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TABLE OF CONTENTS

IN SI G H T

DIS COVE R

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74

H L 1 MA R K E T R E PO RT

B E YO ND T H E T RO PH Y H UNT

C RA FT

34 A L I F E BY DES IG N

52 S H E LT E R A N D FLOW

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84 S O UND, S IG H T, AND S E RVICE

92 FRO M LE G E ND TO LE G ACY

L I GH T A N D FO RM CO LLECTI O N

104

7

MASTHEAD

Matthew Beall

Kahea Zietz

Anthony Arnold

ow n e r & c e o

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

HL1 DIRECTORS

HL1 MEMBERS

EDITORIAL PARTNERS

Josh Jerman R(B)

O‘ahu

Noel Shaw R(S)

Cedric Choi R(B)

Jason Cutinella CEO & Publisher, NMG Network

Erik Hinshaw R(B)

Julianna Garris R(B)

Neal Norman R(B) Dave Richardson R(B)

Kaua‘i Ben Welborn R(B) Tiffany Spencer R(S) Roni Marley R(B) Amy Frazier R(B) Lauren Pingree R(S) Maui Leslie Mackenzie Smith R(S) Greg Burns R(S) Brad MacArthur R(B) Hawai‘i Island Robert Chancer R(B) James Allison R(S) Steve Hurwitz R(B) Beth Thoma Robinson R(B) Jake Chancer R(B) HL1 Members are listed by island and shown in the order they appear throughout this issue.

ABOUT THE COVER

8

A hīnano flower, photographed by Erica Taniguchi near the Marmol Radziner residence featured on page 52.

Joe V. Bock Partner & General Manager, Hawai‘i Lauren McNally Editorial Director Taylor Niimoto Managing Designer Matthew Dekneef Executive Editor Eleazar Herradura Designer Alejandro Moxey Head of Partnerships, Hawai‘i Sabrine Rivera Operations Director Martha Cheng Contributing Editor

We leverage the relationship between place and building to create lasting memories for future generations.

Nature, craft, and design - luxury defined.

D ER EUSAR C HITE C TS.COM | 2 0 8 . 8 8 5 . 6 2 2 2 SUN VALLE Y | HAWA I’ I

Photographer: Joe Fletcher

WELCOME / LETTER

Aloha and welcome to the ninth edition of HL1 Magazine.

There’s a certain gravity to Hawai‘i. That pull—of land, culture,

to opera singer Laurie Rubin’s work increasing access to the

and context—shapes more than how you live. It shapes what

performing arts at Ohana Arts, these stories reflect presence,

you choose to build, what you hold onto, and what you let go.

care, and a deep sense of relationship with place.

Attempting to describe those intangible qualities—the sense of place; historical significance; the built environment and its

In Showcase, we share select listings from the HL1 Collection—

architectural relevance—is akin to describing gravity itself.

homes that speak not only to place, but to perspective.

Even if you understand it (somewhat) intellectually, it’s more

Distinctive, design-forward, and deeply considered, these

felt than anything. And, it’s … relative.

properties offer something more than beauty—they offer resonance. Like many of the homes we’ve had the privilege

In Issue 9 of HL1 Magazine, we find ourselves in a time of

to represent in previous editions, some of these will set the

meaningful shift. The market is recalibrating—subtly in some

market, not follow it.

places, more dramatically in others. It’s a fascinating moment, sometimes quiet, sometimes electric. I speak more to that in

As always, HL1 is a reflection of the relationships, ideas, and

the HL1 Market Report, which offers a wide-lens view of luxury

values that move us. Whether you’re a client, collaborator, or

and ultra-luxury activity across the islands.

longtime reader, we hope this issue offers a sense of connection—to Hawai‘i, and to something lasting.

In Craft, we begin with the legacy of Mary Philpotts, whose vision helped shape the design language of Hawai‘i. Her family home in Nu‘uanu on O‘ahu remains a place of gathering and creative exchange—a living reflection of her values. We then travel to Kīlauea, where architect Ron Radziner and the homeowners share how clarity, intention, and restraint gave form to a deeply rooted modern home. And we visit the studio of Mark Chai, whose sculptural lighting draws inspiration from

Enjoy,

the natural rhythms of the islands.

In Discover, we explore what it means to connect with Hawai‘i in ways that are elemental and visceral. From conservation-focused hunting tours, to the long restoration of Waihe‘e Refuge,

10

Matthew G. Beall Owner & CEO, Hawai‘i Life

DESIGNSCAPE

HOLD SPACE FOR WHAT MATTERS. Seamless. Intentional. Modern Tropical Design.

KILAUEA, KAUA‘I | DESIGNSCAPEHAWAII.COM

INSIGHT

13

2025 HAWAI‘I LIFE ONE LUXURY MARKET REPORT

RESEARCH & WRITING BY MATT BEALL

14

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

Hawai‘i isn’t for everyone. As any of us who are fortunate

As a result, the years following the pandemic were among

enough to call this place home are keenly aware, there’s a certain

the slowest years in the state’s real estate market since the

gravity to Hawai‘i. It either sucks you in, or it flings you out.

Great Recession.

It’s arguably one of the most exclusive places on the planet,

Several years on, we may be seeing the shakeout that many

especially in the context of real estate. It may not be a

anticipated following the pandemic—a noticeable rise in

coincidence that the most geographically remote location on

inventory across Hawai‘i’s real estate markets. On the islands,

Earth also has the highest home prices in the United States.

any uptick in inventory tends to stir echoes of 2008’s economic

HL1 REPORT / INSIGHT

I NTROD UCT ION

collapse. But the story this time is different. Much of the new Despite escapist fantasies to the contrary, however, Hawai‘i is

inventory, particularly in the ultra-luxury segment, doesn’t

not a place to disappear or to avoid the problems affecting the

represent financial distress or market-driven urgency. These

rest of the world. It’s a high-context relationship culture, with

properties are rarely primary residences. The decision to sell at

a very different set of values than a lot of the Western world.

this level often reflects changes in lifestyle, personal priorities,

This is precisely why the people who belong here know it when

or family dynamics, not economic hardship. Unlike the broader

they feel it.

market, ultra-luxury real estate moves to a different rhythm.

The pandemic brought an onslaught of new faces to Hawai‘i, all

If you’re tuned in, you see the opportunities. Quiet shifts are

during a time of relative panic, which led to impulsive purchase

changing how the luxury and ultra-luxury markets are behaving,

decisions. Many of us expected—some may have even hoped—

recalibrating old paradigms. And with shakeouts come golden

that many of these new residents would realize Hawai‘i wasn’t

opportunities. A convergence of factors is opening the door

for them. That expectation may have been short-sighted. These

for once-in-a-lifetime acquisitions. We’re seeing buyers start

weren’t vacation-home buyers. They enrolled their kids in

to grasp that, whether intentionally or through unintended

schools. They got involved in their local communities. They

discovery. Estates are changing hands, some for the first time

got sucked in.

in history, and the moment is now. This isn’t a fire sale, but rather a quietly compelling window for those who know where

It’s nearly impossible to truly describe the benefit and

and how to look. In Hawai‘i’s luxury market, you rarely get the

fulfillment that comes from having active relationships with

same opportunity twice.

the ocean, the land, and the people here. Of course, even the most transient visitor can enjoy surf sessions, hikes, farm tours, and innumerable outdoor activities. But when the experience of those activities transcends the superficial and becomes an actual relationship with this place and its people—that’s where real ontological magic happens.

Along the way in the last few years, mortgage interest rates spiked, leading to a “lock-in” effect for many homeowners.

Remote work has become more of a reality than pundits predicted. Volatility in the stock market and global economies has led to drops in consumer confidence.

15

HL1 REPORT / INSIGHT

M ET H OD OLOGY

F

or the purposes of this report, we refer to the “luxury market” as the market for homes and condominiums listed

for sale at or above USD 3 million, and the “ultra-luxury market”

as properties listed at or above USD 10 million. While these are certainly broad metrics, viewing the data over time provides context for the activity in each segment. That context can better inform the acquisition or disposition decisions of our clients, which is our goal.

16

Prices in the HL1 Collection are rounded to the nearest tenth of a million for consistency. Figures are based on recorded or listed prices.

A Note on “Luxury”…

The word “luxury” may well be one of the most bastardized words in the English language, to such a degree that it’s almost devoid of any real meaning. We recognize how subjective “luxury” is, and there may well be luxury properties that are not accounted for in these two data sets. Certainly, not every home in these brackets is truly “luxury.” Indeed, many fall short. For the purposes of this report, however, we use this vernacular generally to make sense of the top tiers of Hawai‘i’s real estate markets.

OVERVIEW

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HL1 REPORT / INSIGHT

“Sales volume across nearly every luxury segment still exceeds prepandemic benchmarks.”

S

ince the pandemic, Hawai‘i’s luxury and ultra-luxury markets have certainly fared better than the real estate

market at large. While definite similarities exist, the volume of

On Hawai‘i Island and Maui, for example, the inventory of luxury real estate listings are at their highest levels in history, with Kaua‘i and O‘ahu close behind.

sales activity in the luxury and ultra-luxury markets, measured against previous years, is much higher than in the broader

These figures exclude “off-market” listings, which have also

real estate landscape.

climbed. In many ways, “off-market” inventory has been a leading indicator of the overall inventory, in that the volume

Sales volume across nearly every luxury segment still exceeds

of “off-market” inventory in the luxury segments increased

pre-pandemic benchmarks. While not as robust as the frenzy

before the market at large, and it remains high.

of record-setting activity during those unprecedented years, it’s clearly higher than at any point prior to 2020. Meanwhile,

Let’s be clear. More inventory equates to a broader set of

the larger market is slower than at any time since the Great

opportunities, especially as asking prices begin to soften.

Recession. You might call this the Great Pause, unless you’re

Sellers are becoming more flexible, even despite overall prices

shopping above $3 million.

holding strong.

Meanwhile, the steady rise in luxury and ultra-luxury listing

Case in point: We’re currently representing some of the most

inventory is consistent with nearly every other market

extraordinary listings in the luxury and ultra-luxury markets,

segment. We anticipated a relative shakeout of inventory

more than at any point in Hawai‘i Life’s history.

after the pandemic. Well, that shakeout has arrived, due to the realities of remote work, changing lifestyles, and a host of other factors. As a result, the active listing inventory across Hawai‘i’s luxury and ultra-luxury market segments increased steeply over the past two years, gaining further momentum in 2025.

