Solie Real Estate

06/27/2026

https://solierealestate.com/big-island-mortgage-rates-what-buyers-need-to-know-in-2026/

Mortgage Rates: Big Island vs. National There is no single "Big Island mortgage rate." Mortgage rates are generally priced statewide and vary by lender, loan type, credit score, down payment, and whether the loan is conforming, jumbo, VA, or FHA. As of June 26, 2026: Loan TypeHawaii MarketNational A...

01/13/2025

Great Location for a Ready-made Nursery Business

Great Location, convenient and easy to get to. The lot is just a very short distance from the end of South Kulani Rd. This lot is a perfect start for plant nursery. Ground is leveled and clear, growing area covered in plastic sheets to control weeds. Good soil in the growing area and a spot dug out for an irrigation pond.

Seller has created a huge stock of very valuable tree starters. These trees and their seeds are highly prized and have an international market. They can only grow in a few, very specific, locations in the world. This lot in Hawaiian Acres is one of those locations.

The lot is partially gated and fenced, with a second set of gates separating the commercial area from the living area. The survey of the lot included markers on each side of the lot to assist with locating the fence line. A house pad in front, leveled and ready to go. Electricity is available with no SSPP fee. The potential is here for a home and business in one convenient, easily accessible location.

Don't miss this opportunity!

https://solierealestate.com/great-location-for-a-ready-made-nursery-business/

07/15/2023

This is a continuation of a thought experiment. One of my biggest challenges is creating content for my web page and page. I have become very interested in a program called ChatGPT. It is an artificial intelligence program that can created written content. It is kind of like a chat program, only you are chatting with a computer program, not another person.

I posted this message on ChatGPT:

"In a 200 word essay, discuss the proposed changes in regulations related to vacation rentals on the Big Island of Hawaii"

This was the response:

"In recent years, the Big Island of Hawaii has proposed significant changes to regulations concerning vacation rentals, incited by rising concerns about the negative impacts of these businesses on local housing, community welfare, and tourism sustainability.

Primarily, these changes aim to mitigate housing shortage issues. Local residents have been increasingly displaced due to high demand and profitability of vacation rentals. Proposed restrictions would limit the total number of permits issued for short-term rentals, preserving more homes for long-term residents.

Additionally, tighter regulations focus on controlling the environmental impact of vacation rentals. This includes more stringent waste management rules, and encouraging the use of renewable energy sources. These changes not only protect the local environment but also maintain the allure of the Big Island as an ecological haven for tourists.

Finally, the changes introduce higher compliance requirements, such as mandatory registrations, insurance, and safety regulations. These are designed to improve the standard of accommodation for tourists, ensure the welfare of local communities, and hold rental operators accountable.

Overall, while the proposed changes might seem restrictive for vacation rental owners, they are necessary steps towards a more sustainable and equitable future for both the local community and the Big Island's visitors."

While I don't agree with the viewpoint of the ChatGPT essay, I was very impressed with its response. This is exactly what the proponents of these new regulations are saying. And there is some truth to it. Corporations from the mainland and throughout the world see an opportunity to buy real estate that is still relatively cheap, and convert it to vacation rentals that produce very high rental incomes. But there are also people like myself, retirees looking to augment their social security by renting out rooms in their home for vacation rentals. Right now, I can do that. If I live on the property that I am using for vacation rental, there are no regulatory requirements, other than the requirement to pay taxes on the income I receive. There is no registration, no inspections, no paperwork to be filed. The legislation being proposed imposes huge regulatory requirements on the homeowners providing vacation rentals.

This is from an article in Honolulu Civil Beat:

"Some of the rules relate to on-site parking, the submission of site and floor plans, contact information for all registered property owners and managers, notification to surrounding properties and more.

Failure to do so could result in $10,000 in fines."

They also intend to limit how many hosted vacation rentals are allowed. Once that limit is reached, no one else gets to provide hosted vacation rentals. That seems unfair. Also, many will probably drop out just because they are unable or unwilling to deal with the increased regulatory burden

I do agree with their concern about the price and availability of rental housing. That is a real problem. However, limiting hosted vacation rentals is not going to alleviate that problem. If I cannot rent out my spare bedroom to earn some extra income, that does not add to the supply of available rentals. That unused room just sits empty, or, more likely, full of stuff that I don't need, but don't want to throw away

We need to let our legislators know that we oppose this bill. It has good intentions, but it ends up being another intrusion of government regulations in our private affairs. It limits my ability to use the property I live on to make some additional income, it will hurt people that are right on the edge of making it or not.

