O'ahu Luxury Market Report

Q1 2026

REAL ESTATE MARKET O ʻ AHU LUXURY

At Hawai ʻ i Modern Realty, we are committed to providing valuable data and insights from O ʻ ahu’s luxury real estate market. Beyond the headlines, today’s luxury environment is shaped by informed buyers, neighborhood-specific dynamics, and a focus on long-term value. Luxury on O ʻ ahu is not one market, but many. Each area reflects its own rhythm, driven by lifestyle priorities, property quality, and timing. Understanding these nuances is essential to navigating opportunity with clarity and confidence. We are pleased to share this report as a resource to help you better understand current trends and the evolving luxury landscape across our island.

Kalama Kim President Hawai ʻ i Modern Realty

2 Q1 2026 O’ahu Luxury Real Estate Market Report

Hawai ʻ i Modern Realty

ABOUT THIS REPORT

Cover Property: 141 Kailuana Loop, Kailua, HI 96734 | Sold by: Team Beddow: Mary Beddow, Chris Beddow, and Malia Barger

2026: O ʻ AHU’S LUXURY MARKET OPENS WITH RESILIENT DEMAND AND A MORE SELECTIVE BUYER O ʻ ahu’s luxury real estate market began 2026 with a confident but discerning tone. Despite elevated interest rates and broader economic uncertainty, luxury activity has remained healthy—especially for properties offering prime location, strong condition, and lasting lifestyle appeal. In the first quarter of 2026, the luxury single-family market recorded 41 closed sales over $3,000,000, matching one of the strongest quarterly paces of the past year. Affluent buyers remain active, but increasingly strategic in how and where they buy. SINGLE-FAMILY HOMES: QUALITY STILL WINS Luxury homebuyers continue to reward properties that feel move-in ready and hard to replace. Ocean proximity, privacy, design quality, and usable outdoor space remain highly desirable. Prestige neighborhoods such as Kahala, Diamond Head, Kailua, Lanikai, Hawaii Loa Ridge, and East O ʻ ahu oceanfront communities continue to attract demand, while overpriced or dated homes often take longer to sell. CONDOMINIUMS: TURNKEY LIFESTYLE REMAINS ATTRACTIVE Luxury condominium demand remains steady, especially in projects offering security, amenities, convenience, and proximity to urban centers such as Kaka ʻ ako, Ala Moana, Waikiki, and Ko Olina.

Many buyers continue to favor premium condominiums as a lower-maintenance option for second homes or simplified island living. THE REAL STORY: O ʻ AHU LUXURY IS MANY MARKETS O ʻ ahu’s luxury market behaves differently by neighborhood, property type, and price point. The $3M–$5M single-family segment continues to drive most volume, while the ultra-luxury tier remains more selective and opportunity-specific. LOOKING AHEAD With limited land supply and global lifestyle appeal, O ʻ ahu remains one of the world’s most unique luxury markets. As 2026 continues, demand is likely to favor: Exceptional locations Trusted guidance At Hawai ʻ i Modern Realty, we are proud to provide the market intelligence and strategic counsel clients need to navigate O ʻ ahu’s evolving luxury landscape. ABOUT THIS REPORT This report analyzes O ʻ ahu luxury real estate through Q1 2026. Luxury is defined as: Single-Family Homes: $3,000,000+ Condominiums: $1,500,000+ Statistics reflect only transactions within these thresholds. Turnkey condition Thoughtful pricing Scarce properties

For this report, we have only studied the sales defined as Luxury: >$3 million for Single-Family homes and >$1.5 million for Condominiums. The median sales price you find in this report is the median of only the sales defined as Luxury. It does not represent all of the sales. Sales not defined as Luxury have been excluded.

Luxury areas studied in this report are determined by the fact that the area has a high number of properties deemed “Luxury” based on the above definition, or are of interest for Resort or Oceanfront lifestyle. Data is calculated as of December 31 of each year except for 2026, which is through March 31.

