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Your Home Deserves a Strategy,
Not a Sign.
Prepared for James & Diana
27-727 Kaieie Road, Papaikou, HI 96781
Listing Appointment • Thursday, October 29, 2026 • 11:00 AM HST
Every home has a story. Our job is to understand yours, develop the right selling strategy, and position your property to reach the buyers most likely to see its value.
Team Roca Hawaii
Where Aloha Meets Excellence
Rose Sakai and Carolina Frias — two dedicated advocates guiding you through every step of the listing process with Keller Williams Big Island.
Carolina Frias & Rose Sakai
Team Roca Hawaii • Keller Williams Realty KW Big Island
Keller Williams Big Island
Brokerage License RB-23793
808.443.9737
teamrocahawaii@gmail.com
teamrocahawaii.com
TeamRocaHawaii.kw.com
Carolina Frias
REALTOR® (S) • RS-86394
Team Roca Hawaii | KW Big Island
Carolina brings exceptional energy, strategic market positioning, and focused client advocacy to every listing. A Certified Home Stager and Professional Real Estate Negotiator, she pairs presentation expertise with sharp negotiation — ensuring your property commands attention across Hawaii and with mainland buyers.
Rose Sakai
REALTOR® (S) • RS-85381
Team Roca Hawaii | KW Big Island
Rose Sakai is a dedicated Hawaii real estate professional, affiliated with Keller Williams Realty – KW Big Island. A KW Associate Leadership Council (ALC) certified agent, she specializes in residential properties, luxury acreage, and high-value sales — providing personalized guidance, rigorous negotiation, and proven results.
Understanding You First
Every Successful Sale Comes Down to 3 Forces
Before we talk price, we want to understand what this move means to you.
WHY are you selling?
- Your motivation: considering a move to California to be closer to family
- What this next chapter means to you
- What a successful sale would look like for your family
WHERE are you going next?
- A California relocation you're considering — not yet finalized
- Your ideal transition from this home to the next
- How flexible the timing could be
WHEN does this need to happen?
- Your preferred timing — not yet confirmed
- What can delay your move
- How we'll define a successful sale together
"Once we understand these three forces, we can build the strategy around you."
The Subject Property
27-727 Kaieie Road, Papaikou
A residence paired with substantial acreage — a property that has to be understood as both a home and a piece of land.
Understanding What Makes Your Property Different
Your property combines a residence with substantial acreage. That means the value story is built from two parts — the home itself and the land it sits on — and both need to be considered together.
Historical information (from the previous listing)
- Approximately 15.27 acres
- Previously listed as 3 bedrooms, 2 bathrooms
- Previously reported living area: 1,408 sq ft
- Historical sale date: September 7, 2016
- Historical sale price: $475,000
Questions to Confirm With the Sellers
Presenter notes · Rose Sakai
- • Current condition and improvements
- • Permitted living area
- • Views, streams, waterfalls, or other natural features, if confirmed
- • Applicable permitting and land-use considerations (AG)
The Story of the Land
What Makes This Property Worth Telling
Beyond the square footage, this is a working Hamakua-coast property — a home paired with substantial acreage, farm improvements, and a setting that's distinctly its own. Here's what we'll verify and present to tell that story accurately.
Renovations & Upgrades
The residence has been improved and updated over the seller's ownership. Confirming the scope, permits, and quality of these renovations lets us present the home's true condition — not just the original footprint from the prior listing.
- Kitchen and bath updates (scope and dates to confirm)
- Flooring and finish upgrades throughout the living area
- Exterior and roof maintenance or replacement
- Any permitted additions or structural changes
To confirm with the sellers
- •Which renovations were permitted
- •Approximate dates and cost basis
- •Current condition of each upgraded system
Farm Improvements & Agriculture
Substantial acreage on the Hamakua coast is a working asset — drainage, fencing, access roads, and water all shape what the land can produce and how easily a buyer can step into it. We'll document the farm infrastructure that adds value beyond the lot size.
