HL1 - Issue 7

Page 1





















Matthew Beall

Kahea Zietz

Anthony Arnold

o w n e r , p r i n c i pa l b r o k e r

co - ow n e r , v i c e p r e s i d e n t

c r e at i v e d i r e c to r




Carrie Nicholson RB

Steve Hurwitz RB

Neal Norman RB

Tiffany Spencer RS

Jason Cutinella CEO & Publisher, NMG Network

Josh Jerman RB

Beth Thoma Robinson RB

Dave Richardson RB

Julianna Garris RB

Erik Hinshaw RB

Robert Chancer RB

Noel Shaw RB

Ben Welborn RB

Joe V. Bock Partner & General Manager, Hawai‘i Lauren McNally Editorial Director Taylor Niimoto Managing Designer Eleazar Herradura Designer Alejandro Moxey Senior Director, Sales Sabrine Rivera Operations Director


We leverage the relationship between place and building to create lasting memories for future generations. Nature, craft, and design - luxury defined.


Photographer: Joe Fletcher


HL1 began with a list of client’s names written on a whiteboard in our thenheadquarters in Hanalei. What started as a relatively informal clientdiscovery process has since evolved into a journey of inquiry. Once we started asking questions and adjusting our representation based on the answers, our curiosity only deepened. Regardless of our clients’ backgrounds or demographic profiles, or their varying degrees of wealth, the proverbial Venn diagram of their values, interests, hobbies, lifestyles, personalities, and even their media-consumption habits has revealed some powerfully distinct intersections. It’s those intersections that led us to publishing HL1 Magazine. Of course, no single edition could cover the full breadth of the ever-changing zeitgeist of our clients—though judging by the sheer thickness of some of our previous editions, we’ve certainly tried—but we can offer glimpses of insight into the essence of these rich intersections. Now, nearly a decade later and in our seventh edition of HL1, it is with heavy hearts and hopes for a better future that those interests include shining a light on the Hawai‘i Community Foundation’s pivotal role in supporting ongoing relief and recovery after the devastating fires on Maui. In this issue’s Market Report, which has been appropriately truncated, we discuss the reality and impact of Hawai‘i’s collective attention being nearly completely occupied by recovery efforts and the ongoing impacts of the fires. For those missing our historical infographics and more comprehensive high-end market data, rest


assured that we have that information—perhaps too much of it—at our fingertips. But in the interest of the half-life of this edition, we’ve opted to provide high-level insights into the current markets across the island chain—both in the context of the postpandemic market swings as well as the historic tragedy of the fires. In such a time of reflection, we also take a moment to appreciate “Things of Beauty,” an intimate look into the personal collection of fine art consultant and curator Kelly Sueda on page 28. We also examine the radical legacy of architect Alfred Preis, whose artistry and visionary influence can be felt across Hawai‘i’s built environment. And to keep the inspiration and intrigue of real estate voyeurism alive, find a primer on the rural charms of Waimea on page 90, and be on the lookout in future issues for vignettes of other enchanting enclaves across the islands. Perhaps more from a place of much-needed selfcare than escapism, we also bring you a photo essay shot over the course of a day on the north shore of O‘ahu, offering a glimpse of some of the customized experiences that await from sunrise to nightfall during a vacation rental stay. Finally, in the spirit of moving forward, we asked rising star Jack Ho to recount the journey that led him to crossing the Ka‘iwi Channel at the 2023 Moloka‘i 2 O‘ahu race. Now, more than ever, we’re inspired by his determination, courage, and faith in what lies ahead. Enjoy,

Matthew G. Beall CEO, Hawai‘i Life






Sales and trends in Hawai‘i’s high-end real estate market.


In March of this year, I gave a keynote address

real estate in the aftermath of the Maui fires,

at a conference in Portland, Oregon, hosted

and the systemic flaws that set the stage for

by a creative agency that serves real estate,

them. On one hand, it’s easy to muster

proptech, and fintech companies. The focus

nihilism and cynicism in the face of such

of my talk was how real estate marketing,

unspeakable damage and loss. Who could

especially in social media, is far too often

possibly care about real estate at a time like

devoid of the social, cultural, economic, and

this? On the other hand, this disaster makes

political contexts in which we are immersed.

everything, especially our loved ones and

I argued that the pursuit of “personal

our homes, all the more precious, and our

brands” actually does more harm than good,

appreciation for them all the more urgent.

or at least harm that’s difficult to measure.

I can’t begin to express enough gratitude for those of you who’ve joined us in supporting

I’m having to take some of my own medicine

Maui by contributing to the Hawai‘i Life

now in the wake of such extraordinary

Charitable Fund, a donor-advised fund of

disasters on Maui. Last year, in the summary

the Hawai‘i Community Foundation. The

of our 2022 Midyear Hawai‘i Luxury Market

outpouring of support helped us quickly

Report, I wrote: “One thing we can predict

surpass our matching funds of $100,000—as

with near-pinpoint accuracy is that there will

of this writing, we’ve raised over $330,000

likely be another seemingly unpredictable

that will all be transferred to the Hawai‘i

event, whether worldwide or localized,

Community Foundation’s Maui Strong Fund.

which will radically impact the luxury real

I have absolute trust in the organization’s

estate market and skew any sense of

ability to steward relief and recovery

normality. It’s just a matter of when.” efforts on Maui, both in the near term If only that prediction didn’t come true.

and for the years to come. (We cover the

It’s hard, if not perverse, to write about luxury

efforts on Maui in more detail on page 80.)



more transient, less wealthy counterparts. They were more philanthropic, engaged, and ultimately contributed more to Hawai‘i’s local economy



and communities than the more transient “rich but not wealthy” real estate buyer. In my 25 years of practicing real estate in

bout 20 years ago, I was invited to sit in on

Hawai‘i, nothing has supported that thesis

a conversation with a large developer and

more for me than the years of the pandemic.

other stakeholders around the possibility of

I’ve written at length in previous editions of

creating a highly amenitized project for what

this magazine and in past market reports about

would likely be high-net-worth owners. I was

the wave of buyers who came to Hawai‘i during

there in my capacity as the broker of what was

the pandemic and put their children in local

then the top-selling brokerage on the island

schools, met their new neighbors, and got

(prior to founding Hawai‘i Life). The conversation

involved in their communities. For the most

was facilitated by Group 70, an architectural

part, these were not the “good fences make

and design firm based in Honolulu.

good neighbors” crowd—they’re more of the “good neighbors make good neighbors” mindset.

During the conversation, as they shared their thinking about the highest and best use for

Granted, escapist fantasies abound in Hawai‘i,

the project, they cited a comprehensive cross- both in those who move here from afar and certainly


longitudinal study on the demographics and

in those who come for vacation. But there was

psychographics of ultra-high-net worth buyers

something encouraging about the incredible

of Hawai‘i real estate. In short, the study

market run that happened during the pandemic.

supported the position that ultra-high-net

In the parlance of psychological attachment

worth market entrants were more connected

theory, these new market entrants are less

to the communities they invested in than their

avoidant and more secure.