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HL1 REPORT / INSIGHT

ON CONDOMINIUMS

T

raditionally, the trendlines of con-

may be impacted by looming legislation

dominium and single-family home

attempting to limit short-term rentals.

sales went hand in hand. But something

Still, there are opportunities in both seg-

changed last year. Across the island chain,

ments, especially in well-positioned con-

there has been a significant bifurcation

dominium projects. What has softened

in the two markets, and not in favor of

for sellers may well translate to a sweet

condominiums. Volatility in the insur-

spot for the right buyers.

ance market and potential legislative changes to vacation rentals have put downward price pressure on condominiums and led to a spike in inventory. Some of these properties are facing increased homeowners’ association fees, and some

What has softened for sellers may well translate to a sweet spot for the 20

right buyers.

This strength isn’t solely about demand.

It also reflects the strategic rate management and deep market insight of Hawai‘i

ON H I GH -E ND RENTALS

in premier locations. For these guests,

Life’s rentals team. In this segment, success

Hawai‘i Life’s concierge team routinely

depends as much on timing and positioning

arranges private chefs, personal trainers,

as it does on the property itself.

curated excursions, and other elevated services that go well beyond the basics.

What defines a truly exceptional rental today goes beyond location (though prox-

W

In Hanalei Bay on Kaua‘i’s North Shore,

imity to the ocean remains a near-con-

rental revenue growth has been especially

stant). Homes that perform well as

hile the broader luxury sales mar-

pronounced. Since 2019, properties there

rentals often feature newer construction,

ket is recalibrating, Hawai‘i’s top-

have seen increases ranging from 108 per-

refined design, upscale furnishings, and

tier rental segment is showing notable

cent to 214 percent, with one standout

private amenities such as spas, saunas,

strength. Demand has remained remark-

home recording an 885 percent rise in

cold plunges, or pools.

ably consistent, even as the “revenge

rental income. On Maui, the resort com-

travel” wave has settled elsewhere.

munity of Wailea continues to perform at the highest level, seemingly buffered from

flexible ways to engage with Hawai‘i

A new group of seasoned travelers is

island-wide headwinds and pending legis-

real estate. And as they do, the high-end

driving this trend. They tend to be less

lative changes. In 2025, a penthouse unit

rental segment is becoming an increas-

price-sensitive and more focused on

in Wailea commanded rates more than

ingly important part of the broader luxury

experience, seeking fully serviced stays

double those seen just two years earlier.

market landscape.

Buyers are continuing to explore more

21

NOTABLE SALES

HL1 REPORT / INSIGHT

CASA EN MAUI $28.6M HL1 MEMBERS: MATT BEALL R(B), JOSH JERMAN R(B) & LESLIE MACKENZIE SMITH R(S)

MAUI

M

aui is among the most complex and nuanced real estate markets in the State of Hawai‘i at present time. The

24 COCONUT GROVE LN #24, LAHAINA, HI $5.1M HL1 MEMBERS: GREG BURNS R(S)

market faces industry headwinds of high mortgage interest rates,

equity market volatility, tariff whiplash, and fewer international visitors, alongside the long recovery process from the 2023 wildfires and related political and economic ramifications.

But there is a caveat to every market indicator on Maui. We’re past the point of “how it’s always been.” Maui is in a new era. While the overall trading volume in the Maui real estate market at large is at its lowest level since the Great Recession, an outsized portion of that sales volume has come from the luxury and ultra-luxury market segments, where activity is higher than even pre-pandemic years.

The luxury condominium market on Maui is even more dramatic on all fronts. A proposal to phase out vacation rental use of approximately 6,000 units, referred to as the “Minatoya List,”

Active listing inventory of luxury and ultra-luxury real estate

rattled the condominium market significantly. The proposal

are at their highest levels in Maui’s history. While sales in these

triggered historically high spikes in Maui condominium listing

segments remain higher than in the pre-pandemic period, the

inventory. In the luxury segment, there are now nearly twice

significant increases in inventory are beginning to create

as many condominium units listed for sale than the average of

downward price pressure. Ratios of sales price to listing price

the pre-pandemic years.

are also beginning to drop, as the average days on market for most listings have increased.

And this is where the whiplash comes in. Despite these headwinds, sales volume for luxury condominium units remains

Despite the broader market slowdown and outsized inventory,

higher than pre-pandemic levels. There is still demand, buyers

the luxury and ultra-luxury segments are holding their own.

still value the quintessential beachside condo lifestyle, and they

But make no mistake, momentum is tilting toward buyers.

may be sensing opportunity amid the changes. Sometimes the

We shouldn’t mistake this for value evaporating, but rather

best moves happen right before the dust settles.

leverage shifting.

These nuances create a delicate dance between timing and potential. Ultra-luxury properties that have never before been on the market are becoming available. Hawai‘i Life represented both the seller and the buyer in the listing and sale of Casa En Maui, a beachfront home on South Maui’s Keawakapu Beach which sold for $28,560,000.

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O‘AH U

R

arity drives desire, and nowhere is that more evident than on O‘ahu. The island’s luxury and ultra-luxury

housing stock is generally older than its neighbor-island

counterparts, making modern construction and new remodels extraordinarily valuable and relatively rare. O‘ahu represents just over half (about 55 percent) of the total real estate market in Hawai‘i. But it has the lowest share of out-of-state buyers— approximately 10 percent for single-family homes and 20 percent for condominiums.

O‘ahu’s market has historically been more impacted by foreign buyers, especially from Japan and other Asian countries, than the neighbor islands. During the pandemic, these overseas buyers dropped off significantly, for a host of reasons.

International travel ground to a halt during those years.

Exchange rates between the U.S. dollar and the Japanese yen have remained unfavorable for Japanese buyers. International arrivals to Hawai‘i have been steadily decreasing, with doubledigit declines in the first part of 2025, even when compared

“O‘ahu’s luxury and ultra-luxury markets are their own unique ecosystem …”

to a slow 2024.

O‘ahu’s luxury and ultra-luxury markets are their own unique ecosystem, largely due to inventory constraints. Listings have climbed since 2022, but only one segment has hit a record high inventory: ultra-luxury condominiums, fueled by a combined

NOTABLE SALES

wave of both newly completed and underway developments in Honolulu.

4823 KAHALA AVE, HONOLULU, HI $65.8M

Howard Hughes and Discovery Land Company are partnering on a new ultra-luxury condominium project with a private club element. Congruently, The North Shore Club at Turtle

HL1 MEMBER: NOEL SHAW R(S)

Bay, another private club development, is underway. Both properties are drawing buyer attention and feeding a familiar appetite. When it’s new, it moves.

4679B KAHALA AVE, HONOLULU, HI $15.4M

Making the right move on O‘ahu is about selection. For buyers seeking rarity, modern design, and long-term hold value, the island offers a tight lane—but one worth running.

HL1 MEMBERS: CEDRIC CHOI R(B) & JULIANNA GARRIS R(B)

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HL1 REPORT / INSIGHT

“It’s less about casting a wide net and more about being in the right current.”

KAUA‘I

K

aua‘i is off doing its own thing—nothing new. As the smallest

NOTABLE SALES

market of Hawai‘i’s four largest islands, Kaua‘i is a little

more idiosyncratic than even the neighbor islands of Maui

or Hawai‘i Island. The luxury and ultra-luxury markets were,

2727 KAUAPEA RD, #A, KILAUEA, HI $6.8M

of course, dramatically impacted during the pandemic, with historic sales volume and activity. The years following were correspondingly quiet in both segments.

HL1 MEMBERS: BEN WELBORN R(B) & TIFFANY SPENCER R(S)

Kaua‘i’s inventory increase is slower than the other islands, and it’s not straight across the board. Aggregate luxury inventory reached record levels at the beginning of 2025, but inventory in the ultra-luxury segment is actually lower than even pre-pan-

2620 KAUAPEA RD, #A, KILAUEA, HI $20M

demic years. Only 12 homes listed for sale are at or above the $10 million mark.

HL1 MEMBER: RONI MARLEY R(B)

If Kaua‘i is the lagging indicator in the pandemic-era surge shakeout, then we can expect inventory to keep building in the coming months. It’s unlocking rare opportunities for trades that don’t often come up in this market. On Kaua‘i, it’s less about casting a wide net and more about being in the right current.

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3704 ANINI RD, KILAUEA, HI $5.9M HL1 MEMBER: AMY FRAZIER R(B)

NOTABLE SALES

62-3768 KAUNAOA NUI RD, KAMUELA, HI $10M HL1 MEMBERS: ROBERT CHANCER R(B) & JAMES ALLISON R(S)

H AWAI ‘I ISLAND

H

awai‘i Island has quietly outpaced the rest when it

61-150 KAMAHOI PL #39, KAMUELA, HI $8M HL1 MEMBERS: JAMES ALLISON R(S) & STEVE HURWITZ R(B)

comes to luxury and ultra-luxury sales. The quality of

the inventory on Hawai‘i Island is generally quite high, with

newer projects and construction concentrated in and around the Kohala Coast resorts.

While luxury market inventory on Hawai‘i Island peaked in early 2025, it didn’t reach the highs of the pandemic years, nor did it break records the way other islands have this year. Even so, sales volume in both the luxury and ultra-luxury segments remains strong, well above pre-pandemic norms.

Ultra-luxury inventory is at a record-high level, however, with as many as 25 homes listed at or above the $10 million mark in early 2025.

Luxury condominiums have also seen a dramatic spike in inventory, although sales activity in that segment is outpacing the rest of Hawai‘i. When we consider that there are fewer condominium projects impacted by insurance premium increases on Hawai‘i Island, and less legislative pressure related to short-term rentals, it makes sense.

The permit-processing time for a single-family home on Hawai‘i Island is shorter than any other island, which bodes well for both new construction and remodel permits.

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HL1 REPORT / INSIGHT

OVERPRICED & UNDERWHELMING

A

the market’s subsequent contraction and the evolution in buyer sentiments. We understand wanting to hold onto the pricing run that sellers experienced during the surge, but that ship has sailed.

s it turns out, A.I. isn’t the only thing that’s subject to

Indeed, the real estate market in Hawai‘i during the pandemic

hallucinations.

broke every historic record possible: overall trading volume,

As listing inventory grows in Hawai‘i’s “luxury” market, we’re

units sold, remarkably short days on market, bizarrely short escrow periods, record-pricing, and more.

confronted with a painful reality: A lot of that inventory is both overpriced and, more importantly, underwhelming—especially

But that was years ago. Since then, the margins between listing

to prospective buyers. The median age of a home in Hawai‘i is 44

prices and sale prices have continued to drop significantly across the

years old, and it often shows. Countless homes need significant

island chain, all while inventory continues to increase. A lot of that

updates, if not full-scale remodels.

inventory is … well, not great, resulting in a price-value disconnect.

Construction permits in Hawai‘i take approximately three times

“Taste” also plays a role here. The fashion of architecture

as long as the national average. Single-family home permits can

and interior design changes more rapidly than Hawai‘i’s

take a year or more to process. Import tariffs will likely drive up

construction market can keep up with, and the demographics

the cost of construction materials and appliances.

and psychographics of buyers have shifted as well, especially among the off-shore set.

