Your Oʻahu PCS Move Starts Here
As a service member with over 22+ years of military experience, I know firsthand the challenges and stresses that come with PCS moves. I personally PCS’d to Oahu in 2006 and have proudly called Kailua home since 2008.
I served aboard the USS Key West for 5 years before completing shore duty at Pearl Harbor Naval Shipyard. After 10 years of Active Duty, I transitioned to the Navy Reserve in 2015. I rose to the rank of ETVC(SS) before being commissioned in 2016 as a Submarine Electronics LDO. I've served in various leadership roles and today I'm a LCDR in the Navy Reserve, currently serving as the Commanding Officer of a Guam based Fire and Emergency Services Unit.
While I hold the Military Relocation Professional (MRP) designation, what sets me apart is my ability to directly relate to the military lifestyle and its impact on the homebuying process. I’ve lived it, and I understand the unique needs of service members and their families.
Let me put my expertise to work for you. While buying on Oahu may or may not be the best choice for you, I always recommended talking to an experienced real estate professional before making that decision. Hawaii's real estate market is significantly different than that of the mainland and you can certainly miss out on a great opportunity by not fully understanding the buying power of your BAH.
It's essential to spend time familiarizing yourself with the local market before submitting any offers. For best results, I suggest connecting with an agent and lender six to eight months before your move. I have established relationships with the best local VA lenders on the island and I am always happy to make introductions.
If you have any questions about Hawaii's real estate market or want to discuss purchasing or selling on Oahu, don't hesitate to reach out to me. It would be my pleasure to help you and your family find your dream home in paradise.
Leaving island and don’t have a place to sell? I can help set you up at your next duty station too. Over the years I've developed an extensive national network of trusted military friendly agents and lenders. Always happy to make an introduction.
Eligible buyers with sufficient VA entitlement may be able to purchase a home without a down payment, subject to lender qualification and property requirements. For military families relocating to a high-cost market, this can help preserve cash for moving expenses, furnishings, and other transition costs.
VA-backed purchase loans generally do not require private mortgage insurance (PMI), even when you purchase with no down payment. This can make a meaningful difference in your monthly housing costs compared with some conventional financing options.
You may be able to use your VA loan benefit more than once. Depending on your existing mortgage, remaining entitlement, and eligibility, you may have options for purchasing another home even if you previously used a VA loan.
Condos and townhomes are common housing options on Oʻahu, particularly in Honolulu, Kāneʻohe, Kailua, and other established communities. However, a condominium project generally must be VA-approved for a purchase using VA financing. Confirming eligibility early can help prevent delays and avoid pursuing a property that may not work with your financing.
Many homes on Oʻahu have existing VA mortgages with interest rates below current market rates. An eligible buyer may be able to assume an existing VA loan, subject to lender and servicer approval.
A VA loan assumption can offer substantial long-term savings when the existing interest rate is attractive. However, buyers must consider the outstanding loan balance, the difference between the purchase price and assumed mortgage, available cash, and the potential impact on the seller's VA entitlement.
VA purchase loans include a one-time funding fee unless the borrower qualifies for an exemption. Veterans receiving qualifying VA disability compensation may be exempt, subject to applicable eligibility requirements. VA financing also offers other advantages, including restrictions on certain closing costs and no prepayment penalty.
Your lender should evaluate your entitlement, funding fee status, qualification, and financing options before you begin making offers.
Basic Allowance for Housing is one of the most important factors in your military housing budget. Your allowance depends on factors including pay grade, dependency status, and duty station.
Because Hawaiʻi has a relatively high cost of housing, it is important to compare your actual BAH with realistic rental and homeownership costs in the areas you are considering.
When evaluating a home purchase, consider more than the mortgage payment. Your total monthly housing expense may include:
For condominium buyers, review the association's financial condition, reserve funding, special assessments, and what utilities or services are included in the maintenance fee.
