Penn Henderson

Great question, Eric - and one I can actually answer with current data even though it's Oahu, not my market. Mililani is a well-established, family-friendly planned community in central Oahu, and it's consistently among the more affordable single-family home markets on the island, relative to Oahu standards. Here's where the numbers sit right now: The Mililani single-family home median price is approximately $1,100,000, up about 3% from the prior year. It's a competitive market too, with about one in three homes selling above asking price, and inventory is extremely tight at around 1.0 months of remaining supply. For context on recent sales, homes have been closing anywhere from the mid-$800s up to $1.3M, depending on size and condition, so there's a real range depending on what you're looking for. Bottom line: Mililani offers solid value by Oahu standards, with good schools, great community amenities, and a central location. Buyers should be prepared to move quickly and potentially compete. I'd recommend connecting with an Oahu-based Realtor who specializes in that market for the most up-to-date inventory and neighborhood-level guidance. And if you ever have questions about the Big Island market, I'm always happy to help, or get you a property valuation here: pennhenderson.com/evaluation Mahalo, Penn

Great question, Donna, and one that comes up more than you might think. Here's the general real estate side of it aEUR" though I'd strongly recommend looping in a HUD-approved housing counselor and/or a real estate attorney for the financial and legal specifics, as that's outside my lane as a realtor. The basics: A home with a reverse mortgage can absolutely be sold. The sale proceeds are used to pay off the reverse mortgage balance first, and anything left over goes to the homeowner (or the estate, if the homeowner has passed). Key things to know going in: Get a payoff statement first. Contact the reverse mortgage servicer to find out the exact payoff amount. This determines whether there's equity left after the sale. If the home is worth less than the loan balance, a reverse mortgage is a non-recourse loan, meaning the lender can only collect up to the home's value. You wouldn't owe the difference out of pocket. Timeline matters. Reverse mortgages typically give heirs or borrowers a set window (often 6 to 12 months) to sell or settle after a triggering event like the borrower's passing or moving out permanently. The sale process itself is pretty standard once the payoff is confirmed. It lists, markets, and closes like any other home sale. My recommendation: Start by calling your reverse mortgage servicer, then connect with a HUD-approved counselor (free service) and a local real estate attorney. Once those pieces are in place, a realtor can take it from there. Happy to help on the real estate side when you're ready, Donna! Mahalo, Penn Henderson R(S) Big Island Hawaii Real Estate

Great question, Billy, and an honest one worth answering straight. The short answer: you don't always need one, but here's why most people are glad they have one. Pricing it right: This is where most FSBOs (for sale by owner) leave money on the table. A good agent knows the local market inside and out and will price your home to attract the right buyers, not just the first ones. Overpricing sits. Underpricing costs you. Exposure: Agents list on the MLS, which feeds Zillow, Realtor.com, and every buyer's agent in the area. More eyes on your home means more competition, and more competition typically means a better price. Negotiation: It's not just about the offer price. Inspection repairs, closing costs, contingencies, timelines aEUR" every piece of the contract is a negotiation. Having someone in your corner who does this daily makes a real difference. Transaction management: There are a lot of moving parts between offer and closing: escrow, title, lenders, inspectors, appraisers, county requirements. An agent keeps everything on track so deals don't fall apart over something preventable. Legal protection: Real estate contracts are complex. An agent knows the disclosures required by law, the clauses that protect you, and the red flags to watch for. The cost question: Commissions are always negotiable, and with recent industry changes buyers and sellers have more flexibility than ever. In most cases, a well-priced, well-marketed home more than offsets the commission in net proceeds. Bottom line, Billy: a great agent pays for themselves. If you're thinking about buying or selling on the Big Island, I'd love to connect. Check out what I do at pennhenderson.com and let's talk!

Great question, Aaron, and honestly, it speaks well of you that you're thinking about it this way. The straightforward answer: no, it's not offensive to ask. Any experienced agent has had the conversation before and won't flinch at a respectful discussion about compensation. What matters is how you approach it. That said, here's my honest take as someone who's been doing this a long time on the Big Island: Commission reflects service level. Selling real estate, especially in a market like Hawaii, isn't a part-time task. I'm talking professional photography, targeted marketing, MLS exposure, open houses, negotiations, transaction coordination, out-of-pocket expenses, and often months of work before a single dollar comes in. A reduced commission can sometimes mean reduced effort, and in a luxury or complex transaction, that's a real risk. You get what you pay for. The few percentage points you might save on commission can easily be lost in a lower sale price, a deal that falls apart, or a costly mistake in the contract. A skilled agent more than earns their fee in net proceeds and peace of mind. My approach: I charge a minimum of 2.5 to 3% depending on the property. I don't cut corners, I don't outsource your listing, and I bring my full effort to every transaction. I'm upfront about that from day one. So by all means, have the conversation. Just know that the best agents know their worth, and the right agent for you is one whose value is easy to see. For reference, here's my approach to buying and selling (in Hawaii): https://pennhenderson.com/buying https://pennhenderson.com/selling Mahalo, Penn

Great question, Sally, and the short answer is: usually not. Here's the reality of what often gets cut when an agent drops to 1%: Marketing: Professional photography, videography, 3D tours, targeted digital advertising, print materials aEUR" these cost real money. At 1%, something has to give, and marketing is usually the first to go. Your listing deserves to look its best, especially in a competitive market. Time and attention: Discount brokerages often run high volumes to make the math work. That can mean less responsiveness, less negotiation muscle, and less hand-holding through what is likely one of the biggest financial transactions of your life. Buyer agent cooperation: If the total commission is only 1%, there may be little to nothing offered to the buyer's agent. That can quietly discourage agents from showing your home, which shrinks your buyer pool. Experience and expertise: Top-producing agents don't work for 1%. The agents willing to do so are often newer, less experienced, or operating inside a high-volume discount model where your listing is one of dozens. The bottom line, Sally: A skilled agent typically nets you more money even after a full commission, because of stronger pricing strategy, better marketing, and sharper negotiation. The cheapest option rarely delivers the best outcome. I'm not licensed in your area, but If you're thinking about buying or selling on the Big Island, I'd love to show you what full-service representation actually looks like: https://pennhenderson.com/buying https://pennhenderson.com/selling Mahalo, Penn

Great question, Mike, and one that's worth understanding clearly, especially with some recent changes in the industry. The basics: Real estate commissions are not set by law and are always negotiable. Traditionally, total commission has ranged from 5 to 6% of the sale price, typically split between the listing agent and the buyer's agent. What changed recently: As of 2024, new NAR (National Association of Realtors) rules changed how buyer's agent compensation is handled. Buyers and their agents now negotiate compensation directly and separately, rather than it being automatically built into the seller's side. This has created more transparency and flexibility across the board. What I charge: On the Big Island, I charge a minimum of 2.5 to 3% depending on the property. That covers full-service representation: professional photography, marketing, MLS exposure, negotiations, transaction coordination, and everything in between. No shortcuts, no outsourcing your listing. How to think about it: Commission is an investment, not just a cost. A well-represented listing typically sells faster and for more money than one that isn't. The net result, even after commission, is usually better with a full-service agent than going the discount route. The bigger picture: Every transaction is different. Price point, property type, and market conditions all factor in. The best thing you can do is have a direct conversation with your agent upfront so there are no surprises. Thinking about buying or selling on the Big Island? Let's talk: https://pennhenderson.com/buying https://pennhenderson.com/selling Mahalo, Penn