The great majority of prospective buyers for Hawai‘i’s luxury real estate market are coming from out of state. Even the most ardent

Immediate gratification is in more demand than ever. Let’s just

of them are aware of the realities of organizing a construction

say that the appetite for project homes is on a strict diet. This

project from afar.

dynamic bodes well for new development projects, but it also results in a highly competitive environment for “new” homes.

Many sellers, however, are still basing their pricing on the pandemic-related surge that occurred in the market, despite

26

ON AUCTION S

W

e’ve conducted innumerable auctions of luxury real estate over the years. (Full disclosure: I sit on the Board

of Advisors for Concierge Auctions, with whom we’ve exclusively conducted dozens of auctions since they were founded in 2008.)

The market … is set by buyers

Luxury real estate auctions are triggering for brokers.

and sellers, not brokers or real

Nothing stirs up the “coconut wireless,” especially among real

estate agents.

estate brokers, as much as luxury property auctions.

Despite market evidence to the contrary, many brokers

reasons for visiting Hawai‘i have little to do with the presence

and agents still jump to the conclusion that auctions mean

of a particular real estate listing. Instead, they’re arriving on

desperation. That opinion is amplified by the general sense

their schedule, which may or may not be seasonal. Rather, it is

of insular provincialism that’s rampant in Hawai‘i real estate.

influenced by school breaks or holidays or unfavorable weather

Especially since auction companies need to have a broad

elsewhere. It could be that they’re not even looking for a real

international reach to be truly effective. This beckons notions

estate acquisition—the timing just happens to be right, and

of “interlopers” coming from afar and somehow shaming the

something catches their eye.

apparent inefficacy of real estate brokers and agents.

The result is that conventional assumptions about days on The market, however, is set by buyers and sellers, not brokers or

market simply don’t apply to the great majority of high-end

real estate agents. The only answer to whether or not an auction

real estate in Hawai‘i. Sellers are quite literally waiting for

was “successful” is if, in fact, the property sold at auction. But

someone to get off a plane. When we’re hired to market and

that simple formula is often lost on brokers who wish to bend

sell a property in the uppermost bracket of the market, we have

the market to their own will.

to be prepared for that reality and budget our resources and expectations accordingly.

I get it. When Concierge Auctions first started doing business in Hawai‘i, I, too, treated them with a stiff arm that would

But what if a seller doesn’t want to wait? What then?

make even the Heisman Trophy proud. But that was during the Great Recession. At the time, it was difficult not to attribute

That’s where auctions come in—when sellers want to control

some sense of extreme market pain to a seller’s decision to

the timing of their sale, generate some semblance of fear of loss

go to auction.

in the market, and issue a clear call to action tied to a deadline.

But that stigma is long gone. And whether real estate brokers

It’s not complicated, and it has nothing to do with the efficacy of

realize it or not, buyers and sellers certainly do.

listing brokers. Marketing luxury real estate in Hawai‘i requires the endurance of a marathon runner. By contrast, auctions are

Real estate is not a liquid asset, especially in the top tiers of

a 40-yard dash. The variable is the time value of money.

the market. The great majority of buyers, especially for the top quartile of Hawai‘i’s real estate, come from off-shore. They

Auctions are not for every seller. But for those who have a time-

don’t reside on the islands. They arrive seasonally, and their

sensitive plan for their proceeds, they’re effective.

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HL1 REPORT / INSIGHT

ON. OFF. PR IVATE. P UBLI C …

“On Market” “Off-Market” “Private Listings” “Public Listings”

… Who can keep up?

I’ve written for years about our growing inventory of listings

Self-interested parties (tech executives, CEOs of MLS organi-

that aren’t included in the Multiple Listing Services (MLS) and

zations, owners of giant publicly traded real estate companies)

the variety of motives our clients have for taking this approach.

have all weighed in, complete with hyperbolic absurdity.

It’s not exactly a secret.

While we’ve had (a lot of ) success in marketing and selling Despite the obvious difference in market exposure of those

private listings, the decision for any seller is nuanced. Any

listings, many of our clients have valid and varying reasons not

decreased market exposure (i.e., withholding a listing from

to list their properties in the MLS or on countless public-facing

the MLS) may negatively impact the ultimate selling price

websites. I don’t need to repeat them here.

of a property, as well as the timing of the sale. As the policies governing “off-market” listings are changing in real-time, we’re

This issue, however, has been the source of exhaustive intra-

available to describe their implications in detail with any of our

industry debates among real estate professionals, tech executives,

clients. Our commitment is for our clients to be extraordinarily

and pundits embroiled in vitriolic arguments about MLS policies

well-informed. From there, we take their instruction, not the

related to “off-market” listings. All of this is on the heels of and

other way around.

further fueled by the National Association of Realtors settling a massive class-action lawsuit in 2024, related to the way in which brokers are compensated. (The result of which is utterly

than at any point in the firm’s history, both for “off-market”

simple: Buyers’ brokers are compensated by buyers, and sellers’

listings as well as properties that are listed publicly.

brokers are compensated by sellers. Riveting stuff.)

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At present, we’re listing more luxury and ultra-luxury real estate

F ORB E S GLOBAL PROPE R T IES

I

n 2021, Hawai‘i Life joined a partnership with Forbes Media and a small group of other independent brokerages from

FOR ECAST

around the world to develop Forbes Global Properties. The idea was to leverage the reach of Forbes Media’s 100-year history and worldwide audience on behalf of a members-only network of distinguished real estate companies around the world.

Somewhat surprisingly, especially given the real estate market’s turbulence in recent years, Forbes Global Properties has seen phenomenal growth and is now in 23 countries (and growing) around the world. The mandate is quite different from that of a publicly owned company or a large franchised operation. The primary driver for growth isn’t market share or sales volume, but rather a sense of quality representation capacity for the top tiers of key real estate markets around the world.

It’s working. By virtue of the relationships we’ve built with Forbes Media and the brokerages selected from around the world, we’ve sourced an entirely new and robust referral channel, especially for the ultra-luxury market. We’ve also built a network that we can leverage on behalf of our clients who may wish to venture into another market.

M

arkets tend to overreact, and Hawai‘i’s luxury and ultraluxury real estate markets are no exception. Part of

the reason for the regular comparisons to the “pre-pandemic”

market is an attempt to look back to a time of relative normalcy, and perhaps even some degree of predictability, both of which may have long passed.

Hawai‘i’s luxury real estate markets are still reeling from the impact of the pandemic. The shakeout we predicted during that market run is finally here, and while it was slower to develop than we may have anticipated (especially from a trading volume standpoint), the spike in inventory has come on quickly in 2025.

Along the way, equity markets have seen dramatic volatility, enough to leave investors feeling dizzy and not exactly certain about the markets’ future prospects. Even though luxury real estate should generally be considered more of a consumptive purchase than an investment, per se, general uncertainty in financial markets complicates planning and long-term investment considerations, for businesses and individuals alike.

As a result, a lot of prospective buyers of luxury real estate are understandably “pressing pause.” But not all of them—Hawai‘i’s luxury and ultra-luxury markets are still trading at a much higher pace than even the “normal” pre-pandemic years. Some buyers are taking advantage of the increased inventory and the options it offers. Many are bullish, as are we, about the long-term value of Hawai‘i real estate. Some are “buying the dip.”

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HL1 REPORT / INSIGHT

“Hawai‘i’s luxury and ultraluxury markets are still trading at a much higher pace than even the “normal” prepandemic years.”

That “dip” may not have fully played out yet. Price contractions

Even with a contraction in listing and sale prices, we don’t

are usually a lagging indicator of market realities. Median prices

expect prices to settle back to pre-pandemic values, even if

during the Great Recession, for example, didn’t drop in earnest

or when they’re adjusted for inflation. The market flurry that

until the period between 2010 and 2012, years after the recession

happened during the pandemic may have been an overreaction

was well underway.

of its own, but it anchored a very real value perception for luxury real estate that is not likely to fully reset. There are, however,

Even though trading volume remains surprisingly high in

still innumerable aspirationally priced listings in the market,

the luxury and ultra-luxury segments, inventory in most of

which will need to soften before they trade.

the markets is at record levels. Simple supply-and-demand dynamics will likely lead to further price contractions, which

More sellers are electing to auction their properties than

have already started in many of the islands’ markets.

during “normal” market conditions, which is itself an indication of market sluggishness. These auctions represent current

The margin between sales prices and listing/asking prices is also

opportunities in the market and are an indication of more

continuing to widen, indicating that sellers are more willing

opportunities to come.

to negotiate.

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C LOSI N G

Patience is a virtue in times of market transition. For those considering a purchase, the coming quarters will present a lot of opportunity, perhaps even into 2026. For sellers, pricing is the predominant driver in a contracted market with high inventory.

The market is sobering up. And in that sobering, we’re seeing smarter moves, clearer pricing, and rare properties quietly changing hands. Not out of panic, but timing. For the right buyer or seller, that timing might just be now.

Hawai‘i’s appeal shines through. As the landscape shifts, we’re focused on what doesn’t change: the enduring value of place, timing, and informed decisions. For those paying attention, that’s where the real opportunity lives.

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CR AFT

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PHILPOTTS / CRAFT

A LIFE BY DESIGN TEXT BY ANNA HARMON IMAGES BY MICHELLE MISHINA

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PHILPOTTS / CRAFT

The legacy of late interior designer Mary Philpotts McGrath reveals the fruitfulness of taking care in work, art, and life.

O

ff a quiet street in Nu‘uanu Valley is the entrance of ‘Āhuimanu, the

final home of the late Hawai‘i inte-

rior designer Mary Philpotts McGrath. Its drive-

way, lined with palapalai and bromeliads, passes between a hedge and over a burbling ‘auwai (canal) before revealing a lawn shadowed by angel’s trumpet flowers and a monkeypod tree. The intimate courtyard entrance, which features a cherubic water fountain and colonnade, enchanted Mary at first sight, as did the salmon-hued plaster exterior that recalls the architecture of the Mediterranean.

Built in 1924 by architect Hart Wood for Dr. Gideon M. Van Poole, the home blends Mediterranean, Colonial, and Renaissance influences, reflecting Wood’s attempt to integrate classical architectural forms into a distinct Hawai‘i aesthetic. When the house came onto the market for only the second time, in 1992, Mary had just remarried and owned a house in the nearby Dowsett Highlands area.

Her daughter, Marion Philpotts-Miller, decided to tour it with childhood friend Poppy Hopper and family friend Pegge Hopper and invited Mary to tag along. “The four of us walked into the driveway, and it was like my mom fell over, she was so enchanted,” Marion recalls. Mary and her second husband, John McGrath, promptly sold their home to buy the place, spending many hours gardening and hosting gatherings there.

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PHILPOTTS / CRAFT

Family por traits hang above wooden calabash, or bowls, which can be found throughout the home, and furniture that came with the Nu‘uanu proper ty.

