Real Estate Advice • May 25, 2025

What a Buyer’s Agent Really Does for You

by Jessica Brenhaug

Downtown Honolulu skyline with turquoise waterfront and mountain backdrop on a clear day

What a Buyer’s Agent Really Does for You (And What the Buyer Representation Contract Actually Means)

Buying a home is a big deal. Whether it’s your first place, a dream upgrade, or a downsize to something simpler, it’s not just a financial decision. It’s personal. The process touches your daily life, your sense of security, and your future plans. That’s why having someone truly on your side matters. Your buyer’s agent can be that person.

As of August 2024, a new rule went into effect. If you want full buyer’s agent representation when you purchase a home, you’ll now need to sign a Buyer Representation Contract. This contract helps clarify expectations and responsibilities, so you know exactly who’s advocating for you.

But this isn’t just about a contract. It’s about trust, strategy, and support. Let’s talk about what working with your own buyer’s agent really looks like, what the contract involves, and why having that kind of guidance can make your home search feel a lot less overwhelming.

What Is a Buyer’s Agent?

Your buyer’s agent is your personal guide, negotiator, and sounding board throughout the home-buying process. They do more than unlock doors and write offers. They help you:

Understand current market trends
Narrow your search based on your goals, lifestyle, and budget
Identify strong opportunities and avoid overpaying
Ask the right questions about each property
Craft competitive offers
Negotiate with sellers or their agents
Manage inspections and repairs
Coordinate with lenders, escrow, appraisers, and more
Reach closing day feeling confident and prepared

What Is the Buyer Representation Contract?

The Buyer Representation Contract is a written commitment between you and your agent. It confirms that your agent is working specifically for you, and it outlines how long that relationship lasts, what services they’ll provide, and how compensation works.

Since August 2024, this contract is required before a buyer’s agent can take you to tour homes or represent you in negotiations. It protects both parties and opens the door to full, professional representation from day one.

What Your Buyer’s Agent Does (That You Might Not Realize)

You might think your agent’s job is to set up showings and write offers. And yes, that’s part of it, but it’s only a small part. The real value of working with a buyer’s agent is what happens in between the showings, questions, deadlines, and decisions.

Here’s what that looks like in real life:

Market Education

Your agent helps you make sense of what you’re seeing out there. From shifting interest rates to local pricing trends, they’ll explain what it means for you and when it makes sense to act.

Neighborhood Scouting

Not every area fits every buyer. Your agent helps you get a feel for different neighborhoods, down to the street level. That might include school zoning, traffic flow, walkability, or whether there’s new construction planned next door.

Pre-Tour Prep

Before you even see a home, your agent is digging into the property history, reviewing disclosures, and comparing price trends. If something looks off, or looks like a great find, they’ll flag it for you.

In-Person Insight

When you tour homes, your agent is right there with you, pointing out details you may have missed. They’re there to help you think beyond the finishes and focus on the structure, flow, resale potential, and lifestyle fit.

Offer Strategy

It’s not just about price. Your agent helps you build an offer that gives you a real shot at getting the home without giving away your leverage. They’ll walk you through timing, terms, contingencies, and creative ways to stand out.

Repair and Credit Negotiations

If issues come up during inspections, your agent helps you decide what’s worth asking for and how to frame the conversation. It could mean a credit, a price adjustment, or just peace of mind that you’re making a well-informed decision.

Coordinating the Whole Team

Buying a home involves a lot of people. Your agent communicates with your lender, escrow officer, inspector, and title company to keep everyone moving in the same direction, on the same timeline.

Keeping You Grounded

This process can be emotional. It’s easy to second-guess things or feel rushed. Your agent helps you stay focused on your priorities, so you can move forward with clarity instead of stress.

Paperwork and Protection

There’s a lot of paperwork involved in a home purchase. Your agent walks you through it, makes sure it’s accurate, and explains what you’re agreeing to before you sign. They’re looking out for you in every clause.

After Closing

Even after you get the keys, your agent is still a resource. Whether you need a handyman, a contractor, or just want to know what your home might be worth in a few years, your agent is someone you can call.

So, Why Sign the Contract?

