Seller'sGuidePrint

SELLERS GUIDE

MAUI COUNTY REAL ESTATE INFORMATION



ALOHA

Thank you for your time regarding the potential sale of your property. This book is designed
to provide a background on our experience and qualifications to market your property. We
are honored to have the opportunity to be of service to you and earn your business. Our team
offers you professional expertise, experienced market knowlege, and focused attention in an
effort to facilitate the sale of your property. We look forward to working with you to accom-
plish your goals and exceed your expectations.
Mahalo,

The 808 Team
Todd J Hudson R(B)
808.344.3584


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SOLD | Makena Surf in Wailea - Selling Price $1,895,000
Maui Meadows - Selling Price $1,670,000 | SOLD

WELCOME & ALOHA

A Luxury Division Agent with KW-Island Living - a distinction earned by less than one percent
of my fellow agents - I am well qualified to represent your best interest in any of Maui’s
unique areas.
My experience as a founder of a highly successful Mortgage Brokerage for over 15 years af-
fords me deep insight into the business aspect of Real Estate transactions, with a specialty in
international deals. What sets me apart, is my appreciation that your decision to buy or sell
Maui Real Estate is a family milestone, as was mine. My love for Maui began while I was a
youngster on family vacations. My wife of 24 years, Kathy, and I moved here in 2004, and raised
two amazing daughters here. We have come to know the Island and lifestyle deeply and un-
derstand the nuances of the variety of neighborhoods and communities.
By serving my clients with integrity and depth of knowledge, I have been able to grow a large
referral network allowing me to consistently rank in the top five percent of the Hawaii Real
Estate leaders. Referrals are a huge part of my business and I appreciate the power of the “co-
conut wireless;” most of my listings throughout my career have resulted from word of mouth.
The client compliment that I appreciate most is, that I am the hardest working REALTOR
that always finds ways to wow! I will apply
that same approach to my marketing efforts
for you.
If you would like to explore your options or
would like to know more about how I can
meet and exceed your expectations, please
give me a call.

Mahalo,

Todd J Hudson

Todd J Hudson R(B)
The 808 Team
808.344.3584

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OUR COMMITMENT TO YOU

What should you expect from us as your Real Estate Professionals:
We are committed to personalizing each transaction to meet and exceed your expectations,
so you will not hesitate to refer us to your friends, family, or colleagues.
LOYAL
We are your representatives and advocates, we will always negotiate on your behalf. Our team
places your interests first every step of the way (e.g. accompanying you to closing to ensure
you understand the closing process).
REACHABLE
We make every effort to answer all calls or call back quickly.

MEET AND EXCEED EXPECTATIONS

COMMUNICATIVE
Selling a home takes TEAMWORK with excellent communication from start to finish. It is our
job to keep stress levels at a minimum.
DRIVEN
We strive to provide you the smoothest and straight-forward experience by selling your home
in the shortest times, and for the best price.
TRANSPARENT
We will manage, handle and follow through on contracts and time-lines throughout the trans-
action process.

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PROPERTY ON MARKET

TO DETERMINE YOUR NEEDS WE WILL
Explain the help that we will need from you to meet and exceed your expectations.
Develop a customized strategy for showing your home.
Explain the entire listing, showing, contract, and closing processes beforehand.
Give you timely progress reports on the marketing process of your property.
Promptly advise you on changes in the market.
A key factor in our marketing pledge to you is to always be evolving and staying on top of
the most current and relevant marketing tools, and to customize a marketing strategy to help
support a quick sale of your property.
IN PREPARATION OF SHOWING YOUR HOME WE WILL
Stage your home to have the ‘Best Selling Appeal’ for buyers.
Gain detailed knowledge of your home and your community.
Determine the best selling price for your property, with a written Competitive Marketing Anal-
ysis (CMA).
Explain the financing alternatives that will appeal to the most buyers.
Recommend having an inspection to limit surprises.

