Is this really the Bermuda Triangle? Are you getting lost here? Usually the Seller has an idea of how much he wants to sell the house for. Together with the Listing Agent, the Seller will analyze the current market and determine the Listing Price to be able to achieve the highest net return for the Seller. Period. I have never done it different.

Now wait a minute. And the Assessed Value? — In my humble opinion this has nothing to do with the sale of the home. This is only the tax value of the home and is very important when it comes down to calculating the annual taxes. In fact, this number is the value opinion from someone at the County of Maui, who’s only job it is to estimate the value of the home. This has nothing to do with the job of a Maui Real Estate Agent nor is this number considering the most recent sales or calculating in which direction the Maui Real Estate market could go.

Here you can read how the County of Maui tax calculation is handled. This link will also give you a list of Frequently Asked Questions (FAQs) and the chance to download forms to intervene if you are a home owner and do not agree to the current assessment. It is important to know that any of these events is an annual event for the County of Maui. You can not miss the deadlines to plead your case and possibly get changes accepted.

This is not answering the question of how to negotiate by including the Assessed Value? That’s right! And I want to say that again. The Assessed Value has nothing to do with the sale of Maui Real Estate. When negotiating the purchase price, I recommend focusing on the Listing Price and the Market Position. Adding the Assessed Value means that you are virtually creating this Bermuda Triangle that you are actually trying to avoid.

To sum it up, if you are negotiating a purchase price for Maui Real Estate, simply include your thoughts on the listing price versa the current market position of the home. If you do not believe that this is a good time to buy, I simply wouldn’t buy. But if you are trying to include or to find out the logic behind the Assessed Values, good luck. There is none! And you are clearly getting your focus of the negotiating and buying process.

This is my blog and this is my humble opinion.

Today’s Maui Photo shows the view from the oceanfront home on 1730 Halama Street. This is one of the Kihei Homes, brand new in 2007 and has never been lived in. It is a 3 bedroom with 3.5 bathrooms house, close to 5,000 square feet living space, on an almost 19,000 square foot lot. The Maui MLS shows an asking price of $6,950,000.00. I love this house! It feels like a sanctuary built on the peak of Maui where the island meets the ocean. The sound of the crashing waves dominates the atmosphere. Simply fantastic.

Between showings, it has always been interesting for me to browse our local Maui MLS, constantly improving, getting a better feeling for the year-to-date sales numbers in the South Maui Real Estate market.

Thus far in 2009, a total of 46 Wailea Condos and Makena Condos have been sold. Combined revenues have exceeded $72,000,000.00. In addition, 108 Kihei Condos sold in the amount of more then $67,000,000.00. Only 11 Wailea Homes and Makena Homes sold this year, showing revenues of more then 32,000,000.00. The number of Kihei Homes that sold in 2009 is now at 78, bringing in revenues of more then $49,000.000.00.

Absolutely eye-popping are the results for Vacant Land sales in South Maui. Kihei Vacant Land claims one single sale for $350,000.00. Because of the New Developments of Papaanui At Makena and Maluaka At Makena, 18 parcels of Vacant Land recorded in Wailea and Makena for a total value of over $50,000,000.00.

Sure, the start of 2009 was not the best. But looking at the current status, it appears that things have turned around quiet a bit. 147 listings have received acceptable offers and are in Escrow at this moment. More then half, about 56% of these Escrows are for properties that were listed below $500,000.00. A total of 43% are classified as Short Sales or REOs, bank owned properties. Out of all these Escrows, 43% are for South Maui Homes, while the remaining 57% are for South Maui Condos.

For further details on recent sales and listings, please visit the Sales Reports on my website. They are being updated every weekend between Sunday night and Monday morning. Today’s Maui Photo is just a flower to relax. Since I don’t know anything about gardening, I can’t even tell you the name. But these are pretty colors. Enjoy, VW

During the last boom of the Maui Real Estate industry, Maui Meadows Homes virtually moved closer to the Wailea and Makena area. Because of the attractive half acre lots combined with some unbelievable views and the practically non-existent neighborhood regulations, the Maui Meadows Homes became very interesting to folks who actually could afford to purchase a home in Wailea.