social media posts
- My trusted vendor list
- I manage every step of the deal
- Expert contract negotiation
- Mega open houses
- Aerial photos
- Video tour or reel
- Listing web page
- Property brochures
- Direct mail postcards
- Targeted social media ads
- Single property website
- Professional staging
- Pre-list inspection
Bold items are the extras you get at that level.
By law, all commission rates are negotiable. These rates are not fixed. We agree on them together, in writing, before we list. Buyer agent pay is separate, and you choose whether to offer it.
Your seller charges, line by line
These are the charges you may see on your closing statement. Your escrow company gives you the exact numbers.
| Charge and what it is | Who usually pays |
|---|---|
| Loan payoffWhat you still owe on your mortgage, plus interest up to the payoff day. | Paid from your sale money |
| Brokerage feesMy pay, set by the level of service you pick. | The seller, at closing |
| Buyer agent payOnly if you choose to offer it. It is negotiable. | The seller, if offered |
| Escrow feeThe neutral company that holds the money and papers. GET is added. | Split 50/50 |
| Title insuranceProtects the buyer's ownership of the home. | Seller 60%, buyer 40% of the standard owner's policy |
| Conveyance taxA state tax on the sale. $0.10 to $1.25 per $100, based on price. | The seller |
| Deed and notaryDrafting the deed that moves the home to the buyer, and signing it. | The seller |
| Survey and termite checkA survey of the house or land, and a termite inspection. | The seller |
| Property tax and HOA duesSplit by the day at closing. You pay for the days you owned it. | Each side pays its days |
| Repairs and creditsWhat we agree to after the buyer's inspection. | The seller, only if agreed |
| Seller concessionsMoney you give toward the buyer's closing costs or rate. | The seller, only if agreed |
| Home warrantyCovers some repairs for the buyer after closing. | The seller, only if you offer one |
| HARPTA or FIRPTA hold backPrepaid tax held back if you are not a Hawaii resident or are a foreign person for U.S. tax. | Only if it applies |
Who pays what is the custom on Oahu, and it can be changed in the contract. Sources: Old Republic Title Hawaii homeowner's manual; Talk Realty seller FAQs; Title Guaranty escrow fees; Hawaii Dept. of Taxation, Tax Facts 2026-1 (conveyance tax). See the next pages for credits, taxes and your net sheet.
Credits and a repair reserve
Two things can change what you walk away with: credits you give the buyer, and repairs that come up after the inspection.
A concession is money you agree to give the buyer at closing.
Why buyers ask: to help pay their closing costs, or to buy down their loan rate so the monthly payment is lower.
What it does to your net: it comes out of your sale money. Your price can stay the same, but you take home less. Each loan type limits how much a buyer can get, so we check the rules for their loan.
A repair reserve is money you set aside before you list, just for repairs.
Why it helps: after the inspection, the buyer may ask for repairs or a credit. If the money is already set aside, a surprise does not stall the sale or make you scramble.
If you don't need it: it stays yours.
Sometimes a credit helps a buyer more than a price cut, because it covers cash they need at closing. I will lay out both choices so you can see which one keeps more money in your pocket.
Add a concession and a repair reserve on the net sheet to see what you keep.
Open plg-seller-guide-2026.netlify.app and add a concession and a repair reserve to see what you keep.
Taxes that can come up
| Sale price | Buyer will live there* | Buyer will not live there |
|---|---|---|
| Under $600,000 | $0.10 | $0.15 |
| $600,000 to under $1M | $0.20 | $0.25 |
| $1M to under $2M | $0.30 | $0.40 |
| $2M to under $4M | $0.50 | $0.60 |
| $4M to under $6M | $0.70 | $0.85 |
| $6M to under $10M | $0.90 | $1.10 |
| $10M and up | $1.00 | $1.25 |
*When the buyer can get the county home exemption. Example: a $1,110,000 sale is $3,330 or $4,440.