As we face the incredible tragedy of the fires on Maui, I’m reminded of this dynamic. Disasters bring an opportunity for social cohesion, for empathy and compassion. Of course, and especially in the early stages of recovery, there’s been no shortage of power struggles, rampant misinformation, and legitimate concerns for disenfranchisement. The conversation around who manages Maui’s recovery, and how, will play out for months and years to come, but it’s clear to me, however anecdotally, that Hawai‘i and Maui benefit from the engagement, appreciation, and support of a number of high-net-worth individuals.

Ultra-high-net-worth market entrants were more connected to the communities they invested in than their more transient, less wealthy counterparts.

Social media trolls and any number of frustrated people have taken shots at Jeff Bezos, Oprah Winfrey, and other high-net worth individuals who have donated to the cause, but their contribution to Maui’s recovery is both meaningful and welldocumented. Of course, there are innumerable systemic issues to address. There are those who will say that “Band-aid” philanthropy does little to impact the structural inequities in Hawai‘i. Indeed, it can be argued that many of Hawai‘i’s challenges have, in fact, been exacerbated by the romantic, escapist fantasies of outsiders, but in the face of such acute and dire need, Maui is benefitting from its wealthy stakeholders.





n the subject of last year’s predictions, I also forecasted that a significant number of

people who purchased homes in Hawai‘i during

the pandemic would elect to move back to the continent after the pandemic subsided and put the property they purchased back on the market. After all, Hawai‘i has an almost gravitational effect of either perpetually drawing people in or spinning them out. That prediction turned out to be only half true. Many have come and gone, but instead of selling the property they purchased, buyers have elected to rent them out. We’ve seen a dramatic increase in the number of rental properties we manage. The decision to rent properties out, as opposed

home bought in 2000 is now valued nearly four

to selling them, seems influenced by a number

times higher.

of factors. mortgage interest rates have more price stability and appreciation may

than doubled since bottoming out during the

provide some comfort for those looking to

pandemic. While the great majority of the homes

hold their property long term. A significant

purchased during the pandemic were all-cash

amount of price appreciation occurred

transactions, the prospect of higher rates may

during the pandemic, especially considering

still lead to a wait-and-see approach for those

already-existing inventory constraints. New

considering divesting, especially if the properties

home construction in Hawai‘i is extraordinarily

were classified as investment purchases, and where

difficult. Every county in Hawai‘i is

a sale would then lead to another purchase (by way

experiencing unusually long permit delays.

of a 1031 exchange, for example). Replacement

In addition, limits on land use, legislative

properties in exchanges have to be at equal or

and judicial hurdles, and affordable housing

greater value, so it’s possible that a mortgage

requirements all combine to radically impede

might play a role for the replacement property.

the supply of new homes. These supply- At the time of writing, the current 30-year fixed


side constraints lead to price appreciation of

mortgage rate is at 7.23 percent, higher than at

existing homes. As a result, a single-family

any point in the last two decades.

Hawai‘i has an almost gravitational effect of either perpetually drawing people in or spinning them out.

long -term rental rates in Hawai‘i are also at their highest point in history. Survey data from 2021 estimates the median monthly rent in

Hawai‘i is the highest of any state in the nation.

The impact of the pandemic on Hawai‘i’s rental market was even more pronounced than the real estate market, which broke every statistical record measurable. Short-term rental rates and occupancy also spiked during the pandemic, and while both have subsided a bit as the rest of the world’s vacation destinations have reopened, the revenue for property owners from vacation rentals is still significantly higher than that of long-term rentals. low carrying costs may also be a factor. Hawai‘i has the lowest property taxes in the nation.





ven despite the lack of a more obvious shakeout, there are still new listings, but not all of them

are, in fact, listed. An increasing number of our clients are electing to pursue private, or off-market,

listing agreements. At present, our off-market listing inventory is larger than at any time in the company’s 15-year history, ranging in price from $2.5 million to as high as $120 million, across the island chain. Private, off-market listings are just that—private. They are not in any multiple listing service. Marketing materials about the listings are not available publicly, and access is limited to the brokerage, agents, and clients of the firm (if not

p r i v a c y c o n s i d e r a t i o n s are among

only a select few).

the most common reasons. Some clients have relatively high public profiles. In the

These are not “pocket listings” in the traditional,

case of known celebrities, for example, they

colloquial sense, in that we’re not referring to

may prefer to avoid the inevitable press

anecdotal knowledge that a particular property

attention that would come with listing their

owner might sell for the right price. On the

home for sale. Hawai‘i is a small media market,

contrary, all of our listings—especially those that

so even more obscure celebrities will garner

are private—are by way of exclusive contracts to

attention in the local news media when selling

sell the property.

their homes. For others, just the thought of having broker tours walk through their home

The proliferation of off-market listings has

may feel like an overwhelming breach of

been a source of extensive debate and scrutiny

personal privacy. There may be significant

by the National Association of Realtors, industry

art or other valuables in the property, the

watchdogs, and even the U.S. Department

existence of which the owners would prefer

of Justice. Our steadfast belief is that our

to keep out of the public domain. And some

clients should have the right to choose

clients would simply prefer not to publicly

whether or not their listing is public or private.

announce their intent to sell, whether to their neighbors, colleagues, or sometimes even their

Sellers elect to take this route for a host of reasons.


own family members.

d i s c e r n i n g va lu e can also be a challenge. Especially in the case of legacy properties, the offering may be so unique that there are no comparable or even relevant sales to reference for valuation purposes. The sellers may also realize (consciously or not) that the price they’re hoping to achieve is well beyond the market’s normal

There are, of course, serious limitations to

expectations. Listing the property publicly may

consider when electing to market a listing

then expose it to innumerable days on the

privately. Sourcing a buyer is certainly more

market and a resulting perception of “staleness.” difficult without the full court press of public p r i d e m ay p l ay a r o l e . The owners may

marketing campaigns. As brokers, we’re relying solely on our existing relationships in the market

also believe that choosing not to list the home

and our respective referral sources around

publicly will make it seem more valuable if and

the world. While these may prove remarkably

when a prospective buyer discovers that it is

effective, it generally requires extended listing

indeed available for purchase. In fairness, some

periods. We’ve often exceeded expectations

sellers are truly testing the market, with no

(even our own) in this space, however. We were

other driving reason for the sale other than the

recently hired to market a prominent estate with a

property’s recent appreciation.

rich history and multiple homes with private

At present, our off-market listing inventory is larger than any time in the company’s 15-year history.

amenities. Given the relatively small demographic of prospects, our expectation was that it may take as long as a year, especially if the property were only marketed privately. As it turned out, after an initial round of private client introductions to the listing, we received multiple offers within 45 days, each from different active clients of our HL1 brokers. We sold the property very close to the list price shortly thereafter, without any public marketing. It currently holds the record for the highest sale on the island.



list prices




awai‘i Life remains the leading residential

publicly listed offerings.) While overall trading

real estate brokerage by sales volume, largely

has also dramatically contracted across the state,

due to our market share in high-end markets

it didn’t dip below the levels of the Great Recession

across the island chain. Since our inception in

in 2008 and 2009—largely because demand for

2008, we’ve brokered more than 20,000 individual

Hawai‘i real estate has continued despite historically

sales for a total of over $20 billion in volume. Even

high interest rates and economic headwinds.

with all the market context and experience those

Across the islands, the volume of sales dropped

transactions have brought, it’s safe to say that

dramatically in the third and fourth quarters of last

the volume of activity during the pandemic caught

year, reaching what looks to have been a bottom in

everyone by surprise, especially early on.

nearly every market in January 2023. Since then, market activity has been slowly increasing

Statistically, the pandemic period from spring of

each month.

