{"version":"1.0","type":"stack","id":"9471780b-960f-40dd-a1d1-b52f5ed6d7fa","url":"https://stacklist.com/c/home/stack/9471780b-960f-40dd-a1d1-b52f5ed6d7fa","title":"Selling a Home in Kailua: Pricing, Prep, Flood Zones and Timing","description":"For Kailua homeowners deciding when and how to sell. The new FEMA flood maps and what a flood zone does to your buyer pool, which renovations need a Honolulu permit, how Coconut Grove, Enchanted Lake, Kalama and Kaimalino price differently, and how to read the monthly Oahu market reports before you list. Curated by Daniel Newbill, 26 years selling Hawaii real estate and 28 Kailua transactions.","privacy":"public","created_at":"2026-09-08T21:50:29.392Z","updated_at":"2026-09-08T21:50:29.392Z","author":{"username":"daniel-newbill","name":"Daniel Newbill","url":"https://stacklist.com/daniel-newbill","type":"person"},"category":{"id":"home","name":"home","url":"https://stacklist.com/c/home"},"items":[{"id":"cbffae7b-1977-47a6-bf20-1554eeb32066","position":1,"title":"Hawaii Flood Hazard Assessment Tool","url":"https://fhat.hawaii.gov/","note":"Type in a Kailua address and see its FEMA flood zone. A home in an AE zone means the buyer's lender will require flood insurance, which changes who can afford it. Know this before you price.","image":{"url":"https://ucarecdn.com/633fc694-e737-4840-ad45-f160fd1a73a5/","alt":"Hawaii Flood Hazard Assessment Tool","width":1946,"height":1946},"direct_link":"https://stacklist.com/card/cbffae7b-1977-47a6-bf20-1554eeb32066","created_at":"2026-09-08T21:51:45.719Z","updated_at":null,"aco":{"summary":"The Hawaii Department of Land and Natural Resources Flood Hazard Assessment Tool (FHAT) is an informational mapping viewer displaying flood zones sourced from FEMA's Digital Flood Insurance Rate Maps. It provides tools for TMK parcel search, coordinate lookup, estimated ground elevation queries, NGS datasheets, and tsunami evacuation zone mapping across Hawaii's four counties.","tags":["flood-hazard","mapping","hawaii","fema","flood-zones","gis","tsunami"],"key_entities":[{"name":"Hawaii Department of Land and Natural Resources","type":"organization","confidence":1},{"name":"FEMA","type":"organization","confidence":1},{"name":"USGS","type":"organization","confidence":0.97},{"name":"Flood Hazard Assessment Tool (FHAT)","type":"technology","confidence":1},{"name":"Digital Flood Insurance Rate Maps (FIRMs)","type":"technology","confidence":0.98},{"name":"USGS 3DEP Program","type":"technology","confidence":0.95},{"name":"Hawaii","type":"location","confidence":1},{"name":"Base Flood Elevation","type":"concept","confidence":0.92},{"name":"National Flood Hazard Layer","type":"concept","confidence":0.93}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:51:56.429Z"},"token_counts":{"approximate":1018,"cl100k":849},"content_hash":"sha256:429b381868651320ca5029f59aa492861b819dab069ded0a1938dc978297c36d","acp_version":"0.2","body_available":true,"body_tokens":1018,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"7554a78a-4d68-4a2b-a04d-188a05ebca8c","position":2,"title":"New FEMA Flood Maps for Oahu (Honolulu Resilience Office)","url":"https://www.resilientoahu.org/firm-update","note":"The City's page on the new Flood Insurance Rate Maps for Oahu. Some Kailua parcels changed zones. If yours did, disclose it and plan for the insurance conversation with buyers.","image":{"url":"https://ucarecdn.com/5af61147-77b8-462d-8935-8ee7cae9475d/","alt":"New FEMA Flood Maps for Oahu (Honolulu Resilience Office)","width":2198,"height":2199},"direct_link":"https://stacklist.com/card/7554a78a-4d68-4a2b-a04d-188a05ebca8c","created_at":"2026-09-08T21:51:49.195Z","updated_at":null,"aco":{"summary":"FEMA Flood Insurance Rate Maps for O'ahu provides residents and businesses with guidance on flood insurance options, financial protections, and property flood-resistance measures under the National Flood Insurance Program. The page outlines NFIP discounts, monthly premium installment options, map amendment processes, and multilingual resources for O'ahu communities.","tags":["flood-insurance","fema","nfip","oahu","flood-maps","community-rating-system","disaster-preparedness"],"key_entities":[{"name":"FEMA","type":"organization","confidence":1},{"name":"National