🌺 Your First Hawaii Home
First-Time Buyer? Take a Breath.
Buying your first home in Hawaii feels overwhelming because it actually is — between mortgage jargon, leasehold quirks, condo docs, and contract deadlines, there's a lot they don't teach you in school.
My job is to slow it all down, walk you through every piece, and make sure you understand what you're signing before you sign it. No dumb questions. Promise. 🌺
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🌺 Real Talk
Mainland Advice Doesn't Work Here.
Your cousin in Texas. Your friend in California. Your favorite YouTube real estate guru. They all mean well — but they're not buying in Hawaiʻi.
Hawaiʻi has its own rules. Leasehold properties. AOAO disputes. DHHL beneficiaries. HARPTA withholding. Hurricane straps. Salt corrosion. Termite history. Ohana stacking. PCS timelines. Multi-generational living. Every one of these is normal here, unusual everywhere else.
My job is to translate. Plain English. No jargon. No assumptions. Just clear answers so you understand what you're signing before you sign it.
🌺 What Mainland Realtors Won't Tell You
What's Different About Buying in Hawaii.
A few things every first-time Hawaii buyer needs to understand before they start touring homes.
Leasehold vs Fee Simple
Some Hawaii homes come with the land, some don't. The difference can cost you hundreds of thousands over the life of the loan.
Condo Docs Matter
AOAO budgets, reserves, pet rules, rental restrictions — Hawaii condo associations have layers most mainlanders don't expect.
Down Payment Programs
First-time buyer assistance, FHA, USDA, VA — Hawaii has more options than most people know about. Let's match you to what fits.
DHHL If You Qualify
If you have at least 50% Hawaiian blood quantum, the DHHL path may be your fastest route to homeownership at the lowest cost.
SRPDS & Disclosures
Hawaii's seller disclosure form is detailed and important — knowing what to look for protects you from surprises after closing.
Hawaii Timelines
From offer to close takes 30-60 days on average — but multi-offer situations and inspection windows move fast. We'll keep you ahead of every deadline.
🌺 Ask the Right Questions
5 Real Hawaiʻi Questions to Ask Before You Buy.
Most buyers ask about price and square footage. Hawaiʻi buyers should ask these too.
Question 01
Is this fee simple or leasehold?
Leasehold means you own the building, not the land. The lease can run out. Some Hawaiʻi properties are leasehold and look like normal listings until you read the fine print. The answer changes everything about long-term value.
Question 02
What's in the AOAO docs?
Condo association documents reveal pet rules, rental restrictions, special assessments, reserves, and pending lawsuits. A perfect-looking unit can have an AOAO in financial trouble — and you'll inherit the problem the day you close.
Question 03
When was the last termite inspection?
Hawaiʻi has both subterranean and drywood termites. Active infestation can mean tens of thousands in repairs. We always require a current termite inspection before close — and treatment if anything's found.
Question 04
What's the flood, lava, or hurricane zone?
Different zones change your insurance, your financing options, and your resale. A home that needs flood insurance, hurricane straps, or sits in lava zone 1 (Big Island) is a totally different financial picture than the listing photo suggests.
Question 05
What's the real cost of homeownership here?
Mortgage payment is just the start. Hawaiʻi homeowners face property taxes, AOAO fees, hurricane and flood insurance premiums, salt-air maintenance, higher utilities, and the cost of living that comes with island life. Affordability isn't just the loan — it's everything around it.
🌺 Step by Step, No Surprises
Your Journey, Mapped Out.
Five steps. Each one explained. We move at your pace — not anyone else's.
Talk Story
A free first conversation — no commitment. We talk about what you're hoping for, your timeline, and your real situation.
Get Pre-Qualified
I'll connect you to a trusted lender who knows Hawaii. They'll run your numbers honestly and tell you what you can actually afford.
Find Your Place
We tour homes that match your budget, neighborhood, and life. I'll point out the things you don't know to look for yet.
Make the Offer
I write the offer, walk you through every clause, and negotiate hard for the price and terms that work for you.
Walk Into Aloha
From inspection to closing, I keep you ahead of every deadline. The day you get the keys — that's the moment we celebrate. 🌺
🌺 Programs You Should Know About
Programs Built for First-Time Buyers.
More options exist than most buyers realize. Some have lower down payments. Some have grant money. Some have tax credits. Your lender will confirm which you qualify for — but knowing they exist is step one.
