How Blockchain Technology is Changing the Real Estate game

By Joe Liebkind

Many people are beginning to come around on crypto currency. Especially the people understanding the utility options real coins and companies offer. Given blockchain’s disruption of financial services and subsequent widespread application across industries, it’s hard to find a segment that has not been influenced by the technology. Cryptocurrencies have made a strong impact on payments, remittances, and foreign exchange. Initial coin offerings (ICOs) have challenged stock investing, startup loans, and venture capital. Even the food supply chain industry has been upended by blockchain.

Real estate hasn’t escaped blockchain disruption either. Previously, transacting high value assets such as real estate exclusively through digital channels has never been the norm. Real estate transactions are often conducted offline involving face-to-face engagements with various entities. Blockchain, however, opened up ways to change this. The introduction of smart contracts in blockchain platforms now allows assets like real estate to be tokenized and be traded like cryptocurrencies like bitcoin and ether.

Trading real estate this way varies. Here are six ways blockchain has changed the real estate game.

1. Platforms and Marketplaces

Real estate technology has traditionally been primarily concerned with listings and with connecting buyers and sellers. However, blockchain introduces new ways to trade real estate and can enable trading platforms and online marketplaces to support real estate transactions more comprehensively. For example, ATLANT has developed a platform that uses blockchain technology to facilitate real estate and rental property transactions. By tokenizing real property, assets can then be traded much like stocks on an exchange and transactions can be done online.

ATLANT allows sellers to tokenize assets, essentially handling it like a stock sale, and liquidating that asset through a token sale using the platform. The collected tokens can be exchanged for fiat currency, with buyers owning a percentage stake of the property.

2. No Intermediaries

Brokers, lawyers, and banks have long been part of the real estate ecosystem. However, blockchain may soon usher in a shift in their roles and participation in real estate transactions, according to a report by Deloitte.¹ New platforms can eventually assume functions such as listings, payments, and legal documentation. Cutting out the intermediaries will result in buyers and sellers getting more out of their money as they save on commissions and fees charged by these intermediaries. This also makes the process much quicker as the back-and-forth between these middlemen gets cut.

3. Liquidity

Real estate has long been considered an illiquid asset since it takes time for sales to conclude. This isn’t the case with cryptocurrencies and tokens since they can, in theory, be readily traded for fiat currencies through exchanges. However, as tokens, real estate can be readily traded. A seller doesn’t have to wait for a buyer who can afford the whole property in order to get some value out of their property.

4. Fractional Ownership

By allowing fractional ownership, blockchain also lowers the barriers to real estate investing. Typically, investments would require significant money upfront in order to acquire property. Alternatively, investors with could also pool their money to acquire bigger ticket properties. Through blockchain, investors would simply have to access a trading app to buy and sell even fractions of tokens as they see fit. In addition, fractional ownership would also help them avoid managing the properties themselves such as maintenance and leasing.

Upkeep alone can add up to significant costs and dealing with tenants may be a troublesome effort. This also affects related activities such as lending where property owners often have to put their properties as collateral for loans in order to get quick access to cash. Depending on the terms, property owners may also continue enjoying use of their property.

5. Decentralization 

Blockchain commands trust and security as a decentralized technology. Information stored in the blockchain is accessible to all peers on the network, making data transparent and immutable. One only has to go back to the housing bubble crash in 2008 to see how greed and the lack of transparency in the part of institutions can have catastrophic consequences. A decentralized exchange has trust built into the system. Since information can be verifiable to peers, buyers and sellers can have more confidence in conducting transactions. Fraud attempts would also be lessened. Smart contracts are increasingly becoming admissible records with Vermont and Arizona passing such legislation. As such, smart contracts would have more enforceability beyond the technology itself.

6. Costs 

The transparency associated with a decentralized network can also trim down costs associated with real estate transactions. Beyond the savings made by cutting out intermediaries’ professional fees and commissions, there are other costs such as inspections costs, registration fees, loan fees, and taxes associated with real estate. These costs even vary depending on the territory that has jurisdiction. Like intermediaries, these can be reduced or even eliminated from the equation as platforms automate these processes and make them part of the system.

