Buying on Oahu
Find the right Oahu home and win it, with a local team guiding every step.
Whether it is your first condo, a bigger home for a growing family or a move from the mainland, The Salazar Group helps you buy with confidence. Born-and-raised local knowledge, backed by Coldwell Banker Island Properties.
- Coldwell Banker Island Properties
- Aloha 'Aina REALTOR® Award nominee
- First-time, military and off-island buyers welcome
- Call (808) 204-HOME
Oahu market snapshot · 2026
What buyers are up against right now
Knowing the market helps you set a realistic budget and make offers that get accepted. Here is where Oahu resale stands this year.
What it means for buyers: well-priced single-family homes still move fast. This summer they went under contract in a median of about two weeks, and about one in three sold above asking. Condos give buyers more room: they took over a month to sell and typically closed a few percent below the original asking price. Being pre-approved and ready to act matters most in the single-family market; patience and negotiation pay off more with condos.
Source: Honolulu Board of REALTORS® resale data, 2026 year to date. For a specific neighborhood, see the market reports linked at the bottom of this page or build a custom report.
Who we help
Every buyer's path looks a little different
We shape our approach around where you are starting from and where you want to land.
First-time buyers
We explain each step in plain language, connect you with lenders who know first-time buyer programs, and go at your pace. No question is too basic.
Military and VA buyers
From our Mililani office near Schofield and Wheeler, we help service members use VA financing, find VA-approved condos and plan around PCS timelines.
Moving from the mainland or abroad
Video tours, virtual showings and a local team on the ground. We become your eyes and ears on Oahu, even across a five-hour time difference.
Move-up, downsizing and investment buyers
We coordinate buying and selling so the timing works, and we run the numbers on rental and condo investments before you commit.
The buying process
Eight steps from first conversation to keys
Most Oahu purchases close about 30 to 45 days after your offer is accepted. How long the search takes depends on your budget, your must-haves and the market.
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Buyer strategy session Start here
We talk through your goals, budget, timing and must-haves, compare neighborhoods, and walk you through how buying on Oahu works. We will also review and sign a buyer representation agreement together, which explains our services and how we are paid.
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Get pre-approved
A full pre-approval from a local lender shows sellers you are serious and tells you exactly what you can spend. We can introduce you to trusted lenders who handle VA, FHA, conventional and first-time buyer loans.
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Search and tour homes
We set up instant alerts for new listings that match your criteria, schedule showings and point out what the listing photos don't show. Off-island? We tour on video and send detailed notes.
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Write a strong offer
We pull recent comparable sales so you know what the home is worth, then build an offer that balances price, terms and timing. In competitive situations, the right terms can matter as much as the price.
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Inspections and due diligence Usually first 1–2 weeks
We schedule a professional home inspection and a termite inspection, review the seller's disclosures, and for condos go through the association documents and budget. Then we negotiate repairs or credits on your behalf.
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Appraisal and final loan approval
Your lender orders the appraisal and finalizes your loan. We stay in close contact with the lender and escrow so deadlines are met and nothing stalls.
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Final walk-through and closing About 30–45 days
You confirm the home is in the agreed condition, sign your documents with escrow and wire your funds. Once the deed records, the home is yours.
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Move in and settle in
We send you a move-in checklist with Hawaiian Electric, Board of Water Supply and internet setup, and a reminder to file your homeowner exemption. We are here for questions long after closing.
Financing and costs
Plan your budget before you fall in love with a home
Your monthly payment is more than principal and interest. On Oahu, build these into your budget from the start.
- Down payment: as little as 0% with a VA loan, 3.5% with FHA and 3% with some conventional loans
- Closing costs: lender fees, escrow, title insurance and prepaid taxes and insurance
- Property taxes, lowered by the homeowner exemption if the home is your primary residence
- Homeowner's insurance, plus flood insurance if the home is in a flood zone
- Condo maintenance fees, which on Oahu often cover water, sewer and building insurance
- Leasehold lease rent, if the property is not fee simple
- Inspections, appraisal and moving costs
- A reserve for repairs and maintenance after you move in
First-time buyer? The state's Hale Kama'aina Mortgage Program, run by the Hawaii Housing Finance and Development Corporation, offers below-market mortgage rates and optional down payment assistance to eligible first-time buyers who meet income and price limits. See the program details and ask us which participating lenders we recommend.
