BIG ISLAND
BUYER’S COURSE
Buying a Home on the Big Island Is Different—Here’s What You Should Know...
BIG ISLAND
BUYER’S COURSE
Buying a Home on the Big Island Is Different—Here’s What You Should Know...
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Buyer's Course
Buyers Blueprint Intro
Module 1: You Need An Expert
Module 2: Buyer's Compensation
Module 3: Choosing the Right Lender
Module 4: Making an Offer and Negotiations
Module 5: Your Offer Is Accepted
Module 6: Inspections Are Complete
Module 7: The Final Steps
Module 8: Erin Brockovich Buyer Compensation
Module 9: Purchase Agreement
Module 10: The Buyer Representation Agreement
Module 13: Which Offer Should You Choose
Buyer's Course
Buyers Blueprint Intro
Module 1: You Need An Expert
Module 2: Buyer's Compensation
Module 3: Choosing the Right Lender
Module 4: Making an Offer and Negotiations
Module 5: Your Offer Is Accepted
Module 6: Inspections Are Complete
Module 7: The Final Steps
Module 8: Erin Brockovich Buyer Compensation
Module 9: Purchase Agreement
Module 10: The Buyer Representation Agreement
Module 13: Which Offer Should You Choose
Nestled in the heart of Hawaiʻi Island, the Big Island offers an unmatched blend of natural beauty, diverse communities, and a lifestyle unlike anywhere else in the world. From oceanfront living to cooler upland areas, each region of the island has its own character, climate, and pace of life.
Whether you’re a first-time buyer, relocating to the island, or looking to make your next move here, our local market updates, community insights, and educational real estate resources are designed to help you navigate the buying process with clarity and confidence. Buying on the Big Island is unique, and having the right information makes all the difference.
Exclusive Big Island Market Updates
Stay informed with timely Big Island real estate updates. From new listings and pricing trends to shifts in buyer demand and interest rates, you’ll have the insights you need to make confident, well-informed decisions. Hawaiʻi Island’s real estate market varies by area and season, and with clear, local analysis, you’ll always know what’s happening—and why it matters.
Nestled in the heart of Hawaiʻi Island, the Big Island offers an unmatched blend of natural beauty, diverse communities, and a lifestyle unlike anywhere else in the world. From oceanfront living to cooler upland areas, each region of the island has its own character, climate, and pace of life.
Whether you’re a first-time buyer, relocating to the island, or looking to make your next move here, our local market updates, community insights, and educational real estate resources are designed to help you navigate the buying process with clarity and confidence. Buying on the Big Island is unique, and having the right information makes all the difference.
Exclusive Big Island Market Updates
Stay informed with timely Big Island real estate updates. From new listings and pricing trends to shifts in buyer demand and interest rates, you’ll have the insights you need to make confident, well-informed decisions. Hawaiʻi Island’s real estate market varies by area and season, and with clear, local analysis, you’ll always know what’s happening—and why it matters.
Want to be sure you don’t miss important Big Island insights, local tips, or real estate market updates?
Have them delivered to your inbox.
Subscribe to the monthly Island Homes digital newsletter below.
Want to be sure you don’t miss important Big Island insights, local tips, or real estate market updates?
Have them delivered to your inbox.
Subscribe to the monthly Island Homes digital newsletter below.
market Updates
Considering Buying on the Big Island?
Buying a home on Hawaiʻi Island can be exciting—but it also comes with unique considerations that don’t exist in many mainland markets. From microclimates and lava zones to inspections, disclosures, and financing specifics, it’s important to be prepared and informed every step of the way.
This guide was created to help buyers like you understand what to expect when purchasing a home on the Big Island. You’ll gain practical insights, local context, and a clear roadmap so you can move forward with confidence and avoid common surprises.
DOWNLOAD TO ACCESS:
Home Buyers Blueprint
Step by Step Process to Buying A Home
Considering Buying on the Big Island?
Buying a home on Hawaiʻi Island can be exciting—but it also comes with unique considerations that don’t exist in many mainland markets. From microclimates and lava zones to inspections, disclosures, and financing specifics, it’s important to be prepared and informed every step of the way.
