O‘ahu Real Estate Market Snapshot - July 2026

O‘ahu Real Estate Market: Strong July Closings, Softer Buyer Demand

By Kalama Kim, President, Hawaiʻi Modern Realty

Strong July Closings, but Recent Buyer Demand Has Weakened

July’s numbers look strong at first glance, but the market’s most current indicators tell a very different story.

Because transactions generally take 45 to 90 days from accepted offer to closing, July’s closed sales reflect demand from May and June. Pending sales and properties currently in escrow provide a more recent measure of buyer demand.

For the past three years, limited single-family inventory has supported home prices, while luxury sales have remained strong. Condos have faced greater pressure from rising insurance costs, maintenance fees, deferred building maintenance, and growing inventory.

Single Family Closings Reflect Earlier Demand

Single-family sales increased 20.5 percent from last July to 300 closings, while the median price rose 13.9 percent to $1,224,500.

This does not mean every home appreciated 13.9 percent. Increased upper price sales pushed the median higher. Sales from $1.3 million to $1,999,999 rose 76.9 percent, while sales at $2 million and above increased 83.3 percent.

The broader market remained competitive. Homes sold in a median of 14 days, sellers received 100 percent of their original asking price, and one-third sold above asking. Active inventory declined 5.9 percent to 802 homes, representing only 3.2 months of supply.

However, more current indicators show demand weakening. Pending sales declined 2.1 percent, while single-family homes in escrow fell 10.4 percent. Uncertain mortgage rates, fuel prices, consumer confidence, and world events may be causing some buyers to delay major financial commitments.

Condo Demand Shows Greater Weakness

Condo sales increased 6.9 percent to 416 closings, and the median price rose 3 percent to $504,500. Condos took a median of 38 days to sell, sellers received 96.6 percent of their original asking price, and only 11 percent sold above asking.

Active listings increased 3.9 percent to 2,554, providing seven months of supply. Meanwhile, pending sales declined 16.3 percent, and condos in escrow fell 12.6 percent. Current condo demand is therefore considerably weaker than July’s closed sales suggest.

What This Means for Buyers and Sellers

Limited inventory continues to benefit single-family sellers, but homes should be priced according to current demand rather than July’s closing pace.
Condo sellers face greater competition and must account for inventory, maintenance fees, insurance, reserves, deferred maintenance, and possible assessments.

Buyers may find more negotiating opportunities, particularly among condos, but should carefully investigate each building’s financial condition and insurance coverage.

July’s closings show that demand was strong 45 to 90 days earlier. Pending sales and inventory in escrow tell the more current story, with demand weakening in both markets, particularly for condos.

This report reflects information about re-sales of existing properties only and does not include new home sales. All the MLS information is com­piled from sales reported during the cited months; this data is Known only after closing of escrow. The time delay between the signing of a sales contract and the closing of escrow is usually between one and three months. This report is provided as a service to HBR members. Note: Percentage change compares data from July 2026 to July 2025.

Is Now Actually a Good Time to Buy a Home on Oʻahu?

Should you buy now or wait? While there's no one-size-fits-all answer, today's market is creating new opportunities for buyers.

• More inventory means more choices in many areas.
• Negotiating opportunities have improved for some properties.
• Mortgage rates aren't the only factor when timing a purchase.
• Local market conditions vary by neighborhood and property type.

Understanding the market, and your own goals, can help you decide when the time is right.

Read More.

Leasehold vs. Fee Simple: What Every Hawaiʻi Buyer Needs to Know

Understanding ownership is essential when buying real estate in Hawaiʻi. The difference between leasehold and fee simple can affect price, financing, and long-term value.

• Fee simple means you own the home and land.
  Leasehold means you own the property but lease the land.
• Lower purchase prices can make some leasehold properties more accessible.
• Lease terms and financing are important factors to consider.

Knowing the difference can help you make a more informed decision when buying in Hawaiʻi.

Read More.

Moving to Hawaiʻi? 10 Things To Know Before You Buy a Home

Buying a home in Hawaiʻi is about more than choosing the right property, it's about understanding the unique aspects of island living before you make your move.

A few things to keep in mind:

• Budget beyond your mortgage. Consider HOA fees, utilities, groceries, and other everyday expenses.
• Know the property's details. Flood zones, insurance requirements, and community fees can vary.
• Embrace island living. Hurricane preparedness and respecting Hawaiʻi's local culture are part of becoming a homeowner here.
• Rely on local expertise. A knowledgeable real estate professional (like me!) can help you navigate Hawaiʻi's unique market with confidence.

Being informed before you relocate can make your transition to life in Hawaiʻi smoother and more rewarding.

Read More.

Questions People Are Asking ChatGPT About Hawaiʻi Real Estate

From market conditions to financing and property ownership, today's buyers have plenty of questions, and we're here to help answer them.

This Q&A covers some of the most common topics, including whether it's a buyer's market, if waiting for lower mortgage rates makes sense, how much you need to buy a home in Hawaiʻi, the difference between condominiums and CPR properties, and when flood insurance may be required.

No two buyers are alike, and neither are their real estate goals. Whether you're buying your first home, relocating, or simply exploring your options, I'm here to provide trusted local guidance every step of the way.

Read More.

What Makes a Luxury Home Valuable in Hawaiʻi

Luxury isn't measured by price alone. In Hawaiʻi, a home's true value comes from qualities that are difficult, or impossible, to replicate.

Some of the factors that set luxury properties apart include:

• Prime locations in Oʻahu's most desirable neighborhoods.
• Breathtaking views of the ocean, mountains, or iconic landmarks.
• Privacy and thoughtful design that enhance everyday living.
• A lifestyle centered around indoor-outdoor living and island living.
• Limited inventory, making exceptional properties even more exclusive.

Understanding what drives long-term value can help buyers make informed decisions and sellers better position their homes in today's luxury market.

Read More.

Save Lives at Hawaiʻi Modern Realty's Community Blood Drive

Join Hawaiʻi Modern Realty for our Community Blood Drive on Thursday, August 27, from 8:00 am to 1:00 pm at the Blood Hank of Hawaii Bloodmobile on Haumea Street (949 Kamokila Blvd., Kapolei).

By donating, you'll help provide critical blood supplies for patients across Hawaiʻi. In less than an hour, your donation could help save up to three lives.

Event Details

• Thursday, August 27, 2026
• 8:00 am – 1:00 pm
• Bloodmobile on Haumea Street
• 949 Kamokila Blvd., Kapolei

Appointments are encouraged. To reserve your time, call (808) 848-4770 or use the appointment link HERE.

Message from Lila...

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In addition to searching the latest properties for sale, you can now explore local communities, neighborhood and school information, and detailed real estate market statistics, including Active, Pending, and Sold properties.
Whether you’re considering buying, selling, investing, or simply want to keep an eye on your neighborhood’s market, I invite you to explore the site and use it as your personal Oʻahu real estate resource.
Visit KailuaRealEstateOahu.com and take a look around! I would love your feedback.

I appreciate you and your confidence in my abilities. I am honored  to assist your family and friends too :)

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