2020 to summer of 2022 represented the largest run on real estate in Hawai‘i’s history. As a result, The constraints are predominantly on the supply by the end of the second quarter of 2022, the

side. The shortage of supply is likely to keep prices

inventory of available properties for sale was at its

stable into the coming year. The number of new

lowest point in the history of the market. The

luxury homes being built is also expected to remain

overwhelming demand from the pandemic

limited, as developers are reluctant to start new

period consumed nearly every available listing in

projects in a rising interest rate environment.

the market. Bid-to-ask ratios have been widening, as buyers


The inventory of properties for sale has been slowly

seem intent on attempting to take advantage of

increasing since summer of 2022, along with the

a slower market. But the actual margins of sold

shadow inventory of “off-market” listings. (In fact,

prices versus list prices haven’t budged much at

in some neighbor island markets, our current

all and are still above 96 percent in nearly every

inventory of off-market listings rivals our active

market in the state.



s we forecasted in 2022, the most significant activity in O‘ahu’s luxury real estate market

centered around new condominium developments.

The inventory for high-quality residential homes was already strained even prior to the pandemic, and the great majority of what was available during the pandemic was absorbed by the outsized demand. Buyers have turned their focus back toward the new condominium developments largely due to new construction, high-quality amenities, ample outdoor spaces, and relatively low-maintenance living. As with the neighbor islands, there is a slow but steady increase in the inventory of homes for sale on O‘ahu, and an increasing number of legacy property offerings that are not listed publicly. Perhaps unsurprisingly, the number of real estate licensees on O‘ahu has reached a record high. Subscribers to O‘ahu’s multiple listing service alone reached a staggering 7,026 members as of

low, which has prolonged their return to the market.

June, which is more than three times the number of

So far in 2023, sales to foreign buyers represent

active residential listings on the island and more

only 3 percent of the sales volume across the state.

than the aggregate number of total sales year-


to-date. The growth in agent count, and their

In March of this year, we represented both the buyer

corresponding lack of experience and/or market

and seller of Dillingham Ranch, a 2,700-acre ranch

history, may be a contributing factor to the trend

in the Mokule‘ia district on O‘ahu’s north shore. It

toward off-market listings, especially in a market

was listed for sale at $40 million and closed at $36.5

where the sellers are more likely to live in or near

million, representing the highest-priced sale on O‘ahu

the home they’re looking to sell.


Sales to foreign buyers are still lagging far behind

At the time of writing, we’re representing buyers

pre-pandemic levels. Year-to-date sales to foreign

in a significant off-market transaction which, if/

buyers were less than half their 2019 level. The

when it closes, will set another record for values

Japanese exchange rate has remained historically

on O‘ahu.


ollowing the destructive fires on Maui, we

to increase the already outsized demand for real

are focused on community relief efforts and

estate on the island. This is not “disaster capitalism”

welcoming visitors to other parts of the island.

per se, but rather the byproduct of extraordinary

We’re grateful to those who are supporting the

and sustained media exposure coupled with an

island both locally and from afar.

already constrained market.

It’s nearly impossible to conjure words to describe

In the near term, the economy on Maui is suffering

the impact of such a devastating disaster. Suffice

both from losses from the fires along with the

it to say, the incredible loss of life and of an

sudden drop in visitor arrivals to the island.

entire town has brought unfathomable grief and newfound attention to systemic failures that

Prior to the fires, Maui’s ultra-luxury real estate

predated the fires, if not caused them.

market activity was waning in velocity, but similar to the neighbor island of Kaua‘i, prices remained

While relief efforts are well underway, recovery

at pandemic levels while trading and inventory

and rebuilding will take years. An estimated 2,200

decreased. Consistent with our forecast last year,

homes were lost in the Lahaina and Kula fires.

we’ve brokered a few record-breaking sales in

That’s more than the aggregate number of new

Maui’s ultra-luxury market.

homes permitted for construction over the past five years on Maui. Indeed, even prior to the fires, Maui County reported a small net housing loss over the past five years, according to the U.S. Census Bureau. New home construction on Maui has been extremely limited, and the damage from the fires resulted in a reduction of approximately 17 percent of West Maui’s total housing stock. While the future remains somewhat pixelated, especially so soon after the fires, we do have some anecdotal experience from previous disasters on other islands, especially the flooding on Kaua‘i in 2018 and the volcanic eruption on Hawai‘i Island that same year. Perhaps counter-intuitively, the net result of having Maui covered in the global news cycles for extended periods of time is likely




n contrast to the rest of the state, Hawai‘i Island’s newer housing stock, particularly

in its resort markets, has led to a slightly more resilient market for luxury homes. The private club communities along the Kohala Coast and in Kailua-Kona were in high demand throughout the pandemic, along with the surrounding resort communities. The availability of more recently built homes in master-planned communities has remained attractive to buyers planning for retirement and those looking for ideal secondhome locations.

Inventory in the ultra-luxury market has declined dramatically, albeit slightly less so than the other islands. The proliferation of “off-market” listings is significant on the Big Island. We’re currently representing estates which are arguably the most well-designed and well-positioned real estate offerings anywhere in the island chain. There are also a few large contiguous land offerings on Hawai‘i Island (both on and off market), each of which are relatively incomparable to land elsewhere in the state. For conservation-minded buyers, or those interested in agriculture and/or in securing a legacy land holding for a family compound, these would make ideal considerations.



s documented in our more comprehensive market reports, the island of Kaua‘i arguably

experienced the most dramatic impact in terms of market activity during the pandemic. The

volume of sales and their respective price points exceeded the other islands when considering the island’s market size. Correspondingly, the market ground to a halt last summer. There was quite literally nothing left to transact. Recently, activity is rebounding slowly as more inventory comes online. Consistent with the rest of Hawai‘i, prices have not adjusted downward as much as some buyers may have anticipated, and sellers have been reluctant to enter the market in what is perceived as a relatively sluggish environment. We currently have an outsized inventory of offmarket listings on Kaua‘i, nearly rivaling the size of our publicly available inventory.





he top of Hawai‘i’s vacation rental market has slowed somewhat, corresponding with

the rest of the world’s premier locations reopening after the pandemic. Nightly rental rates, along with those of Hawai‘i’s resort hotels, have contracted as

much as 25 percent from their peak highs during the “revenge travel” of the pandemic. Interestingly, the owner-occupancy of the homes we manage as vacation rentals remained at record levels after the pandemic. Homeowners of the most sought-after rentals, those that command nightly rents of $2,000 or more per night, are spending an average of 46 nights a year in their properties, down only slightly from an average of 54 nights of personal use during the pandemic. (It’s good to see our clients emphasize their personal use of their vacation homes, and it’s clearly contagious.) We’re increasing both our service offerings as well as our inventory in the vacation rental space. A full third of our bookings are direct from our client base, as opposed to syndication channels such as Airbnb or Vrbo.