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Q1 2026 O’ahu Luxury Real Estate Market Report

SINGLE-FAMILY OVERVIEW O'AHU LUXURY MARKET

YTD Through Q1 2026 Single - Family Sales > $ 3M

LISTINGS 78 SALES 41

Q1 2025 - 42 Sales | 6 % Increase YOY

Defining the luxury market is subjective. Luxury price points vary by neighborhood and over time. For the purposes of this report, and to look at trends over the entire O'ahu market, we have defined luxury as those properties selling for more than $3,000,000. With 41 sales against 78 active listings, the luxury single-family market is operating at approximately one month of supply — a signal that well-positioned properties are moving. YOY Comparison Line: Q1 2025: 42 Sales | Q1 2026: 41 Sales | -2% Year-Over-Year Price Tier Breakdown: $3M–$5M: 31 — The highest-volume tier, where qualified buyers remain active and decisive $5M–$10M: 7 — Steady demand for exceptional location and condition $10M+: 3 — Selective and opportunity-driven; top properties continue to transact

SINGLE-FAMILY

Luxury single-family demand on O'ahu held steady in Q1 2026, with 41 closed sales reflecting a market that rewards quality. Buyers are active — and increasingly focused on properties that are move-in ready, well-located, and priced with intention.

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CONDOMINIUM OVERVIEW O'AHU LUXURY MARKET

YTD Through Q1 2026 Condominium Sales > $ 1 . 5M

LISTINGS 117 SALES 41

CONDOMINIUM

Q1 2025 - 58 Sales | 18 % Decrease YOY

The O'ahu Luxury Condominium market is defined as exceptional properties selling for more than $1,500,000. With 117 listings and 41 sales, the luxury condominium market reflects approximately 2.8 months of supply — balanced conditions where buyers have more options, but well-priced, turnkey residences continue to attract serious interest. YOY Comparison Line: Q1 2025: 58 Sales | Q1 2026: 41 Sales | -18% Year-Over-Year Context Callout (address the decline directly):The year-over-year decrease reflects a recalibration following an exceptionally active 2025 condo market, combined with continued rate sensitivity in the second-home segment. Demand remains present — buyers are simply more selective about timing, building quality, and price positioning. Price Tier Breakdown: $1.5M–$3M: 32 — The most active condo tier, driven by lifestyle buyers and those simplifying island living $3M+: 9 — Ultra-luxury condos continue to transact for the right product in the right building

O'ahu luxury condominium buyers are increasingly purchasing for lifestyle — as a primary residence, a second home, or a lower-maintenance alternative to single-family living. Security, amenities, and location remain the top priorities.

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL 182 $1,085 MEDIAN PRICE 3,137,500

LISTINGS 6

KAHALA

SALES

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Kahala, an exclusive neighborhood nestled along the southern shores of O ʻ ahu, is a classic example of luxury living in Hawai ʻ i. Renowned for its pristine sandy beaches, large estates, and manicured, wide streets, Kahala offers a tranquil escape from the bustling city of Honolulu, just a short drive away. With its picturesque oceanfront properties, dining and shopping areas, and prestigious golf course, Kahala embodies the essence of upscale island living, making it a sought-after destination for those seeking the ultimate in Hawaiian luxury. During the first quarter of 2026, the Kahala luxury housing market remained steady, with continued demand for larger estate properties and premier lots near Kahala Avenue. While several listings above $5 million remained active, buyers became more price-conscious, resulting in increased negotiation activity and longer market times. Overall, the market reflected a more balanced luxury environment as well-priced properties continued to attract interest.