“My mom had the graceful ability to hold space

with mud from trapping crayfish in the stream

for the people in her life, whether they be family,

and picking gardenias by the armful in the back-

friends, clients, partners, collaborators, peers, as

yard,” writes Mary’s sister, Alice Flanders Guild,

well as our greater community,” says Billy Philpotts,

of their mountain valley upbringing. Mary also

Mary’s younger son. “A testament to this conviction

chose to raise her three children, Douglas “McD”

was her choice to name her property ‘Āhuimanu, Philpotts, Marion, and Billy, in Nu‘uanu with her [meaning] ‘where the birds gather.’” The name is

first husband, Douglas Philpotts.

also an homage to the Macfarlane family farm in Kahulu‘u, also called ‘Āhuimanu, where Mary’s

In all her homes and professional projects, Mary

mother, Muriel Macfarlane Flanders, spent many

wove art into every space. At ‘Āhuimanu, this

of her childhood summers.

included works by Madge Tennent, John Kelly, Arthur Johnson, and Paul Jacoulet, along with a

Mary grew up on O‘ahu with her three sisters,

set of five portraits of family matriarchs she often

except for a brief period during World War II

draped with maile lei. At their center is Mary’s

when they lived at a convent in California. Her

great-grandmother Abigail Maipinepine Bright,

childhood home was a Pali Road house in Nu‘uanu

who married businessman James Campbell. To

designed

Abigail’s left is Mary’s grandmother, Kamokila

by

midcentury

modern

architect

Vladimir Ossipoff, who later became a collabora- Campbell, with Kamokila’s sisters completing the tor and family friend. “Our feet were stained black

group. In the dining room is a koa cabinet made for

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PHILPOTTS / CRAFT

Kamokila by James Campell. “My mom came from an art background, but my grandmother had amazing taste, so she was exposed to it,” Marion says.

Mary’s ancestry hints at the rich creative and cultural influences that manifested in her career and life. To call her an interior designer, while accurate, is only part of the story. She was also an entrepreneur, artist, mentor, and a matriarch of her family and community. Through the decades, her abundant energy and attention shaped the ambiance of countless homes, resorts, and businesses in the islands. Her interior designs artfully layered cultural Hawai‘i references with an emphasis on local craftsmanship and art, creating a signature Philpotts aesthetic. As she writes in the introduction of Hawai‘i, A Sense of Place: Island Interior Design by Mary Philpotts McGrath with Kaui Philpotts, “The best contemporary Island interiors

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PHILPOTTS / CRAFT

use design elements essentially unchanged for hundreds of years, showing respect for these elements and for the people who inhabit the rooms.” ‘Āhuimanu embodies this approach. The house came with antique furniture, wood-paneled walls, even a large marble garden sculpture, all of which

My mom had the graceful ability to hold space for the people in her life.

she embraced. In the airy living room with an ‘ohiawood floor, an ornate Italian mirror contrasts with

Mary founded Philpotts Interiors in the 1960s

shelves of wood bowls and a contemporary couch.

under the name Creative Decorating with her

A lauhala mat and wrought-iron coffee table from

friend Allison Holland. One of their first major jobs

the Royal Hawaiian center another seating area.

was for The Pacific Club, a Honolulu club that at the

Flowing from the living room is an enclosed lānai

time was for men only, which they landed through

featuring two designer Gump’s tables and a Henry

a recommendation by Ossipoff. “If you think about

Weeks bench. There is a nook anchored by an ‘ulu- it, during her professional career, it was a man’s wood board, originally used to carry roasted whole

world,” Billy says. “If you’re going to go in and do a

pig, that Mary converted to a coffee table and put

corporate office downtown for a big law firm, to be

alongside a vintage Gump’s chaise lounge and clas- on a peer-to-peer level with your clientele, you’d be sic Pegge Hopper painting of a Hawaiian woman in

dealing with men. I’m sure she got challenged, but

a red mu‘umu‘u reclined over a pink background.

she never let it phase her to the point of giving up.”

Each space has a moment, whether it’s the large daybed in the kitchen or the lush back lawn that

While building her business and studying for the

overlooks the Nu‘uanu Stream, where her children

American Society of Interior Designers exams,

remember playing as youth.

Mary also nurtured her children’s artistic inclinations. McD, her eldest son, who was born in 1958 and

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After graduating from Punahou School in 1955

grew up to be a talented woodworker and craftsman,

and briefly attending the University of Colorado

remembers his mom teaching art to him and other

Boulder, Mary returned home and completed her

neighborhood kids during summer break, includ-

fine arts degree at the University of Hawai‘i at

ing how to make prints from fish he caught. Marion

Mānoa. There, Mary developed a deep bench of

recalls the yellow-and-orange patterned wallpa-

mentors, studying with professor Kenneth Kingrey

per in her childhood bedroom, which she selected

and artists Jean Charlot, Ed Stasack, J. Halley

from samples Mary brought home for her. Douglas

Cox, and Harue McVay and spending time with

Philpotts, McD and Marion’s dad, was a banker but

art scholar Dr. Gustav Ecke, who was her neighbor.

also a builder. “They were both makers at heart,” says

This influence informed Mary’s philosophy that

Marion, who remembers her parents sitting at the

culture and art are the backbone of good interior

kitchen table with an old adding machine, crunching

design, which she carried through her life.

numbers for Mary’s growing business.

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PHILPOTTS / CRAFT

Mar y Philpotts McGrath’s children read a poem she wrote for her Philpotts Interiors team titled “ Tree of Life,” which begins, “In another life I want to be / a tall and graceful coco tree.”

In 1981, Mary renamed Creative Decorating to

Interiors from San Francisco in 2001 as a senior

Philpotts & Associates Inc. as the firm gained

designer and later became a managing partner.

momentum. An early project she later revisited

Billy now serves as chairman of the board, having

was Kona Village Resort, where she may have been

handed off operations to Mary’s grandson Kainoa

the first to showcase the work of Pegge Hopper, Philpotts. Kainoa’s wife, Arianna Philpotts-Blasco, her neighbor who became a renowned artist and

is an architectural designer there. Marion’s daugh-

gallery owner. Mary left her fingerprint on a wide

ter Maree Miller is operations manager at the flo-

range of interiors, from the Hawai‘i governor’s

ral company Bloom, one of two businesses started

home to Moloka‘i Ranch, where her attention was

by Philpotts Interiors alongside the design atelier

so meticulous she nailed cowboy boots to the floor

Place. Even in semi-retirement, Mary remained

to suggest the presence of paniolo. Her touch is so

involved, chiming in on everything from Bloom to

recognizable that when Billy attended a wedding

the interiors of Aulani, a Disney Resort and Spa.

at Fairmont Orchid in Waikōloa Village, he knew “It’s so interesting working for a firm that has such immediately his mom had designed the interiors.

a longstanding legacy and one that involves your family member,” Kainoa says. “I feel as though

By the time Billy later joined Philpotts Interiors in

I learn things about [my grandmother] and her

2002 as director of operations, the firm had grown

career every day or week.”

to 45 employees. Under the guidance of family members and longtime leadership, the company

Mary was a natural collaborator and mentor. One

continues to flourish. Marion joined Philpotts

artist who became like family to Mary was Doug

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PHILPOTTS / CRAFT

Mar y and ar tist Doug Po‘oloa Tolentino named the printing press at her ‘Āhuimanu studio “‘Ō‘ō” after the extinct black honeyeater that once frequented Nu‘uanu, a word that also reflects the physical process of printmaking.

Po‘oloa Tolentino. They met through family on Maui in the 1980s, as they share Maipinepine lineage, but it wasn’t until around 2010, when they both enrolled in a lithography class at Linekona School, that they reconnected over artmaking.

Mary converted her garage into a printmaking studio and invited Doug and other artists to use the space. “She automatically gave me the feeling that she wanted to impart some of her knowledge and her experience, her mastery of the printmaking, and her design ideas,” Doug says. “She was an expert in design and abstractions, and I was good with figural representations, so she felt we could

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PREIS / CRAFT

PHILPOTTS / CRAFT

do something together.” The two collaborated on

out.” When she and Douglas were selling their Pali

a number of prints, including one of Pele, a tribute

home, McD remembers people were eager to own it

to Mary’s grandmother and Doug’s wife’s grand- because it was a piece of art, “a Mary house.’” mother, who were best friends and revivalists of the culture of Pele.

Interiors are, by their nature, personal and adaptable. They are adjusted to reflect new occupants,

Mary’s hospitality toward artists was at the heart

trends, and ways of living. At their best, they ben-

of ‘Āhuimanu. Kainoa remembers boisterous gath- efit and delight those within while continuing erings there as a child and quieter moments in his

the story of what came before. While the phys-

adulthood. “Everyone has a detailed memory of

ical legacy Mary created may diminish, as walls

who she was or how much she cared about one par- are re-papered and furniture is replaced, Mary’s ticular aspect of their lives,” he says. “She would

imprint on the aesthetic of Hawai‘i interiors will

pick up on things that most people would pass over.

remain. Her legacy also endures in the people

And I think that was her talent as a designer as well

she employed, the artists she uplifted, the orga-

as a friend and family member.”

nizations she empowered, and the family she shaped. Even after Mary passed in 2023, Philpotts

Mary also contributed to civic organizations

Interiors continues to inform, and be informed by,

around O‘ahu, including Honolulu Printmakers,

the aesthetic of life in Hawai‘i.

Ballet Hawai‘i, Assets School, and Hawai‘i Land Trust. A multigenerational member of Outrigger

Or, as Mary once wrote: “Hawaiian living is a state

Canoe Club, she became its first female president

of mind. At its best, it’s living with the spirit of

in 1998. She even helped establish the Washington

aloha—with harmony and affection for others, with

Place Foundation, a nonprofit dedicated to pre- cool breezes, bare feet, and the smell of flowers.” serving the historic governor’s residence, with First Lady Vicky Cayetano. “Mary was instrumental in making sure that the people of Hawai‘i had access to Washington Place,” Vicky is quoted in Mary’s obituary, “so they could learn more about the legacy of Queen Lili‘uokalani and the role Washington Place played in Hawai‘i’s history.” ‘Āhuimanu is yet another project Mary poured herself into, according to McD—and, significantly, her last one. The home is a manifestation of her lifelong creativity. “My parents, they were the original flippers,” McD recalls. “They took houses and made them the best on the block before they moved

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MARMOL RADZINER / CRAFT

SHELTER AND FLOW TEXT BY LEILANI MARIE LABONG I M A G E S BY E R I C A TA N I G U C H I

53

winds, volcanic stone, and a modernist’s touch shape a home that’s as intentional as it is elemental.

