Congratulations on your new PCS move to Hawaii! This may be the most unique PCS location you will come to anywhere in the U.S! On Oahu, you will find temperatures in the mid-70s to mid-80s almost all year round, depending on your location. Some parts of the island are dry, some areas are wet, and there are tons of microclimates that change neighborhood by neighborhood. PCSing to Hawaii and finding a house isn’t just about finding a house to live in, it’s about waking up and feeling happy in the community around you. I’m here to help!

Tips for a Smooth Transition

Homes Are Smaller

In Hawaii, there is less space. Single-family homes usually range from around 900 square feet to 1,500 square feet for most places within an average service member’s budget. However, there are exceptions. Single-family homes in a service member’s average price range as small as 220 square feet and as big as a 3,000 square feet. In general, think small!

Your Location & Your Commute Time

In Hawaii, commute time is defined by location-specific traffic patterns. If you move to the wrong location and have the wrong work start time, you can easily be in bumper-to-bumper traffic for well over 2 hours each way!!  Depending on your branch and your duty, you can be at one of the various bases throughout the island of Oahu. (Read my blog Military Bases in Hawaii, for more information about your specific base.)

On Oahu, there are several “rush hours” throughout the day that correspond with the times that the military leave  bases, the times state workers finish for the day, and the times that the dockworkers finish for the day. To find the best place for a good commute time, it is important to know which base or location you will be commuting to, and what your hours will likely be. The goal here is to make sure that you spend less time in your car and more time doing what is important to you!

The Addresses Aren’t Always the Same as the Town Names

In Hawaii we do not have incorporated municipalities, so the mailing addresses are not accurate to the location. Let’s say you want to buy in “Honolulu.” Well, an address that says “Honolulu” could be practically anywhere between the town of “Salt Lake” down by Hickam Air Force Base to the Hawaii Kai area. That can be a distance of 23 miles and well over an hour of transit time difference. Likewise, towns like Makaha and Ma’ili in the Leeward side are given Waianae mailing addresses. So, looking for a place to live online may get pretty confusing pretty fast without a good realtor to guide you. Again, I’m here to help!

HOA Fees are Bigger for Condos and Townhomes

HOA fees are much higher here than what you may be used to on the mainland if you move to a homeowners association. As of 2023, the average HOA fee on apartments is upwards of $400/month. A three-bedroom apartment in the downtown area could have an HOA of over $1,000/month. Many of the more popular attached townhomes have HOA fees of more than $600/month. Sometimes these large fees cover nice amenities, but often they are high to cover reserves to do future maintenance. HOAs are counted into the debt-to-income ratio and borrowing limits for a buyer, an HOA of $500/month may lower your buying ability by $70,000 or more.  On one hand, these HOAs might go towards maintaining your lawns and common areas. But on the other hand, during three years of service, you could easily be giving an HOA $18,000.

PCS Season – Look at Homes Before You Arrive

In PCS season, roughly the end of March through the end of July, there is a huge increase in home inventory for sale as service members leave the island. However, there is also increased competition for homes that are for sale. Just like you, plenty of service members will soon be looking for a place to call home. That means effective communication, efficient scheduling, and proper guidance are very important. We have to work together quickly to find a place that will work for you, get in tailored and well-written offers, and get you the best shot to get to the top of the seller’s pile of offers. When there are multiple offer situations, we need to be ready to get revised offers submitted in the most efficient manner possible. We want to set you up so that when you arrive, things are ready for you.

My goal is to help you find a place to move into that will set you up for your professional and personal success.

There are quite a few military bases here, so looking for targeted advice on a military move can be difficult without a realtor who actually knows what they are doing. Reach out anytime. I’m here to help!

Here is my contact information:

Shannon Dube

808-475-3324

Shannon@C21IslandHomes.com