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MARKETING STRATEGIES

Provide professional photography, aerial video, interior video, or still photography to video.
Create a custom landing page for your property on our websites
Provide International exposure and local connection through Keller Williams International
Link your property with professional photography and videography to the Multiple Listing
Service. (MLS)
List your property on the Keller Williams Listing System, or KWLS. This proprietary, exclusive
system ensures your property is marketed online 24/7 through more than 350 of the most
popular search Websites.

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Your listing will be featured on The 808 Team website
Your listing will be featured on Keller Williams Corporate website

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Your listing will be featured on Maui’s local KW-Island Living website
If qualified, your listing will be on the KW Luxury Homes website

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Your listing will be featured on the Multiple Listing System (MLS)

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WHY KELLER WILLIAMS?

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SAMPLE MARKETING PIECES

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SECRETS OF HOME STAGING

WHAT IS STAGING
Adding cost-effective amenities and improving the general cleanliness and condition of the
home.
When a seller stages their home, the home becomes more valuable than other comparable
properties in that price range.
THREE THINGS TO REMEMBER
You don’t get a second chance to make a first impression.
A review of more than 2,800 properties in eight cities found that staged homes, on average,
sold in half the time that non-staged homes did.
Most buyers make decisions about the property they see within the FIRST FIFTEEN SECONDS
of entering the home.

LOCATION CANNOT CHANGE

SIZE CANNOT CHANGE

AMENITIES CAN BE CHANGED

CONDITION CAN BE CHANGED

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PLAY TO YOUR STRENGTHS

Highlight your home’s strengths, downplay its weaknesses, and appeal to the greatest possi-
ble pool of prospective buyers with these home staging tips.
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IMPROVE LIGHTING

One of the things that make staged homes look so warm and inviting is great lighting. As it
turns out, many of our homes are improperly lighted. To remedy the problem, increase the
wattage in your lamps and fixtures.
Aim for a total of 100 watts for each 50 square feet.
Don’t depend on one or two lighting fixtures on each room, either. Make sure you have three
types of lighting: ambient (general or overhead), task (pendant or reading), and accent (table
and wall).

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NEUTRAL & APPEALING

Painting a room a fresh neutral color helps tone down any dated finishes in the space. Even
if you were weary on off-white walls, take a chance and test a quart of paint in a warm, neu-
tral hue. These days, the definition of neutral extends from warm tans and honeys, soft blue
greens, and the classic beige. As for bold wall colors, they have an effect of reducing offers, so
go with neutrals in large spaces.
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COLOR EXPERIMENT

Don’t be afraid to use dark paint in a powder room, dining room, or bedroom. A deep tone
makes the space more intimate, dramatic, and cozy. You don’t have to go wild. You can do an
accent wall to draw attention to a dramatic fireplace or a lovely set of windows. If you have
bookcases or niches, experiment with painting the insides a color that will make them pop,
like bright green to set off the white pottery displayed within.

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EAT-IN KITCHEN

The people most interested in an eat-in kitchen tend to be in the 35-54 age range, with
30% of those prospective buyers indicating this is ‘very important’ in a house. Meanwhile,
just 21% of those under 35 years of age and 20% over 55 feel the same way. More people,
especially those who are raising families, want kitchens that look into family entertainment
rooms. Some have even made it a family hangout by placing big screen TVs and other elec-
tronics in the kitchen.
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OUTDOOR SPACE

Comfortable furniture covered in weather-resistant fabric can make the lanai feel like an ex-
tension of the living room.