The future will likely hold more private listings and sales.

or the most part, the top tiers of Hawai‘i’s real

the future will likely hold more private listings and

estate market have performed in line with our

sales. Coming into the fall and winter, as the U.S.

expectations from the previous year: fewer trades,

presidential election dominates the news cycles and

moderate price decreases (if any), and a few record- pundits on both sides hyperbolize about the state breaking transactions across the state.

of the economy, we might see an uptick in inventory, especially if economic concerns lead

We expected the return of the foreign market to be

more people to divest of their assets.

more robust by now, which clearly hasn’t happened. Given the sustained weakness of the Japanese yen, We continue to hold Maui in our hearts and are it may take longer still. Canadian visitors have

so grateful for the generous and supportive

returned, but not to their pre-pandemic levels.

response from Hawai‘i’s people and those around the world who’ve contributed their time, talent,

Last year, the majority of economists forcasted

and treasure toward relief efforts and ongoing

that the U.S. would be in a recession by mid-2023, recovery efforts. which also has not happened. Our forecast was influenced by those assumptions, especially in that recessions often shake out more inventory and bring opportunistic buyers with dry powder in the market. The opportunistic buyers are here, but the inventory is not. There is inventory, however, in the “off-market” segment of the market. These properties typically take longer to trade, but we’ve conducted enough of these transactions recently to be convinced that








Fine art consultant Kelly Sueda offers an intimate look into his freewheeling personal art collection. ne of the first pieces that painter and art consultant Kelly Sueda points out from among the countless works in his collection is a Wolfgang Tillmans photograph of a woman’s armpit. “People always ask me about it,” he says, gesturing to where it hangs in his historic Ossipoff home on O‘ahu’s Wilhelmina Rise—itself a work of art that he purchased from the original owners in 2011. “Well, now we have a conversation, and boom, that opens up a whole series of other conversations where we get to know each other better.”

inextricable mix of business and pleasure: work travel to the Venice Biennale parlayed into an excursion on the French Riviera, a ski trip to Vail bookended by a few nights of inspiration at The Art hotel in Denver. He speaks just as effusively about his latest exploits hiking the Kalalau Trail with his wife and two teenaged children as he does about James Turrell’s House of Light, which he made a point of visiting during a recent business trip to Japan, always eager for insights relevant to the large-scale installations he oversees for his many private and corporate clients.

Many of the pieces Sueda has acquired over his decades as a collector are intended to spark a dialogue. Some, like the gallery wall of figurative paintings displayed beguilingly in the master bedroom, have seemingly found their place in the house. Other works circulate between the rooms and his and his wife’s respective offices, or they’ve been loaned freely to restaurateur friends at Bar Maze and Miro Kaimuki. Sueda routinely loses track of pieces, sometimes for years at a time, often rediscovering them hiding in plain sight throughout his home.

Sueda is unusually hands-on for an art consultant, undaunted by the prospect of suspending massive wooden sails crafted by local artist Kaili Chun from a vaulted ceiling at Hawai‘i Island’s Kona Village or transporting a 2,000-pound Jaume Plensa marble sculpture across mosaic tile at a private residence near Diamond Head. “A lot of people ask, are you sad that you don’t get to paint anymore?” Sueda says. “But I always tell them, this job is so creative—working with different mediums, figuring out what works and what doesn’t. I’m constantly thinking and challenging myself.”

There’s something almost chaotic about the way Sueda collects and displays the objects he loves, works of art mingling seamlessly with the stuff of life. His schedule, too, is packed with an



This One Stays

“Someone will come over, see something they like, and ask if I’ll sell it to them, and sometimes I do. But there are some pieces I won’t let go—the Nathan Oliveira in my bedroom, for example. He was one of the figurative artists that really inspired me when I was living and working in San Francisco as an artist. I’ve had so many offers on it, but I won’t sell it. I love it too much.”



For the Love of the Craft

“I collect art for two reasons. The first is if it resonates with me aesthetically or emotionally. The second is if I appreciate how it was made. I was a full-time painter for years before I got into consulting, so when I look at something and wonder, how the hell did they do that? Usually those are the pieces I have to have.”


Let’s Talk About It

“I never wanted to censor any of the art from my kids when they were growing up. You go to a museum and there are nude sculptures and paintings everywhere. It’s not a big deal. That’s my philosophy behind raising kids and living with art, too. Everything is open for discussion.”



The One that Got Away

“I once visited the studio of ar tist Ning Hou,

Like this Wolfgang Tillmans photograph—for

who is famous for his paintings of orchards.

whatever reason, I had to have it. Something

I ended up buying one of them, but the

about it brings me back to a hotel I once

painting that I really loved was of an old-

stayed at in Japan. It’s a snapshot of life:

school gas-station pump. I still think

imperfect, but it speaks volumes.”

about that painting. The almond orchard is in my office now, but I used to display it in the house as a reminder to get ar t that you love, not what you think is going to be valuable later.




artist, architect Alfred Preis believed art and architecture


With the sensibilities of an

could improve lives.

hey reveal themselves by their doors. Walking down the dead-end street, I count one, two, three, at least half a dozen, and there are likely more, since several of the entrances are hidden behind screens or obscured by thick vegetation. The houses, in various states of disrepair, are clustered together, their paint fading in the Pālolo sun. No two are alike. Some are low and wide, with delicate wood posts supporting the eaves. Others are tall, two-story things, boldly painted to accentuate their features. And yet all of the houses share one particular detail: a door with a long, narrow window running down its center. This door detail is one of the signatures of Alfred Preis, the Vienna-born architect who designed dozens of buildings throughout Hawai‘i between the 1940s and 1960s and frequently collaborated with his better-known contemporary Vladimir Ossipoff. When he arrived in Honolulu in 1939, having fled Europe, he was given a job at the design firm Dahl and Conrad. Preis stamped his signature on his very first house, built in 1940 on Nāhua Street in Waikīkī—a door with a fenestration just a few inches wide, a gash of glass. He used it again for houses in Mānoa and Makiki Heights, and again in central Pālolo Valley for a longforgotten project called Veterans Village.



The large-aggregrate concrete at Laupāhoehoe School on Hawai‘i Island (pictured at left) was an unintentional design choice, but it became a trademark feature of Preis’ later projects, including the First United Methodist Church of Honolulu (pictured below).