Global real estate is worth hundreds of trillions of dollars, but is dominated by the wealthy and large corporations. Through blockchain technology, it is possible that more people will be able to access the market where transactions can be made more transparent, secure, and equitable. Real estate transactions may eventually become truly peer-to-peer activities with blockchain-powered platforms doing most of the work.

Jeff Bezos is buying up Maui, as locals hope for his best intentions

Jeff Bezos just shelled out $78 million for a massive Hawaiian estate spanning over 14 acres on Maui's Southside.

But the Amazon founder has only hit the tip of the iceberg when it comes to investing in the Aloha State and the Valley Isle — which has locals worried.

Jeff Bezos, 57, is scouting off-the-market ranches in Maui after buying property on Valley Isle’s south shore, known as La Perouse Bay.

Bezos had also been hoping to find a four-bedroom penthouse in Montage Kapalua Bay, a rarity at the luxury resort where he often stays . This unit would be for his parents, located on the other side of Maui island from the estate he purchased in June.

The entrepreneur-turned-astronaut purchased three different structures on his own private bay, with additional acreage under the Lochland Holdings LLC, property records reveal.

Bezos purchased the LLC from the Schatz family, the previous owners of the estate. Doug Schatz, a Colorado-based energy businessman, bought the property in 1996 for $4.2 million, and in the following years, he spent a few million more to buy the neighboring land.

Facebook CEO Mark Zuckerberg, who owns more than 1,300 acres of land on the island of Kauai, has reportedly spent over $100 million for his real estate transactions on the island.

Locals have mixed feelings about tech moguls taking over the island.

But on the other hand, the source mused that some of these “big-money” investors have really helped Hawaii, including Larry Ellison, who purchased 98% of Lanai in 2012 and moved to the island full-time in December.

“On the other side of the coin you have Ellison — he improved so much of the infrastructure, like the Pineapple Plantation,” the insider said. “You had parks deteriorating, infrastructure was in decay and he brought it back to life, essentially.

“It’s hard to know what Bezos’ intentions are this early on,” the source added. 

According to Pacific Business News, Bezos and his partner, Lauren Sanchez, “want to be a part of supporting the local community” and have donated to several charities in Maui, including Friends of the Children’s Justice Center of Maui, Malama Family Recovery Center, the Maui Farm, Ka Hale A Ke Ola Homeless Resource Centers and Habitat for Humanity Maui.

Even by Hawaii standards, this oceanfront estate is isolated and remote and is made up of three separate structures.

The main structure holds three bedrooms and three bathrooms and spans 4,450 square feet. The second property is a two-bedroom, two-and-a-half-bathroom guesthouse with 1,839 square feet. The third structure has three bedrooms and one bathroom and comes with 1,815 square feet of space.

While $78 million may seem overpriced for the secluded abode, a smaller estate nearby sold for $45 million last summer. At the time, it was known as the second-most expensive real estate transaction in the state.

Bezos is considered the second-richest person in the world, with an estimated net worth of $191.4 billion, according to Forbes.

In addition to the $78 million Hawaiian property, he has a $500 million real estate portfolio, with properties in California, Texas, Washington and New York.

The 5,000 square foot Hawaiʻi Wildlife Discovery Center opens today in Whalers Village in Kāʻanapali. The announcement was made by the Hawaiʻi Wildlife Fund, NOAA’s Hawaiian Islands Humpback Whale National Marine Sanctuary and Brookfield Properties.

“We have long needed a place that helps our visitors better understand how to respect native wildlife, while simultaneously gaining a deeper appreciation for the islands. We depend on partnerships like the one we’re sharing with Whalers Village and the Whale Sanctuary to succeed in our conservation efforts, and I couldn’t be more excited about this wonderful place we’ve co-created,” said HWF Executive Director, Hannah Bernard.