S

MARMOL RADZINER / CRAFT

On Kaua‘i’s north shore, trade

eeking more sunny days than rainy ones on Kaua‘i’s famously drenched north shore,

Los Angeles-based celebrity business man-

ager Michael Karlin strategically built a vacation

home on the island’s northeastern corner. By the time the trade winds reach the low-lying town of

Kīlauea, they’ve shed much of their moisture and downshifted in gusto, thanks to the inland mountains bearing the brunt.

Even so, Kīlauea’s “drier” microclimate averages 60 to 80 inches of annual rainfall, which is still sopping, even for Hawai‘i, but considerably less than the 80 to 100 inches that saturate the rest of Kaua‘i’s north shore. Having sojourned on the island for 25 years before building his own private getaway, Karlin has come to observe that the heavier rainfall starts “around the Shell gas station,” just two miles shy of his house. Along with his wife, Natalie, a jewelry designer, the couple is now naturally positioned to bask in more sunshine than most of their northern brethren.

“He chose a good spot,” confirms architect Ron Radziner of L.A. design firm Marmol Radziner, which has completed several residential projects across Hawai‘i and is known for quietly integrating

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MARMOL RADZINER / CRAFT

The home is on a picturesque perch half a mile south of Kīlauea Lighthouse.

its modernist structures into highly atmospheric

want to look at something and wonder, ‘Why did

environments. The Karlins’ down-sloped ocean- they do that?’” view perch certainly qualifies: facing west toward bursting sunsets and the emerald chisel of the

The home’s long, linear form and crisp lines are

Nāpali Coast, the 1.7-acre former field of sugar- visually tidy and seem to echo the horizon in the cane—a crop first cultivated in the area’s iron- distance. A simple gable roof features deep eaves rich soil by the Kīlauea Sugar Plantation in the

for protection from the elements. “You need big

late 19th century—is just a half-mile south from

roofs in this part of the world,” the architect says.

Kīlauea Lighthouse.

While the street-facing facade sits on level ground, the back is raised on piers to accommodate the

Naturally, the architecture of the 4,500-square-foot

slope, to account for occasional flooding, and to

new build, completed in April 2021 after two years

maximize views from the central lānai and the

of construction, takes some cues from Hawai‘i’s

spaces that flank it, namely the primary bedroom

plantation vernacular. Radziner’s modern inter- and Karlin’s office. To conceal the understructure, pretation is like an arrow straight to his client’s

Marmol Radziner, who also designed the land-

logician heart. “As a numbers person, I like things

scaping, wrapped the home’s base in tropical flora

to have a purpose,” says Karlin, a lifelong architec- such as pink ginger, Samoan dwarf coconut palm,

56

ture buff who “always wanted a Marmol Radziner

and banana trees. “The house looks like it’s float-

house” for its union of style and substance. “I don’t

ing above a wild garden,” Radziner says.

MARMOL RADZINER / CRAFT

Turns out Kīlauea has an architectural style all its

it’s overcast or rainy, it’s cozy. If it’s bright and radi-

own. In 1926, sugar plantation manager L. David

ant outside, it’s still cozy.”

Larsen built houses of fieldstone, specifically basalt. Many of those masonry structures still exist, For the homeowner, the darker walls are nonetheincluding his Kuawa Road estate, whose ground

less neutral—all the better to showcase his chro-

level was built of the same material. Nearly a cen- matic collection of fine art. Speaking by phone from tury old, the home is listed on the National Register

his car while stuck in L.A. traffic, Karlin nimbly

of Historic Places.

describes the pieces that animate the home, notably the great room. A dynamic canvas by Ethiopian

“There’s nothing like building with something

American contemporary artist Julie Mehretu, lay-

that truly belongs to a place,” Radziner says. “If

ered with expressive strokes of pencil, pen, and

I could do anything in Hawai‘i, it would be to

acrylic, hangs in the lounge, while one of Cincinnati

design a house with all solid walls of lava rock.” artist Jim Dine’s iconic bathrobe paintings—a That personal ambition may one day materialize

triptych—looms over the dining area. At the top of

on his family’s property farther up the shore near

the entry stairs, a grid of nine mixed-media screen-

Hanalei, but at the Karlin residence, the archi- prints of giant emojis—from a zesty yellow lemon tect nods to it with a monumental wall of ‘a‘ā—a

to a shapely green avocado—adds unexpected levity

type of craggy lava rock with a frothy surface

to an otherwise polished tableau of simple, modern

and dense core—anchoring the entrance. Since

furnishings. Of his 2017–2018 series, the late god-

lava is both the literal bedrock of the islands and

father of conceptual art John Baldessari once said,

the embodiment of the Hawaiian goddess Pele, “How can you not be interested in emojis? They just Radziner quickly discovered that sourcing the

look so stupid!” (For the record, Karlin prefers the

material with sensitivity and care is “not as easy

term “whimsical.”)

as one might think,” he says, and “quite expensive.”

Commercially procuring just enough for this edi- But for all the visual impact inside and out, it’s the fice connects the home to Hawai‘i in a way that

natural elements that most shape the experience of

feels priceless.

being here. The gentle trade winds, for instance, flow through the house each day, a steady, whistling pres-

Other builder’s materials also evoke the tropics:

ence built into the design. All that fresh air functions

lofty, red cedar-panel ceilings are reminiscent of

as natural ventilation: deep, cleansing, well-oxygen-

Hawai‘i’s plantation homes; the lānai is lined with

ated breaths for both house and inhabitants. Karlin,

ipê, a Brazilian hardwood that resists the elements;

however, takes a more practical view, describing the

and, depending on the light, the exterior stucco

currents—easing in from the east and then slipping

shifts between a sandy hue or warm tan, both apro- out to sea—as a way to “keep ocean spray off the winpos of the beachy setting. Inside, the walls are dim- dows.” Still, there’s something about the direction mer and duskier, akin to dark greige. “This makes

and dependability of the breeze that just feels right.

the house feel like a sanctuary,” Radziner says. “If “The wind will always be at our back,” he says.

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PHILPOTTS.NET

|

(808) 523-6771

LIGHT

AND

MARK CHAI / CRAFT

FORM

T E X T BY K AT H L E E N W O N G IMAGES BY CHRIS ROHRER

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MARK CHAI / CRAFT

Sculptor and lighting designer Mark Chai creates sinuous, interlocking forms inspired by the natural world.

G

reeting guests by the front door of Mark

advertising agency. It was the pre-Adobe software

Chai’s single-level home in ‘Aiea is a dis- days, and he learned to sketch designs by hand. play of six hanging lamps fashioned from

He manually assembled the ads with a typesetter,

white plastic and wood veneer in varying shades.

stripping and cutting the elements before pasting

Each lamp is different—elongated, circular, and

the layout together. This tactile process continues

hourglass forms featuring interlinked geometri- to influence him as an artist today. cal patterns or accordion-like folds that Chai cut by hand. “Everything’s kind of experimental,” he

When the Gulf War hit and businesses cut bud-

says, explaining that he’s always trying out new

gets, Chai was laid off. He took a job at The

shapes, materials, and forms of illumination.

Queen’s Medical Center as a patient transporter.

Serendipitously, it was there that he fell back in

The sculptor, who is of Native Hawaiian and

love with sculpture, taking home pieces of furni-

Chinese ancestry, has long been fascinated with

ture the hospital was throwing away and reimag-

art and craftsmanship. While he was born in

ining them as works of art. One such piece lives

Honolulu and spent most of his life there, he viv- in the back corner of his house: a rescued cabiidly recalls the roughly three years he lived in

net that he turned into an orange modular stor-

Japan as a child, during his father’s military ser- age unit by mounting it on splayed legs, giving it vice. He says he watched in awe as Japanese car- a ’60s flair. penters effortlessly assembled a fence, cutting and chiseling the wood pieces to seamlessly fit

Throughout his spacious and airy home, Chai dis-

into each other, no nails required. “That stuck in

plays a selection of art and furniture that speaks

my head, and at that age, I kept thinking, I can do

to his penchant for minimalistic, fluid forms.

that,” Chai says.

Almost all of it, Chai made himself. He often finds inspiration wandering Reuse Hawai‘i, seeing what

64

He studied ceramics and sculpture at the

materials can be revitalized. Chai has established

University of Hawai‘i at Mānoa, graduating with

a reputation for utilizing secondhand materials,

a BFA in 1976 before going into work as a graphic

and people are constantly offering him discarded

designer for Duty Free Shoppers and then a local

items. He’s transformed tree branches into floor

MARK CHAI / CRAFT

lamps, distorted plastic barrels into armchairs, and an old washing machine drum into a sculpture.

When something, whether manmade or natural, catches his eye, he tinkers with the curiosity of a child, the innovation of an artist, and the precision of a mathematician. “It’s really funny that, in school, we had to take geometry and trigonometry, and I said to the teacher one day, ‘When are we ever going to use this?’ Little did I know, I use [those] formulas to figure out all my lamps now,” he says with a laugh.

Trial and error take place in the carport that serves as his open-air studio. On a large work table, tools mingle with sheets of two-ply veneer, which he’s using to craft several lamps for a client’s kitchen.

With their rhythmic pattern of overlapping wood, the designs allow light to shine through like sunlight through swirling clouds.

After the Honolulu Museum of Art displayed his work in 2016, Chai was commissioned to create a large-scale sculpture for a Georgia O’Keefe exhibition at the New York Botanical Garden. Influenced by her painting of a vivid heliconia, he began sculpting a literal interpretation of the tropical flower when he realized he could up the ante. “It’s gotta look like something I would do, right?” he says. In his signature style of playing with shapes and angles, he connected the flower’s beak-like bracts in a perfect loop so that they evoked a sunburst from the front but kept their distinct, spiky floral pattern when viewed from the side. As always, the design for the large, stainless steel outdoor installation was cut by hand, down to each bract. Staying true to his early

66

MARK CHAI / CRAFT

days as a graphic designer, Chai does everything

On display as part of his exhibition Echoes From

manually, without computer-aided design programs, the Ahupua‘a at First Hawaiian Bank in downtown so as always, he cut everything by hand, down to

Honolulu in the first half of 2025, the cigar boxes

each bract.

capture this chapter of Chai’s life—his relationship with his parents and the emotional transi-

Chai often finds himself inspired by Hawai‘i’s nat- tion of losing them. The catalyst for the exhibition ural elements—the shapes, patterns, and mean- was a gift of kamani wood he received from the ings they hold in Hawaiian culture. In the Mauka

Kalihi-Pālama Hawaiian Civic Club the week after

Terminal at Honolulu International Airport, his father died. Looking at the wood, a canoe crop two iridescent cylindrical sculptures hang from

that Polynesian voyagers brought with them to

the ceiling—one inspired by a rain cloud from

the Hawaiian Islands and that was once used for

Native Hawaiian mo‘olelo (legend) and the other

houses, bowls, and trays, “I started thinking, what

designed to evoke a flock of soaring ‘iwa birds.

could I do [with it]?”