FHA
FHA Loans
As low as 3.5% down with credit scores around 580+. Mortgage insurance applies, but the lower entry point makes it possible for many first-time buyers in Hawaiʻi.
USDA
USDA Rural Development
Zero down for eligible properties in qualifying rural areas. Surprisingly, parts of Oʻahu and the neighbor islands qualify. Income limits apply. Worth checking even if you assumed you wouldn't qualify.
VA
VA Loans
Zero down, no PMI, competitive rates for veterans, active duty, and eligible spouses. One of the strongest programs available — see our Veterans & Military page for full details.
HHFDC
HHFDC Programs
Hawaiʻi Housing Finance & Development Corporation runs state programs that include below-market homes for income-qualified buyers, plus the HULA loan program. Inventory is limited and competitive — but real.
MCC
Mortgage Credit Certificate
A federal tax credit that gives back a portion of your mortgage interest each year — not a deduction, an actual credit. Stacks with most loans. Income limits apply. Many buyers don't know this exists.
DPA
Down Payment Assistance
Various Hawaiʻi-specific grants and forgivable loan programs help first-time buyers cover down payment and closing costs. Some are county-level, some statewide. Your lender will know what's currently available and what you qualify for.
🌺 You're Not Going This Alone
Your First-Time Buyer Team.
When you work with me, you're plugged into a small, trusted hui — real people who answer their phones, explain things in plain English, and treat you the way I'd want my own family treated.
Your Realtor
Sascha Thompson
The Aloha Realtor® · RA #RS-85080
I'll guide you from "where do I even start?" to keys in your hand. Curated showings, plain-English explanations, calm-but-relentless negotiation, and Aloha all the way through.
Operations & Client Care
Janis
Right Hand · Behind-the-Scenes Hui
My assistant and high school best friend. Janis keeps every transaction moving — paperwork, deadlines, follow-up — so nothing falls through the cracks. Local Aunty energy. Always efficient, always warm.
Trusted Lenders I Work With
Jamaica Canas
NFM Lending · NMLS #1006771
My primary lender. Closes deals consistently, answers her phone, and explains everything clearly to first-time buyers.
Tarell Monmaney
Guild Mortgage
Strong on FHA, USDA, and first-time buyer programs. Patient with the questions you didn't know you had.
Anthony Valentino
Rate · VP
Veteran loan specialist with a strong assistant team behind him. Great for buyers who want competitive rates and tight execution.
These are personal recommendations based on past working relationships. I receive no compensation for referrals. You're free to use any qualified lender of your choice.
🌺 What We Watch For
5 Pitfalls We Sidestep Together.
Tap each to expand. These are the mistakes I see most often — and the ones we work hard to avoid.
⚠️ Pitfall 01 — Buying at the Top of Your Pre-Approval
Just because the bank says you CAN spend $X doesn't mean you SHOULD. Pre-approvals don't account for AOAO fees, hurricane insurance, salt-air maintenance, GE tax on rental income, or the higher cost of life in Hawaiʻi. We talk through what your real monthly looks like — not just what the lender approves.
⚠️ Pitfall 02 — Skipping Inspections to Win
In a hot market, some agents push buyers to waive inspections to "make the offer stronger." In Hawaiʻi, that's especially dangerous — termites, hurricane straps, salt corrosion, mold, and AOAO surprises can cost tens of thousands. We use inspection contingencies smartly, not throw them away.
⚠️ Pitfall 03 — Not Reading the AOAO Documents
Condo association documents reveal everything — pet rules, rental restrictions, special assessments, reserve fund health, pending lawsuits, AOAO arrears. A perfect-looking unit can have an AOAO in financial trouble. We always review the docs together before you commit.
🚨 Pitfall 04 — Wire Fraud (This One's Serious)
Real estate wire fraud is real, common, and devastating. Criminals hack email accounts and send fake wire instructions that look like they came from your escrow officer or me. I will NEVER send wire instructions via email. If you ever receive an email with wire instructions claiming to be from me or escrow, stop, call me directly at 808-556-8255 using a known number, and verify before sending anything. When in doubt, pick up the phone.