Veterans Village was an affordable-housing

Diego Rivera. The slightly bowed building, located

development initiated in the aftermath of World

on Atkinson Drive and built in 1952, was both of

War II. It comprised 86 single-family homes on

its time and ahead of it, with a coffee shop and

14 acres on either side of Pālolo Stream. All were

a rooftop garden alongside the dormitories

designed by Preis, who after the war—during which

for laborers.

he was briefly interned at Sand Island in Honolulu alongside fellow Austrians, Germans, and Japanese

Preis’ politics were informed by his childhood.

residents—left Dahl and Conrad and opened up

He grew up in a working-class neighborhood, the

his own office in Honolulu. The price of homes in

eldest son of a Jewish family that had converted to

Veterans Village began at just $7,500 (or $75,400

Catholicism. He came of age in the Austrian capital

in today’s dollars). Nearly 70 years later, many of

during the 1920s, a period in which the socialist

the houses still stand.

government funded the construction of more than 60,000 units of public housing, when the city was

Today, Preis is best remembered as the architect

known as “Red Vienna.” Preis fled the country just

of the USS Arizona Memorial, that iconic vessel

months after the Nazis annexed Austria, narrowly

that floats ghostlike over the sunken battleship in

escaping the horrors of the Holocaust, which

Pearl Harbor, but he spent a great deal of his career

claimed the lives of both his parents.

designing modest projects on modest budgets. He was concerned with progressive issues like

If Vienna instilled in Preis a deep-seated belief

the labor movement and fought to improve the

in the merits of socialism, it also inspired a

quality of the built environment. “Preis’ clients

lifelong passion for the arts. He loved the theater.

were, for the most part, locals,” says Laura

His earliest aspiration was to become an actor,

McGuire, an architectural historian and coauthor

and before architecture, he had considered a

of the 2022 Preis biography Alfred Preis Displaced.

career in stage design. This fascination with art is

“He tended more toward a desire to make a

apparent in Preis’ work, not only in his attention

kind of Hawaiian modernism for the people.”

to detail and love of bright and contrasting colors, but also in the way he made provisions

Among Preis’ earliest projects was the Labor

for art in even the most modest of projects. Along

Canteen, a cafeteria and event space for members

with the house on Nāhua, for instance, Preis designed

of local labor unions, which was located at the

an eight-unit apartment building on the same

corner of Kalākaua Avenue and Beretania Street.

property that included built-in frames he filled with

He also designed buildings in Hilo, Līhu‘e, and

prints by the artist John Kelly. “That was his thing.

Honolulu for the International Longshore and

He was committed to art in architecture,” says

Warehouse Union, the last of which features a

Jack Gillmar, a retired schoolteacher and another

dramatic, cantilevered stair and a three-story

of the Preis biography’s coauthors.

mural by Pablo O’Higgins, who was part of the Mexican mural movement and an associate of


Gillmar should know. He grew up in the house


on Nāhua Street, a modern, two-story box with a rounded plaster facade. Inside, it was full of custom details, including carved wooden drawer

Preis’ legacy lay less in

pulls and a mahogany staircase. In 1974, Gillmar

individual buildings and

and his wife, Janet, who is an architect, sold the

more in his advocacy for the

property but decided to keep the house. They dismantled the structure piece by piece, labeling every tread, cabinet, railing, and door. They sawed

value of good design.

the sandstone fireplace out of the wall. They

Highway on Hawai‘i Island and the Pali Lookout

took the staircase, the built-in bookshelves, the

on O‘ahu.

chrome bars that symbolically divided the living area from the dining.

In 1965, Preis helped found the Hawai‘i State Foundation for Culture and the Arts, for which

They trucked everything to the back of Pālolo

he served as executive director until 1980. It was

Valley and put the house back together, enclosing

because of Preis that Hawai‘i became the first state

its orphaned interior in a new, more contemporary

in the nation with a statewide “percent for art” law,

shell. It took the couple 15 years. When it was

which earmarks 1 percent of all state construction

finished, they invited Preis and his wife, Jana, to

spending for the commission or purchase of public

lunch at the reconstructed house. “He was astounded,” art. During his tenure, Preis oversaw the purchase Jack Gillmar recalls. “He was astounded that we

of more than 2,000 original works of art, including

saved it, that we put it back together, and he was

pieces by renowned artists such as Satoru Abe and

even grooving on some of his own details. It was like

Barbara Hepworth. Many remain on public display.

his first child.” In this way, Preis had an outsize impact on Gillmar remembers Alfred Preis as a quiet, self- Hawai‘i’s built environment. It also closed the effacing person. “He never made a big deal about

circle. Preis had dreamed of being an artist, and

himself or what he contributed,” Gillmar says. “But

he never lost faith in the notion that art and

in terms of architecture, he contributed a great

architecture could improve lives. Studying the

deal.” Yet Preis’ legacy lay less in individual

homes at Veterans Village, each one with its

buildings and more in his advocacy for the value

own unique details, the craftsmanship is almost

of good design. He championed the preservation

shocking. That an architect would put so much

of Hawai‘i’s natural beauty and chaired multiple

thought and care into low-income housing was—

committees dedicated to the protection of places

and remains—a radical act. But that was Preis. For

like Diamond Head. In 1963, Preis became Hawai‘i’s

him, architecture was a public good, not a luxury.

first-ever statewide planning coordinator, bringing “He was extremely hard-working, extremely


aesthetic considerations to bear on large-scale

dedicated,” Gillmar says of the man. “He was willing

infrastructure projects such as Queen Ka‘ahumanu

to give his all for the people.”





In this photo essay set on O‘ahu’s north shore, experience a stay at Makana at Mokule‘ia, a 1.25-acre vacation home tucked along a quiet lane in the former plantation town of Waialua. Here, the sun spills over the Ko‘olau mountain range, bringing sublime days that can be filled with any number of exploits by land and sea. Ahead, find some of the ways you might fill the languid hours between sunup and nightfall.


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O‘ahu native and consummate waterman Jack Ho recounts his triumphant journey crossing the Ka‘iwi Channel at the 2023 Moloka‘i 2 O‘ahu Paddleboard World Championships. ike many other town kids, I learned to surf in Waikīkī at Baby Queens with my dad pushing me on a board and teaching me how to stand up. From there, it evolved into longboarding and shortboarding with my friends and surfing bigger waves. Around the time I felt like I was getting good at surfing, foiling came along. I tend to zero in on the things I like, and with foiling, I just wanted to do it all the time. I was always asking, how can I get better? How do I progress? Foiling required full commitment and dedication. By the time I entered the Moloka‘i 2 O‘ahu, I had prior experience and knowledge from other races, but the Ka‘iwi Channel—its name, stories, and legacy—leaves a mark on every racer. It is one of Hawai‘i’s roughest channels, and to cross it is to accomplish something meaningful. Unlike the Maui to Moloka‘i race, where you can see exactly where you’re going, with the M2O you can’t see O‘ahu at the race’s start. You just head into the horizon toward an indistinct outline in the clouds. It’s only in the last five to ten miles that O‘ahu finally becomes noticeable, and you



Jack Ho and friends head out for a practice run in preparation for the 2023 Moloka’i 2 O’ahu World Championships.

can spock out landmarks such as Sandy Beach or

hard toward. I saw my journey too: First learning

Rabbit Island. But for most of the race, it’s just you

how to ride a wave in Waikīkī at 5 years old to now

and the ocean.

riding waves and crossing the channel in two hours. It’s still shocking to me. Like, wow, I did that.

With a traditional paddleboard, you have to physically haul the whole race and work the entire

Now, when I think back, I think about how beautiful

time. But with a foil, its efficiency allows you to

the Ka‘iwi Channel is, how there’s so much energy.

ride swells. Once you get on, there’s a sense of calm,

The water is a deep blue, made even bluer by the

and you’re basically playing connect-the-dots,

sun. When you look down, that blue becomes

weaving into swell after swell. It’s almost relaxing,

purple. There’s definitely a spiritual presence when

soothing. The wind acts like a support, moving past

you’re out there, whatever you believe in.

you and pushing you along the course. At a certain speed, your foil creates a sound like a hum or a

There are so many flying fish too. On my usual

whistle. Once you hear that, you know you’re going

coast runs, you normally see 3- to 4-inch flying

really fast.

fish, but in the channel, they’re huge—8 to 12 inches. When you’re on the foil, you feel like you


When I finished the M2O, I immediately felt a

become one of them. You’re soaring along in

sense of pride and accomplishment at having

the swells, and they’re right next to you, going

completed something that I had been working so

just as fast.


