{"version":"1.0","type":"stack","id":"f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a","url":"https://stacklist.com/c/home/stack/f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a","title":"Pricing Unusual Oahu Property: Oceanfront, CPR, Ag and Leasehold","description":"Why Zillow gets it wrong on Oahu: certified shorelines, CPR ownership, ag dedications, and leasehold land each break automated valuation models. Sources curated by Daniel Newbill, CLHMS, 26 years.","privacy":"public","created_at":"2026-09-08T21:50:46.431Z","updated_at":"2026-09-10T13:02:05.775Z","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":"f68883fd-5167-469b-9d9b-462e7e5a4169","position":1,"title":"Do Automated Valuation Models Reinforce Disparities? (Urban Institute)","url":"https://www.urban.org/research/publication/do-automated-valuation-models-reinforce-disparities-home-values","note":"Research on where automated valuation models go wrong. The short version: they are least reliable where homes are least alike, which describes much of Oahu.","image":{"url":"https://ucarecdn.com/7aa71fd9-bbed-40e3-8af3-98899493d7ab/","alt":"Do Automated Valuation Models Reinforce Disparities? (Urban Institute)","width":1024,"height":576},"direct_link":"https://stacklist.com/card/f68883fd-5167-469b-9d9b-462e7e5a4169","created_at":"2026-09-08T21:54:24.329Z","updated_at":null,"aco":{"summary":"This study provides the first individual-level evidence of AVM valuation errors, finding that Black homeowners in Atlanta and Memphis face errors 3.4 percentage points higher and undervaluation of about 5 percent compared to white homeowners. The research offers an empirical framework for identifying algorithmic bias and recommends policy actions to improve transparency, data quality, and fairness in automated home valuation systems.","tags":["algorithmic-bias","automated-valuation","racial-equity","housing-finance","mortgage-lending","avm","home-valuation"],"key_entities":[{"name":"Automated Valuation Models (AVMs)","type":"technology","confidence":1},{"name":"fully Bayesian Improved Surname Geocoding (fBISG)","type":"technology","confidence":0.95},{"name":"Atlanta","type":"location","confidence":0.98},{"name":"Memphis","type":"location","confidence":0.98},{"name":"Housing Finance Policy Center","type":"organization","confidence":0.92},{"name":"Algorithmic Bias","type":"concept","confidence":0.97},{"name":"Racial Equity","type":"concept","confidence":0.97},{"name":"Home Undervaluation","type":"concept","confidence":0.93},{"name":"Racial Equity Analytics Lab","type":"organization","confidence":0.88}],"classification":"analysis","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:54:33.623Z"},"token_counts":{"approximate":813,"cl100k":559},"content_hash":"sha256:4bb91627a7e95379d62a1083d618037a399dfd091d63ea6eb6b2105e15b2f354","acp_version":"0.2","body_available":true,"body_tokens":813,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"c587a957-fac2-43eb-88f1-23c4681c6307","position":2,"title":"The State of Automated Valuation Models (Mortgage Bankers Association)","url":"https://www.mba.org/docs/default-source/uploadedfiles/member-white-papers/stateofautomatedvaluationmodels-final.pdf","note":"How the models are built and where their confidence drops. Useful background before trusting an online number on a Hawaii property.","image":{"url":"https://ucarecdn.com/1e771d4c-ffb5-4e90-8666-865b3aa39cda/","alt":"The State of Automated Valuation Models (Mortgage Bankers Association)","width":900,"height":600},"direct_link":"https://stacklist.com/card/c587a957-fac2-43eb-88f1-23c4681c6307","created_at":"2026-09-08T21:54:28.476Z","updated_at":null},{"id":"21bd1d09-ef99-4c79-8c27-4306d674a823","position":3,"title":"Appraising Specialty Properties (Appraisal Institute)","url":"https://www.appraisalinstitute.org/insights-and-resources/insights/blog/2026-1-29-blog","note":"What a professional appraiser does when there are no clean comparables. The same discipline applies to pricing an unusual Oahu listing.","image":{"url":"https://ucarecdn.com/841b69c9-8713-41a0-ab61-2df75d9f14d3/","alt":"Appraising Specialty Properties (Appraisal Institute)","width":1045,"height":1045},"direct_link":"https://stacklist.com/card/21bd1d09-ef99-4c79-8c27-4306d674a823","created_at":"2026-09-08T21:54:32.760Z","updated_at":null,"aco":{"summary":"This Appraisal Institute blog post explores the challenges and rewards of appraising specialty commercial properties in niche markets. It previews a 2026 Annual Conference session featuring expert appraisers who discuss disciplined methodology, demand analysis, and highest-and-best-use analysis for non-traditional property types.","tags":["specialty-properties","commercial-appraisal","niche-markets","real-estate","highest-and-best-use","valuation","market-research"],"key_entities":[{"name":"Appraisal Institute","type":"organization","confidence":1},{"name":"Stephen F. 