Loan terms and program rules change. Confirm current details with your lender.
Buying in Hawaii
Things every Oahu buyer should know
Buying here comes with a few local details that mainland buyers often don't expect. We walk you through each one before it can catch you off guard.
Fee simple or leasehold
Most homes are fee simple, meaning you own the land. Some condos and homes are leasehold, where you lease the land for a set term. Leasehold prices can look like bargains, so we explain what the lease means for value and financing.
Association documents and approvals
We review the condo's budget, reserves, rules and recent minutes with you. If you are using VA or FHA financing, we check that the building is approved before you fall for a unit.
Termites and the tropics
Termite inspections are standard on Oahu, and salt air, humidity and heavy rains are hard on roofs, plumbing and wood. A thorough inspection is money well spent.
Homeowner exemption
If the home is your primary residence, filing for the City and County of Honolulu homeowner exemption can lower your property tax. File after closing, before the annual September 30 deadline.
Leased or owned solar
Many Oahu homes have solar panels. If they are leased or under a power purchase agreement, the contract transfers to you, so we review the terms before you commit.
Buyer agreements
Before touring homes, buyers now sign a written agreement with their agent that spells out services and compensation. Compensation is negotiable and may be paid by you, the seller or both. We explain it clearly up front.
This is general information, not legal, tax or lending advice.
Buyer stories
What our buyers say
Moved home from New York“He was our eyes and ears in Hawaii.”
Creighton Ko, out-of-state buyer
First-time homebuyer“Lester made it a smooth and positive experience.”
Lisa Kimoto, first-time buyer
Offer accepted, smooth closing“A true professional throughout.”
Carol Merez and Jeanette Varde, buyers
Buyer questions
Frequently asked questions
How much do I need for a down payment?
Less than many people think. VA loans can require nothing down, FHA loans start at 3.5% and some conventional loans start at 3%. Putting down less than 20% on a conventional loan usually means paying mortgage insurance. A lender can show you the trade-offs for your situation.
What will I pay in closing costs?
Buyers typically pay lender fees, their share of escrow fees, title insurance for the lender, and prepaid property taxes and insurance. Your lender will give you a Loan Estimate early in the process, and we will review it with you so there are no surprises.
Do I pay the buyer's agent?
It depends on what is negotiated. Buyer agent compensation is set in your written buyer agreement and may be paid by you, offered by the seller, or negotiated as part of your offer. We explain your options before you tour any homes.
Should I offer below asking?
It depends on the home. Well-priced single-family homes on Oahu often sell at or above asking, so a lowball offer can lose the house. Condos and homes that have been on the market for a while often leave more room to negotiate. We use recent comparable sales to recommend a price that is competitive without overpaying.
Can I buy on Oahu while I still live on the mainland or overseas?
Yes. We regularly help off-island buyers with video tours, electronic signing and local coordination of inspections and repairs. We schedule calls around your time zone.
Can I use my VA loan to buy a condo?
Yes, if the condo project is VA-approved. Not every building is, so we check approval status early to keep your search focused.
How long does it take to buy a home?
The search can take a few weeks or a few months, depending on your budget and must-haves. Once your offer is accepted, closing usually takes about 30 to 45 days.
Let's talk
Ready to start your Oahu home search?
A free 30-minute consultation will help you understand your budget, compare neighborhoods and map out your next steps. No obligation.
Coldwell Banker Island Properties
95-1249 Meheula Pkwy, Suite D16
Mililani, HI 96789
(808) 204-HOME (4663)
info@thesalazargrouphawaii.com