He was initially asked by Hawaiian Airlines to incorporate scraps of airplane parts, but when he

When he peeled back the outer bark to reveal the

saw the space and observed how sunlight floods

reddish, raw texture underneath, it immediately

through it, he immediately shifted gears. He envi- reminded Chai of the topography of the Hawaiian sioned artwork that was prismatic, reflecting the

Islands. Sculpting a circular form out of the wood,

light at different angles throughout the day. He

he carved nesting spaces for two pōhaku, repre-

crafted the sculptures out of dichroic polycarbon- senting the unspoiled, uninhabited land that the ate that radiates different colors, depending on

first Polynesian settlers sighted. “I’m going to

where the viewer is. From one perspective, they

start with the ‘āina (land),” he remembers think-

gleam turquoise, blue, and purple. From another, ing. “And it occurred to me, I came to tell the story they refract yellow and gold. Viewed directly head-on, they appear orange.

Most recently, Chai has been drawn to pōhaku, or stones. Several, gathered from Makapu‘u and Alan Davis Beach, are mounted in his front yard, appearing to levitate. He calls the stones guardians—sources of grounding and strength when he became caretaker for his parents, who faced dementia at the end of their lives. When his mother was bedridden, Chai passed the time at her bedside carving wooden vessels, nesting the smaller pōhaku in his collection within them.

70

of Hawai‘i.”

DISCOVER

73

PI N E APPLE B ROTH E R S / DISCOVER

BEYOND THE TROPHY HUNT

TEXT BY MARTHA CHENG IMAGES BY JOHN HOOK

75

deer are both a nuisance and sustenance. Hunting expeditions like the Pineapple Brothers on Lāna‘i help to manage their populations.

W

PI N E APPLE B ROTH E R S / DISCOVER

In Hawai‘i, non-native Axis

e have been hearing the deer all

morning. Driving in the darkness down Lāna‘i’s main road before

dawn broke, we heard the call of the bucks—like a crow’s caw, but more guttural. Then, as we edged

along tall brush on foot, does gave warning barks.

And now, crouched among lantana shrubs, we have been listening to the bucks’ roar and the rustling of their antlers against the dense vegetation around us. Here on Lāna‘i, where deer outnumber residents about 10 to one, our hunting guide, Alec Pascua, of the hunting outfit Pineapple Brothers, is finely attuned to their sounds. He can identify different bucks by the tenor of their voices, and he tells his client for today, David Merriman, a hunter from Missouri, that when the bucks call in threes, “that’s usually a good indicator that there’s a good buck around.”

But they have all been frustratingly out of reach. We have been waiting for more than an hour, hoping for one to move into the open. As the summer sun rises, the day grows hotter, and we are losing our window. Soon, the deer will bed down in the shade and not emerge until the evening. Pascua decides to try a new spot before it’s too late. He goes to retrieve

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PI N E APPLE B ROTH E R S / DISCOVER

his truck, about a mile down the dirt path that we

and Moloka‘i, where deer hunting is woven into the

had walked down, and when he drives back with

islands’ self-reliant culture, many families have

it, the sound of his vehicle startles the deer into

extra chest freezers stocked with venison. Pascua,

movement. They emerge from the brush and dart

like many born and raised on Lāna‘i, grew up hunt-

across the open lane. Merriman shoulders his rifle, ing to put food on the table, and he has taught his but they are moving too quickly for a clean shot.

own son to hunt starting at age 10.

“There were probably 40 of them,” Merriman says in wonderment and frustration. “The wildest thing

A few commercial operations have taken hold,

is that they’ve all been probably within 100 yards of

including Maui Nui Venison, which Jake Muise

where we’ve been standing all morning.”

started with his wife, Ku‘ulani, in 2017 to help balance the deer populations on Maui. It offers

Axis deer, native to India, were introduced to

some of the only wild and hunted game meat that

Hawai‘i from Hong Kong in 1867 as a gift to King

can be sold in the U.S. (“Game” meat, like buffalo

Kamehameha V. They were initially released on

that’s often sold in stores, is usually farmed.) It’s a

Moloka‘i, and their offspring were moved to Lāna‘i

process that requires USDA inspectors to accom-

and Maui for hunting opportunities. In their native

pany hunters on overnight hunts, which is costly

habitats, the predator pressure is so high that Axis

and logistically challenging but produces a more

deer have evolved to reproduce more quickly than

ethically harvested meat. As Muise discovered

other deer species. But in Hawai‘i, free from their

when he sent some of the venison to a food lab to

natural predators, their numbers have exploded. It’s

be tested, it also results in some of the world’s most

estimated that Axis deer left unchecked can increase

nutrient-dense and protein-rich red meat, in part

their population by 25 to 30 percent each year. Today,

due to the wild grazing habits and stress-free har-

the approximately 30,000 deer on Lāna‘i, as well as

vest of deer.

their even larger numbers on Maui and Moloka‘i, devastate the islands’ native ecosystems and vege- And importantly, the deer are also delicious. Its tation. Their impact on native species, such as ‘ōhi‘a

tender meat, with its clean and almost sweet finish,

lehua, the backbone of native forests—the deer nib- is so prized that fine dining restaurants, including ble and rub against the trees’ bark, leaving the trees

The French Laundry in Napa and Alinea in Chicago,

susceptible to disease—means their damage ripples

have included Maui Nui’s venison on past menus.

out to Hawai‘i’s watershed. In addition, they’re such

And Hawai‘i’s venison is found in restaurants

a threat to crops that Hawai‘i’s past and present gov- throughout the islands: in a ragu at Lāna‘i City Bar ernors have issued eight emergency proclamations, & Grill, presented as a tartare at Arden Waikīkī. the most recent in 2023, to help farmers obtain loans to control deer on their land.

“This was not the hunting that I was expecting,” Merriman says. Given the deer’s numbers, “I

80

But on islands where nearly all food is imported,

thought it would be like shooting fish in a barrel.

the deer are also sustenance. Particularly on Lāna‘i

It’s a lot harder shooting than I was expecting, and

PI N E APPLE B ROTH E R S / DISCOVER

Thanks to wild grazing and a stress-free har vest, Hawai‘i venison is especially nutrient-dense and protein-rich.

definitely different terrain.” We are perched on

He points it out to Merriman, but they lose sight of

a hill overlooking a former pig farm, glassing for

it as it moves into the brush, and its reddish-brown

deer. It’s a tricky target area, adjacent to a work

spotted coat all but blends into Lāna‘i’s red dirt.

site and threaded with telephone poles and lines. They keep scanning, until suddenly, Merriman Pascua has spotted big bucks here earlier in the

sees it, quickly raises his rifle, and pulls the trigger.

week. This is Merriman’s last chance for a deer.

But as we descend into the vegetation and search the area for the downed animal—or any blood on

He had chosen Lana‘i for his and his wife’s anni- the ground or foliage—it proves to be a miss. versary celebration—it being one of the few places in the world where he could go for a day hunt while

Not returning with an animal is an anomaly for

she could get a Four Seasons spa treatment. If he

Pascua. His success rate is nearly 100 percent, and

couldn’t go home with a trophy buck, he was hop- he has led everyone from newbies (like myself, on ing he would at least be able to stock his freezer

a previous trip) to experienced hunters, includ-

with the meat from a doe. But the allure of a tro- ing Joe Rogan, who shot a buck with a bow and phy buck is too tempting to resist.

arrow within 15 minutes of landing on the island.

But Merriman, though disappointed, is a good

82

Through his binoculars, Pascua spots a buck about

sportsman. “My dad told me very early on,” he

200 yards away and nearly 50 pounds larger than

says, “there’s a reason this is called hunting and

one Merriman had missed early in the morning.

not killing.”

OHANA ARTS / DISCOVER

SOUND, SIGHT, AND SERVICE

TEXT IJFKE RIDGLEY PHOTOS BY IJFKE RIDGLEY AND COURTESY OF OHANA ARTS

85

OHANA ARTS / DISCOVER

Blind since birth, opera singer Laurie Rubin brings her elite music training to Ohana Arts, a performing arts school and festival in Honolulu.

W

hen parents tell Laurie Rubin that their

and talented program because she was identified

children have never felt as loved and

as “handicapped,” and administrators rescinded

accepted as they have at Ohana Arts, her acceptance into a summer opera program in

she knows her nonprofit performing arts school

San Francisco upon discovering she is blind.

has fulfilled its mission. “For many [of the children], they were ridiculed for being in theater, or

But in ninth grade, she auditioned for the all-state

just didn’t find their people. But then they came to

honor choir, which gathered California’s most

Ohana Arts,” Rubin says, adding with a laugh: “And

talented singers. It was the first time she made many

theater people—we’re a unique bunch, you know?”

friends—people who didn’t care that she couldn’t see and respected her ability to sing. This led her to

Born completely blind, Rubin started playing

join out-of-state summer programs and eventually

piano when she was three years old. Growing up

attend Oberlin College and Conservatory in Ohio.

in Encino, California, in the 1980s, her elemen- For Rubin, music leveled the playing field. tary school years were filled with classical music— both at home, where her father often listened to

During her second year of graduate school, studying

Beethoven, and at her school for the blind, where

in the Yale School of Music’s opera program, Rubin

her music teacher had the students experience

met her future wife, Jenny Taira, a composer,

each instrument in an orchestra.

pianist, and clarinetist. Taira asked Rubin to sing in her recital, and the collaboration sparked

It wasn’t until a few years later, when Rubin

an ongoing partnership, both romantically and

started attending public school in fourth grade,

professionally. After Yale, they moved to New York

that she felt she didn’t quite fit in. “It was never

City, performing odd gigs and starting a chamber

like a door opened in the same way [for me] as for

music group with fellow Yale grads.

any other sighted kid,” she says. “I had to push that door open, with lots of pushback and resistance.” One night after a performance, the two came home She was denied entrance into the school’s gifted

86

and thought, Well that was fun, but now what?

88

OHANA ARTS / DISCOVER

Ohana Ar ts stages a production of Peace on Your Wings, an original musical that tells the true stor y of a young victim of the atomic bombing of Hiroshima.