- Cleared and maintained pasture or planting areas
- Fencing, gates, and internal access roads
- Water catchment, storage, or irrigation infrastructure
- Outbuildings, sheds, or equipment shelters
To confirm before presentation
- •Water source and rights (catchment, ditch, well)
- •Condition and age of farm infrastructure
- •Any active leases or agricultural agreements
Fruit Production & Vendors
If the property has established fruit trees and an existing buyer relationship, that's a recurring revenue story — not just land. We'll present this only where the production and vendor relationships can be verified.
- Established tree orchards (varieties and maturity to confirm)
- Any current or seasonal harvest volume
- Existing vendor or buyer relationships for the fruit
- Equipment or processing setup already in place
To verify if claimed
- •Documented harvest history or volumes
- •Written vendor agreement or consistent buyer
- •Whether production is ongoing at time of sale
Unique Land, Home & Setting
The setting is the part buyers fall in love with. Natural features, views, and the feeling of the place are what differentiate this property from any other acreage on the market — and where we'll focus the marketing story.
- Natural features: streams, waterfalls, or riparian areas (confirmed only)
- Ocean, coastline, or mauka views from the home
- Privacy, mature canopy, and sense of arrival
- Hamakua-coast location and microclimate
To confirm before publication
- •Which natural features are on-deed vs. observed
- •View corridors from the living areas
- •Any easements affecting access or enjoyment
"The right buyer for this property isn't just buying square footage — they're buying a working piece of the Hamakua coast. We'll tell that story accurately."
Big Island Residential Market
Current residential market data from Title Guaranty Hawaii — the same source Hawaii agents rely on for accurate, independent market statistics. Filtered specifically to highlight the micro-markets framing 27-727 Kaieie Road, Papaikou.
Hawaii Residential Sales Report — September 2026
Official Title Guaranty Hawaii Report • Effective Date: October 1, 2026 • Focus: Hamakua & North Hilo
Hamakua Coast & North Hilo: The Real Pricing Baseline
Papaikou sits right at the northern threshold of the Hilo district and the start of the Hamakua Coastline corridor. In Hawaii market analytics, buyers searching for acreage in this pocket evaluate both Hamakua and North Hilo acreage listings.
Single-Family Median
$1,100,000 ($1.1 M)
▲ +10.4% YTD vs. last year
Sept Sales / Volume
2 Sales
$2.2 M Total
Price distribution: 1 sale in $650K–$999K bracket, 1 sale in $1M–$2.9M bracket (September 2026). Zero sales under $650K.
"Premium acreage and agricultural micro-market: low transaction count (2 closings in Sept), but high median price ($1.1M, up year-over-year). Hamakua commands a premium for private, larger-acreage properties."
Single-Family Median
$911,000 ($911.0 K)
Steady vs. last year
Sept Sales / Volume
4 Sales
$3.4 M Total
Vacant land activity: 1 land sale closed at $450K median in September, highlighting strong coastal land valuation.
"Directly adjacent to Papaikou: stable single-family volume with an impressive $911,000 median sales price. The 1 vacant land sale at $450K reflects high underlying land value along the coast."
Hamakua Median Price
Subject Corridor$1.1M
Single-Family Homes • September 2026 (Title Guaranty)
North Hilo Median Price
Subject Corridor$911K
Single-Family Homes • September 2026 (Title Guaranty)
Local Price Bracket Focus
$650K – $2.9M
100% of Hamakua & North Hilo September sales fell in this range
North Hilo Land Sale
$450K
Vacant land transaction median • September 2026
% of List Price Received
96.98%
Island-wide single-family ratio • September 2026
Island-Wide Median (Context)
$555,000
YTD Island-Wide ($499K for Sept) vs. $911K–$1.1M locally
Official Title Guaranty Market Evidence
Click any page of the official report to view high-resolution details.
1. Subject Area Outperforms Island Averages
While the island-wide single-family median sits at $555,000 YTD ($499,000 for September), Hamakua commands a $1.1M median and North Hilo commands a $911,000 median. Buyers coming to this coast have higher purchasing power and specifically budget for acreage, privacy, and agricultural utility.