The Hawai‘i Wildlife Discovery Center has more than 30 exhibits about Hawaiʻi’s undersea life, whaling era, cultural values, and conservation work with contributions from several partners, including the nonprofit Will Smith Foundation that sponsored the Immersive Experience, one of the highlights of the Discovery Center. The six-minute video is screened on three walls with only the sounds from ocean animals and waves rushing to shore.

Hamline University in Saint Paul, MN, known for its success with experiential learning and innovative, hands-on technology, curated the multimedia storytelling tools in an adjoining room which are played on an 82-inch screen using an interactive kiosk. There are 45 locally produced, Maui-focused videos with topics ranging from “Voice of the Sea” to “Kumukahi: Stories of Living Hawaiian Culture” and “What Does it Take to Disentangle a Whale?”

“The Discovery Center’s goals and approaches are well-aligned with the Sanctuary’s mission. We are thrilled to work together in this new space,” said HIHWNMS Regional Manager, Allen Tom.

Among the many featured artists and photographers at HWDC are cousins Kahi and Patrick Ching, who created spectacular murals on display outside and inside the Center, and a number of local artists who specialize in utilizing marine debris (ocean trash) and beach-cast plastics in a variety of 3-D and video displays.

“We are honored to play host to this one-of-a-kind tenant, bringing more than just retail offerings to our shoppers. Our customers, many of whom are visitors, are looking for the complete Hawaiian experience and HWDC provides that,” said Whalers Village General Manager, Melissa Aguilar-Craft.

The HWDC Shop, owned and operated by Sea Maui, features logo wear, jewelry, photos, paintings, prints, books, children’s coloring books and more. Many of the products are from the artists and photographers also displayed in the Center. There is an abundance of sustainable products with an emphasis on being locally-sourced in Hawaiʻi.

Maui FAQ's:

• Maui is in a Seller's Market like everywhere else, why should I buy now?

         -Maui's long term appreciation is the highest among all the islands with no end in sight. A perfect is example are the Maui homeowners that purchased a single family home 10 years ago and now their home is worth double or more. The simple fact is more people want to be here than what's available in inventory. Especially today with so many working remotely from home. 

• Is there a Real Estate bubble coming on Maui?

        -According to multiple lenders, economists, and brokerages  there is no bubble in sight based on the simple fact that most all the transactions that have been done the last few years are Tier one credit(A+) paper or cash deals. We may begin to level off as things get back to normal however a crash is very unlikely.

• What side of the Island offers the best beaches?

         -The answer to this question really depends on what you're looking for. If you want great swimming and snorkel beaches the West Side(Lahaina, Kaanapali, Napili) and South Side(Kihei, Wailea, Makena) are where you want to be. If you're more of an adventurous and are looking for surfing and kite surfing the North Shore will check that box. Paia and Haiku are great options for that. Breathtaking views off the Ocean exist in all areas. 

• How do I own and operate a vacation rental when I'm not there using it?

         -Owning a vacation rental is one of the most rewarding real estate transactions there is. Not only do you get to have a home on the island of Maui for whenever you want to come in, but when you are not here its producing some of the best nightly rates in all of Hawaii. Property Management companies on the island charge anywhere from 18-30% and handle everything from reservations, vendors, customer service, financials, and more. Depending on how much you plan on staying the property can usually service all the debt(including management fee), produce some income, and this is in addition to the appreciation. 

• What effects of the new Administration may apply to my purchase?

          -If you are thinking about selling a property to and using a 1031 now may be the time to excercise that option. The new administration has shown interest in doing away with the 1031 all together in addition to higher taxes on capital gains and appreciation. Contact you CPA to see what is the best avenue for your personal scenario.

• What is typical closing times for financing?

         -Due to the high amount of transactions typical closing times for financing is 60 days. 

• Can I purchase remotely?

          -Yes, if we find the right property for you not only can we supply all due diligence electronically but we can also FaceTime or do a Live Virtual Tour if you can't get here right away. This has become quite common over the last year. Contracts are completed via DocuSign and Escrow can send notaries to your home or office(if financing).