03/08/2023

Coldwell Banker Island Properties is sponsoring a food drive

03/02/2023

Chat GPT/Vacations Rentals

I have been thinking about upcoming changes to the law regarding vacation rentals, and wanting to write about what is going on.

I have been hearing about this new artificial intelligence program called ChatGPT. It can write essays that are very convincing. High school and college students are already using it to write their papers for school.

I thought, hey, what about me? It would sure save me a lot of time and effort. So, this is what I did. I created an account at ChatGPT. Then I went to ChatGPT+ and put in this request;

Write a 100 word essay on upcoming changes to regulations regarding vacation rental operations in the Puna District.

This is what I got back:

“Vacation rental operations in the Puna District of Hawaii are set to undergo some drastic changes. With the growth of the area’s tourism industry, state regulations have started to crack down on property owners who rent out their properties on a short-term or vacation basis.

Hawaii’s Department of Business, Economic Development and Tourism recently announced they are launching a Mandatory Vacation Rental Registry, which would allow the state to accurately track rental properties and their operations. The goal of this registry is to ensure that local regulations for vacation rentals are properly enforced. This will be mandatory for any property owner who wishes to continue to rent their property on a short-term basis.

In addition, the state has issued several new regulations on these properties. These regulations include additional restrictions on unhosted and nonresidential vacation rentals, such as a two-week limit for multiple bookings, and increased penalties for failure to comply. These changes are intended to increase accountability and provide stronger government oversight of vacation rental operations in the Puna District.

Overall, it is clear that the upcoming changes to regulations regarding vacation rental operations in the Puna District will have a significant effect on property owners. It is important that they are familiar with the new laws and regulations and comply accordingly. Failure to do so will result in severe punishments, including hefty fines and possible jail time.”

I love it. I am not sure about the “possible jail time”, but for the most part, I wouldn’t change a word. Also, it is more the county that is cracking down on vacation rentals, not the state.

I do want to add some things, though.

This bill was introduced by Ashley Kierkiewicz and Heather Kimball. I really don’t like the proposed changes, and wondered why they introduced this bill. Ashley is our representative here in Puna. I decided to ask her why she is sponsoring these changes. This is what I sent to her

“Ashley, I am writing an article about the proposed changes to vacation rental regulations. I wondered why you are introducing this legislation?

I see it having a very negative impact on many senior citizens living in Puna. Many retirees depend on vacation rental income to supplement their social security and give them a hedge against inflation. I would like to include your response.
By the way, thank you for your support of our HPP Land Use Committee. Aloha”

Non-hosted vacation rentals are already required to be licensed, and the county has said that they will not issue any new licenses in Puna for non-hosted short term rentals. The changes that they are proposing would extend that regulation to hosted rentals. Every hosted rental would be require to register with the county, and the county would be setting limits as to how many people will be able to offer hosted rentals. There would also be new regulations

This is a quote from an article in Honolulu Civil Beat;

“If the bill is ultimately adopted, transient rental operators would have to pay an initial registration fee and an annual renewal fee and comply with a host of rules. Some of the rules relate to on-site parking, the submission of site and floor plans, contact information for all registered property owners and managers, notification to surrounding properties and more.
Failure to do so could result in $10,000 in fines.
The bill would set a guest limit of no more than two adults per bedroom and an additional two adults for the unit as a whole. Individuals could operate no more than one transient accommodation rental, besides their principal home, unless they’re a licensed realtor.
Commercial weddings, wedding receptions or events would be prohibited unless operators get special permits.”
This is a link to that article;
https://www.civilbeat.org/2023/01/big-island-attempts-to-curb-short-term-rentals/
Hosted rentals are not currently regulated. You don’t need a license. Hosted means that the owner or a manager lives on the rental property. It’s a good deal. Your kids are off to college, probably never to return to live. You can rent out their rooms for short term rentals. At $50 to $100 per night, that could make a significant impact for retirees living on a fixed income. The recent inflation has already created hardships for a lot of our neighbors. Do we really need or want the county to be stepping in to regulate and limit this source of income?