This guide was created to help buyers like you understand what to expect when purchasing a home on the Big Island. You’ll gain practical insights, local context, and a clear roadmap so you can move forward with confidence and avoid common surprises.
DOWNLOAD TO ACCESS:
Home Buyers Blueprint
Step by Step Process to Buying A Home
Spring is here!
The Spring Real Estate Market is thriving, and we are seeing a significant increase in demand for homes in Voorhees, especially from millennials.
In fact, the current absorption rate in our area is only 3 months, which means that if no more homes come on the market, we will only be able to sustain the current demand for up to 3 months.
This is great news for anyone considering selling their home, as the high demand can lead to a boost in your bottom line.
If you are thinking about selling your home, now is the perfect time to do so. To get started, it's essential to focus on your curb appeal, which can significantly impact the value of your property. That's why we've put together a helpful checklist to help you get started.
Friendly reminder: Before you make a repair, be sure to check with a real estate agent to make sure it is worth your return on investment. Feel free to Book A Call with me if you have any questions or want a free consultation!
Are you a little behind on your spring cleaning? Grab a copy of the Ultimate Spring Cleaning Checklist that was featured last month.
Whether you’re preparing to move to Kona, North Kohala, Waikoloa, Hilo, Puna, or another area of Hawaiʻi Island, having the right local information makes all the difference. Each district has its own climate, lifestyle, market trends, and neighborhood feel—and being prepared helps you make confident decisions.
Click below to download a simple, stress-free moving checklist designed for Big Island living.
What’s Happening in Kona & Across the Big Island?
From farmers markets and cultural events to local festivals and community gatherings, each Big Island district offers something unique. Stay connected to what’s happening in Kona and surrounding communities, as well as island-wide events.
Spring is here!
The Spring Real Estate Market is thriving, and we are seeing a significant increase in demand for homes in Voorhees, especially from millennials.
In fact, the current absorption rate in our area is only 3 months, which means that if no more homes come on the market, we will only be able to sustain the current demand for up to 3 months.
This is great news for anyone considering selling their home, as the high demand can lead to a boost in your bottom line.
If you are thinking about selling your home, now is the perfect time to do so. To get started, it's essential to focus on your curb appeal, which can significantly impact the value of your property. That's why we've put together a helpful checklist to help you get started.
Friendly reminder: Before you make a repair, be sure to check with a real estate agent to make sure it is worth your return on investment. Feel free to Book A Call with me if you have any questions or want a free consultation!
Are you a little behind on your spring cleaning? Grab a copy of the Ultimate Spring Cleaning Checklist that was featured last month.
Whether you’re preparing to move to Kona, North Kohala, Waikoloa, Hilo, Puna, or another area of Hawaiʻi Island, having the right local information makes all the difference. Each district has its own climate, lifestyle, market trends, and neighborhood feel—and being prepared helps you make confident decisions.
Click below to download a simple, stress-free moving checklist designed for Big Island living.
What’s Happening in Kona & Across the Big Island?
From farmers markets and cultural events to local festivals and community gatherings, each Big Island district offers something unique. Stay connected to what’s happening in Kona and surrounding communities, as well as island-wide events.
BIG ISLAND HAWAII STATS & LOCAL INFO
Click Here for the Census Data.
Click Here for the Big Island Hawaii.
BIG ISLAND HAWAII STATS & LOCAL INFO
Click Here for the Census Data.
Click Here for the Big Island Hawaii.
BIG ISLAND BUYER RESOURCES & GUIDES
DOWNLOAD TO ACCESS:
Buying a Home on Hawaiʻi Island: A Lender’s Perspective
DOWNLOAD TO ACCESS:
The Complete Guide to Buying a Home on the Big Island
BIG ISLAND BUYER RESOURCES & GUIDES
DOWNLOAD TO ACCESS:
Buying a Home on Hawaiʻi Island: A Lender’s Perspective
DOWNLOAD TO ACCESS:
The Complete Guide to Buying a Home on the Big Island
market Updates
buying new construction? buyer beware
Local market update
NAR's Commission Settlement:
Understanding Buyer's Agent Compensation
National Market Update
Buyer Tips
Community Videos
3 best sandwich Shops
Best Burrito in Brentwood
Best Hot Dogs in Brentwood
MJ's Cafe in brentwood
WELCOME TO THE VIRTUAL Home Buyer SEMINAR HAWAII BIG ISLAND
At Island Homes, we understand that buying a house can feel daunting and overwhelming.