⚠️ Pitfall 05 — Letting Emotions Drive Hawaiʻi Offers
Hawaiʻi homes are emotional purchases — the views, the lifestyle, the dream of "finally living here." That's beautiful, AND it can lead to overpaying or skipping due diligence. My job is to balance the heart-pull with the hard numbers — to honor the dream and protect the deal at the same time.
🌺 The Things You're Wondering
Common Concerns, Honest Answers.
"I'm not sure I can afford Hawaii."
Most first-time buyers think this — and most are surprised when they actually run their numbers with a Hawaii lender. Down payment programs, condos, and certain neighborhoods make it more reachable than the headlines suggest. Let's get the real picture before we count anything out.
"I don't understand the paperwork."
That's literally my job. I read every line, explain every clause in plain English, and make sure you understand what you're signing before you sign it. No real estate jargon left untranslated.
"What if I make a mistake?"
You won't. Not on my watch. The whole point of having a buyer's agent is so you can lean on someone who's done this hundreds of times. I'll catch what you'd miss.
"How much does it cost to work with you?"
Buyer representation in Hawaiʻi is now spelled out in writing before we ever tour a home. We sign a Buyer Representation Agreement that clearly explains the services I provide, the term of representation, and how my compensation works for your situation. In many cases, buyer-side compensation can still be negotiated through the seller as part of the offer — but every option is transparent, every number is in writing, and there are zero surprises. We'll walk through it together at our first chat so you know exactly what to expect.
🌺 No Pressure, Ever
Ready When You Are.
Buying your first home is a big deal. Don't let anyone — including me — rush you into it. The right time is when you're ready, and the right home is the one that actually fits your life.
Let's start with a conversation. No commitment, no pitch. Just a real talk about where you are and what's possible. 🌺
Home is where Aloha is.
🌺 Important Disclosures for First-Time Buyers
Not Affiliated With Government Agencies: Sascha Thompson and Agency Team Hawaiʻi / eXp Realty are not affiliated with, endorsed by, or sponsored by the U.S. Department of Housing and Urban Development (HUD), the Federal Housing Administration (FHA), the U.S. Department of Veterans Affairs (VA), the U.S. Department of Agriculture (USDA), the Hawaiʻi Housing Finance & Development Corporation (HHFDC), or any branch of federal, state, or county government. Program information is provided as a courtesy and educational resource.
Loan Programs Are Determined By Lenders & Government Agencies: FHA, USDA Rural Development, VA, HHFDC, Mortgage Credit Certificate (MCC), and Down Payment Assistance (DPA) program eligibility, terms, rates, loan limits, and qualifying guidelines are determined exclusively by the relevant government agency and approved lenders — not by Sascha Thompson. For specific eligibility or current terms, consult an approved loan officer.
Programs Subject to Change: First-time buyer programs, down payment assistance grants, loan limits, MCC tax credits, and HHFDC program inventory are subject to change at any time without notice. Annual income limits, geographic eligibility (especially for USDA Rural Development), and program funding can change based on legislation, agency rulemaking, or annual budgeting. Always verify current program details with your lender or the program administrator before making decisions.
Not Legal, Tax, or Financial Advice: Information about loan programs, MCC tax credits, down payment grants, and first-time buyer benefits is for general educational purposes. Nothing on this page constitutes legal, tax, financial, or loan advice. For specific qualification questions, consult an approved loan officer. For tax implications of MCC or other programs, consult a qualified tax professional. For legal questions about purchase contracts or homeowner rights, consult a real estate attorney.
"First-Time Buyer" Definition Varies: Different programs define "first-time buyer" differently. Some require you to have never owned a home; others allow buyers who haven't owned in the last 3 years; some have specific Hawaiʻi residency requirements. Eligibility for one program does not guarantee eligibility for another. Your lender will confirm which programs you specifically qualify for based on your unique situation.
Lender Recommendations: Any lenders mentioned on this site are personal recommendations based on past working relationships. Sascha Thompson does not receive compensation, referral fees, or other payments from any lender in exchange for referrals. You are free to use any qualified loan officer of your choice — including HUD-approved housing counselors who provide free first-time buyer education.
Free HUD-Approved Counseling: Before making a first-time home purchase, consider working with a HUD-approved housing counselor (free, unbiased, and required for some programs). Find an approved counselor at hud.gov/findacounselor.
Equal Opportunity: Sascha Thompson serves all first-time buyers equally and does not discriminate based on income level, family size, marital status, source of down payment funds, or any protected class.