Because it gives you full access to everything listed above. The Buyer Representation Contract is more than a form. It’s a way to establish clear expectations, create a trusted relationship, and make sure your agent is fully in your corner from the very beginning.

In most cases, the seller still pays the buyer’s agent’s commission. If there’s ever an exception to that, your agent will talk it through with you before moving forward. No pressure, no surprises—just open communication and clear decisions.

Final Thought

You’re not just buying a property. You’re buying a home, a lifestyle, a new chapter. Having someone walk with you through the big decisions and small details can make the whole experience feel less intimidating, and a lot more empowering.

If that kind of guidance sounds helpful, I’d love to hear your story.

Real Estate Advice • May 18, 2025

Eco-Friendly Homes: What Buyers Want in 2025

by Jessica Brenhaug

Tropical Oʻahu home surrounded by lush native plants, palm trees, and a bright blue sky.

Green Living Is Becoming the Standard

Eco-friendly homes on Oʻahu are more than a trend, they’re quickly becoming a priority for buyers. In 2025, sustainability is a major factor in how buyers choose properties, especially in a place where natural beauty is part of daily life.

If you’re a seller, this shift matters. Highlighting the right features can help your home stand out in a competitive market. If you’re a buyer, it helps to know what makes a home more sustainable, and how those features will benefit you in the long run.

What Buyers Want in Eco-Friendly Homes in Oʻahu

1. Solar Power and Energy Efficiency

Solar panels remain one of the most sought-after upgrades. In sunny places like Oʻahu, they make a noticeable difference in monthly bills. Energy Star appliances, smart thermostats, and energy-efficient windows also matter. These features help buyers manage costs and reduce waste.

2. Smart Home Tools for Better Control

Smart lighting, programmable thermostats, and water monitors are more than high-tech extras. They allow homeowners to track and reduce their energy use. These tools are especially helpful in a place where energy costs can be high.

3. Water Conservation Features

Low-flow toilets, dual-flush systems, and water-efficient washers are now common in updated homes. In addition, many buyers are looking for rainwater catchment systems and drought-tolerant landscaping. These upgrades reflect care for both the environment and the utility budget.

4. Eco-Friendly Building Materials

Buyers are more aware of what their homes are made of. They often prefer bamboo, reclaimed wood, recycled tile, and non-toxic paints. These materials support better indoor air quality and create a home that feels healthier to live in.

5. Electric Vehicle Charging Stations

As electric vehicles become more popular, EV charging access is quickly rising on buyers’ priority lists. Whether the station is installed or simply pre-wired, it shows that the home is ready for the future.

Why Sustainability Matters in Hawai‘i

Oʻahu buyers often look beyond basic home features. They want a lifestyle that respects the land and makes the most of local resources. Homes with natural ventilation, shaded lanais, and solar water heaters fit this vision well.

Sellers can use this to their advantage. When a home feels well designed for island life and light on environmental impact, it connects emotionally. For many buyers, that’s what turns interest into action.

How I Help Sellers Highlight Eco-Friendly Features

If you’re selling a home with sustainable upgrades, I make sure those features are front and center. Here’s how I help:

I highlight green features clearly in your MLS listing, flyers, and online marketing. Whether it’s solar panels, double-pane windows, or rain catchment systems, I’ll make sure buyers see the value.
I connect features to real savings by including examples like lower monthly electric bills or minimal water usage. For solar panels, I often refer to DOE resources on solar savings to show how much impact they can have.
I translate certifications and upgrades into buyer-friendly language. For instance, I’ll explain what ENERGY STAR or LEED certifications mean, and why they matter.

This approach helps buyers see your property as a smart, future-ready investment—something that resonates with today’s market.

Final Thoughts

Green homes are no longer a niche option. They’re becoming the standard buyers expect. Whether you’re preparing to sell or looking to buy, understanding eco-friendly features will help you make smart, future-focused choices.

If you’re planning to buy or sell eco-friendly homes in Oʻahu, I’d love to help you highlight the right features or find a property that supports your long-term goals. Reach out here and let’s talk through your options.

Real Estate Advice • Selling a Home • Strategy • May 11, 2025

How to Price Your Home for Today’s Market

by Jessica Brenhaug

Coastal Oʻahu homes at sunset surrounded by palm trees, tropical plants, and open lawn seating.