That is why we have put together our Home Buyer Seminar with a step-by-step video series on everything you need to know before buying a property, getting your offer accepted and the transaction process. We’ve got you covered!
Join our Home Buyer Seminar and feel confident as you begin your journey to homeownership!
Julie Wettstein | Realtor & Broker RB- 21086
Island Homes by Scuba Julie
Brokered by Real Broker
RB- 23337
WELCOME TO THE VIRTUAL Home Buyer SEMINAR HAWAII BIG ISLAND
At Island Homes, we understand that buying a house can feel daunting and overwhelming.
That is why we have put together our Home Buyer Seminar with a step-by-step video series on everything you need to know before buying a property, getting your offer accepted and the transaction process. We’ve got you covered!
Join our Home Buyer Seminar and feel confident as you begin your journey to homeownership!
Julie Wettstein | Realtor & Broker RB- 21086
Island Homes by Scuba Julie
Brokered by Real Broker
RB- 23337
WELCOME TO THE VIRTUAL HOME BUYER SEMINAR LIBRARY
Enjoy the latest & most up-to-date marketing & sales tactics to help you purchase a NEW home.
Thinking About Buying?
Are you thinking about buying a home but you don't know where to start?
Learn to take advantage of Tax Saving opportunities instead of throwing your money away
Walk through the important aspects of purchasing a home
What to Expect When Buying a Home
Purchasing a home is most likely going to be one of the largest investments you will make in your lifetime.
We have helped hundreds of clients in the past and we can help you too
My team and I are free! The seller pays for our fees and they have an agent who has their best interest at heart. We are here to have yours
Home Buying Process -
First Step
The first step when looking to buy a home is getting qualified for a loan.
Before doing anything else you need to know what you can afford by getting qualified for a loan
Don’t go house hunting before going mortgage shopping
Pre-Approval vs
Pre-Qualification
Why you need an approval rather than just a pre-qualification.
Pre-Qualification is not a true approval but the initial step in a home loan process where you discuss your financial situation with a loan officer - nothing is verified
Pre- Approval is where the buyer provides the lender with the necessary documents to tell them what they are approved for, which loan option is the best for them and what the interest rate will be
10 Must Not’s When Buying a Home
Once you find your dream home, we need to make sure you get to move into it.
Don’t change jobs; becoming self employed or quit current job
Don’t buy a vehicles
Don’t use any charged cards or let your accounts fall behind
Don’t spend money you saved for closing
Don’t omit any debt or liabilities from your loan application
What are the Pros and Cons of Purchasing a Home?
Whether you’ve never owned a home before or it’s been a while since you’ve purchased, let's talk about the pros and cons.
Pro: Your wealth can increase as you build equity in your home through 2023 averaging about 3%
Con: Maintenance costs; work and money to keep a home in good condition
How Much Money Do I Need To Purchase a New Home?
Most people are afraid that it will cost them thousands and thousands of dollars to purchase a home in Brentwood.
There are various loans and grants to qualify to purchase a home
3 Tips To Get Your Offer Accepted
Are you competing with other buyers on your dream home or do you want to make sure you’ve got the best chance of getting your offer accepted?
Make sure you offered a competitive price on a home
Put down a larger earnest money deposit
Let the seller know that you have not written offers on any other properties
Offer Has Been Accepted, What’s Next?
Once your offer has been accepted, it's time to open up escrow.
It's time to get inspections done on the home, review disclosures, secure the loan, and get the appraisal done
WANT TO GET A FREE CUSTOM MARKET PROPOSAL?
Go to the next page to request a custom market proposal for your specific home
WELCOME TO THE VIRTUAL HOME BUYER SEMINAR LIBRARY
Enjoy the latest & most up-to-date marketing & sales tactics to help you purchase a NEW home.