Flood Insurance Program","type":"organization","confidence":1},{"name":"NFIP Community Rating System","type":"organization","confidence":0.95},{"name":"State Insurance Division","type":"organization","confidence":0.85},{"name":"O'ahu","type":"location","confidence":1},{"name":"Honolulu","type":"location","confidence":0.95},{"name":"Hawaii","type":"location","confidence":0.9},{"name":"Flood Insurance Rate Maps","type":"concept","confidence":0.95},{"name":"Letter of Map Amendment","type":"concept","confidence":0.9},{"name":"2026 Virtual Open House","type":"event","confidence":0.85}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:51:59.413Z"},"token_counts":{"approximate":4240,"cl100k":3538},"content_hash":"sha256:23d2bf57e0813aba347b14cb702f17fdddb1fcb202e47b545a99f0707f5b5209","acp_version":"0.2","body_available":true,"body_tokens":4240,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"b217de8c-1aac-493b-9348-56a3d2e6073f","position":3,"title":"Is Your Listing in a New Flood Zone? (Hawaii Realtors)","url":"https://www.hawaiirealtors.com/news-announcements/is-your-listing-in-a-new-flood-zone-what-every-o-ahu-realtor-needs-to-know-before-june-10","note":"Hawaii Realtors' guidance on listings caught by the flood-map update. Useful for understanding what your agent should be checking on your behalf before the sign goes up.","image":{"url":"https://ucarecdn.com/efd5959f-b339-4847-8399-00803056381a/","alt":"Is Your Listing in a New Flood Zone? (Hawaii Realtors)","width":700,"height":467},"direct_link":"https://stacklist.com/card/b217de8c-1aac-493b-9348-56a3d2e6073f","created_at":"2026-09-08T21:51:52.472Z","updated_at":null,"aco":{"summary":"FEMA's updated Flood Insurance Rate Maps take effect for the City and County of Honolulu on June 10, 2026, placing approximately 3,492 parcels into a Special Flood Hazard Area for the first time. Oahu REALTORS are urged to alert clients immediately, as federally backed mortgages will require flood insurance and NFIP's 30-day waiting period means policies should be secured before mid-May.","tags":["flood-zone","fema","flood-insurance","oahu","real-estate","remapping","nfip"],"key_entities":[{"name":"FEMA","type":"organization","confidence":1},{"name":"Hawai'i REALTORS","type":"organization","confidence":0.95},{"name":"City and County of Honolulu","type":"organization","confidence":0.95},{"name":"Hawai'i DLNR","type":"organization","confidence":0.9},{"name":"NFIP","type":"organization","confidence":0.95},{"name":"O'ahu","type":"location","confidence":1},{"name":"Flood Insurance Rate Maps","type":"technology","confidence":0.95},{"name":"Special Flood Hazard Area","type":"concept","confidence":0.95},{"name":"Preferred Risk Policy","type":"concept","confidence":0.85},{"name":"FEMA Flood Map Remapping June 2026","type":"event","confidence":0.9},{"name":"Resilient O'ahu Interactive Map","type":"technology","confidence":0.85},{"name":"FEMA Flood Map Service Center","type":"technology","confidence":0.9}],"classification":"memo","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:02.005Z"},"token_counts":{"approximate":629,"cl100k":558},"content_hash":"sha256:5f77a36bd16f4f9ab51434c9f41144c6c459dd8a7cc0532090beb4340546fef1","acp_version":"0.2","body_available":true,"body_tokens":629,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"6a8e2bf4-e5b2-4fee-a997-b21264b1d8f1","position":4,"title":"State of Hawaii Sea Level Rise Viewer (PacIOOS)","url":"https://www.pacioos.hawaii.edu/shoreline/slr-hawaii/","note":"The State's sea level rise mapping tool. Buyers and their inspectors look at this for low-lying Kailua streets. Sellers should look first so nothing in the conversation is a surprise.","image":{"url":"https://ucarecdn.com/c23ed810-af0c-41d1-9d67-c6527813e6ec/","alt":"State of Hawaii Sea Level Rise Viewer (PacIOOS)","width":1429,"height":1429},"direct_link":"https://stacklist.com/card/6a8e2bf4-e5b2-4fee-a997-b21264b1d8f1","created_at":"2026-09-08T21:51:55.800Z","updated_at":null,"aco":{"summary":"The PacIOOS State of Hawaii Sea Level Rise Viewer is an interactive mapping tool supporting the State of Hawaii Sea Level Rise Vulnerability and Adaptation Report, funded by NOAA's 2016 Regional Coastal Resilience Grants Program. It