O‘ahu Home Buying Guide
With Jessica Brenhaug
REALTOR® | GRI
It’s more than a move. It’s your story, and I’m here to guide it.
🌺 Welcome
Buying a home in Hawai‘i should feel exciting, not overwhelming. This guide is a friendly guide to buying a home on O‘ahu, whether you’re dreaming about your first condo, looking for more space, or hoping to settle into a neighborhood that fits your lifestyle.
You’ll find real advice, not fluff, and answers to questions you didn’t even know to ask. It’s written to walk you through each step in a way that feels clear, calm, and empowering. I’m here to help you make confident decisions that support your goals.
Home buying isn’t just a transaction. It’s one of the biggest and most personal things you’ll ever do. Let’s make sure it feels that way.
🌴 A Friendly Guide to How Buying Works on O‘ahu
Buying a home in Hawai‘i is exciting, and it comes with some unique details that set it apart from buying on the mainland. Homes here often appreciate steadily over time, which means your investment can grow while you enjoy the lifestyle you’ve been dreaming about.
That said, the process works a little differently. Most sales go through escrow, and buyers usually don’t get their keys on signing day. Instead, ownership becomes official when the sale is recorded with the Bureau of Conveyances, typically a few days later. I’ll keep you in the loop so there are no surprises.
You may also hear terms like leasehold and fee simple. Leasehold means you own the home but not the land it sits on, which can affect financing and long-term value. It’s just one of several things we’ll look at closely together.
Because of Hawai‘i’s geography, condos and townhomes are common, and they often come with association rules, monthly dues, and shared amenities. Plus, local disclosures include sea level rise, shoreline risks, and neighborhood conditions that matter when you’re buying near the coast.
It’s not complicated once you know what to expect. And I’ll be here to explain every part of it, clearly and calmly, so you always feel informed and in control.
💰 Let’s Talk Budget
Getting pre-approved is one of the smartest first steps in the home buying process. It gives you clarity on what you can afford, shows sellers that you’re serious, and helps us focus your search so we’re not overlooking any possibilities, or wasting time on homes outside your comfort zone.
A strong lender will review your income, credit, and debts, and help you understand your full financial picture. They’ll explain what you qualify for, what your monthly payment might look like, and how much you’ll need for your down payment and closing costs.
There are several types of loans available, and the best one for you will depend on your goals and situation. Conventional loans are common and often require a 5 to 20 percent down payment. VA loans are a great option for eligible service members and veterans because they typically offer 0 percent down and no mortgage insurance. FHA loans offer more flexible credit requirements and lower down payment options, often around 3.5 percent. There are also USDA loans for rural areas and portfolio loans for unique financial situations.
Beyond the mortgage itself, we’ll look at other monthly costs like property taxes, homeowners insurance, and association dues if you’re buying a condo or townhome. I’ll also help you understand what’s realistic in terms of ongoing maintenance, utilities, and lifestyle expenses so you don’t stretch yourself too thin.
If you’re not quite ready to buy yet, that’s completely okay. Talking with a lender early can give you a plan for improving your credit, increasing your savings, or getting into a stronger position later on. It’s not about pressure. It’s about making sure you feel informed and supported from the start.
🧭 Setting Priorities
Before we begin touring homes, we’ll sit down and talk through what really matters to you. This helps us stay focused and intentional from the very beginning.
Some buyers come in with a strong sense of what they want. Others discover their priorities as they see what’s out there. Either way is completely fine. I’ll help you notice what lights you up and what doesn’t, so we can build your search around the things that matter most.
We’ll talk through lifestyle needs like:
- How you live in your space day to day
- Whether you’re planning to work from home
- What kind of outdoor space or storage you need
- Whether you’re looking for something move-in ready or you’re open to updating
From there, we’ll create a working list of your must-haves, your nice-to-haves, and your dealbreakers, but that list can evolve as we go. This process is flexible, and I’ll be here to help you stay grounded and focused as things start to get real.
🏠 Touring Homes
Once we start seeing homes in person, you’ll get a better sense of what feels right. Online listings can only show so much. Touring is where your vision starts to come together.
We’ll go beyond first impressions and look at how the home really functions. You’ll get to test the water pressure, open closets, feel the airflow, and notice how the space moves. We’ll also keep an eye out for signs of deferred maintenance or future projects that could affect your timeline or budget.
If you’re buying in a condo or townhouse community, we’ll pay attention to how well the common areas are maintained, whether the parking makes sense, and how the whole environment feels.
I’ll point out things you might not notice at first and ask questions that help you reflect on what fits and what doesn’t. If we’re touring several homes in one day, I’ll help you keep track of the details so nothing gets lost in the mix.
✍️ Making an Offer
When you find the right home, I’ll help you craft an offer that’s thoughtful, strategic, and grounded in real data. It’s not just about the price. We’ll look at the bigger picture, how long the property has been on the market, the seller’s situation, and what terms might make your offer more appealing.
We’ll also talk about contingencies, like the inspection period, appraisal, and loan approval. These give you time to do your due diligence and protect your deposit in case something unexpected comes up.
If there’s competition, we may explore ways to strengthen your offer that don’t involve overpaying. Sometimes flexibility with timing, a stronger deposit, or even waiving a cleaning requirement can make a meaningful difference.
Before we send anything over, I’ll walk you through the numbers so you know exactly what to expect, including your estimated monthly payment, how much cash you’ll need up front, and what happens next depending on the seller’s response.