An accomplished all-around waterman and recent recipient of the prestigious 2023 Duke Award from the Outrigger Duke Kahanamoku Foundation, Jack Ho is part of the vanguard in the sport of foiling. His 2024 race slate includes the Maui to Moloka‘i Challenge, Moloka‘i 2 O‘ahu, and the Gorge Paddle Challenge in Hood River, Oregon.





In the wake of the fires that devastated parts of Maui, hundreds of nonprofits, community groups, and businesses rose to meet the challenge. hen news broke that wildfires were

HCF is uniquely poised to help fuel Maui’s

tearing through parts of Maui in early

ongoing recovery. Here are the stories of just a

August 2023, it was immediately clear

few Maui Strong Fund grantees who responded

that, for many on the island, life would never be

in Maui’s time of greatest need.

the same. Within hours of the initial blaze, the Hawai‘i Community Foundation (HCF) sprang

common ground collective

into action, swiftly activating its Maui Strong Fund to provide financial resources to meet the

On August 9, 2023, thousands of people on Maui

immediate and long-term recovery needs for

found themselves without the basic elements of

the people and places hardest hit. Over the first

survival: shelter, food, water. The human need was

month of relief efforts, HCF worked in close

immediate, and it was huge. To meet that need,

collaboration with state and county leaders, Common Ground Collective, a nonprofit dedicated nonprofit organizations, and community

to increasing food security on Maui, partnered

members to get an understanding of the quickly

with the University of Hawai‘i Maui College and

evolving priorities, distributing more than $17

Chef Hui to prepare much-needed meals for those

million to almost 100 partners working on the

affected by the fires.

ground to meet the community’s urgent needs, including animal welfare, food and supplies, Together they cooked between 8,000 to 10,000 shelter and lodging, mental health and grief

meals a day, which were then distributed in shelters

counseling, and more. Over the coming months

and impacted neighborhoods. As of August 25,

and years, HCF will continue to administer grants

2023, 92,000 meals had been produced with the

from its growing Maui Strong Fund, which saw

support of a grant from the Maui Strong Fund.

nearly $138.5 million in donations as of early October 2023.

Many local farmers donated produce, and local chefs also volunteered their time, including

With its 105-year history of working with a vast

Sheldon Simeon of Tin Roof in Kahului and

network of organizations to address the root

Tiffany’s in Wailuku; Lee Anne Wong of Koko

causes of Hawai‘i’s most difficult challenges, Head Café in Honolulu and Papa‘aina Maui




while escaping the fires. With the support of

We have a lot of local

HCF’s Maui Strong Fund, the Hawai‘i Animal

chefs helping, and some

food, shelter, and medical care for dogs, cats, and

of them actually lost their own restaurants.

Rescue Foundation (HARF) stepped in to provide farm animals evacuated from fire zones and no longer under the care of their owners. For those displaced residents unable to care for

in Lahaina; Taylor Ponte of The Mill House in

their pets, HARF has committed to caring for the

Waikapū; and Craig Omori, chef instructor at the

animals at its Waihe‘e facilities for however long is

University of Hawai‘i Maui in Kahului.

needed or, if requested, finding them permanent homes. When the need for shelter was at its peak

“We have a lot of local chefs helping, and some of

in late August 2023, HARF was housing a rotating

them actually lost their own restaurants,” says

population of about 100 pets.

Jennifer Karaca, executive director of Common Ground Collective. “They’ve been here cooking, “Every animal we’ve taken in so far has been in from even though they’ve experienced tremendous loss

a family that has lost their home or been semi-

of their own. … Everyone is still showing up, putting

permanently evacuated from the Lahaina area,” said

so much work and heart and energy into the

HARF CEO and co-founder Dawn Pfendler in late

community. That’s what gives me hope, because I

August 2023. “They didn’t know where they were

know we’re all going to work together to make sure

going to stay, what they were going to do. We’ve

we see this through.”

been able to give their pet a soft landing place so they don’t have to worry about it, and they can

In all, Common Ground Collective helped purchase

come visit their pet anytime they want.”

and procure over 100,000 pounds of locally grown produce and proteins to support local producers. In addition to its boarding services, HARF also It has since transitioned to supporting meal

traveled with veterinarians into the Lahaina

distribution efforts in Wailea, Olowalu, and

community to treat animal medical needs on site,

other community hubs such as Pōhaku Park and

and the organization has been working closely

Nāpili Park. It’s also working with the county and

with the Maui Humane Society to coordinate

state to help create long-term feeding and food

response efforts.

systems plans. pacific birth collective hawai‘i animal rescue foundation Maui nonprofit Pacific Birth Collective (PBC) was After the fires, many displaced into transitional

established seven years ago with the goal of creating

housing were unable to bring their pets with

an effective, comprehensive network of Maui care

them. Others were separated from their animals

providers of pregnancy, birth, and postpartum



services—everything from doulas and midwives to

children, especially, the loss of a family member

bodyworkers and nutritionists.

at such a crucial stage in their development can be shattering to their long-term emotional well-being.

When news broke of the devastation caused by

The nonprofit Nā Keiki o Emalia is working to

the fires across Maui, PBC acted quickly, using grant

make a difference in this delicate time, offering

money from the Maui Strong Fund to purchase a

direct grief support services for children, teens, and

mobile care unit dedicated to providing essential

families affected by the Maui fires. The nonprofit

care and support to pregnant, birthing, and

is providing peer-to-peer support groups for

postpartum families in Lahaina and Kahakuloa

children and teens, along with separate groups for

who have been displaced and negatively impacted.

their parents and guardians, while also providing toys, art activities, food, and other supplies

“We quickly saw the need to get out to the West

through a drop-in space at its office near Maui

Side mamas to get healthcare to them directly,” Memorial Medical Center. says PBC board president and co-founder Sonya Niess. “There are quite a few community members, It can be challenging to get people to talk about pregnant women, who are wanting to stay on the

grief, says executive director Carole Zoom. “We’re

West Side, in their homes. They don’t want to

working to make it a more normalized conversation,”

leave. The mobile unit allows us to meet the

she says. “Because while basic needs are the

people where they’re at. And that is something

immediate priority in the beginning of a disaster,

we’re excited about.”

unresolved grief can lead to truancy from school, social disconnection, and other long-term impacts

PBC also converted its office space in Ha‘ikū into a

that none of us want to see. We’re here to try to

donation and distribution center for much-needed

intervene and make it better. As kids start thinking

supplies, including formula, diapers, menstrual

and talking about their losses and experience

products, clothing, and medical supplies.

grief, we’re going to be there for them, now and in the long haul.”