2. Strong Realization: 96.98% List-to-Sale
Sellers across Hawaii Island are capturing nearly 97% of asking price when priced in line with verified property condition and land utility. This confirms that the market remains firm for well-presented listings and buyers are actively transacting without severe discounting.
3. Low Velocity Requires Precision
Hamakua saw 2 single-family sales in September (38 YTD), and North Hilo saw 4 (16 YTD). Because this is a low-volume, boutique acreage market, pricing cannot rely on generic subdivision averages. It hinges on the detailed comparative market analysis (CMA) below.
Building the Value Picture
Because there are relatively few direct comparisons for a property with this much acreage, we reviewed both residential properties and land transactions. Active and contingent listings show the current competition, while closed sales provide evidence of completed transactions. Each property contributes a different piece of the market picture, and no single sale determines the value of yours.
1. Larger-Acreage Residential Properties
active27-641 Kaieie Road
MLS 722503
- Acres
- 7.95
- Beds
- 3
- Baths
- 2.5
- Sq Ft
- 1,609
- Days on Market
- 400+ days (older snapshot — verify current)
Same-road active competition at $1.1M on 7.95 acres (~$138K/acre, ~$684/sq ft of dwelling). A reported 400+ days on market is a strong signal the ask sits above what buyers have so far been willing to pay — extended DOM typically precedes a reduction or a sub-ask sale, so this is a cautionary benchmark, not evidence of value at $1.1M. Verify current status, exact DOM, and any price reductions in the MLS.
contingent27-2797 Hawaii Belt Road
MLS 732939
- Acres
- 20.08
- Beds
- 3
- Baths
- 3
- Sq Ft
- 1,847
- Days on Market
- 31
Contingent in just ~31 days at $1.15M — fast absorption that suggests the ask was well-placed for a 20-acre acreage home and supports the upper end of the subject's plausible range, if the subject has comparable appeal. Caveats: the asking price does not establish the accepted contract price; reported ocean views and an off-grid setup are premium features the subject may not share; 20.08 acres exceeds the subject's 15.27. Confirm the accepted price and feature differences in the MLS.
sold27-791 Onohi Loop
MLS 718833
- Acres
- 20.15
- Beds
- 1
- Baths
- 1
- Sq Ft
- 1,292
- Days on Market
- 45
The strongest closed evidence — $1.11M for 20.15 acres with a dwelling — but the home is a 1 bed / 1 bath (1,292 sq ft), materially smaller than the subject's verified 3 / 2, 1,408 sq ft. Reported panoramic views are a premium feature the subject may not match, and 20.15 acres exceeds the subject's 15.27. Public records also show an earlier 2025 sale at $840K and an alternate 22.02-acre figure — confirm the $1.11M June 6 sale is the most-recent arm's-length transaction. The strongest data point, but not a like-for-like match.
2. Smaller-Acreage Residential Competition
active27-296 Kaieie Road
MLS 728628
- Acres
- ~1.02 (remarks reference an additional parcel, possibly ~1.79 total)
- Beds
- 4
- Baths
- 2.5
- Sq Ft
- 2,078
- Days on Market
- 136 (older public snapshot)
Larger living area on a smaller reported parcel. Verify the included parcels and current market information.
active27-106 Ohanakupa Road
MLS 732818
- Acres
- ~1.25
- Beds
- 3
- Baths
- 1
- Sq Ft
- 2,104
- Days on Market
- ~57–59 days
Smaller-acreage alternative that may appeal to buyers prioritizing a residence over extensive land. Described as needing work, with a stream setting.
3. Closed Land Sales
soldPlantation Road, Lot 22
MLS 721836
- Acres
- ~24.14
- Days on Market
- 35
A land transaction useful for understanding how access, usability, views, and water features may contribute to appeal. Not directly equivalent to a home-and-land sale.
sold27-621 Onohi Loop
MLS 720051
- Acres
- 20
- Days on Market
- 45
A premium land reference with reported waterfalls, a swimming hole, views, building plans, and existing infrastructure. Reported cash sale.