If you are not a Hawaii resident, the buyer holds back 7.25% of the sale price for the state. It's a prepayment, not always your final tax. Hawaii residents can file Form N-289 to skip it.
If you are a foreign person for U.S. tax, the buyer holds back 15% for the IRS. A lower rate, or none, can apply if the buyer will live there and the price is $1M or less.
Lived in it as your main home 2 of the last 5 years? You may not pay tax on up to $250,000 of gain, or $500,000 if married filing jointly.
GET: Hawaii's general excise tax, 4.5% on Oahu. Businesses can pass it on, up to 4.712%. You'll see it on escrow fees.
General information, not tax advice. Please talk with a CPA. Sources: Hawaii Dept. of Taxation (Tax Facts 2026-1, Tax Facts 2025-1, Form N-288 instructions, GET county surcharge); HRS 247-2 and 235-68; IRS (FIRPTA withholding, Topic 701).
What could you walk away with?
Net sheet: a list of your costs that shows what you keep. Type your own numbers. Nothing leaves this page.
Enter a sale price to start your estimate.
- Conveyance tax
- ...
- My pay
- $0
- Buyer agent pay
- $0
- Escrow and title
- $0
- Concessions
- $0
- Repair reserve
- $0
- Other costs
- $0
- Loan payoff
- $0
- Total costs
- ...
- Held back at closing
- $0
- Estimated cash at closing
- ...
Hold backs are prepaid tax. You may get some back when you file.
Get my real net sheetOpen plg-seller-guide-2026.netlify.app and type in your sale price, your loan payoff and your costs, including any concessions and a repair reserve. The tool works out your conveyance tax from the state's rates. It subtracts the costs you enter and shows your estimated net. It can show the HARPTA or FIRPTA hold back too. Prefer to talk it through? Book a strategy call and I'll make you a real net sheet with your escrow numbers.
Estimate only. Every cost is an estimate until escrow gives you final numbers. Not a price opinion, an appraisal or tax advice. Conveyance tax uses the Hawaii rates for 2026.
Rent it out, or sell it?
Both can be smart. It depends on your plans, your numbers and how hands on you want to be.
You cash out your equity. Equity: the part of your home's value you own after the loan. No tenants or repair calls. If it was your main home 2 of the last 5 years, you may get the home sale tax break.
You keep the home and a tenant helps pay for it. Rent is taxed in Hawaii: state income tax and GET. Rent it too long and you may lose the home sale tax break, since the 2 of 5 years test can run out.
- Move-in condition reports with photos
- Inspections every 6 months
- Maintenance requests checked three times a day
- Lease renewals offered at least 45 days ahead
- Owner updates you can count on
Ask me about the cost and what's included. Honolulu has strict rules on vacation rentals, so ask me before you plan a short stay rental.
Sources: Hawaii Dept. of Taxation, rental income; IRS Topic 701. Not tax advice.
Got PCS orders?
PCS: a permanent change of station, or a move to a new base. Here is how we make selling, or renting, fit your orders.
Tell me when you need to leave. We work back from that date to plan your list date and closing.
I handle showings and keep you posted by text and video. We plan your signing early, even if you're off island.
A qualified buyer may be able to take over your VA loan. The lender and VA must say yes. Ask your lender how it affects your VA entitlement.
Many military owners rent their home when they PCS. I help you compare both paths, and my team can manage it.
On qualified official extended duty, you may be able to pause the 5 year clock for the home sale tax break. That can help if you moved away and want to sell later.
Sources: IRS Publication 523; VA.gov. Not tax or legal advice.
Questions sellers ask me
Here are honest answers to the questions I hear most. Tap one to open it.
What is my home worth?
A real number takes a CMA, with sales near you from this month. Start on my Home Value page, or book a strategy call.
Do I have to fix everything first?
No. Homes here are often sold as is. Fix the small things buyers notice, and we decide on the big ones together. You still share what you know in your disclosure.
How long will it take to sell?