According to Niess, the outpouring of support and generosity has been overwhelming. “The messages

A week and a half after the initial fires, Nā Keiki

we receive from families who have accepted the

o Emalia hosted an event for grieving children

goods that they need are so heartwarming,” she

and teens, providing toys, books, art activities,

says. “It really hits the heart of why we’re doing the

kittens for cuddling, backpacks full of supplies,

work we’re doing.”

and more, as well as grief resources for families. Attendance was strong, which Zoom says is a

nā keiki o emalia

testament to the great need facing Maui’s communities right now: “After this disaster, we


While the immediate impacts on Maui have been

have hundreds of children and families who will be

devastating, one of the biggest challenges, for

grieving a recent death, which is going to potentially

many, will be the quieter one ahead: grief. For

change the shape of our island for years.”



Each of these Maui organizations working toward the recovery and rebuilding of Maui has

“In a disaster, what you typically think of is food,

been supported by grants from the Maui Strong

water, shelter, but we learned that communication

Fund of the Hawai‘i Community Foundation.

almost took precedence over that,” says Kai Nishiki, The Maui Strong Fund is providing financial co-executive director of Maui Nui Resiliency Hui

resources to support the island’s immediate and

(MNRH). “Because, really, you don’t care if you’re

long-term recovery needs, using a four-phase

hungry, or you’re thirsty. You care if you know that

approach that recognizes the importance not

your child is alive, or you can reach your friends

only of rapid relief and response, but of continuing

and family and find out that they’re OK. And so that

efforts toward recovery and stabilization, and of

took precedence over anything else.”

rebuilding resilience in the years to come.

As soon as Nishiki and other members of MNRH

To learn more about the Maui Strong Fund and how

realized the need, they began working urgently to

you can help support Maui communities affected by the

acquire and install standalone power stations and

fires, visit hawaiicommunityfoundation.org/maui-strong


maui nui resiliency hui

Starlink terminals in neighborhoods across West Maui, providing critical charging and Wi-Fi internet services to individuals and families who found themselves without cell and internet service in the aftermath of the Lahaina fire. With the support of a Maui Strong Fund grant, and in collaboration with partners such as Red Lightning and Elcco Electric, MNRH has set up more than 100 stations, with plans to install more as needed. One of the first Starlink stations was set up at the Nāpili Park resource hub, which has been providing basic supplies and a range of social services, making it a convenient one-stop destination for those who live in the area. “The needs here are very fluid,” Nishiki says. “They’re changing and evolving every single day. And so we’re responding to the new needs that people now have, as they come up. We’ve heard from so many people who are so grateful to have had a way to reach their families and let them know they’re OK.”





In the ranching community of Waimea, rustic charm and otherworldly beauty abounds.

he first time you drive from the sunbaked resorts along Hawai‘i Island’s Kohala Coast to upcountry Waimea, you may wonder if you’ve landed in the Hawai‘i equivalent of Brigadoon, the mythical hamlet suspended in time within the Scottish Highlands, appearing to outsiders but once a century in the Broadway musical of the same name. Waimea’s towering green pu‘u (cinder cones), lush with pastures and forests and often wreathed in mist, make for a backdrop as dramatic as any theatrical production. The presence of 176-yearold Parker Ranch—the largest ranch in Hawai‘i at 130,000 acres—ensures unimpeded vistas of majestic volcanic mountains and the preservation of paniolo (cowboy) culture, evolved from the customs of Mexican vaqueros who arrived here in the early 19th century. Named for the Hawaiian pronunciation of español, the paniolos came to manage the descendants of wild-roaming cattle imported by Captain George Vancouver, who gave them to King Kamehameha in 1793. “We are a ranching community, and we need to keep that at the forefront of who we are,” says Susy Chillingworth Ruddle, a philanthropist and long



family ties to the area date to the 1850s. Riding horses around town in childhood, she and her cousins embraced the local version of Brigadoon’s tartans: palaka, a sturdy plaid cotton shirt originally worn by Native Hawaiian ranch hands


time resident who grew up on O‘ahu but whose

and Japanese and Okinawan plantation workers. “We wore palaka everything,” reminisces Ruddle, who lives today off Ahuli Circle, one of many older neighborhoods on former Parker Ranch land. “I love that it’s old and every house has a story in it,” she says of Ahuli Circle. “I love that the walls speak.” Ruddle moved to Waimea permanently several decades ago so her son could attend Hawai‘i Preparatory Academy (HPA), an elite private day and boarding school in Waimea with two campuses for its pre-K through 12th-grade students. Today students hail from all over the state and the globe, competing on sports teams as Ka Makani, meaning “the wind,” for which Waimea is justly famous. Along with Parker School—a private K-12 school founded by the late Parker Ranch heir Richard Smart—HPA has helped spur the growth of affluent neighborhoods on other former ranch lands in and near Waimea. Those include the welltended, acre-plus homesteads of Sandalwood, once a pasture for bulls and separated by a stream from Smart’s former compound on 700 idyllic acres; Waiki‘i Ranch, a gated equestrian community with polo grounds and 10- to 40-acre lots formerly occupied by more humble ranch housing; and the enclave of gracious houses with ocean and mountain vistas found on the lower, southern slopes of Hōkū‘ula—the most prominent



emerald pu‘u, whose name means “red star.” In a bid to attract San Francisco Bay Area buyers years ago, a real estate agent gave the residential community on Hōkū‘ula the nickname “Nob Hill.” Like San Francisco’s Nob Hill, the neighborhood is located in the heart of town, close to shops and eateries such as the iconic Merriman’s restaurant, where Hawai‘i Regional Cuisine pioneer Peter Merriman showcases the region’s still-vibrant ranches and farms. “Buster Brown” was the previous nickname for the hill, dubbed so by U.S. Marines training at Camp Tawara on Parker Ranch during World War II. But locals and long-timers alike treasure the name Hōkū‘ula, just as they are quick to note that “Kamuela” is only a mailing address for Waimea, and not the town’s actual name. In 1900, to prevent confusion with Waimea, Kaua‘i, the U.S. Postal Service changed the name of the Waimea post office to Kamuela, the Hawaiian form of “Samuel,” in honor of Samuel Parker, a Native Hawaiian leader and grandson of the founder of Parker Ranch. Still, much remains unchanged over the years, including Waimea’s unshakeable sense of community. Even at the height of the controversy

Slow down, smell the roses, and get to know the culture of where you’re coming to. It’s such a special one, and it will be lost if you don’t.

surrounding construction of the Thirty Meter

to school. “People let you into traffic—they stop

Telescope (TMT) atop Mauna Kea, anti-TMT

and wave you in,” she says. “There’s a lot of aloha

demonstrators would offer warm greetings to

in this town.”

drivers passing them at their posts along Church


Row on Māmalahoa Highway, one of two main

And as with Brigadoon, those who stumble across

thoroughfares in town. It’s the same with

Waimea are often surprised by its old-fashioned

Waimea drivers, explains Kari Hagerman, a

charm. Ruddle’s advice to newcomers: “Slow down,

wholesale plant nursery owner who moved

smell the roses, and get to know the culture of where

from rural ‘Āhualoa to Waimea 23 years ago

you’re coming to. It’s such a special one, and it will be

so her children would have an easy commute

lost if you don’t.”