April Maui Statistics

Maui’s Vacation Rental Occupancy Climbed to 52.4% in February; Highest during Pandemic

March 24, 2021, 11:36 AM HST 
* Updated March 25, 7:18 AM

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In February 2021, Maui County’s vacation rental occupancy climbed to 52.5 percent, which is down 35.1 percentage points from a year ago but the highest rate since the start of the pandemic last March. 

Maui County’s available unit nights for vacation rentals in February was 213,200 — the most for Hawaiʻi’s four counties, but down 7.7% from February 2020. The average daily rate (ADR) for February was $281, down 11% from a year ago. In comparison, Maui County hotels reported ADR at $446 and occupancy of 31.7 percent.

All information is from the February 2021 Hawaiʻi Vacation Rental Performance Report, contracted by the Hawaiʻi Tourism Authority. The report included data for 25,189 units representing 43,505 bedrooms in the Hawaiian islands.

In February 2021, the total monthly supply of statewide vacation rentals was 535,000 unit nights (-26.6% from a year ago) and monthly demand was 266,600 unit nights (-56.5%), resulting in an average monthly unit occupancy of 49.8 percent (-34.3 percentage points).

In comparison, Hawaiʻi’s hotels had an average occupancy rate of 30.5 percent in February 2021. Unlike hotels, it is important to note that condominium hotels, timeshare resorts and vacation rental units are not necessarily available year-round or each day of the month and often accommodate a larger number of guests than traditional hotel rooms. 

The unit average daily rate (ADR) for vacation rental units statewide in February was $242 (-1.3%), which was less than the ADR for hotels ($259).

ARTICLE CONTINUES BELOW ADDuring February, most passengers arriving from out-of-state and traveling inter-county could bypass the State’s mandatory 10-day self-quarantine with a valid negative COVID-19 NAAT test result from a Trusted Testing Partner through the state’s Safe Travels program. All trans-Pacific travelers participating in the pre-travel testing program were required to have a negative test result before their departure to Hawaii. 

The counties of Maui, Hawaiʻi and Kalawao (Molokaʻi) also had a partial quarantine in place in February.

Data for the other Hawaiian counties:

ARTICLE CONTINUES BELOW AD

Oahu: Vacation rental supply was 123,100 available unit nights (-42.4%) in February. Unit demand was 68,700 unit nights (-60.3%), resulting in 55.9 percent occupancy(-25.2 percentage points) and an ADR of $192 (+2.2%). Oahu hotels reported ADR at $169 and occupancy of 29.3 percent.

Big Island: Vacation rental supply was 115,800 available unit nights (-33.8%) in February. Unit demand was 69,000 unit nights (-52.8%), resulting in 59.6 percent occupancy (-24.0 percentage points) with an ADR of $215 (+19.9%). Hawaii Island hotels reported ADR at $276 and occupancy of 35.3 percent.

Kauaʻi: Vacation rental supply was in February was 83,000 (-23.8%). Unit demand was 16,800 unit nights (-81.4%), resulting in 20.3 percent occupancy (-62.9 percentage points) with an ADR of $308 (+0.1%%). Kauaʻi hotels reported ADR at $181 and occupancy of 26.4 percent.

Tables of vacation rental performance statistics, including data presented in the report are available for viewing online at: https://www.hawaiitourismauthority.org/research/infrastructure-research/

In this report, a vacation rental is defined as the use of a rental house, condominium unit, private room in private home, or shared room/space in private home. This report also does not determine or differentiate between units that are permitted or unpermitted. The “legality” of any given vacation rental unit is determined on a county basis.

The report includes data for properties that are listed on Airbnb, Booking.com, HomeAway and TripAdvisor. Data for units included in HTA’s Hawaiʻi Hotel Performance Report and Hawaiʻi Timeshare Quarterly Report have been excluded from the Hawaiʻi Vacation Rental Performance Report. 

Hawaii Hotel Occupancy Climbs to 30.5% for February, Up 8.6% from January

In February 2021, Hawaiʻi hotels statewide reported occupancy rate at 30.5 percent, which is up 8.6 percent from January 2021 but still well below the pre-pandemic occupancy rates of February 2020, according to the Hawaiʻi Hotel Performance Report published by the Hawaiʻi Tourism Authority.