It depends on price, condition and area. In Sept 2026 the median Oahu house sold in 16 days on market, and the median condo in 41. After an offer, many closings take about 30 days.
What will I walk away with?
Try the net sheet in this guide for a first look. I'll make you a real one with numbers from escrow.
How much do you charge?
My pay is always something we talk about up front, before we list. Buyer agent pay is negotiable, and a seller may offer to pay some or all of it.
I don't live in Hawaii. What changes?
The buyer may need to hold back 7.25% of the price for the state (HARPTA). It's prepaid tax, so you may get some back when you file. Talk with a CPA early.
Can I sell and buy at the same time?
Yes, with a plan. We line up both dates so you know where you'll go next. Let's talk it through on a call.
Home selling words, made easy
Hear a new word? Tap it to see what it means.
CMA
A report that compares your home to similar homes that sold nearby.
Comps
Homes like yours that sold nearby, not long ago.
List price
The price your home is offered for on the MLS.
MLS
The shared list of homes for sale that agents use.
Listing agreement
The contract with your agent that sets the price, plan and pay.
Escrow
A neutral company holds the money and papers until the sale is done.
Earnest money
A good faith deposit that shows the buyer is serious.
Contingency
A condition that must be met, or the buyer can cancel.
SRPDS
Your seller disclosure, where you share what you know about the home.
Appraisal
An expert checks the value for the buyer's bank.
Conveyance tax
A Hawaii tax on the sale, usually paid by the seller.
HARPTA
Hawaii's 7.25% hold back when the seller is not a resident.
FIRPTA
The IRS hold back when the seller is a foreign person.
Net proceeds
What you walk away with after costs and your loan payoff.
Equity
The part of your home's value you own after the loan.
Closing
The day the sale is recorded and your money is sent to you.
Your next step
Let's talk story about your home
We'll go over your goals, your timing and your home's value. You'll leave with a clear plan.
Book a strategy callGood to know: the first two weeks on the market matter most. A little planning before you list goes a long way.
When you are ready, I am here.
Sell your Oahu home with a clear plan
Book a strategy call. We will go over your goals, your home's value and your next step.
Photo credits
Every photo in this guide is a real photo. Here is where each one came from.
- Hawaii Kai · Photo: Tony Webster, CC BY 2.0, via Wikimedia Commons.
- Kaneohe Bay · Photo: Robert Linsdell, CC BY 2.0, via Wikimedia Commons.
- Aiea Heights · Photo: Avriette at English Wikipedia, CC BY-SA 3.0, via Wikimedia Commons.
- Kailua · Photo: Raita Futo, CC BY 2.0, via Wikimedia Commons.
- Hawaii Kai marina · Photo: Matt Kieffer, CC BY-SA 2.0, via Wikimedia Commons.
- 550 Kamaaha Ave video · Our listing video, hosted on Vimeo.
- Tour covers · From Tee’s Instagram reels, @teondramills.
- Ko Olina from above · Photo: Farragutful, CC BY-SA 4.0, via Wikimedia Commons.
- Hanauma Bay · Photo: Farragutful, CC BY-SA 4.0, via Wikimedia Commons.
- Ko Olina at sunset · Photo: Farragutful, CC BY-SA 4.0, via Wikimedia Commons.
- Tee's portrait: The Pacific Luxe Group.
Photos resized and cropped.
This guide is general information, not legal, tax or financial advice. Figures are dated and sourced on each page and can change.
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Your home gets seen
I share Oahu homes and tips on social media. When your home goes live, your listing video can go out to the people who follow me.
Buyers, agents and neighbors see your home in their feed, not just on the home search sites. Reels can reach people who were not looking yet.
Source: Instagram + Facebook: views for Sept. 1 to 30, 2026, from my Instagram Insights (Meta Business Suite). Instagram counts views from my linked Facebook page too: about 83,000 on Facebook and 39,900 on Instagram. YouTube: total channel views on my public YouTube page, Oct 30, 2026. All rounded down. Numbers change over time.