For homeowners, compare the full cost of ownership against local rents and your anticipated length of stay.
Buying is not automatically the best choice for every PCS assignment. A shorter tour, uncertain orders, limited cash reserves, or plans to leave Hawaiʻi soon may make renting the more practical option. On the other hand, purchasing a property that fits your financial goals may provide an opportunity to build legacy wealth or a potentially a productive rental after your next transfer.
I can help you evaluate the trade-offs based on your specific situation.
Leaving Hawaiʻi can present its own challenges, particularly when you're coordinating a home sale, deciding whether to retain your property as a rental, or purchasing a home at your next duty station.
Through a trusted network of experienced, military-friendly real estate agents, I can connect you with professionals who understand military relocations and the demands of PCS timelines. These relationships help you access local market knowledge and personalized support at your next destination.
Services include:
My referral network is built around trusted professionals who demonstrate high character, strong communication, local market expertise, and an understanding of military families. While each agent operates independently, my goal is to connect you with someone who will treat your relocation with the same care and attention I would provide here on Oʻahu.
Absolutely! While you may be apprehensive about this, we routinely close homes for Military members on mainland or Overseas before they even step foot in Hawaii. You can complete all of the home buying process remotely, including virtual tours, lender coordination, inspections, electronic signing, and mobile notary. The key is to plan early, have a trusted team working for you, and ensure you understand key transaction milestones before committing.
Eligible borrowers can use VA-backed purchase loans to buy qualifying properties in Hawaiʻi. Financing depends on your eligibility, available entitlement, lender approval, occupancy requirements, and property eligibility. Certain condominium projects must be VA-approved.
Eligible buyers with full VA entitlement generally are not subject to a VA-imposed loan limit. Borrowers with remaining or partial entitlement may face different down-payment considerations. Your lender can determine your available entitlement and explain how it affects your purchase.
The timeline varies with financing, property availability, inspections, appraisal scheduling, negotiations, and escrow. Often we can close VA loan purchases within 30 days of offer acceptance. Start the process early and coordinate your timeline with your lender.
When buying real estate in Hawaiʻi, I strongly recommend prioritizing fee simple ownership, which includes ownership of both the property and the land.
Leasehold properties may have lower purchase prices, but they carry significant risks, including escalating lease payments, limited financing and resale options, and potential loss of your interest when the land lease expires. These risks can be especially problematic for military families who may need to sell or rent the property after a future PCS.
My recommendation: Approach leasehold properties with extreme caution. A lower purchase price rarely tells the whole story, so carefully evaluate the lease terms, remaining lease period, and long-term financial risks before considering a purchase.
Yes. I can help you compare neighborhoods based on your duty station, commute, budget, and lifestyle. Actual travel times depend on your gate, work schedule, route, and traffic conditions, so we will consider those factors when narrowing your search.
The City and County of Honolulu has among the lowest property tax rates in the United States for owner-occupied homes, making homeownership in Oʻahu more attractive than many buyers expect. Eligible homeowners may also qualify for additional homeowner exemptions that further reduce their property tax burden.
Veterans with qualifying service-connected disabilities may be eligible for additional property tax exemptions under local rules. Check with the City and County of Honolulu for current rates, eligibility requirements, and available exemptions.
More info here: https://realproperty.honolulu.gov
Absolutely. If your next assignment takes you to the mainland, I can help you evaluate options for your current Hawaiʻi property, including selling it or retaining it as a rental. I can also connect you with a trusted network of experienced, military-friendly real estate agents in your destination market to help you navigate the local housing market and find a home.
I prioritize trusted professionals known for high character, experience, responsive communication, and an understanding of military relocation needs. My goal is to connect you with an agent who understands PCS timelines, VA financing when applicable, and the challenges of buying or selling a home during a military move. The referred agent operates independently, and the specific services available will depend on the destination market.
Chip's goal is to fully understand the unique needs of his clients and to provide the absolute highest level of service.
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