How to Price Your Home: A Smart Strategy for Sellers

Getting ready to sell? Here’s how to price your home the right way, with a plan that attracts buyers and delivers results in today’s market.

If you want to sell your home, one of your first questions will be how to price your home. This one decision affects how quickly it sells, how many people see it, and what you earn. Pricing isn’t about guessing. It’s about using real data, local trends, and a deep understanding of buyer behavior.

In this post, I’ll show you how to price your home with confidence. You’ll learn what to consider, which mistakes to avoid, and how the right strategy leads to better offers and a faster sale.

How to Price Your Home Using Local Sales Data

Start by reviewing comparable sales, also known as “comps.” These are recently sold homes in your area with similar square footage, layout, condition, and features. They show us what buyers were actually willing to pay.

For example, if three similar homes sold between $780,000 and $810,000, that range becomes our starting point. From there, we adjust based on upgrades, finishes, and curb appeal.

We also study active listings. These homes are your direct competition. If your home is priced much higher than others in the same category, it could struggle to attract attention, even if it’s objectively beautiful.

Pricing Your Home for Current Market Conditions

Real estate is constantly shifting. Inventory levels, mortgage rates, economic factors, and even the time of year can impact how to price your home.

For instance, when interest rates rise, buyer budgets often shrink. During periods of low inventory, well-priced homes tend to sell quickly. This is why using current data is key to your pricing strategy. Outdated comps from even a few months ago may no longer reflect what buyers will pay today.

Consider Your Home’s Condition and Presentation

Upgrades can absolutely increase your home’s value, especially if they align with buyer priorities. Think updated kitchens, modern bathrooms, or energy-efficient systems. Even cosmetic touches like new paint, fresh fixtures, and clean landscaping can give buyers a more favorable impression.

That said, deferred maintenance or needed repairs will reduce perceived value. If a buyer sees work they need to do right away, they’ll lower their offer accordingly.

Make sure your home is clean, uncluttered, and visually appealing from the curb to the backyard. This doesn’t mean it has to be perfect, it just needs to feel welcoming and well cared for.

Understand Buyer Psychology to Price Your Home Smarter

Pricing isn’t only about what a home is worth on paper. It’s also about how buyers perceive that value.

Buyers typically shop by price bracket. A home priced at $799,000 might show up in more search results than one listed at $805,000, simply because of how filters are set. For many buyers, price anchors expectations.

Even subtle adjustments in price can make a difference. I often recommend pricing just below round numbers to appeal to a broader audience. It creates the impression of a deal, even when the difference is small.

Why Overpricing Your Home Can Hurt Your Sale

Overpricing is one of the most common missteps I see. Sellers often hope they can “test the market” by starting high. Unfortunately, this strategy tends to backfire.

Buyers today are savvy. If they feel a home is overpriced, they may not even schedule a showing. Worse, homes that sit on the market for too long tend to develop a stigma. People start to wonder what’s wrong with the property.

Even if you drop the price later, the momentum you would have had during those first few weeks is often gone. A well-priced home attracts the right buyers early—and can sometimes lead to multiple offers.

A Smart Strategy to Price Your Home Right

When we work together, I help you build a custom pricing strategy that reflects your home’s strengths and your personal goals.

First, we do a full market analysis. I’ll walk you through recent sales, current competition, and neighborhood trends. Then we talk about your ideal timeline, comfort with negotiation, and whether you’d like to list high and wait or price competitively for a faster sale.

We may also consider psychological pricing strategies or tiered exposure options to appeal to a wider buyer pool. Every home is unique, so the pricing approach should be too.

Not Ready Yet? That’s Okay.

Even if you’re not ready to sell tomorrow, it’s worth understanding your options. If you’ve been thinking about making a move but don’t know where to start, I can help.

A simple home valuation or strategy session can give you clarity. We’ll talk about what improvements (if any) would help you net more, and I’ll give you an honest idea of where your home might land in today’s market.

What Buyers Should Know About Home Pricing

Buyers should understand that the list price doesn’t always reflect a home’s true value. Some sellers overprice based on emotion. Others price low to drive competition. That’s why it’s important to work with an agent who can help you read between the lines.