provides data layers on sea level rise exposure and is tied to a 2021 Hawaii state law requiring real estate disclosure of sea level rise risk for properties within the Sea Level Rise Exposure Area.","tags":["sea-level-rise","coastal-resilience","hawaii","pacific-islands","ocean-data","shoreline-impacts","interactive-mapping"],"key_entities":[{"name":"PacIOOS","type":"organization","confidence":0.99},{"name":"National Oceanic and Atmospheric Administration (NOAA)","type":"organization","confidence":0.99},{"name":"Hawaii","type":"location","confidence":0.99},{"name":"Pacific Islands","type":"location","confidence":0.95},{"name":"Sea Level Rise","type":"concept","confidence":0.99},{"name":"Sea Level Rise Vulnerability and Adaptation Report","type":"concept","confidence":0.95},{"name":"2016 Regional Coastal Resilience Grants Program","type":"event","confidence":0.9},{"name":"Sea Level Rise Viewer","type":"technology","confidence":0.93},{"name":"Hawaii Revised Statutes 508D-15","type":"concept","confidence":0.85}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:06.208Z"},"token_counts":{"approximate":17551,"cl100k":16027},"content_hash":"sha256:9f5086dad044afca1c764b58dc3d5b7f993eeb408f239731a7f2b8ea25065e39","acp_version":"0.2","body_available":true,"body_tokens":17551,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"29970aad-f6cd-448c-9f88-e6a243a9caa3","position":5,"title":"Hawaii Seller Disclosure Law (HRS Chapter 508D)","url":"https://law.justia.com/codes/hawaii/title-28/chapter-508d/","note":"Hawaii's mandatory seller disclosure statute. What you must tell a buyer, and when. Flood zone, past water intrusion and unpermitted work all live here.","image":{"url":"https://ucarecdn.com/cf09ebfa-9ff4-4eba-8330-6f02ca2b8d01/","alt":"Hawaii Seller Disclosure Law (HRS Chapter 508D)","width":724,"height":483},"direct_link":"https://stacklist.com/card/29970aad-f6cd-448c-9f88-e6a243a9caa3","created_at":"2026-09-08T21:51:58.936Z","updated_at":null},{"id":"5242be53-864f-4de9-a3a1-01123e0a28e8","position":6,"title":"Honolulu Building Permit Requirements (DPP)","url":"https://www.honolulu.gov/dpp/permitting/building-permits-home/building-permit-requriements/","note":"Honolulu's rules on which home improvements need a building permit. Unpermitted work is one of the most common reasons a Kailua sale slows down or reprices at inspection.","image":{"url":"https://ucarecdn.com/1dcdcdfa-c57b-487f-9225-97b2c51adf18/","alt":"Honolulu Building Permit Requirements (DPP)","width":1567,"height":1568},"direct_link":"https://stacklist.com/card/5242be53-864f-4de9-a3a1-01123e0a28e8","created_at":"2026-09-08T21:52:02.206Z","updated_at":null,"aco":{"summary":"This guide outlines when building permits are required in Honolulu, covering construction, electrical, plumbing, signage, and structural work under ROH 18-3.1(a). It also details common permit exemptions, fee structures, plan requirements, and how to apply through the DPP via ePlans.","tags":["building-permit","construction","permit-exemptions","zoning","honolulu","code-compliance","permit-fees"],"key_entities":[{"name":"Honolulu","type":"location","confidence":0.97},{"name":"DPP (Department of Planning and Permitting)","type":"organization","confidence":0.92},{"name":"Building Permit","type":"concept","confidence":0.99},{"name":"Permit Exemptions","type":"concept","confidence":0.95},{"name":"ePlans","type":"technology","confidence":0.9},{"name":"ROH 18-3.1","type":"concept","confidence":0.88},{"name":"HRS Chapter 464","type":"concept","confidence":0.82}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:12.674Z"},"token_counts":{"approximate":1409,"cl100k":1145},"content_hash":"sha256:73d24ab2d25552263dc347cd856247b854103a0aa8611e764c1bb02ae0e91a77","acp_version":"0.2","body_available":true,"body_tokens":1409,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"900ea9c7-7d42-45a2-95cf-eccc582bd07f","position":7,"title":"Honolulu Real Property Assessment (RPAD)","url":"https://realproperty.honolulu.gov/","note":"Honolulu's real property assessment site. Assessed value is not market value, but buyers will pull this record, so know what it says about your home before they do.","image":{"url":"https://ucarecdn.com/ec9dcd2a-9f10-46c2-8a5c-0962fee5262a/","alt":"Honolulu