Notable Sale: 4611 Kilauea Ave, $2,500,000 Sold in 4 days. 1011 Koae Street, $3,425,000 Sold in 10 days

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

DAYS TO SELL 90 AVG PRICE/SQFT $1,287 MEDIAN PRICE $5,105,000

LISTINGS 8

DIAMOND HEAD

SALES 6

Diamond Head, one of O'ahu's most prestigious and iconic neighborhoods, offers an unparalleled blend of natural beauty and upscale living. Nestled beneath the world-famous volcanic crater, this exclusive enclave boasts luxurious homes with breathtaking views of the Pacific Ocean and Diamond Head's lush surroundings. Sub-markets in the Diamond Head area include Makalei, Papu Circle, Kaiko’o, and Pu’upanini. During the first quarter of 2026, the Diamond Head luxury housing market remained one of Hawai‘i’s most exclusive residential enclaves, with active listings ranging from approximately $5 million to $55 million. Trophy properties along Diamond Head Road, Black Point, and Kaikoo Place continued to attract affluent buyers, though extended market times reflected a more selective luxury buyer pool. Overall, the market remained strong for rare oceanfront and view properties, while negotiation activity increased across the ultra-luxury segment.

Notable Sale: 3023 Kalakaua Ave #A, $1,800,000 The Gingerbread House 3239 Noela Drive, $8,250,000

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL 97 $1,746 MEDIAN PRICE $7,750,000

LISTINGS 5

EAST O ʻ AHU OCEANFRONT

SALES

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East Oahu Oceanfront, a prestigious enclave of homes on the island of O ʻ ahu, offers an extraordinary blend of opulence and coastal serenity. This exclusive neighborhood boasts luxurious estates and upscale residences perched along the stunning shoreline, providing unobstructed views of the Pacific Ocean. With its pristine beaches, private coves, and proximity to world-class amenities, East Oahu Oceanfront beckons to those seeking an unparalleled oceanfront lifestyle. Neighborhoods include: Koko Kai, Portlock, Paiko Lagoon, Niu Beach, Aina Haina Beach, Wailupe, and Kalanianeole. During the first quarter of 2026, the East Honolulu oceanfront luxury market remained highly active, with premier properties in Diamond Head, Portlock, Kahala, and Niu Beach commanding asking prices from roughly $4 million to over $50 million. While demand for trophy waterfront estates remained strong, buyers became more selective as negotiation activity and market times increased across the ultra-luxury segment. Overall, the market continued to favor rare, well located oceanfront properties despite a shift toward more balanced conditions.

Notable Sales: 5789 Kalanianaole Hwy, $3,625,000 207 Portlock Rd, $10,5000,00

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL 63 $1,613 MEDIAN PRICE $10,000,000

LISTINGS 11

WINDWARD OCEANFRONT

SALES

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Luxury along O ʻ ahu’s Windward coast encompasses the idyllic neighborhoods of Kailua, Lanikai, and Waimanalo. Windward is a haven of luxury living surrounded by natural beauty with slightly cooler temperature thanks to the consistent trade winds. With its white-sand beaches, crystal-clear waters, and lush tropical landscapes, this area offers a retreat-like atmosphere that perfectly complements its upscale residences. From the quaint charm of Kailua to the exclusive beachfront estates of Lanikai and the laid-back elegance of Waimanalo, the Windward neighborhood epitomizes the allure of island living at its finest. During the first quarter of 2026, the Kailua luxury beachfront market remained one of Hawai‘i’s most prestigious residential segments, led by high-end activity in Lanikai, Beachside, and Waimanalo. Trophy properties continued to command asking prices well into the eight-figure range, including several offerings above $20 million, though buyers became increasingly selective as negotiation activity intensified. Closed sales averaged roughly 84% of asking price, signaling a softer luxury environment despite continued demand for rare beachfront estates and lifestyle driven properties.

Notable Sales: 47 Kailuana Pl sold for $11,780,000 141 Kailuana Loop, sold for $10,000,000

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Hawai ʻ i Modern Realty

Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL 129 $2,166 MEDIAN PRICE $3,600,000

LISTINGS 7

NORTH SHORE OCEANFRONT

SALES

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Nestled along miles of pristine coastline, North Shore Oceanfront is an exclusive neighborhood that offers a rare opportunity to own a piece of Hawaii's breathtaking oceanfront real estate. With its world-renowned surf breaks, slower pace out of “Town,” and secluded large properties, North Shore Oceanfront is a dream destination for those seeking more of a neighbor island pace with easy access to bustling Honolulu and the International airport. During the first quarter of 2026, the North Shore oceanfront market remained highly exclusive, with strong demand for beachfront properties in Sunset, Mokuleia, Kawailoa, and Laie. While luxury demand remained solid, increased negotiation activity and longer market times reflected a more selective buyer pool.