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Two houses on one lot can be a CPR, and it changes how each one is valued and financed.","image":{"url":"https://ucarecdn.com/f60a1620-996c-48f5-b42b-8315920bf0d7/","alt":"Hawaii Condominium Law (HRS 514B): The Legal Basis of a CPR","width":1270,"height":854},"direct_link":"https://stacklist.com/card/eb61f42f-e9ac-43a3-a044-f33e0367d683","created_at":"2026-09-08T21:54:36.963Z","updated_at":null},{"id":"6e62516f-3748-4d45-bddd-12ba136ddbd4","position":5,"title":"Condominium Governance FAQs (Hawaii DCCA)","url":"https://cca.hawaii.gov/reb/faqs-condo_faqs/","note":"The governance and document rules that apply to CPR and condo units, including what a seller must provide to a buyer.","image":{"url":"https://ucarecdn.com/baec1487-0eaf-4dbc-8dbb-e1f7ef95d89e/","alt":"Condominium Governance FAQs (Hawaii DCCA)","width":678,"height":452},"direct_link":"https://stacklist.com/card/6e62516f-3748-4d45-bddd-12ba136ddbd4","created_at":"2026-09-08T21:54:41.089Z","updated_at":null,"aco":{"summary":"The Hawaii Real Estate Branch (REB) provides information, referral, and educational services to the condominium community under HRS Chapter 514B, including oversight of developer registrations and consumer protections. Complaints regarding specific condominium law sections are handled by the Regulated Industries Complaints Office (RICO), while disputes outside RICO's authority are resolved through mediation, arbitration, or civil litigation.","tags":["condominium","governance","hawaii","real-estate","dispute-resolution","association","consumer-protection"],"key_entities":[{"name":"Real Estate Branch","type":"organization","confidence":0.99},{"name":"Regulated Industries Complaints Office","type":"organization","confidence":0.99},{"name":"Condominium Education Trust Fund","type":"organization","confidence":0.95},{"name":"Hawaii","type":"location","confidence":0.99},{"name":"HRS Chapter 514B","type":"concept","confidence":0.97},{"name":"mediation and arbitration","type":"concept","confidence":0.9},{"name":"Attorney General's Office","type":"organization","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":"2026-09-08T21:53:17.311Z"},"token_counts":{"approximate":14519,"cl100k":11699},"content_hash":"sha256:39d555f6357b09f774bad8263c513d73b5b18e9e66b62ac76cabf6cdbded636c","acp_version":"0.2","body_available":true,"body_tokens":14519,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"a09d1f56-8bc9-4cb9-b6eb-68917a1defc4","position":6,"title":"Hawaii Shoreline Certification (DLNR)","url":"https://dlnr.hawaii.gov/ld/shoreline-certifications/","note":"On oceanfront property the certified shoreline defines the buildable area, and it can move. 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Agricultural and Conservation land is valued on what can legally be done with it, not on the house down the road.","image":{"url":"https://ucarecdn.com/9f92d09c-6178-4588-a907-1ce012f44680/","alt":"Hawaii State Land Use Districts (Office of Planning)","width":1600,"height":1199},"direct_link":"https://stacklist.com/card/f847f245-2205-4ae1-a676-b9c6330b0310","created_at":"2026-09-08T21:54:49.289Z","updated_at":null,"aco":{"summary":"Hawaii's Land Use Division oversees the classification of all state lands into four districts: urban, rural, agricultural, and conservation, with conservation and agricultural lands comprising approximately 95 percent of the state's total acreage. The Office of Planning coordinates with state and county agencies on district boundary amendments, special permits, and Important Agricultural Lands designations to ensure compliance with the Hawaii State Plan.","tags":["land-use","hawaii","zoning","agricultural-lands","conservation","district-boundary","state-planning"],"key_entities":[{"name":"Hawaii Land Use Commission","type":"organization","confidence":0.95},{"name":"Office of Planning","type":"organization","confidence":0.97},{"name":"Hawaii","type":"location","confidence":0.99},{"name":"District Boundary Amendments","type":"concept","confidence":0.93},{"name":"Important Agricultural Lands","type":"concept","confidence":0.92},{"name":"Special Permits","type":"concept","confidence":0.88},{"name":"Hawaii State Legislature","type":"organization","confidence":0.85},{"name":"Four State Land Use Districts","type":"concept","confidence":0.9}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-opus-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-08-31T14:40:15.014Z"},"token_counts":{"approximate":2330,"cl100k":1845},"content_hash":"sha256:b3f82d6afe8c9f80853124c26326f255bae1128fb15a025988da644647180b07","acp_version":"0.2","body_available":true,"body_tokens":2330,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"88fd79b3-cb93-4c5d-a31b-fad82e681e82","position":8,"title":"Honolulu