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THE 808 TEAM TIPS FOR

There are a number of things you can do to improve the overall impression made by your
home. But first, you must learn to:

LOOK AT YOUR HOME THROUGH
THE EYES OF THE BUYER

REDUCE CLUTTER
See through closets, drawers, and storage areas. Toss away what you can, organize the rest. If
you have too much furniture, put some pieces in storage to make a better first impression.
CLEAN
Not only should your home be spotless, it must self clean. Apply elbow grease and string
cleaners to surfaces inside and outside your home. Clean window sills. Consider painting if
cleaning doesn’t do the job.
Sparkling windows are a signal to your buyer that you care about your home. Clean your in-
terior and exterior windows. Repair cracked panes, torn screens, broken sashes, and ropes or
cords. Whenever your home is being shown, open curtains and blinds to let the light in - es-
pecially if the view is nice.
MAKE MINOR REPAIRS
Tighten loose knobs, fix leaky faucets and discolored sinks, lubricate squeaky hinges, clean out
clogged drains, replace filters, secure loose shingles, fix holes in screens, tighten loose banis-
ters, repairs doors and door knobs.
IMPROVE THE FRONT ENTRANCE
A coat of paint on the door; brass accents such as house numbers, a door knob, and a kick
plate; and prune bushes and blooming plants can help your home make a good first impres-
sion.
PAINT
Light, neutral colors such as beige, white, off-white, or gray have a broader appeal and can
make small rooms seem larger and airier. If you have dated wallpaper, remove the paper and
paint the walls. Choose premium quality paint. Caulk and fill nail holes before painting.

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ACHIEVING A FASTER SALE

EXTERMINATE
Call in a professional to rid your home of insects, and allow time for the smell of the pesticide
to disappear before showing your home.
ORGANIZE THE KITCHEN
Clear off counters. Add drawer organizers to suggest efficient use of space. Store seldom-used
appliances and large baking pans.
UPGRADE THE BATH
If cleaning and painting can’t make a dingy bath dynamite, consider replacing the vanity and
sink, installing a new floor covering, or resurfacing a stained bathtub.
OTHER CONSIDERATIONS
Make sure all lighting fixtures work. Add new bulbs with the highest wattage allowed for each
fixture to make your room seem brighter.
Repair a leaky roof, and then paint over any watermarks on the ceiling.
Put potted flowering plants by the front door. Give shutters fresh paint. Buy a new doormat.
Pick up tools and toys from yard. Put garbage cans in garage and shut the door. Make sure the
garage is swept and remove any stains from the floor.
Hose down the house, walkway, and drive at least once a week.
Repair cracks and pull weeds from walkways and driveways.
Carpeting has a major impact on the look of your home. If badly worn, outdated, or stained,
consider replacing it.
Ask a friend to care for your pets or take them to the kennel when your home is being shown.
Park your boat or extra car at another location.
Buy or cut fresh flowers for a dramatic arrangement in any room.

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CONDITION OF PROPERTY

Remember, buyers will be looking at many potential homes. If you want yours to sell first, it
must be priced correctly and look the best. Buyers these days do not want to have to clean,
paint or make necessary repairs.

MOST PREFER ‘MOVE=IN CONDITION’

May we suggest making a list of things you would want done if you were a buyer interested in
your house, and then start working on those things.
Be sure to finish prior to your first showing. Remember your best showings and most activity
typically come during the first 30 days of marketing.
So...be ready!