“There’s this feeling you get sometimes after

In 2011, Rubin and Taira moved to Hawai‘i to

performing, where you realize the impact is so short

start Ohana Arts with Taira’s sister, Cari, an

lived, and that it was maybe more self-gratifying— artistic and stage director. What began as an that there’s very little of an impression that you can

afternoon summer program for 23 students at

leave,” Rubin says. That’s when they decided they

the Hongwanji Mission School to rehearse for a

wanted to work with children.

musical theater production grew in enrollment and popularity the following summer, culmi-

Taira, who grew up in Mililani, had received a full

nating in a musical showcase and stage produc-

scholarship in high school to attend Interlochen, tion of The Wizard of Oz with a pit orchestra. In an elite summer arts camp in Michigan. The

the years following, the program expanded to

program had stoked Taira’s passion for music, include intensive classes in acting, dance, music, much the way Rubin’s summer arts programs had

and choir, along with a songwriting program that

developed her talent. But Taira would never have

includes music theory and technology.

been able to attend without the scholarship, so she envisioned creating an international music center

In 2014, Ohana Arts undertook its largest project

and festival in Hawai‘i to bring the same resources

to date: an original musical, Peace on Your Wings,

directly to Hawai‘i youth.

composed and orchestrated by Taira with lyrics

89

OHANA ARTS / DISCOVER

monologue, or what a dance call would look like and how to prepare for it,” Rubin says. “So we

I had to push that door

started a program that would focus on these things

open, with lots of pushback

participants come back year after year, gaining

for high school students.” Many of the school’s

and resistance.

experience and confidence, with older students

by Rubin. The piece is inspired by the true story

To help students pursue a career in the perform-

of 12-year-old Sadako Sasaki, who folded a

ing arts, Ohana Arts maintains a faculty of acting

thousand paper cranes in hopes of surviving the

coaches, choreographers, music directors, and

leukemia she developed from the atomic bomb

songwriting teachers from New York and Los

dropped on Hiroshima. For Taira and Rubin, it

Angeles—including those who have been leads in

is more than just a play: It teaches the message

major Broadway productions such as A Chorus Line

of peace through the universal language of music.

and Wicked—to help students learn the business of

The musical toured Hawai‘i, the continental U.S.,

being a performer, including preparing for audi-

and ultimately performed in Japan. The city

tions, pre-screens, and dance calls. Rubin knows

of Hiroshima invited Ohana Arts to return to

the majority will not pursue musical theater pro-

perform the musical for the 80th anniversary of

fessionally, saying that isn’t the goal of the program.

often mentoring younger ones.

the atomic bombing in August 2025.

“We just hope that they become responsible Ohana Arts has staged numerous other musical

humans,” she says. “We want to create an environ-

productions over the years, serving students ages

ment in which kids accept each other for who they

six to 18 from more than 30 high schools around

are. Our goal is always to foster an environment of

O‘ahu in an effort to give Hawai‘i youth—no mat- unconditional love.” ter their talent or background—the opportunity to experience high-caliber training in the performing arts. Today, the organization also co-hosts the summer program at the University of Hawai‘i at Mānoa’s Department of Theatre and Dance.

Early on in starting Ohana Arts, Rubin and her co-founders recognized that the Hawai‘i community was full of young talent hungry for guidance.

“We found that lots of kids had questions and were overwhelmed by college applications, feeling like they didn’t know how to select the right song or

90

WAI H E ‘ E R E F UG E / DISCOVER

FROM LEGEND TO LEGACY TEXT BY JEANNE COOPER IMAGES BY ALANNA O’NEIL

93

destination golf resort, the Hawai‘i Land Trust has protected and led the restoration of one of Maui’s most significant cultural

WAI H E ‘ E R E F UG E / DISCOVER

Once slated to become a

heritage and ecological sites.

A

ccording to one mo‘olelo, the traditional form of Hawaiian knowledge-sharing and

storytelling, the very first act of conserva-

tion at Maui’s 277-acre Waihe‘e Coastal Dunes and

Wetlands Refuge took place long before the area gained protected status in 2004.

In this legend, the refuge’s unique aeolian dunes— which once covered much of Central Maui—did not result from the actions of winds and waves on an eroded cinder cone, as modern science holds.

“The goddess Haumea was the one to actually make these dunes in the mo‘olelo,” explains Scott Fisher, director of ‘āina (land) stewardship for Hawai‘i Land Trust (HILT), who has studied and worked at the refuge since late 2003.

“Haumea came over from Moloka‘i and brought this sacred tree known as Kalauokekahuli,” Fisher recounts. “She was looking where to plant this sacred tree, and after looking all over Maui, she decided that Waihe‘e was the place. But the winds were doing some damage to Kalauokekahuli, so

95

WAI H E ‘ E R E F UG E / DISCOVER

she decided to build these dunes to provide it some protection.” The dunes, which rise to 255 feet in places and still cover 103 acres, are called

The refuge is a powerful

Mauna ‘Ihi, which means both “sacred mountain”

reminder that when we take care

and “mountain of ‘ihi,” the name for the nowendangered endemic portulaca growing along the

of the land, it takes care of us.

sandy coast.

Carbon-dating reveals that newly arrived South

In the modern era, human depredations to Waihe‘e

Pacific voyagers began living in the area by the

have involved diverting stream water for sugar

early 11th century, attracted to the abundant

plantations in the late 19th century; draining its

marine life of its fringing reef and two freshwater

27 acres of wetlands for cattle grazing and dairy

streams. The ancient Waihe‘e villages of Kapoho

operations that lasted from 1919 to 1970, which

and Kapokea were built here, fed by a well-irri- allowed its 7-acre fishpond to dry into a kiawe gated loko i‘a kalo (fishpond with taro patches),

forest; and building a World War II bunker atop

and they claim ties to two of Maui’s greatest chiefs:

the remains of Kealaka‘ihonua heiau (temple).

Pi‘ilani, the unifier of the island’s two kingdoms in the mid-1500s and who bequeathed Waihe‘e to his

It wasn’t until the late 1980s, when the Japanese

sons; and Kahekili, who defeated Hawai‘i Island

development company Rokan announced plans

chief Kea‘aumoku in the Battle of Kalae‘ili‘ili at

for a destination golf course resort at Waihe‘e,

Waihe‘e around 1766.

that the tide of human disruption started to turn.

Lineal descendants of those buried at Waihe‘e,

The mo‘olelo of Haumea’s divine protection

along with Maui residents who wanted to safe-

at Waihe‘e foreshadows the later destructive

guard the area’s environmental and cultural

human impacts on the area. “As the story goes,

heritage, as well as their access to camping and

Kalauokekahuli was nefariously cut down and it

fishing, pushed back for over a decade. A falter-

was washed down into Kalepa Stream and floated

ing Japanese economy helped unseal the golf

over to O‘ahu,” Fisher says. “And when it floated

deal, resulting in the sale of Waihe‘e to the Maui

over to O‘ahu, some fishermen saw it in the water

Coastal Land Trust for $4.8 million in 2004.

and said, ‘Wow, that’s some very special tree,’ (HILT took over management in 2011.) and they took it to land and fashioned it into a temple image.” Legend holds that a number of

Today, hikers along the refuge’s 3.5-mile coastal

ki‘i, or temple images, on Maui and O‘ahu were

trail can spot native loulu palms, hala trees, pōhi-

made from Kalauokekahuli, but it’s unlikely any

nahina vines, and naupaka, while native birds

remain, due the mass destruction of ki‘i after King

such as the ‘ua‘u kani (wedge-tailed shearwater),

Kamehameha II ended the traditional belief sys- ‘alae ke‘oke‘o (Hawaiian coot), and ae‘o (Hawaiian tem of his predecessors in 1819.

96

stilt) fly overhead or dart among the wetlands.

97

WAI H E ‘ E R E F UG E / DISCOVER

The Hawai‘i Land Trust is working to restore the native flora and fauna that once thrived at Waihe‘e.

A newly built hale (traditionally thatched hut), “I knew that we had a fishpond and a lot of hiserected with the help of master hale builder

torical sites. I just wanted to find a way to bring

Francis Sinenci, provides shelter and a place for

them back and to bring function to the place,” says

protocol for kumu hula (master hula teacher)

Collier, a Maui native. “It’s not like a museum, you

Kapono‘ai Molitau and his Hālau Nā Hanona

know—it’s a structure that can provide food. We

Kūlike ‘O Pi‘ilani, who are restoring the adjacent

can start providing small portions to people and

Kealaka‘ihonua Heiau.

later do more. If the younger generation sees that we’re trying to start something, then people are

Kia‘i Collier, a Maui steward and educator at HILT

more inclined to want to start, too.”

who started working on habitat restoration at Waihe‘e in 2020, quickly became enamored with

Sixteen-year-old Elisabeth Jensen of Kīhei

the idea of restoring its fishpond, too. He credits

recently visited the refuge for the first time,

mentor Fred “Peleke” Flores with teaching him

weeding invasive plants during one of the

uhauhumu pōhaku, the art of dry-stack masonry, volunteer workdays held most Friday mornings. which he applied to rebuilding some 3,600 feet of

She learned about its cultural significance, too.

the pond’s rock walls. Now Collier is just await- “For generations, Native Hawaiians used these

98

ing permits to allow water to flow back into the

wetlands to grow food like kalo (taro), and to live

pond so it can be restocked with edible fish such

in balance with the land,” Jensen says. “The refuge

as āholehole, ‘anae, and moi, along with saltwater

is a powerful reminder that when we take care of

varieties of taro.

the land, it takes care of us.”

100

WAI H E ‘ E R E F UG E / DISCOVER

COMPOSED BY LUANA KAWA‘A IN 2009, THE CHANT “OLI ALOHA NO KAPOHO” MARKS THE START OF VOLUNTEER WORKDAYS AND OTHER GATHERINGS AT WAIHE‘E COASTAL DUNES AND WETLANDS REFUGE:

Pā aheahe mai ka makani Kili‘o‘opu He ‘ōpū weoweo ‘o Kapoho lā ē La‘ela‘e ‘o Mauna ‘Ihi i ke ākea I ke ala ‘ili‘ili o Kealaka‘ihonua E alaka‘i mai E kia‘i mai E pōmaika‘i mai ē E komo mai i ka la‘i o nēia ‘āina He ‘āina kipa aloha ē Aloha ē, aloha ē, aloha ē The Kili‘o‘opu wind blows gently Kapoho is a humble home Mauna ‘Ihi is bright and clear in the vastness As the stone path leads to Kealaka‘ihonua Lead us, Protect us, Bless us Enter into the tranquility of the land A land visited with love Greeting of love to you

101

COLLECTION

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COLLECTION

HL1 Collection: a Subjective Compilation ...

Location, architecture, and emotion are the pillars of our curated HL1 Collection. Each property is meticulously chosen for its merit, style, and substance.

While our selection is subjective and confined by this magazine’s pages, the HL1 Collection presents a sampling of Hawai‘i’s most exceptional and diverse living experiences.

Of course, this collection does not encompass all the properties we represent. Our portfolio spans many residences and land offerings across Hawai‘i, many of which are private and not publicly listed.

Chances are, this publication was given to you by an HL1 director, member, or contributor. HL1 is not available for purchase or subscription.

As HL1, a private division of Hawai‘i Life, we embody discretion and local expertise. HL1 is not just about refined real estate; it’s also about fostering community, celebrating arts and culture, and showcasing refined living through the unique lens of Hawai‘i. We invite you to reach out and explore these facets of Hawai‘i living, accessing both private and public real estate along with invaluable market insights.