To be fair, they are addressing some real issues. There is a shortage of available rentals in Puna. They want to manage this economic issue by restricting what people can or can’t do. By limiting vacation rentals, they are, in theory, making more rentals available to local people. There is some logic to that. If I could not offer vacation rentals, I would probably offer long term rentals, if I needed some additional income.

The other issue is the increase in noise and traffic associated with vacation rentals. The sponsors of this bill say they are trying to protect the quality of life for those living in the neighborhoods of these short term rentals. I haven’t seen any direct evidence of these problems, but I have heard stories.

I guess it comes down to costs and benefits. I am sure the sponsors of this bill are looking out for the welfare of their constituents, but things don’t always turn out as intended.

What I see is a further intrusion of the government into our daily lives, more government fees and red tape for those wanting to offer hosted vacation rentals. I am not saying they are totally wrong. There are problems. We do have outside investors buying up properties to operate as vacation rentals. I would like to see that reduced. It does reduce the amount of available housing, and doesn’t provide income to people living here.

It is a complex issue. We need to understand the costs and benefits associated with this proposed legislation. We also need to speak up and let our county representatives know how we feel, whether we support this legislation or not.

Aloha.

09/22/2022

Boxable is creating quite a buzz in the housing market. I have decided to buy and install the Casita tiny home, which is their only product right now. This is the first installment of a series of post

https://solierealestate.com/?p=240

08/27/2022

08/24/2022

AFFORDABLE HOMES – BOXABL

Affordable housing is an issue that has been around for a while, here and on the mainland. However, it’s getting worse. With the huge increase in prices here on the Big Island, many buyers are being priced out of the market. They can’t afford to buy that starter home. With the increase in cost of materials, they can’t afford to build it, either.

That is why, when I heard that Elon Musk was investing in a company called Boxabl that manufactures tiny homes, it caught my attention.

Boxable was started by Paolo Tiramani. He was born in Italy, educated in London, where he earned degrees in mechanical engineering, and industrial design. By 1986, he held 144 patents. In 1986 he formed the company, 500 Group, with the idea of turning some of these patents into cash. One of those patents was the rolling tool storage box, which he licensed to Stanley Black & Decker.

In 2017, he formed the company, Boxabl, with the purpose of building tiny homes on an industrial scale. Instead of building homes individually, on site, they are built in a factory. That is not a new idea. Modular homes, trailer houses, have been built in factories for quite a while. The difference with Boxabl is the scale of manufacturing, the emphasis on quality of construction, and on making it energy efficient.

Right now, their only model is the Casita, a studio unit.

This is just the beginning, though. They are already designing other units, a master bedroom box, a two bedroom box, stackable boxes. Units can be joined together, or stacked to create an infinite variety of building. It is a new way of thinking about building structures. Here is a link to some of those ideas, https://www.boxabl.com/more

These future plans are interesting, but they are not available yet. What is available is the Casita.

The Casita is a 375 sq ft studio unit, quality materials and construction, energy efficient.

It is priced at $50,000. For the single person, or couple, this would be a great starter home. You won’t be able to find this quality anywhere else at this price. That’s the point. They have made getting that first home more affordable. This may also be benefit for government agencies, and non-profits thinking about providing housing for the homeless. That is another pressing issue, here and elsewhere.

08/23/2022

My quarterly market report for the Big Island and Puna. Prices are slipping. The combination of inflation and higher mortgage rates have reduced the number of buyers. We may have hit a top. My advice to potential buyers, if you can wait , you should, Judging from past real estate cycles, we are going to see a significant drop in prices. Best to wait until the cycle hits bottom, then buy. That is how we bought our first property in Hawaii. My wife Marilyn, now deceased, was taking an economics class at UH. Her instructor followed the market and told them the real estate market had hit bottom and was starting to rebound. She came home and told me to get my money together because we were going to buy a house.
Some of the best advice I've ever gotten. Thank you, Marilyn.

06/10/2022

Aloha, this is my continuing experiment to promote my real estate business. My intent is to promote mine and other listings and provide useful and fun information about the Big Island and Puna and Hamakua districts.