Real Property Assessment (RPAD)","width":2316,"height":2317},"direct_link":"https://stacklist.com/card/900ea9c7-7d42-45a2-95cf-eccc582bd07f","created_at":"2026-09-08T21:52:06.590Z","updated_at":null,"aco":{"summary":"The Honolulu Real Property Assessment Division provides information on property tax programs including Hurricane Lala tax remission, updated home exemptions effective July 1, 2027, and the Board of Review appeal process. Key deadlines, eligibility requirements, and resources for property owners in the City and County of Honolulu are outlined throughout the page.","tags":["property-tax","real-property-assessment","home-exemption","tax-remission","honolulu","board-of-review","mass-appraisal"],"key_entities":[{"name":"Department of Budget and Fiscal Services","type":"organization","confidence":0.99},{"name":"Real Property Assessment Division","type":"organization","confidence":0.99},{"name":"City and County of Honolulu","type":"organization","confidence":0.98},{"name":"International Association of Assessing Officers","type":"organization","confidence":0.95},{"name":"Board of Review","type":"organization","confidence":0.93},{"name":"Hurricane Lala 2026","type":"event","confidence":0.97},{"name":"Honolulu","type":"location","confidence":0.99},{"name":"Kapolei","type":"location","confidence":0.95},{"name":"Computer Assisted Mass Appraisal","type":"technology","confidence":0.9},{"name":"Home Exemption Program","type":"concept","confidence":0.95},{"name":"Mass Appraisal","type":"concept","confidence":0.92},{"name":"Ad Valorem Taxation","type":"concept","confidence":0.88}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:18.201Z"},"token_counts":{"approximate":3702,"cl100k":2999},"content_hash":"sha256:32f8b02f5ad15733dd0ecb87fef013f3dcd073e934b3861e35c6107e29643a42","acp_version":"0.2","body_available":true,"body_tokens":3702,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"deeaaeb2-0c8d-4429-acbf-2510648bb4a5","position":8,"title":"Honolulu Board of Realtors Monthly Market Reports","url":"https://www.hicentral.com/market-press-releases.php","note":"Median price, days on market and inventory for Oahu single-family homes and condos, released monthly. Read the trend over several months, not one headline number.","image":{"url":"https://ucarecdn.com/39f08843-43f8-4bf9-8354-d9e03a2c687b/","alt":"Honolulu Board of Realtors Monthly Market Reports","width":1600,"height":1200},"direct_link":"https://stacklist.com/card/deeaaeb2-0c8d-4429-acbf-2510648bb4a5","created_at":"2026-09-08T21:52:10.952Z","updated_at":null,"aco":{"summary":"The Honolulu Board of REALTORS (HBR) website provides a comprehensive hub for real estate resources, including market reports dating from 2000 to 2026, open house listings, mortgage rates, and consumer guides. HBR serves members and the public with tools for buying, selling, and renting properties on Oahu, Hawaii.","tags":["real-estate","market-reports","open-house","oahu","honolulu","realtor","housing"],"key_entities":[{"name":"Honolulu Board of REALTORS","type":"organization","confidence":1},{"name":"Honolulu","type":"location","confidence":1},{"name":"Oahu","type":"location","confidence":1},{"name":"Hawaii","type":"location","confidence":0.95},{"name":"Market Reports","type":"concept","confidence":0.9},{"name":"Open House","type":"concept","confidence":0.85},{"name":"Mortgage Rates","type":"concept","confidence":0.8}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:19.335Z"},"token_counts":{"approximate":955,"cl100k":799},"content_hash":"sha256:48c0b8c66ea208a67c7b216adc91bc23a1140e7c91b97ebb72ae2b9cd981cf3d","acp_version":"0.2","body_available":true,"body_tokens":955,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"7cdb37e0-f6b7-4cd7-b87a-6ccf99a004a1","position":9,"title":"Kailua Neighborhood Board No. 31","url":"https://www.honolulu.gov/nco/nb31/","note":"Agendas and minutes for Kailua's neighborhood board. They show what is being proposed near your home, from traffic changes to new development. Buyers ask about this.","image":{"url":"https://ucarecdn.com/41cd7539-204d-4d23-bbdf-428031e03f52/","alt":"Kailua Neighborhood Board No. 