What the Comparables Tell Us
1. Larger-acreage residential
The closest acreage comparisons include the $1.11M closed sale on Onohi Loop (20.15 acres) — the strongest evidence of what a buyer actually paid for a comparable acreage-plus-home property — alongside the active 27-641 Kaieie Road ($1.1M, 7.95 acres) and the contingent 27-2797 Hawaii Belt Road ($1.15M, 20.08 acres). The contingent listing's asking price does not establish its accepted contract price.
2. Smaller-acreage competition
Two active smaller-acreage residential listings — 27-296 Kaieie Road at $795K and 27-106 Ohanakupa Road at $625K — show what buyers are being asked to pay today for a residence on less land.
3. Closed land sales
The two closed land transactions (Plantation Road, Lot 22 and 27-621 Onohi Loop) show how access, usability, views, and water features shape land value — useful context, but not directly equivalent to a home-and-land sale.
4. Why acreage alone doesn't set value
A simple price-per-acre formula ignores condition, permitted living area, access, views, and improvements. Two 20-acre parcels can sell for very different prices for these reasons.
5. To confirm before finalizing the price recommendation
Verified condition and improvements, permitted living area, land usability and access, confirmed natural features and views, any outstanding permitting or compliance questions, and current competition and buyer demand.
Choose Your Selling Strategy
You Set the Timeline. We Build the Plan.
30-Day Strategy
- Aggressive launch
- Strong initial buyer urgency
- Concentrated marketing exposure
- Pricing and preparation must support the intended timeline
30–90 Day Strategy
- Balanced exposure
- Opportunity to assess buyer response
- Flexible negotiation strategy
- Ongoing review of competition and feedback
90+ Day Strategy
- More conservative positioning
- Potentially longer market exposure
- Continued monitoring of buyer response
- Clear discussion of pricing expectations and market feedback
"You choose the timeline. We build the strategy around your goals."
No timeline or sale outcome is guaranteed. No unsupported prices are assigned to these strategies.
Pricing & Market Response
The Market Always Tells the Truth
An accurate asking price doesn't just attract buyers — it generates a clear, early market signal. The further a price drifts from the market, the quieter that signal becomes. We can see that pattern directly in this month's Title Guaranty data for Hamakua and North Hilo.
Market Response by Pricing Accuracy
Buyer Engagement Level
Priced Right
Under 30 days
Strong, early buyer activity and a clear market signal — the response an accurate asking price is designed to produce.
10–12% Overpriced
1–2 calls
Buyer activity slows sharply. A few inquiries, little momentum — a signal that the price is running ahead of demand.
15–20% Overpriced
No calls
The market screens the listing out entirely. The only feedback is the absence of activity — a quiet but unambiguous signal.
What the Market Report Shows Us
The pattern we're watching in this market
This isn't a guess — it's what this month's Title Guaranty data shows for the Hamakua Coast and North Hilo. With only 6 single-family closings across both districts in September, buyer attention is scarce and deliberate. Accurate pricing is rewarded; overpricing quietly costs days on market.
96.98%
List price received, island-wide (Sept 2026) — accurate pricing gets rewarded.
62 days
Average days on market — the bar an accurate asking price aims to beat.
$911K–$1.1M
Local median vs. $555,000 island-wide — buyers here evaluate fewer options.
The exact response to any single listing still depends on condition, access, and timing — but the direction is consistent in the data: the closer the asking price sits to the market, the faster and fuller the signal.
Preliminary Pricing Discussion
A Starting Point for Our Conversation
Preliminary Discussion Range
$950,000 – $1,100,000
Working range provided by Carolina
Potential Starting Point for Discussion
$995,000 – $1,050,000
Subject to verification and the agents' final assessment
These figures are preliminary — not a formal appraisal, a guaranteed sale price, or a final listing recommendation. The recommendation may change based on:
- Verified condition and improvements
- Permitted living area
- Land usability and access
- Confirmed natural features and views
- Outstanding permitting or compliance questions
- Current competition and buyer demand
These figures are not a promise or guarantee of sale price or outcome.