Compared to one year ago, statewide revenue per available room (RevPAR) decreased to $79 (-69.9%) and average daily rate (ADR) fell to $259 (-16.5%). In January 2021, the occupancy rate was 21.9 percent, RevPar was $58 and ADR was $251.

Maui County hotels led Hawaiian counties in February RevPAR of $141 (down -63.8% from a year ago), with ADR at $446 (-7.3%) and occupancy of 31.7 percent (-49.5 percentage points). 

Maui County’s February supply was 354,800 room nights (-0.3%). Maui’s luxury resort region of Wailea had RevPAR at $239 (-61.9%), with ADR at $758 (+7.5%) and occupancy at 31.5 percent (-57.5 percentage points). The Lahaina/Kaanapali/Kapalua region had RevPAR of $104 (-67.8%), ADR at $364 (-9.1%) and occupancy at 28.7 percent (-52.3 percentage points).

The report’s findings utilized data compiled by STR, Inc., which conducts the largest and most comprehensive survey of hotel properties in the Hawaiian Islands. For February, the survey included 148 properties representing 43,266 rooms, or 81.4 percent of all lodging properties and 86 percent of operating lodging properties with 20 rooms or more in the Hawaiian Islands, including full service, limited service, and condominium hotels. Vacation rental and timeshare properties were not included in this survey.

During February, most passengers arriving from out-of-state and traveling inter-county could bypass the State’s mandatory 10-day self-quarantine with a valid negative COVID-19 NAAT test result from a Trusted Testing Partner through the state’s Safe Travels program. All trans-Pacific travelers participating in the pre-travel testing program were required to have a negative test result before their departure to Hawaiʻi. 

Hawaiʻi hotel room revenues statewide fell to $111.2 million (-72.1%) in February. Room demand was 429,700 room nights (-66.5%) and room supply was 1.4 million room nights (-7.3%). Many properties closed or reduced operations starting in April 2020. If occupancy for February 2021 was calculated based on the pre-pandemic room supply from February 2019, occupancy would be 28.4 percent for the month.

All classes of Hawaii hotel properties statewide reported RevPAR losses in February compared to a year ago. Luxury Class properties earned RevPAR of $188 (-61.0%), with higher ADR at $729 (+19.5%) counterbalanced by an occupancy of 25.8 percent (-53.4 percentage points). Midscale & Economy Class properties earned RevPAR of $65 (-64.3%) with ADR at $171 (-18.3%) and occupancy at 37.9 percent (-48.8 percentage points).

Love’s Bakery to Cease Operations in Hawai‘i

Many different words could be used to describe the year 2020 – and they’re not exactly positive.  In early spring, many Hawaii businesses began to shut their doors and Governor Ige imposed the now-infamous 14-day quarantine for travelers. It was an interesting time to be on the islands. Thousands of unoccupied rental cars sat in the fields surrounding Kahului Airport, the road to Hana was closed to non-residents, and once-bustling tourist attractions were eerily quiet. While the pandemic caused quite a blow to the local economy, the ocean became more clear than most had ever seen, there was a noticeable uptick in monk seal, shark, and green sea turtle activity, and Hawaii residents got to experience the islands like never before.

It was the definition of a silver lining.

Back to Hawaii

Now Hawaii has worked out the kinks in the pre-travel testing system, and we are starting to see the slow but steady awakening of the tourism-reliant South Maui. While many were eager to get back to work, there were rightfully legitimate concerns about what opening the floodgates to travel might mean for the islands and Maui’s hospital. At the time of writing, we’re a little over a month into tourism’s return and the pre-travel test seems to be working efficiently. While Maui residents are still acting with care, the successful launch of the travel program is allowing those who work in the tourism industry to breathe a collective sigh of relief. Along with kickstarting tourism, the pre-travel test meant residents could once again see out of state family and friends without being subject to the quarantine. Hawaii’s current mask and social distancing rules are working to keep the virus at bay and helping to keep local businesses and events operating as well.

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