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NONRESIDENTS IN HAWAII

RENTAL PROPERTY IN HAWAII
In almost all instances in owning Hawaii real property, it will be beneficial for a foreign citi-
zen who is a nonresident for U.S. income tax purposes to hold their real property for rental
purposes as ‘effectively connected.’ In such situation, rather than the flat 30% withholding tax
on gross rents collected, the foreign citizen will elect to be taxed as a business in the United
States. Once elected, even though he or she will not be required to annually file IRS Form
1040NR (and State Form N-15), they will be able to net their expenses related to the real prop-
erty, including depreciation against the gross rents collected and only pay U.S. income tax on
the net income from the property, if any. This is done by preparing and filing IRS Form
W-8ECi with each of the parties with whom the foreign nonresident is doing business: their
bank, their rental collection agent, etc. This form is not filed with the IRS.
NON-RENTAL PROPERTY IN HAWAII
For foreign nonresidents who acquire real property in Hawaii solely for personal use, it nor-
mally makes sense to consider treating the situation as not effectively connected to a trade or
business. In that instance, the foreign nonresident files the IRS Form W-8BEN with their bank
and other agents. This form is not filed with the IRS. The statute of limitations does not ever
begin to run if no returns are ever filed.
GENERAL EXCISE/TRANSIENT ACCOMODATION TAX LICENSES AND FILING
More foreign owners get into trouble with the State of Hawaii over failure to file general excise
tax returns. The State is looking for these and will catch a foreign owner, at the very latest, who
will attempt to sell or otherwise transfer their Hawaii real property. As with the income tax fil-
ings that may be required of a non-resident owner of Hawaii real property, it is recommended
that they get appropriate accounting/bookkeeping/tax preparation. the statute of limitations
does not ever begin to run if no returns are ever filed.
OWNERSHIP
Assuming that the ownership of real property by a foreign buyer is going to be the same as if
you were advising an American buyer - even if from the mainland - could provide incorrect or
incomplete information to your client. Recommend that they discuss ownership, titling, and
other such issues with either foreign advisors or professionals here in Hawaii. As an aside to
that, while too complex for detailed discussion here, note that mortgage are structured differ-
ently in other countries, and this, too, can have an impact on how ownership will be managed.

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MAUI COUNTY ZONING

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MAUI COUNTY PROPERTY TAX

WHEN ARE THE PROPERTY TAX PAYMENTS DUE?
Maui County property taxes are paid semi-annually.
The first installment is due by AUGUST 20, covering July 1 through December 31.
The second installment is due by FEBRUARY 20, covering January 1 through June 30.
HOW DO I PAY MY PROPERTY TAXES?
The County accepts several forms of payment.
MAIL
You will receive a coupon in the mail outlining your tax bill. Mail this document with check to:
County of Maui
Real Property Tax Division
PO Box 1405, Wailuku, HI 96793
IN PERSON
The County’s Department of Finance Treasury Division is located in Maui Mall in Kahului.
70 East Kaahumanu Suite A-18
Kahului, HI 96732
ONLINE
You can pay using a Visa, MasterCard, American Express, or Discover credit cards, debit cards
and e-checks.
www.Mauicounty.gov//rptpayments

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HARPTA TAX WITHHOLDING

HARPTA is an acronym for the Hawaii Real Property Tax Law.
In order to promote a greater level of compliance by non residents of Hawaii (whether
U.S. persons or foreigners) in reporting income from sales of real property located in Hawaii,
the Hawaii legislature enacted (and recently amended Section 253-68, Hawaii Revised Stat-
utes), requiring every buyer of Hawaii real estate to deduct, withhold, and pay to the Hawaii
Department of Taxation 5% of the amount realized by the seller or transferor of Hawaii real
estate. This 5% withholding tax is designed to enforce Hawaii state income taxes on the sale or
disposition of Hawaii real estate in the same manner as FIRPTA. Similar to FIRPTA enforcement
provisions, the state tax withholding requirement would not increase the amount of income
tax paid by non residents since the amount withheld will be claimed as a payment on the Ha-
waii Non resident income tax return.
EXCEPTIONS FROM WITHHOLDING
Transferor furnished Hawaii Resident Certification. NO withholding is necessary if the seller or
transferor furnishes to the transferee a properly completed form N-289 stating (a) the transfer-
or’s taxpayer identification number and (b) that the transferor is a Hawaii resident.
Transferor’s Affidavit of Principal Residence. No withholding is necessary if the transferee re-
ceives an affidavit by the transferor stating (a) the transferor’s taxpayer identification number,
(b) that the transferor used the property as a principal residence for the year preceding the
date of the transfer and (c) the sales price for the property does not exceed $300,000.00.
Transferee Receives Hawaii Withholding Certificate. (a) The withholding under HRS S235-68
may be reduced or eliminated pursuant to a “withholding certificate issued by the Hawaii De-
partment of Taxation. A withholding certificate may be issued by the Hawaii Department of
Taxation upon receipt of Form N-288B establishing that either (1) the transferor will not realize
any gain with respect to transfer or (2) the transferor will have insufficient proceeds to pay the
withholding required by HRS S235-68 after payment of all costs.
Notice of NON-recognition Treatment. No withholding is necessary if transferee receives from
transferor a properly completed Form N-289 stating (1) the that transferor is not required to
recognize gain or loss with respect to the transfer and (2) briefly describing the transfer and
summarizing the law and facts supporting transferor’s claim. Non-Hawaii residents doing 1031
exchanges of real estate may consider this option to avoid withholding.