Notable Sales: 59-535 Ke Iki Rd, sold for $4,125,000

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Hawai ʻ i Modern Realty

Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL NA NA LISTINGS 1 MEDIAN PRICE $1,085 YTD Through Q1 2026 Single - Family Sales > $ 3M NA

WAIANAE OCEANFRONT

SALES

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Waianae Coast is a picturesque stretch along the western side of the island of Oahu in Hawaii, known for its stunning coastline and rich cultural history. With its rugged mountains, pristine beaches, and vibrant communities, Waianae Coast offers a more laid-back and authentic Hawaiian experience compared to the bustling tourist hubs. Visitors can explore local traditions, enjoy outdoor activities, and savor the beauty of the Pacific Ocean against the backdrop of the Waianae Range.

The Waianae Coast market has come to a halt. No sales and no pending deals with only just one oceanfront listing that came on to the market.

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family Sales > $ 3M

AVG PRICE/SQFT DAYS TO SELL 87 $1,870 MEDIAN PRICE 2,400,000

LISTINGS 17

KAKA ʻ AKO | ALA MOANA

SALES

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While The Kaka ʻ ako and Ala Moana neighborhoods on O ʻ ahu have become synonymous with luxury condo living in the heart of Honolulu, there are a mix of projects in a variety of price ranges. For the purpose of this report we have included data featuring a collection of world-class condominiums including Hokua, Koolani, Waiea, Anaha, Koula, Park Lane, One Ala Moana, and Symphony. These high-rise towers offer residents stunning ocean and city views, impeccable design, and an abundance of amenities. With their proximity to Ala Moana Shopping Center, Ward Village, and Ala Moana Beach Park, these residences provide an unparalleled urban lifestyle infused with convenience and elegance, making them the epitome of modern urban luxury living. During the first quarter of 2026, the Kakaako luxury condo market remained active, led by strong demand for Ward Village properties such as Victoria Place, Waiea, Anaha, and Koula. While pricing stayed strong overall, increased inventory and longer market times created a more balanced and negotiable market for buyers.

Notable Sale: Hawaiki Tower #2709, sold for $1,500,000 Anaha, unit 3800, sold for $14,500,000

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Q1 2026 O’ahu Luxury Real Estate Market Report

AVG PRICE/SQFT DAYS TO SELL 130 $2,077 LISTINGS 14 YTD Through Q1 2026 Condominium / Townhomes > $ 1 . 5M MEDIAN PRICE $1,915,000 YTD Through Q1 2026 Condominium Sales > $ 1 . 5M

GOLD COAST

SALES

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The Gold Coast condominiums, situated on the shoreline of O'ahu's Diamond Head, are understated, elegant coastal living at its finest. These residences offer a unique blend of modern luxury and timeless charm and boast unobstructed views of the Pacific Ocean and iconic Diamond Head. With direct access to secluded beaches and a short stroll to vibrant Waikiki and Kapiolani Park, the Gold Coast provides an exceptional opportunity for those seeking the ultimate beachfront lifestyle on the island of O'ahu. During the first quarter of 2026, the Diamond Head Gold Coast condo market remained one of O‘ahu’s most exclusive coastal segments, supported by limited inventory and iconic oceanfront locations. Luxury properties along Kalakaua Avenue continued to command premium pricing, though buyers became more selective and negotiation activity increased on higher-end listings. Overall, the market remained strong as rarity and beachfront lifestyle continued to drive demand.