Prices in the HL1 Collection are rounded to the nearest tenth of a million for consistency. Figures are based on recorded or listed prices.

105

O‘A

AHU

108

O‘AHU / COLLECTION

$18.8M | Listed by Erik Hinshaw R(B) and Noel Shaw R(S)

Elegance and Exclusivity Cradled in the prestigious protected community of Hawai‘i Loa Ridge, Kaimana Hila (“Diamond Head”) promises a life of distinction in a coveted hillside locale. Featuring panoramas of the Pacific Ocean and Diamond Head Crater, this palatial five-bedroom home is a masterpiece of steel and concrete from award-winning architect Jeff Long.

109

110

O‘AHU / COLLECTION

The interiors marry Italian craftsmanship with high-fashion design elements, including custom closets by Molteni & C and furnishings, upholstery, and accents from Louis Vuitton, Hermès, Chanel, and Fendi. Lush landscaping, ample lounge areas, and an expansive limestone lanai, along with a saltwater infinity-edge pool and jacuzzi, create a resort-style ambiance.

O‘AHU / COLLECTION

The Art of City Living Gracefully elevated on an upper floor of Park Lane Ala Moana, Honolulu’s renowned low-rise luxury condominium, this striking, fully furnished residence combines the spirit of a single-family home with a suite of highly curated services and amenities. A spacious lanai overlooking Ala Moana Beach Park offers an idyllic space to entertain, delivering views of the heavenly south shore horizon and allowing bright, natural light into the sophisticated interiors.

112

$8.9M | Listed by Noel Shaw R(S)

113

O‘AHU / COLLECTION

Legacy in the Making This grand dual-parcel property on O‘ahu’s esteemed Diamond Head Road offers openended potential for residential development or preservation. Tucked in a highly sought-after locale between refined Kāhala and vibrant Waikīkī, Ho‘oluana Estate presents a rare blend of prime beachfront, dramatic vistas, and seamless access to the best of urban Honolulu.

$55M | Listed by Noel Shaw R(S)

114

115

O‘AHU / COLLECTION

The Gathering Place In Honolulu’s historic Dowsett neighborhood, this 1924 Hart Wood-designed Mediterranean estate is an inspiring setting for both daily life and gracious entertaining, encompassing just over an acre of gardens and streamside terraces. Shaded lanais and open-air rooms blend house and landscape in timeless harmony, making it one of the city’s most significant residential offerings.

$7.3M | Listed by Noel Shaw R(S) and Matt Beall R(B)

117

O‘AHU / COLLECTION

$19.8M | Listed by Cedric Choi R(B) and Julianna Garris R(B)

A Slice of Paradise Located down a private lane on illustrious Kāhala Avenue, this exceptional two-parcel plot of buildable land opens up to a mile-long sandy shoreline in one of Hawai‘i’s most esteemed neighborhoods. With 45,000 square feet of land and enhanced grading and perimeter walls, the remarkable refuge is a breathtaking blank canvas for high-end living.

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119

KAU

UA‘I

K AUA‘I / COLLECTION

A Rarity at the End of the Road $29.5M | Listed by Neal Norman R(B)

With the verdant tropical landscape in the foreground and a soul-stirring backdrop of the Pacific Ocean, Mount Makana, and Limahuli Valley beyond, Limahuli Ocean Estate is a rare offering in one of Hawai‘i’s most desirable locations.

122

123

K AUA‘I / COLLECTION

With unobstructed access to world-class waves and unforgettable sunsets, the pristine 8.29acre property overlooks the ocean from floorto-ceiling windows, generous lanais, and scenic outdoor spaces, including multiple lounging areas and beautifully landscaped gardens with a meandering stream. Accompanying the aweinspiring setting are contemporary measures of efficiency and comfort—an in-ground pool, a climate-controlled fitness center, photovoltaic panels, Starlink internet, and a whole-house water filtration system.

124

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K AUA‘I / COLLECTION

Form and Flow On the golden sands of Anini Beach on Kaua‘i’s north shore, two well-appointed residences reflect a masterful, contemporary interpretation of Hawaiian-Japanese design from acclaimed Honolulu architect Norman Lacayo. Thoughtfully integrated within the natural terrain, the singlestory main home and two-story guest house are ideally situated near a surf break, a boat launch, and reef-protected waters.

$10.8M | Listed by Lauren Pingree R(S)

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K AUA‘I / COLLECTION

In Step With the Sea On Kaua‘i’s north shore, a charming and impeccably maintained beach cottage rests on an ultra-private section of land brimming with natural beauty. Protected by a lava-rock break wall, the oceanfront setting includes direct beach access along with an organic garden and mature fruit trees, all safeguarded within a lush, fully enclosed yard.

$4.5M | Listed by Ben Welborn R(B) and Tiffany Spencer R(S)

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K AUA‘I / COLLECTION

Hideaway in Hā‘ena This gated home in the coastal enclave of

$12M | Listed by Neal Norman R(B)

Hā‘ena is a paragon of understated refinement and seamless indoor-outdoor living. Featuring reclaimed teak cabinetry and black basalt countertops, the creatively appointed interiors showcase natural materials woven into a sophisticated design narrative. The oceanfront estate also boasts abundant amenities, including a high-performance security system, a spa-inspired ensuite bath, and whole-house water filtration.

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K AUA‘I / COLLECTION

$4.9M | Listed by Amy Frazier R(B)

Ranchland Retreat Softly rising hills, sea-to-mountain vistas, a breezy, temperate climate, and steady sunshine unite in a singular space of solitude on Kaua‘i’s north shore.

Situated in an access-controlled, low-density community, the sprawling 32-acre estate offers a transcendent landscape with incredible development flexibility and the potential for a guest house addition.

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K AUA‘I / COLLECTION

Makai Living With Mauka Views Secluded and stylish, this two-story residence merges modern luxury with laid-back beachfront living. Complementing the top floor’s vaulted ceilings, towering glass doors invite an abundance of natural light and open onto a spacious, fulllength lanai. Tailor-made for alfresco dining by the sea, the gorgeous grounds include an open-air lava-rock shower and a landscaped path leading to tidepools on the dramatic Hā‘ena coastline.

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$7.7M | Listed by Roni Marley R(B)

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AUI

MAUI / COLLECTION

$27M | Listed by Dave Richardson R(B) and Josh Jerman R(B)

Resort-Style Refinement Crafted with an eye for entertaining, this opulent estate along Maui’s most coveted shoreline is a masterclass in understated luxury. A stately pool and courtyard serve as the home’s nexus, drawing the main entrance, media room, and leisure areas into an elegant exterior lounge.

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MAUI / COLLECTION

Second-level sundecks present sweeping views from the guest suites, overlooking the Pacific Ocean and palm tree-laden gardens below.

Fronting the legendary seven-mile stretch of Keawakapu Beach, an open-air great room and sheltered seaside lawn invite shared moments of serenity and connection.

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MAUI / COLLECTION

Indulge and Entertain Bright, airy gathering spaces open to a stunning ocean-view lanai in this exquisite Wailea Golf Estates beachside villa. Custom cabinetry, granite countertops, and polished limestone flooring exude refinement throughout the home. Lifestylefocused luxuries abound—from the epicurean kitchen to the climate-controlled wine cellar to the elongated pool with its sunken lanai bar and built-in sauna.

$11M | Listed by Brad MacArthur R(B)

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MAUI / COLLECTION

Perched Over Pailolo Positioned along the crescent-shaped shoreline of Napili Bay, this unique two-story residence affords a front-row seat to the dramatic Pailolo Channel connecting Maui and Moloka‘i. Scan the sea for humpback whales through the home’s expansive windows, soak in the meandering pool and jacuzzi just outside, or snorkel, swim, and surf in the shimmering waters below.

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$5.9M | Listed by Greg Burns R(S)

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MAUI / COLLECTION

Room to Roam On this heritage-rich 3,500-acre former cattle ranch above Hāna Town, 37 unique parcels span rolling hills and tropical forest, revealing dramatic scenes of the Pacific Ocean and the slopes of Haleakalā. With a focus on regenerative agriculture, Hāna Ranch is the largest land holding on Maui and a living legacy of environmental stewardship.

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PRICE UPON REQUEST Listed by Matt Beall R(B), Josh Jerman R(B), and Beth Thoma Robinson R(B)

MAUI / COLLECTION

A Prime Oceanfront Community Nestled in the exclusive enclave of Makena Place on the spectacular south shore, this artfully revitalized two-story residence features sophisticated spaces geared toward resort-like living. The main-floor lanai cradles an elegantly designed swimming pool and spa, offering year-round sunset views and panoramas of the neighboring islands of Molokini, Kaho‘olawe, Lāna‘i, and Moloka‘i. Adding to the home’s appeal are a myriad of amenities and creature comforts, along with private beach access and proximity to

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world-class dining, shopping, and golf courses.

$18.9M | Listed by Leslie Mackenzie Smith R(S)

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WAI‘I

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HAWAI‘I / COLLECTION

Oasis at One Ocean $21.9M | Listed by Steve Hurwitz R(B)

From the koi ponds along its stone pathway to the striking fossil wall crafted from a prehistoric river bed, every corner of Lulahala Point Estate is designed with natural elements at center stage. Renowned Hawai‘i architect Warren Sunnland combines clear cedar, teak, and natural stone in a masterful fusion of Asian influences and island elegance.

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HAWAI‘I / COLLECTION

Airy interiors flow toward a covered lanai anchored by a glassy infinity pool with enchanting ocean views of the rugged South Kohala coastline.

Located in the One Ocean community at Mauna Lani, the magnificent manor offers upscale amenities and an adjacent oceanfront acre.

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HAWAI‘I / COLLECTION

A Versatile Haven Tucked in the fertile ahupua‘a of Hakalau, Kupaianaha Ranch comprises five pastoral parcels with limitless potential. Develop additional residences, cultivate the land, or establish an equestrian estate amid coastal and forested terrain on the Hāmākua Coast. Beyond the property’s custom-built timber-frame mansion, orchard, and cattle pastures, a majestic waterfall and natural pool are a prime backdrop for an ecoinspired sanctuary.

$12M | Listed by Beth Thoma Robinson R(B)

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HAWAI‘I / COLLECTION

On the Edge of Infinity A beacon of form and function within Mauna

$10.5M | Listed by Jake Chancer R(B)

Kea Resort, Hale Koa Kea’s dual-wing layout converges in a marvelous sandstone gallery, its floor-to-ceiling glass walls revealing the home’s commanding position on a private bluff overlooking the Kohala Coast. An underground utility vault and purpose-built cabinetry allows the home’s modernist architecture to shine, and off the primary suite, a sleek, L-shaped infinity pool gives way to a surrounding expanse of spacious open terrain.

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