Thinking About Buying?
Are you thinking about buying a home but you don't know where to start?
Learn to take advantage of Tax Saving opportunities instead of throwing your money away
Walk through the important aspects of purchasing a home
What to Expect When Buying a Home
Purchasing a home is most likely going to be one of the largest investments you will make in your lifetime.
We have helped hundreds of clients in the past and we can help you too
My team and I are free! The seller pays for our fees and they have an agent who has their best interest at heart. We are here to have yours
Home Buying Process -
First Step
The first step when looking to buy a home is getting qualified for a loan.
Before doing anything else you need to know what you can afford by getting qualified for a loan
Don’t go house hunting before going mortgage shopping
Pre-Approval vs
Pre-Qualification
Why you need an approval rather than just a pre-qualification.
Pre-Qualification is not a true approval but the initial step in a home loan process where you discuss your financial situation with a loan officer - nothing is verified
Pre- Approval is where the buyer provides the lender with the necessary documents to tell them what they are approved for, which loan option is the best for them and what the interest rate will be
10 Must Not’s When Buying a Home
Once you find your dream home, we need to make sure you get to move into it.
Don’t change jobs; becoming self employed or quit current job
Don’t buy a vehicles
Don’t use any charged cards or let your accounts fall behind
Don’t spend money you saved for closing
Don’t omit any debt or liabilities from your loan application
What are the Pros and Cons of Purchasing a Home?
Whether you’ve never owned a home before or it’s been a while since you’ve purchased, let's talk about the pros and cons.
Pro: Your wealth can increase as you build equity in your home through 2023 averaging about 3%
Con: Maintenance costs; work and money to keep a home in good condition
How Much Money Do I Need To Purchase a New Home?
Most people are afraid that it will cost them thousands and thousands of dollars to purchase a home in Brentwood.
There are various loans and grants to qualify to purchase a home
3 Tips To Get Your Offer Accepted
Are you competing with other buyers on your dream home or do you want to make sure you’ve got the best chance of getting your offer accepted?
Make sure you offered a competitive price on a home
Put down a larger earnest money deposit
Let the seller know that you have not written offers on any other properties
Offer Has Been Accepted, What’s Next?
Once your offer has been accepted, it's time to open up escrow.
It's time to get inspections done on the home, review disclosures, secure the loan, and get the appraisal done
WANT TO GET A FREE CUSTOM MARKET PROPOSAL?
Go to the next page to request a custom market proposal for your specific home
Community Videos
Lets Get You Prepared To Buy A Home
Lets Get You Prepared To Buy A Home
Julie Wettstein | Realtor & Broker
RB- 21086
Dive into Hawaii Real Estate with Julie as your guide!
Julie is not your average real estate specialist. With 30 years of experience, she's a seasoned professional who thrives on making her clients' dreams a reality. Her favorite part of being a real estate agent? Seeing the sheer joy on her clients' faces when she helps them find their perfect Dream Home. Born and raised in a small ranching community in Southwestern Wyoming, Julie's values of community, loyalty, and family run deep. She's a country girl at heart, and her roots have shaped her into the dedicated and trustworthy professional she is today. Married to her high school sweetheart, Julie is a proud mother of three beautiful daughters and a doting grandmother to an adorably cute granddaughter. An animal lover at heart, she shares her island life with two dogs who are just as enamored with the ocean as the rest of her family. Julie's love for the ocean led her and her family to Hawaii, where they relocated to the Big Island in 2011. An avid scuba diver, she spends as much time as possible underwater, capturing the beauty of the underwater world through her photography. Her passion for photography extends to capturing the unique animals and landscapes of the ocean, always on the lookout for the biggest and smallest of creatures. Having navigated the complexities of relocation herself, Julie understands the challenges that come with moving, whether it's across an ocean or within the same town. She's adept at helping her clients through every step of the process, making the transition as smooth as possible. Julie loves meeting new people and takes great pleasure in helping them find their perfect place to call home. If you're seeking an exceptional person to help you find the home of your dreams, Julie is the one to call. She can't wait to help you make your vision a reality.