If a home seems too expensive, ask to see comps. If it looks underpriced, be prepared for a fast-moving situation.

As a buyer, it’s not just about finding the perfect home, it’s about knowing how much to offer, when to negotiate, and when to walk away. I help my buyer clients understand the local market and make offers that stand out without overpaying.

Let’s Talk About Your Home

Whether you’re ready to sell or just starting to plan, I’m here to help you understand how to price your home with confidence. You’ll get clear advice, a no-pressure plan, and expert support every step of the way.

Instagram: @jessicabrenhaug808
Website: jessicabrenhaug808.com
Let’s make a pricing strategy that works for you.

Infographic showing how to price your home, including comps, timing, buyer mindset, and home condition.

A quick guide to how we price your home, based on real market data, buyer behavior, and the condition of your property.

Real Estate Advice • April 13, 2023

Leasehold vs Fee Simple in Hawaii: What Buyers Should Know

by Jessica Brenhaug

Aerial view of Honolulu and Waikīkī coastline with high-rise buildings, turquoise waters, and lush green parks.

Leasehold vs Fee Simple in Hawaii: What Buyers Should Know

Not all properties in Hawaii come with the land beneath them. This post breaks down leasehold vs fee simple in Hawaii—a common point of confusion for local and out-of-state buyers alike—and helps you decide which ownership type fits your goals.

When you’re shopping for a home or condo in Hawaii, you’ll often see properties listed as either “fee simple” or “leasehold.” If you’re not sure what leasehold means or how it compares to fee simple, you’re not alone. Understanding leasehold vs fee simple in Hawaii is one of the most important steps in making an informed purchase.

Honolulu condo buildings with a rainbow in the background, illustrating property types common in leasehold vs fee simple in Hawaii.

Condos in Honolulu often come in both leasehold and fee simple forms, knowing the difference helps you plan for long-term value and ownership rights.

What Does Fee Simple Mean?

Fee simple means you own both the home and the land it’s built on. You hold the title outright and can keep the property as long as you want. You’re free to sell it, pass it on, or hold it indefinitely. This is the most common form of ownership on the mainland and in Hawaii, and usually the most straightforward.

What Is a Leasehold Property?

Leasehold means you own the unit or home itself, but not the land it sits on. Another party, often a trust, family, or landowner, retains ownership of the land. You lease it for a set number of years under specific terms.

That lease comes with an expiration date and monthly lease rent. These terms can include renegotiation points during the lease term. Some leases extend 30–50 years, while others may expire in just a few. When the lease ends, the land (and in most cases, the home) reverts back to the landowner unless renegotiated.

What Are the Pros and Cons of Leasehold?

Leasehold properties generally cost less than comparable fee simple homes. However, their value decreases as the lease gets shorter. For example, a unit with 30 years left on the lease will be worth much more than one with only 5 years left.

Financing leasehold purchases can also be tricky. Many banks won’t issue mortgages for leaseholds, especially if the lease expires soon. You may need to pay cash or work with a local lender familiar with leasehold terms.

Leaseholds also tend not to appreciate like fee simple properties do. That said, they can still be a smart option. Investors, first-time buyers, and those looking for an affordable entry point into Hawaii real estate often consider them. Just be sure you understand the timeline and terms.

Which One Is Right for You?

If you’re comparing leasehold vs fee simple in Hawaii to decide which one works for your situation, consider how long you plan to stay in the property, whether you want to build equity, and how you plan to finance it.

If you’re looking for a long-term or forever home, I usually recommend focusing your search on fee simple properties. They offer more control, more financing options, and a better path to building equity over time.

But leaseholds aren’t off the table. If your budget is tight or you’re buying a property for income, they might be the right fit. I can help you weigh the pros and cons and decide what makes sense based on your goals.

Want to Read More?

Here’s a helpful article that dives deeper into the topic:

What Is a Leasehold Property? A Rental That Lasts … and Lasts

Let’s Talk About Your Real Estate Goals

Still not sure how leasehold vs fee simple in Hawaii applies to your plans? I’d be happy to answer your questions and talk through your options.

Email: jessicabrenhaug808@gmail.com
Website: jessicabrenhaug808.com
Let’s make a plan that fits your future.