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FIRPTA TAX WITHHOLDING

Federal law may require a withholding on your sales transaction.
WHAT IS FIRPTA?
A federal law, the Foreign Investors Real Property Tax Act of 1980 (FIRPTA) provided that for-
eign investment in US real estate would be subject to US capital gains on dispositions of US
real property interests (defined as (i) any interest in US real property or (ii) any interest in a US
corporation in which 50% of its assets constitute US real property interest. Under the FIRPTA
withholding provisions of Code 1445, the buyer or transferee of any US real property is re-
quired to (i) withhold and deduct a tax equal to 10% of the amount realized by seller or trans-
feror upon the disposition of the property regardless of the amount of cash otherwise present
in the transaction.

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PRICING PROCESS

THE RIGHT PRICE SHOULD
Attract buyers and allow you to earn the most money possible, and help you sell as quickly as
possible.
The simple fact is, price is the number one factor that most home buyers use to determine
which homes they want to view and it’s important to remember that, although the price is
set by you, the value of the home is determined by the buyer. Try to avoid allowing your
enthusiasm to impact your better judgment overpricing is a common mistake that can cost
you in the end.
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PRICING REALITY

A buyer will not pay more for a house if they can purchase a similar home for less money.
Most sellers feel their home is unique. Their emotional feelings about the uniqueness
of their home lead them to overprice it.
Sellers can become the victims of misinformation which can lead to overpricing. Sources
may vary but often include friends, relatives, neighbors, agents, the internet, and appraisers.
Sellers usually overestimate the impact of additions or improvements to their home. pricing
a home based upon recouping such costs will almost always result in overpricing.
Exterior painting, replacing a roof, or replacing appliances is usually considered main-
tenance and not an improvement. Any value added for these reasons will be negligible.
A seller’s financial need often lead to overpricing.
A financial institution will not lend more than the appraised value of a home.
Overpricing can result in extended marketing times. Since the seller is usually paying mort-
gage payments, and incurring other living expenses, the net sales price may be more than if
the home had been priced right in the first place.
Overpricing a home will often discourage an interested buyer at the initial showing.
Competitively priced homes sell faster.
A home that sells in the first 30 days will bring the highest possible price.
Seller is able to move on without headache of marketing and maintaining “show” condition.
The market should set the price. The buyer (with seller agreement) ultimately determines
value.
If buyer and seller can’t reach agreement, there is no sale.

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WHAT SELLERS HAVE TO SAY

TESTIMONIAL #1
“Todd sold my Condo at Wailea Fairway Villas in a very brief time frame and other agents had
it listed for over 5 years with no activity. Todd was professional, responsive, and marketed the
property to sell, even at a 50k higher price than other agents had attempted to sell the
unit for. Overall I would give Todd a 12 out of 10. I’m a fellow real estate agent in Florida,
Todd was just amazing to work with.”
TESTIMONIAL #2
“When we finally decided to put our house on the market Todd was highly recommended
to us by close friends. He came in and gave us a truthful assessment of what to expect in an
uncertain market. For the staging and repairs, he was able to recommend high quality and
reasonable contractors. He provided excellent pricing guidance and excelled in the marketing
of our home. He guided us through the offers and made suggestions on the best course of
action. We closed within the target time and at a price we were happy with!”