Notable Sale: 3056 Kalakaua #5W, $1,650,000 Colony Surf Ltd, Unit 502 sold for $2,200,000

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Hawai ʻ i Modern Realty

Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Condominium / Townhomes > $ 1 . 5M

AVG PRICE/SQFT DAYS TO SELL 203 $1,862 MEDIAN PRICE $1,815,000

LISTINGS 13

WAIKIKI

SALES

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Waikiki is home to a diverse range of condominiums, including luxury residences such as the Watermark, Ka Lai (formerly Trump International Hotel & Tower), and The Ritz-Carlton Residences. These iconic towers make up the luxury market in Waikiki, offering modern sophistication and resort-style amenities, providing residents with panoramic ocean and city views and access to world-class shopping, dining, and entertainment in the heart of Waikiki. With meticulously designed interiors, lavish spa facilities, and unparalleled service, Luxury Waikiki condominiums represent an exclusive and upscale oasis in the vibrant energy of Waikiki. During the first quarter of 2026, the Waikiki luxury condo market remained active but more selective, with buyers showing greater resistance to aggressive pricing. High-end properties at Ka Lai Waikiki Beach, Ritz-Carlton Residences, and Waikiki Shore continued to attract attention, though many listings faced longer market times and increased competition. Closed sales averaged about 95% of list price, reflecting stronger negotiation activity and a shift toward a more balanced luxury market.

Notable Sale: Ritz Carlton #3405 sold for $3,100,000

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Q1 2026 O’ahu Luxury Real Estate Market Report

YTD Through Q1 2026 Single - Family / Condo / Townhome Sales

DAYS TO SELL 130 AVG PRICE/SQFT $1,169 MEDIAN PRICE $945,000

LISTINGS 5

KO OLINA

SALES 2

Ko Olina is a resort community located on the western coast of the island of Oahu in Hawaii. Known for its pristine beaches, lush landscapes, and luxurious accommodations, Ko Olina offers a tranquil escape for visitors seeking a tropical paradise and residents looking for resort-lifestyle all year long. The resort features world-class hotels, golf courses, and a variety of recreational activities, making it a popular destination for both relaxation and adventure. During the first quarter of 2026, the Ko Olina market shifted toward a more balanced environment as buyers became more price-sensitive and properties took longer to sell. Luxury inventory remained active, but several high-end listings expired or required price adjustments, especially above the $2.5 million range. Entry-level resort properties under $1 million continued to see demand, while overall negotiation activity increased across the market.

Notable Sale: 92-1015 Koio Dr #S57, $2,300,000 (SFH) Beachvillas at Ko Olina #B-704 sold for $2,900,000 (Condo)

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SOCIAL, ARTS, AND CULTURE April - June 2026

Experience the vibrant culture of Honolulu this spring and summer with a variety of exciting events. From marathons to food festivals, there’s something for everyone to enjoy.

Join the community in celebrating unique traditions and performances throughout the season. Don’t miss out on a chance to immerse yourself in the captivating spirit of O'ahu.

April Apr 17–26 Panji and the Lost Princess Kennedy Theatre, UH Mānoa · Large-scale Balinese wayang listrik shadow puppetry with live gamelan orchestra. A world-class intercultural production. Apr 19 HSO: Hōkūle ʻ a — 50 Years Neal S. Blaisdell Concert Hall · The Hawai ʻ i Symphony Orchestra celebrates the golden anniversary of the voyaging canoe Hōkūle ʻ a with a special concert. Sun 4:00 PM. Apr 29–May 2 HOT Preview — Kamalehua: The Sheltering Tree Neal S. Blaisdell Concert Hall · Preview performances of the world-premiere opera sung in ʻ Ōlelo Hawai ʻ i. Wed Apr 29 at 7:00 PM.

May May 1, 3, 5 Kamalehua: The Sheltering Tree — World Premiere

Neal S. Blaisdell Concert Hall · Hawai ʻ i Opera Theatre's landmark world premiere — the first professional opera sung in ʻ Ōlelo Hawai ʻ i. Stars Quinn Kelsey (baritone), directed by kumu hula Patrick Makuakāne. Fri 7:30 PM · Sun 4:00 PM · Tue 7:30 PM.

May 2 HSO: Terry Riley's "In C" at Bishop Museum

Bishop Museum Hawaiian Hall · The HSO performs this seminal minimalist masterwork amid the grandeur of the historic Hawaiian Hall. Two performances: 7:00 PM & 8:30 PM. Pre-show discussion at 7:00 PM.