HL1 Collection: a Subjective Compilation... Location, architecture, and emotion are core criteria in this curated Collection. Properties are selected based on merit, style, and substance. The final cut is, admittedly, subjective. The HL1 Collection is, by definition, not a comprehensive list of all Hawaii’s highend properties. It is a curated list by the top brokers in Hawai‘i. Chances are this publication was given to you by an HL1 Director, Member or contributor. HL1 is not available for purchase or subscription. We are here to listen to your objectives. To tune in, and practice discretion. Enlist us for local knowledge of current and upcoming listings, off-market properties and market insights.



European-Style Villa on the Largest Oceanfront Estate in Diamond Head Near the Doris Duke estate known as Shangri La and fronting one of the south shore’s best surf breaks, this three-level home is built on a lava rock promontory, offering ocean views from the terraces on three sides.



Nestled within a sprawling oasis of landscaped gardens, charming ponds, lush lawns, and two private pools accented by grottos and waterfalls, Villa Kaiko‘o is a world apart from its neighboring south shore attractions.

With 339 feet of coastline at its doorstep, the home combines European grandeur and island indulgence, with no shortage of elegant spaces to relax, entertain, dine, and gather.



$5.95M | Listed by Noel Shaw

Modern and Minimalist This unit at the coveted Park Lane residences marries the intimate feel of a single-family home with the convenience of a condominium—all with a meticulously crafted interior, designer furnishings, and views overlooking Ala Moana Beach Park and the ocean beyond. It’s also a gourmand’s dream, equipped with Wolf appliances in the kitchen and grill on the lanai.




Ossipoff on the Beach This single-level Hawaiian Modern home designed by legendary Hawai‘i architect Vladimir Ossipoff takes full advantage of its location on Kahala Avenue. The living room frames the ocean and opens to lanais on both sides, allowing sea breezes and natural light to flow through.


$18.5M | Listed by Neal Norman and Julianna Garris


For the Maximalist With influences ranging from Shakespearean

$7.6M | Listed by Julianna Garris

fantasies to the travels of Napoleon Bonaparte, this fantastical home in Kahala is a wonderland of marble, granite, and whimsy, with a rococo ceiling, spiral staircase, and elaborate décor and finishes.



City Living, Ocean Views This One Ala Moana grand penthouse offers the best of Honolulu’s urban living, lofted above the gleaming south shore in the heart of Honolulu’s vibrant dining and shopping destinations. Features floor-to-ceiling glass walls affording mauka and makai views and an exclusive 1,900+ sq ft rooftop terrace.


$7.88M | Listed by Julianna Garris


An Expansive Coastal Estate in Hawai‘i’s Most Exclusive Community A modern-day tropical palace with 19 rooms and spaces, Honu Estate on Hawai‘i Island’s captivating Kona Coast melds opulent craftsmanship with the outdoors, offering areas to both gather and seclude.





Among the spaces for entertainment and wellness: a tranquil front courtyard, cinema room, live music room, saline pool, yoga room, private meditation garden, and bedrooms that open to the sounds of the ocean.


Rockefeller Was Here When Laurance S. Rockefeller spotted Kauna‘oa Bay, he decided to build near its shores Hawai‘i Island’s first resort—Mauna Kea Resort. In 1960, he made plans for an open-air design that would reflect the tranquil setting. Today, this new residence within the resort’s private Kauna‘oa community calls to mind the same principles of indoor and outdoor living in the environs that first inspired Rockefeller.


$7.88M | Listed by James Allison


$16.9M | Listed by Steve Hurwitz

Retreat to Hawi Combine three parcels in northern Kohala with views from Mauna Loa to Hana to create a personal hideout or agricultural retreat, complete with a citrus orchard and rolling pastures and ranchlands.




Make Hōkūli‘a Home Front-row parcels perched above the ocean

$4.2M–7.5M | Listed by Carrie Nicholson

on the south Kona Coast offer access to world- class amenities and outdoor recreation areas, including a Jack Nicklaus signature golf course, hiking trails through a shoreline historic park, and a canoe landing for kayaking, standup paddleboarding, snorkeling, diving, and fishing adventures in Kona’s clear waters.



Home of the Water Lilies Along the fifth fairway of Mauna Kea Golf Course, this Oriental-inflected property with intricate woodwork and sprawling indooroutdoor living spaces features a host of recent renovations. Two elegant stairways lead from the second floor to a lily pad-shaped pool and unobstructed views.


$7.995M | Listed by Steve Hurwitz


$9.5M | Listed by Josh Jerman and Tim Stice

A Sublime Setting Once home to pineapple fields, this nearly 76acre lot atop a 130-foot bluff in Ha‘iku overlooks Maui’s sublime north shore. Nearby, Hawai‘i’s fiercest wave, Pe‘ahi, entices daredevil surfers while Pe‘ahi Farms at Opana Point offers an escape to tranquility, whether in the form of farmland, horse stables, or views of Moloka‘i and Haleakala.




Convenient Seclusion This is the rare Hawai‘i property that offers a sense of isolation—the residence is built on three acres in Makena, with ocean views all the way to the West Maui mountains— despite its proximity to some of the island’s best amenities, including food and dining destinations such as The Birdcage, Hotel Wailea’s sophisticated lobby bar, and Lineage, with its playful, modern Asian offerings.


$21M | Listed by Dave Richardson



Italian Villa Meets Maui Beach House At the end of a narrow country road in the town

$12M | Listed by Josh Jerman

of Pa‘ia is this home that’s part Italian villa and part Maui beach house. The lawn transitions into the sand of tucked-away Ku‘au Cove, and just up the beach is one of the island’s most beloved restaurants, Mama’s Fish House, dating back to 1973.



Serene Minimalism Steps from Anini Beach This modern, minimalist beachfront estate features two licensed vacation rental homes fronting a white sand beach, which overlooks one of the largest living coral reefs in Hawai‘i. Custom millwork in light wood and walls of glass let the ocean vistas take center stage. Spanning a secluded acre of beachfront along a lively cove renowned for its sheltered waters, the property’s neighboring bluegreen depths offer ideal conditions for snorkeling, shore fishing, paddleboarding, and windsurfing.




Even indoors, the waves are never far—the main home and detached guest cottage are filled with the soothing sight and sound of the ocean beyond.


$12.5M | Listed by Ben Welborn and Tiffany Spencer

The Butterfly House The first newly constructed beachfront home to be offered on Kaua‘i’s north shore in over two decades, this contemporary residence in Hanalei takes cues from mid-century modern architecture, with a soaring butterfly roof framing its mauka and makai views: the reefs of Kepuhi Beach in front and the Wainiha ridgeline in back.




Bungalow by the Bay Vaulted ceilings and disappearing glass doors invite the outdoors in at this Hanalei home designed by notable California architect Kevin A. Clark. An alfresco garden shower refreshes after a morning strolling Hanalei town or swimming in the ocean, located just steps from the property.


$22M | Listed by Neal Norman


North Shore, Bali Style Nestled below Mount Namahana in a lush,

$7.4M | Listed by Neal Norman

secluded enclave in KĪlauea, this expansive 3.5-acre estate embraces its surroundings with extensive covered outdoor living areas cooled by trade winds and separate bedroom suites connected by open breezeways.


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