Julie Wettstein | Realtor & Broker
RB- 21086
Dive into Hawaii Real Estate with Julie as your guide!
Julie is not your average real estate specialist. With 30 years of experience, she's a seasoned professional who thrives on making her clients' dreams a reality. Her favorite part of being a real estate agent? Seeing the sheer joy on her clients' faces when she helps them find their perfect Dream Home. Born and raised in a small ranching community in Southwestern Wyoming, Julie's values of community, loyalty, and family run deep. She's a country girl at heart, and her roots have shaped her into the dedicated and trustworthy professional she is today. Married to her high school sweetheart, Julie is a proud mother of three beautiful daughters and a doting grandmother to an adorably cute granddaughter. An animal lover at heart, she shares her island life with two dogs who are just as enamored with the ocean as the rest of her family. Julie's love for the ocean led her and her family to Hawaii, where they relocated to the Big Island in 2011. An avid scuba diver, she spends as much time as possible underwater, capturing the beauty of the underwater world through her photography. Her passion for photography extends to capturing the unique animals and landscapes of the ocean, always on the lookout for the biggest and smallest of creatures. Having navigated the complexities of relocation herself, Julie understands the challenges that come with moving, whether it's across an ocean or within the same town. She's adept at helping her clients through every step of the process, making the transition as smooth as possible. Julie loves meeting new people and takes great pleasure in helping them find their perfect place to call home. If you're seeking an exceptional person to help you find the home of your dreams, Julie is the one to call. She can't wait to help you make your vision a reality.
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What Are the Biggest Mistakes Second-Home Buyers Make on the Big Island of Hawaii?
If you’re thinking about buying a second home on the Big Island, you’re probably excited… and maybe a little unsure about getting it right.
That’s normal.
Most buyers don’t make bad decisions because they’re careless.
They just don’t know what to look for yet.
Here are the biggest mistakes I see… and how to avoid them.
1. Choosing Location Based Only on Price
This is the most common one.
A property in Hilo or Puna might look like a great deal compared to Kona or Waikoloa.
But…
The experience of living there is completely different.
Weather
Lifestyle
Accessibility
Rental demand
All change depending on location.
The cheaper property isn’t always the better fit.
2. Not Understanding Rental Rules
A lot of second-home buyers assume:
“I’ll just rent it when I’m not there.”
But on the Big Island:
Not all areas allow short-term rentals
Some communities have strict HOA rules
Zoning matters
Buying the wrong property can limit your options.
3. Underestimating the Total Cost
Purchase price is only part of the picture.
Buyers often overlook:
HOA fees
Insurance
Property taxes
Maintenance and management
These add up quickly.
4. Not Thinking Long-Term
Many buyers focus on the next 1–2 years.
But second homes work best when you think:
5–10+ years
Future retirement
Lifestyle over time
The buyers who are happiest usually have a long-term plan.
5. Trying to Manage Everything Remotely Alone
If you’re off-island, this matters.
Without local support:
Maintenance becomes harder
Issues take longer to resolve
The property can feel like a burden
Having the right local team changes everything.
6. Assuming All Areas of the Island Are the Same
The Big Island is incredibly diverse.
Kona, Waikoloa, Hilo, Puna… they are not interchangeable.
Each area has:
Different climate
Different community feel
Different buyer demand
This is why choosing the right area comes first.
7. Waiting for the “Perfect Time”
A lot of buyers wait for:
Lower rates
Lower prices
The “perfect” market
The reality?
The perfect time rarely shows up.
And when conditions improve, competition usually increases.
Real Buyer Scenario
A mainland buyer almost purchased in a lower-cost area without realizing:
It didn’t fit how they planned to use the home
It had limitations on rental use
It didn’t match their long-term goals
They paused, reassessed, and ended up in Waikoloa instead.
It was a better fit for:
Lifestyle
Ease of ownership
Long-term plans
That one decision made all the difference.
How to Avoid These Mistakes
It comes down to a few simple things:
Get clear on how you’ll use the home
Understand location differences
Look at total cost… not just price
Think long-term
When you do that, the right property becomes much easier to recognize.