31","width":1464,"height":1464},"direct_link":"https://stacklist.com/card/7cdb37e0-f6b7-4cd7-b87a-6ccf99a004a1","created_at":"2026-09-08T21:52:14.272Z","updated_at":null,"aco":{"summary":"The Kailua Neighborhood Board No. 31 is a local government body serving the Kailua community in Hawaii, chaired by Bill Hicks. It holds regular monthly meetings on the first Thursday of each month at Kailua District Park and maintains archives of agendas, minutes, and resolutions dating back to 2005.","tags":["neighborhood-board","community-governance","kailua","hawaii","citizen-participation","public-meetings","local-government"],"key_entities":[{"name":"Kailua Neighborhood Board No. 31","type":"organization","confidence":1},{"name":"Bill Hicks","type":"person","confidence":1},{"name":"James Ireland","type":"person","confidence":0.95},{"name":"Chelsea Smith","type":"person","confidence":0.95},{"name":"Ana Malia Kia","type":"person","confidence":0.95},{"name":"Annie Bird","type":"person","confidence":0.95},{"name":"Bruce Andrews","type":"person","confidence":0.95},{"name":"David Laeha","type":"person","confidence":0.95},{"name":"Donna Wong","type":"person","confidence":0.95},{"name":"Kailua","type":"location","confidence":1},{"name":"Hawaii","type":"location","confidence":1},{"name":"Kailua District Park","type":"location","confidence":0.95},{"name":"Citizen Participation","type":"concept","confidence":0.9}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:24.407Z"},"token_counts":{"approximate":475,"cl100k":609},"content_hash":"sha256:c26e15b06737afcc3f825c013ba3fe00bc16b9418304b4554b5496ff45c83ea4","acp_version":"0.2","body_available":true,"body_tokens":475,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"4ac73f5b-2dc4-46e7-b567-23e8f6815d33","position":10,"title":"Koolau Poko Sustainable Communities Plan (Honolulu DPP)","url":"https://www.honolulu.gov/dpp/planning/applying-for-changes/dp-scp/koolau-poko/","note":"The City's long-range plan for Kailua and Kaneohe. It governs what can and cannot be built around you, which is part of what a buyer is paying for.","image":{"url":"https://ucarecdn.com/2e8693c2-cde3-4782-a8ea-75492ab66ebf/","alt":"Koolau Poko Sustainable Communities Plan (Honolulu DPP)","width":576,"height":347},"direct_link":"https://stacklist.com/card/4ac73f5b-2dc4-46e7-b567-23e8f6815d33","created_at":"2026-09-08T21:52:18.681Z","updated_at":null,"aco":{"summary":"The Ko'olau Poko Sustainable Communities Plan covers the windward coastal and valley areas of O'ahu, Hawaii, encompassing communities from Makapu'u Point to Ka'o'io Point. Adopted in 2017 with a vision through 2035, it aims to preserve agricultural lands, protect scenic and cultural resources, promote transit alternatives, and maintain a Community Growth Boundary.","tags":["sustainable-communities","land-use","urban-planning","hawaii","open-space","agricultural-preservation","coastal-management"],"key_entities":[{"name":"Ko'olau Poko","type":"location","confidence":1},{"name":"Kaneohe Bay","type":"location","confidence":0.95},{"name":"Makapu'u Point","type":"location","confidence":0.95},{"name":"Ka'o'io Point","type":"location","confidence":0.9},{"name":"Waimanalo","type":"location","confidence":0.9},{"name":"Kane'ohe","type":"location","confidence":0.9},{"name":"City and County of Honolulu","type":"organization","confidence":0.95},{"name":"ahupua'a","type":"concept","confidence":0.9},{"name":"Transit-Oriented Development","type":"concept","confidence":0.85},{"name":"Community Growth Boundary","type":"concept","confidence":0.85},{"name":"Ko'olau Poko Sustainable Communities Plan Adoption 2017","type":"event","confidence":0.95}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:52:29.343Z"},"token_counts":{"approximate":1104,"cl100k":870},"content_hash":"sha256:4d55559c2b3c607da6ec2a6d151ab66b14f4cdf6af4f8e291d8c2370049bc4d5","acp_version":"0.2","body_available":true,"body_tokens":1104,"visibility":"public","agent_accessible":true,"status":"final"}}],"stats":{"likes_count":0,"items_count":10},"_links":{"self":"/api/public/stack/9471780b-960f-40dd-a1d1-b52f5ed6d7fa.json","html":"https://stacklist.com/c/home/stack/9471780b-960f-40dd-a1d1-b52f5ed6d7fa","rss":"/api/feeds/stack/9471780b-960f-40dd-a1d1-b52f5ed6d7fa/rss","json_feed":"/api/feeds/stack/9471780b-960f-40dd-a1d1-b52f5ed6d7fa/json"}}