How We Make Your Home Impossible to Ignore
Reach, visibility, professional presentation, and consistent follow-through — coordinated across every channel that connects your home to the right buyer.
KW Global Network
Keller Williams' worldwide agent network and referral reach.
Agent-to-Agent Outreach
Direct outreach to Big Island and mainland agents representing qualified buyers.
Property Video & Reels
Short-form video and reels built for social sharing and mobile viewing.
Professional Staging
Certified Home Stager presentation to highlight space, light, and lifestyle.
Print, Postcards & Flyers
Targeted print and direct-mail pieces to the right neighborhoods.
Open Houses
Broker and public open houses to drive qualified, in-person traffic.
Social Media Campaigns
Paid and organic campaigns across Instagram and Facebook.
Email Blasts & Newsletters
Targeted email to our buyer database and sphere of influence.
YouTube & Magazine Features
Video placement and selected print magazine exposure.
Homes.com / Moxie / Cohana
Syndication across KW's listing platforms and partner sites.
Bid.com Partnerships
Auction and bidding-platform partnerships where appropriate.
Call Center Lead Capture
KW call center support to capture and qualify inbound interest.
Success Stories
How Team Roca Overcomes Market Challenges & Gets Homes Sold
68-1125 Kaniku Drive, #2105, Kamuela, HI 96743
Challenge
- •Previously listed with another brokerage
- •Expired after 279 days
- •No offers
- •Buyer fatigue and a stagnant listing
Team Roca Strategy
- Strategic price adjustments aligned with market feedback
- Consistent open houses
- Immediate follow-up with agents and attendees
- Active communication and relationship-building
Reported Result
68-3840 Lua Kula Street, #A203, Waikoloa, HI 96738
Challenge
- •Slow condo market with high inventory
- •Three-bedroom unit, but dated
- •Rare floor plan that was difficult to value
- •Seller initially wanted to list at $675,000
Team Roca Strategy
- Intentional pricing below perceived market value
- Created urgency and a multiple-offer environment
- Let market response inform the pricing strategy
- Strong follow-up and persistence after the first escrow fell through
Reported Timeline
- Initial offer over asking shortly after listing
- First escrow canceled due to buyer financing
- Property temporarily withdrawn at seller's request
- Relaunched at $735,000
- Received another offer over asking
Reported Result
73-1219 Loloa Drive, Kailua-Kona, HI
Challenge
- •Vacant home
- •Needed a stronger emotional connection for buyers
Team Roca Strategy
- Full professional staging
- Interior design to enhance flow and lifestyle appeal
- High-quality photography to help buyers visualize living there
Reported Result
The original LA also references a six-day market milestone — the precise meaning and timeline should be verified against approved team records before display.
Each case study reflects a specific property's circumstances and does not guarantee a similar result for another seller. Verify all figures against approved team records before publication.
Why Team Roca
Strategy. Presentation. Execution.
"Selling a home isn't about throwing ads at everyone. It's about the right strategy, the right presentation, and consistent execution."
Explore More from Team Roca Hawaii
Explore Team Roca Hawaii
The official Team Roca Hawaii website.
View the Full Market Report
Title Guaranty Hawaii residential market reports.
Why Team Roca
Watch our team video.
View Our Marketing Examples
Selected Team Roca marketing samples on Instagram.
View Our Reviews
Approved online reviews and business profile on Google.
External links open in a new tab. The original LA design reference is available to the team at the provided Google Drive link. Please confirm the share.google reviews link resolves to the intended Google business profile before publishing.
Getting Started
The Listing Process
Documents & Preparation
Specific requirements will be confirmed with the sellers.
Your Selling Timeline
Not every property follows an identical schedule — we tailor the timeline to your property and goals.
Let's Tell Your StoryEvery home has a story. We'd be honored to help tell yours.
Let's discuss the property-specific selling strategy for 27-727 Kaieie Road and answer any questions before our appointment.