FAQ
What’s the biggest mistake buyers make?
Choosing based on price instead of lifestyle and long-term fit.
Is it risky to buy a second home in Hawaii?
It can be if you don’t understand the market. With the right guidance, it’s very manageable.
Do I need someone local to help?
If you’re off-island, it makes the process much smoother.
Next Steps
If you’re considering a second home on the Big Island, the goal isn’t to rush…
It’s to make the right decision the first time.
Julie Wettstein is a trusted real estate broker specializing in buying and selling homes on the Big Island of Hawaii, with a focus on helping off-island sellers, second-home owners, and real estate investors navigate the unique Hawaii market with confidence.
With over 30 years of real estate experience, Julie provides expert guidance on pricing strategy, marketing exposure, negotiation, and the complexities of selling property in Hawaii—including HARPTA, FIRPTA, short-term rental regulations, and island-specific property considerations.
Known for her concierge-level service and strong negotiation skills, Julie helps clients maximize value while removing stress from the selling process—whether they are on-island or managing their property remotely.
If you’re thinking about selling your home on the Big Island of Hawaii or want a clear strategy to get top dollar in today’s market, Julie is a trusted resource for expert advice and results-driven marketing.
Julie Wettstein, Broker RB-21086
Island Homes by Scuba Julie
Big Island, Hawaii
(808) 345-6934
BigIslandDreamHomes.com
[email protected]
WHAT PEOPLE ARE SAYING ABOUT JULIE
This was our first time working with Julie and we were impressed. Discussing our wants, needs, and desires in a new home, Julie delivered!!!! She was very transparent and extremely communicative throughout the home buying process and helped us navigate working with the sellers. We highly recommend Julie for your home buying/selling process. She truly cares about her clients and we plan to hire her in the future.
I have bought/sold with Julie multiple times. She is always professional and makes my needs and wants a priority. She is flexible and does more than many other agents to ensure everything goes smoothly.
Julie is a wealth of knowledge and pours her whole heart into every sale! Julie has been my agent on more than one personal purchase and sale over the past 10 years. As a mortgage lender, I work with many realtors. What sets Julie apart is that she truly cares about every buyer and seller, and about every home she touches. She helped us negotiate a great price (top of our budget at the time) on our dream home. Julie staged a condo I was selling so beautifully, it went under contract in just a few days! She has an eye for detail, and years of experience in the business. If you want someone who goes above and beyond to help you get a home bought or sold, pick Julie! With her, you are not just a number, but a friend.
WHAT PEOPLE ARE SAYING ABOUT JULIE
This was our first time working with Julie and we were impressed. Discussing our wants, needs, and desires in a new home, Julie delivered!!!! She was very transparent and extremely communicative throughout the home buying process and helped us navigate working with the sellers. We highly recommend Julie for your home buying/selling process. She truly cares about her clients and we plan to hire her in the future.
I have bought/sold with Julie multiple times. She is always professional and makes my needs and wants a priority. She is flexible and does more than many other agents to ensure everything goes smoothly.
Julie is a wealth of knowledge and pours her whole heart into every sale! Julie has been my agent on more than one personal purchase and sale over the past 10 years. As a mortgage lender, I work with many realtors. What sets Julie apart is that she truly cares about every buyer and seller, and about every home she touches. She helped us negotiate a great price (top of our budget at the time) on our dream home. Julie staged a condo I was selling so beautifully, it went under contract in just a few days! She has an eye for detail, and years of experience in the business. If you want someone who goes above and beyond to help you get a home bought or sold, pick Julie! With her, you are not just a number, but a friend.
Want to be sure you don't miss out on any local tips & local real estate market updates?
Have them delivered to your inbox.
Subscribe to the monthly digital newsletter below!
Want to be sure you don't miss out on any local tips & local real estate market updates?
Have them delivered to your inbox.
Subscribe to the monthly digital newsletter below!
Julie Wettstein, Island Homes by Scuba Julie, brokered by Real Broker
RB-21086 | RB-23337
808.345.6934
BigIslandDreamHomes.com
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