PATIENT, KIND, AND THE ULTIMATE PROFESSIONAL

TESTIMONIAL #3
“Todd Hudson goes ‘above and beyond’ in his assistance to help you with your sale. He really
works with you to help you meet your needs and is great at problem solving. His level of com-
munication is superior, constantly staying in touch, and working tirelessly to help you every
step of the way. What I appreciate the most is the ease I felt in talking with him, and making
decisions that were always well thought out. Todd’s service is EXCELLENT!”
TESTIMONIAL #4
“Todd is tenacious and unbelievably dedicated to his clients. This was a difficult sale brought
about because of a divorce and Todd was professional, attentive and worked tirelessly to bring
the sale to closure. I wouldn’t hesitate to use him again. He is patient, kind and the ultimate
professional. His staff was on top of everything and always helpful and prompt in their re-
sponses...even with a six hour time difference!”
TESTIMONIAL #5
“Todd did an outstanding job in selling our Condo in Kihei. He provided professional advice
on tactics, pricing and was very responsive to our many, many questions. We trust Todd as he
is honest and can be counted on and is a friend.”

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ABOUT THE 808 TEAM

TESTIMONIAL #6
“When we decided to list out home we interviewed three agents from the area who where top
salesmen. After meeting with Todd and team we where impressed with their professionalism
and how much research they had done before coming over to our house. We signed with
them that night and never regretted the choice. They just listened to what we where saying
and really made us feel like our opinions mattered. We had three showings by day two and had
an offer within a week. We have moved off island but they still keep in contact with us. ”
TESTIMONIAL #7
“Todd helped us sell our property at a time when the market was rather slow. He found a
buyer, and quickly negotiated a fair deal that both the buyers and we were happy with. Any
questions and concerns were addressed right away. His experience in the industry is to your
benefit. He will go above and beyond to get the job done!”

I FELT AS THOUGH I WAS HIS ONLY CLIENT

TESTIMONIAL #8
“Every house is unique and it is very important to bring the right buyer who would be the
perfect fit for the house. I have done work with major big player international agency to list
my house but my house didn’t get the attention and personalized care it needed. Todd was
extremely proactive, knowledgable, resolved any issues immediately, and kept great commu-
nication. I felt as though I was his only client which is NOT the case. He will get it done!”
TESTIMONIAL #9
“My Husband and I wanted to sell our home due to the fact that our house was to big and
time consuming for us. Top Maui realtors came through and loved my home but all said the
same thing, ‘it would be difficult for people to get a loan for the price asked and no home had
ever sold for over 2 million dollars in this area of Wailuku. I even called an old friend who was a
realtor with another agency and she said, in quote: ‘In this market I could not sell your home!I
had heard of Todd Hudson and called him. Upon meeting him my Husband and I both liked
him. He knew the island, knew the area, and believed he could sell our home for the price
we were asking unlike many other realtors from his own agency. After several months of
our home being on the market Todd proved himself honest and hardworking. Our home was
listed at 2.5 million dollars and after several months we had a cash offer come in for 2.4 million
and we sold. The next time we sell our home we will call Todd Hudson again.

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“BY LEVERAGING THE POWER OF

L OC AL INS IGHT AND INTERNATIONAL EXPOSURE



WITH CUTTING EDGE MARKETING,

OUR SELLERS ARE ASSURED TO RECEIVE THE

HIGHEST VISIBILITY

FOR THEIR PROPERTY”



TODD J HUDSON SARA M FOX DANIEL R RUDE
R(B) R(S) R(S)

808.344.3584 808.859.2086 808.495.1708

“WE TAKE PRIDE IN HELPING OUR CLIENTS FIND THE PERFECT PROPERTY
FOR THEIR INDIVIDUAL NEEDS. WITH THREE FULL-TIME EXPERTS
WE ARE BETTER ABLE TO HANDLE YOUR TRANSACTION
AND PROVIDE A HIGHER LEVEL OF SERVICE.”

[email protected]
WWW.THE808TEAM.COM

808.344.3584