May 8 Taylor Dayne Live Hawaii Theatre Center · The iconic pop vocalist performs live at Honolulu's historic landmark venue. Fri 8:00 PM. May 9 HSO HapaSymphony: Hapa Mama Celebration with Johnny Valentine Hawaii Theatre Center · A Mother's Day tribute concert with Hawai ʻ i's beloved entertainer Johnny Valentine and the HSO. Sat 7:30 PM.

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May 10 HSO Masterworks: Joann Falletta — Adam Golka Plays Mozart Hawaii Theatre Center · Guest conductor JoAnn Falletta leads the HSO as Polish-American pianist Adam Golka performs Mozart's Piano Concerto. Sun 4:00 PM. Pre-concert talk at 3:00 PM. May 16 Kathy Griffin Live Hawaii Theatre Center · The Grammy-winning comedian returns to Honolulu on her current national tour. Sat 7:00 PM. May 22–Jun 7 Funny Girl (National Tour) Diamond Head Theatre · The classic Broadway musical featuring the career and turbulent life of Fanny Brice — a beloved staple of the Great White Way on Honolulu stages. June Jun 5 HSO HapaSymphony: Waitiki 7 — Exotica Season Finale Neal S. Blaisdell Concert Hall · The HSO season finale celebrates mid-century Exotica music — the sound that inspired White Lotus — with Waitiki 7 and Music Director Dane Lam. Fri 7:30 PM. Neal S. Blaisdell Concert Hall · America's most celebrated soprano joins the HSO for the Halekulani Masterworks season finale, featuring her GRAMMY-winning program with National Geographic film projections. Sun 4:00 PM. Pre-concert talk at 3:00 PM. Jun 13 Steven Ho Live Hawaii Theatre Center · Stand-up comedy at one of Honolulu's most iconic venues. Sat 8:00 PM. Jun 18–19 Hawaii Theatre Center — Ticketed Event (TBA) Hawaii Theatre Center · Multi-night engagement confirmed. Program to be announced — check hawaiitheatre.com for updates. Jun 26–27 Hawaii Theatre Center — Ticketed Event (TBA) Hawaii Theatre Center · Multi-night engagement confirmed. Program to be announced — check hawaiitheatre.com for updates. Jun 7 HSO Masterworks: Renée Fleming — Voice of Nature

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Q1 2026 O’ahu Luxury Real Estate Market Report

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ABOUT OUR COMPANY

At Hawai‘i Modern Realty, we're a trusted partner in Hawai‘i luxury real estate, offering discerning buyers and sellers a bespoke, elevated experience across O‘ahu, Maui, Kaua‘i, and Hawai‘i Island. Deeply rooted in Hawai‘i’s premier communities, our insights are both profound and distinct, reflecting decades of local expertise and an intimate understanding of island living. Our clients receive a higher standard of service: personalized guidance, intelligent market strategy, and global exposure through our affiliation with Leading Real Estate Companies of the World®, the world’s largest network of independent luxury brokerages. This partnership provides unparalleled access to elite buyers and exclusive listings worldwide. As an independent, locally owned firm, we move with agility and purpose, empowering your success with trusted counsel, data-driven insights, and modern marketing innovation. With Hawai‘i Modern Realty, you’ll secure not only extraordinary results, but the exceptional lifestyle and future you envision.

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Q1 2026 O’ahu Luxury Real Estate Market Report

Hawai’i Modern Realty By the Numbers More than $2.7 billion in sales volume since opening our doors in 2015. Top 10 O’ahu real estate brokerage by volume and units sold. More than 150 sales professionals. 3 offices across O’ahu. Serving all Hawaiian Islands.

Hawai’i-Based Leaders Kalama Kim, President and Partner Earl Lee, Chairman and Partner

Scott Bradley, Partner Herb Conley, Partner Tracy Bradley, Partner Richard Lim, Partner

Leading Real Estate Companies of the World® 70+ countries 550 real estate brokerages 4,800 offices 135,000 sales associates

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