Agricultural Dedication Program (RPAD)","url":"https://realproperty.honolulu.gov/tax-relief-and-forms/dedications/agricultural-dedication/","note":"A dedicated ag parcel carries tax benefits and use restrictions that change its value to a buyer. Know the dedication status before you price.","image":{"url":"https://ucarecdn.com/38e13aba-250c-4658-817a-ad5b892327cb/","alt":"Honolulu Agricultural Dedication Program (RPAD)","width":800,"height":533},"direct_link":"https://stacklist.com/card/88fd79b3-cb93-4c5d-a31b-fad82e681e82","created_at":"2026-09-08T21:54:54.013Z","updated_at":null,"aco":{"summary":"This page provides a comprehensive overview of tax relief programs, exemptions, and dedication forms available for various property types in Honolulu, Hawaii. 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Daniel holds it.","image":{"url":"https://ucarecdn.com/7b14e8bc-1490-4d96-b934-95eee50049c1/","alt":"What the CLHMS Designation Is (Institute for Luxury Home Marketing)","width":678,"height":452},"direct_link":"https://stacklist.com/card/09156e3b-efed-4a5a-9c77-b2bb49c85bf9","created_at":"2026-09-08T21:55:01.212Z","updated_at":null,"aco":{"summary":"The CLHMS designation is a top real estate credential for agents who have closed at least three luxury residential transactions in the top 10% of their local market within 24 months. Offered by The Institute, it requires an annual membership renewal fee of $295 and provides access to over $7,000 in tools and benefits.","tags":["luxury-real-estate","clhms","designation","certification","real-estate-agent","upper-tier","membership"],"key_entities":[{"name":"CLHMS","type":"concept","confidence":1},{"name":"The Institute","type":"organization","confidence":0.95},{"name":"Phyllis Browning Company","type":"organization","confidence":0.9},{"name":"Allie Turner","type":"person","confidence":0.85},{"name":"Luxury Home Marketing Specialist","type":"concept","confidence":0.95},{"name":"Advanced Online Training","type":"concept","confidence":0.75}],"classification":"reference","language":"en","confidence":0.85,"provenance":{"model":"claude-sonnet-4-6","tool":"@stacklist/mcp-server@2.0.0","confidence":0.85,"timestamp":"2026-09-08T21:55:09.998Z"},"token_counts":{"approximate":726,"cl100k":567},"content_hash":"sha256:411f60a740fb88c1e8942e1bd3befa7c55cdd878cf16846c5a9245f79752283f","acp_version":"0.2","body_available":true,"body_tokens":726,"visibility":"public","agent_accessible":true,"status":"final"}},{"id":"a9d17bfc-0271-43d2-8512-dfa1732ee2c8","position":10,"title":"Fee Simple vs. Leasehold in Hawaii (Bank of Hawaii)","url":"https://www.boh.com/blog/buying-a-home-in-hawaii-fee-simple-vs.-leasehold","note":"Kahala has a leasehold history that still shapes how some parcels are valued and sold. This explains the difference in plain terms.","image":{"url":"https://ucarecdn.com/f61449bf-cfdb-4d0d-8713-7df6c77d957e/","alt":"Fee Simple vs. Leasehold in Hawaii (Bank of Hawaii)","width":1402,"height":1402},"direct_link":"https://stacklist.com/card/a9d17bfc-0271-43d2-8512-dfa1732ee2c8","created_at":"2026-09-08T21:55:15.890Z","updated_at":null,"aco":{"summary":"Bank of Hawaii's website provides customers with access to mobile and online banking services, account tools, and branch updates including temporary closures due to Hurricane Lowell. The page also features a Hello Kitty promotional campaign and an article on fee-simple vs. leasehold property ownership in Hawaii.","tags":["mobile-banking","online-banking","hawaii","banking-services","real-estate","fdic-insured","credit-card"],"key_entities":[{"name":"Bank of Hawaii","type":"organization","confidence":1},{"name":"FDIC","type":"organization","confidence":0.95},{"name":"Hawaii","type":"location","confidence":1},{"name":"Guam","type":"location","confidence":0.9},{"name":"Saipan","type":"location","confidence":0.85},{"name":"Kauai","type":"location","confidence":0.9},{"name":"Hurricane Lowell","type":"event","confidence":0.95},{"name":"Zelle","type":"technology","confidence":0.85},{"name":"Hello Kitty","type":"concept","confidence":0.9},{"name":"leasehold property","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":"2026-09-08T21:55:06.842Z"},"token_counts":{"approximate":1006,"cl100k":890},"content_hash":"sha256:25ed2537d5dcb8c271f198976cb89c99000258da8e1c1afb42d5d867585f2c46","acp_version":"0.2","body_available":true,"body_tokens":1006,"visibility":"public","agent_accessible":true,"status":"final"}}],"stats":{"likes_count":0,"items_count":10},"_links":{"self":"/api/public/stack/f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a.json","html":"https://stacklist.com/c/home/stack/f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a","rss":"/api/feeds/stack/f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a/rss","json_feed":"/api/feeds/stack/f9bc5e9f-d2c2-4750-957d-75c3a1a5bd7a/json"}}