🔍 Escrow in Hawai‘i
Once your offer is accepted, we enter escrow, the official start of the contract period. Escrow in Hawai‘i works a little differently than in other places, and it can feel unfamiliar if you haven’t bought property here before. But don’t worry, I’ll walk you through each step and keep everything organized so that you never feel like you’re in the dark.
Escrow is handled by a neutral third-party company that makes sure all parts of the transaction are completed fairly. They hold your deposit, manage the paperwork, and coordinate communication between the buyer, seller, lender, and title office.
Early in escrow, you’ll make your initial deposit (usually 1 to 2 percent of the purchase price), and we’ll get your inspections and disclosures underway. Your lender will also order an appraisal to make sure the home’s value aligns with your loan amount.
While that’s happening, the escrow officer will prepare the title report and collect the necessary documents from all parties involved. I’ll keep you updated every step of the way, track important deadlines, and help you review everything before you sign.
Escrow typically lasts 30 to 45 days, depending on financing and any special terms. During that time, we’ll work together to check every box, so when closing day arrives, you’ll feel ready and informed.
This is where a lot of behind-the-scenes coordination happens, and I’ll be right in the middle of it to make sure nothing gets missed and no questions go unanswered.
🧾 What You’ll Learn About the Home
One of the biggest benefits of buying in Hawai‘i is that buyers have a strong due diligence period built into the process. During this time, you’ll gather information about the home’s condition and history so that you can move forward with confidence.
The home inspection is usually scheduled in the first week or so of escrow. A licensed inspector will evaluate the structure, roof, appliances, plumbing, electrical, and more. You’ll receive a detailed report outlining any issues they find, big or small. I’ll help you review it and decide whether to ask for repairs, negotiate credits, or accept the home as-is.
At the same time, the seller will provide written disclosures about what they know about the property. This includes past damage or repairs, un-permitted work, insurance claims, neighborhood nuisances, and more. These documents are long but full of clues. I’ll walk through them with you and help you understand what matters, what’s normal, and what may need clarification.
Between the inspector’s findings and the seller’s disclosures, you’ll have a clear picture of what you’re buying. Not just how it looks, but how it works. My job is to help you ask smart questions, identify what’s negotiable, and guide you through the next step in a way that feels grounded and calm.
🗝️ Final Walk-Through & Closing
As we approach closing, we’ll schedule a final walk-through of the home. This is your chance to make sure everything is in the condition you expected, that agreed-upon repairs were completed, appliances are still present, and no surprises have popped up since your offer was accepted.
It’s not another inspection, but it’s an important moment to confirm that you’re getting what you signed up for. I’ll be there with you to guide the walk-through and make sure any concerns are addressed quickly.
After that, you’ll head to the signing appointment. This is where you’ll review and sign the final loan documents and transfer paperwork. It can feel like a big stack of papers, but I’ll make sure you know what to expect and connect you with your escrow officer if you have any last-minute questions.
In Hawai‘i, keys don’t usually change hands until the sale records with the Bureau of Conveyances. That typically takes three business days after signing, but I’ll stay in close contact until it’s official.
When it does record, I’ll let you know right away, and then it’s time to hand over the keys and celebrate your next chapter.
🤝 My Promise to You
This process isn’t just about paperwork or timelines. It’s about your life, your future, and the space where it will all unfold. My role is to be your guide, advocate, sounding board, and steady hand through it all.
I promise to communicate clearly, consistently, and honestly. You’ll always know what’s happening and why it matters. I won’t rush you or push you toward something that doesn’t feel right. Instead, I’ll support your decisions, help you explore your options, and bring clarity when the choices feel overwhelming.
I’ll treat your goals like they’re my own and celebrate every step forward with you. Whether this is your first home or your fifth, I want you to walk away from this experience feeling empowered, understood, and proud of what you’ve accomplished.
Most of my clients say, “Thanks Jess, that was really easy.” That’s not just my goal, it’s my standard.
📞 Questions About Buying a Home on O‘ahu?
If you’re thinking about buying, whether it’s soon or someday, I’d love to hear about your goals. We can schedule a no-pressure consult to talk through your vision and build a plan together.
📱 Call or Text: (808) 391-4202
✉ Email: jessica.brenhaug@cbrealty.com
🔗 Website: jessicabrenhaug808.com
📋 7 Steps to Buying a Home on O‘ahu
1. Consultation & Planning
We start with a no-pressure conversation to talk about your timeline, your goals, and what matters most to you in a home. This is where the plan begins to take shape, whether you’re ready now or just starting to explore.
2. Loan Pre-Approval
You’ll connect with a local lender who will help determine your buying power and walk you through loan options and work with you to obtain the necessary loan approvals.
- Pre-Approval (when your offer is accepted)
- Conditional Approval (one to two weeks before closing)
- Final Approval (right before closing)
3. House Hunting
We’ll tour homes that fit your priorities and budget. I’ll help you stay focused on what’s important and give you honest feedback so you can feel confident in your decisions.
4. Making an Offer
When you find the right place, I’ll help you craft a smart, strategic offer based on market conditions, timing, and your comfort level.
5. Escrow Process
Once your offer is accepted, we open escrow. This is where a lot of the behind-the-scenes work happens:
- Home inspection
- Seller disclosures
- Negotiation of repairs or credits
- Appraisal
- Deposit payments
I’ll track all the deadlines and guide you through each step.
6. Final Walk-Through & Closing
Before closing, we’ll do a walk-through to make sure everything is as expected. You’ll sign your loan and closing docs, and we’ll prepare for recording.
7. Recording & Keys
Once the transaction records with the Bureau of Conveyances, it’s official — you’re a homeowner. I’ll bring the keys and we’ll celebrate the start of your next chapter!
