Are O‘ahu Sellers Really Getting Full Price in 2026?
“Percent of original list price received” is the metric behind every market-report headline about O‘ahu sellers getting full price, and it measures something narrower than most people assume: the sale price divided by a home’s very first asking price, not its most recent one. Right now that ratio tells two very different stories depending on property type — single-family sellers are getting full price and often more, while condo sellers are working with real negotiating room. Neither number tells you what your specific home or neighborhood will do; only your own comps and your own price tier do that.
| 100.0% Median percent of original list price received, O‘ahu single-family homes, July 2026 | 33% Share of single-family closings that sold above original list price, up from 26% a year ago |
| 96.6% Median percent of original list price received, O‘ahu condos, July 2026 | 14 Median days on market for single-family homes, down from 20 a year ago |
What “Percent of Original List Price Received” Actually Measures
Percent of original list price received is a home’s final sale price divided by the price it was first listed at, expressed as a percentage. The Honolulu Board of REALTORS® reports the median of that ratio across every closed sale in a given month, and it’s one of the standard indicators in the monthly HBR Local Market Update alongside median price, closed sales, and days on market.
Here’s the part that trips people up: it’s measured against the original list price, not the most recent one. If a home lists at $1,200,000, sits for two months, gets reduced to $1,100,000, and then sells for $1,100,000, that’s a seller who got 100% of what they were asking for at the time — but the published ratio for that sale is 91.7%, because it’s measured against the $1,200,000 starting point. A high islandwide ratio doesn’t mean every seller nailed their first number; it means that, in aggregate, first list prices this month were closer to what buyers were willing to pay than they were a year ago.
What it also doesn’t measure: appraised value, negotiated repair credits or seller concessions built into the deal, or how a specific neighborhood or price tier performed. The islandwide number is a starting point for a conversation, not a substitute for pulling comps on your own address.
O‘ahu's Current Numbers: Single-Family Sellers Are Getting Full Price
In July 2026, O‘ahu single-family home sellers received a median 100.0% of their original list price, up from 99.4% in July 2025. A third of single-family closings sold above their original asking price, up from about a quarter a year earlier, and the typical single-family home sold in 14 days — down from 20 days the year before. Read together, those three numbers describe a market with real pricing power sitting on the seller's side of the table for well-priced single-family listings.
That strength isn’t identical across every price tier. HBR's price-range breakdown for July 2026 shows the $800,000–$1,499,999 band running at a full 100% of original list price received, while the $2,000,000–$2,999,999 tier came in at 96.5% and homes above $3,000,000 at 95.0% — both still strong, but with more room between ask and sale price than the middle of the market. HBR president Aaron Tangonan put the underlying caution well when the July numbers came out: “A monthly median is the midpoint of what sold—it isn't a price tag on anyone's home.” The same logic applies to this ratio: it's a market-wide median, not a guarantee for your specific listing.
Why Pricing at Market Value Usually Beats Pricing High “to Leave Room”
The instinct to list above what the comps support — to leave negotiating room, or in case a buyer wants to make a strong first offer — runs directly against what the days-on-market and price-received numbers show in a market like this one. A single-family home priced at what the recent comps actually support is landing a median 100% of that number in 14 days. A home priced meaningfully above the comps typically sits longer, which shows up publicly as rising days on market, then usually needs at least one price reduction — and once a listing carries a reduction and an extended market time, buyers and their agents treat it differently than a fresh, correctly priced listing, regardless of what the number eventually settles at.
The mechanism is straightforward: an overpriced listing filters itself out of the search results buyers are actually using at their real budget, sits unseen by the buyers who could have afforded it at the right price, and only starts getting real traffic after a reduction announces to the market that the first number was wrong. Pricing at what today's comps support, not last year's comps or a number that "feels right," puts a listing in front of the buyers already qualified and searching at that price from day one.
Condos Are a Different Market: Lower Ratios, More Room to Negotiate
O‘ahu condo sellers received a median 96.6% of original list price in July 2026, essentially flat with July 2025's 96.3%, and the typical condo took 38 days to sell — more than double the single-family figure. Zoomed out to the trailing 12 months, the condo ratio actually ticked down slightly year over year (96.7% versus 96.8%), while single-family's 12-month ratio improved (99.2% versus 98.5%). The two property types are not moving together right now.
Part of the gap is simple supply: O‘ahu condos were carrying 7.0 months of supply in July 2026 against 3.2 months for single-family homes, and condo active inventory grew 3.9% year over year while single-family inventory shrank 5.9%. More choices for buyers generally means more room to negotiate, and the price-received numbers bear that out — entry-level condos under $150,000 received a median of just 88.7% of original list price in July, while condos in the $700,000–$999,999 range received 98.5%. If you're buying or selling a condo, don't apply the single-family headline number to your unit; pull the ratio for your specific price tier instead.
Does This Vary by Neighborhood?
Yes, and the spread is wide enough that the islandwide number can be misleading for a specific area. HBR's Local Market Update breaks the ratio out by region every month; here's how a sample of higher-volume single-family markets compared in July 2026.
| Area (single-family) | % of orig. list price received | Closed sales |
|---|---|---|
| Pearl City – ‘Aiea | 102.2% | 28 |
| Ewa Plain | 100.0% | 74 |
| Hawai‘i Kai | 100.0% | 12 |
| Mililani | 100.0% | 21 |
| Waipahu | 100.0% | 13 |
| Kailua – Waimanalo | 99.1% | 28 |
| Makiki – Mō‘ili‘ili | 99.0% | 14 |
| Kaneohe | 98.3% | 24 |
Source: Honolulu Board of REALTORS® Local Market Update, July 2026. Regions with fewer than roughly 10 closed sales in a month can swing several points on one or two unusual transactions, so treat any single month's ratio for a low-volume area as directional, not precise — look at a few months together before drawing a conclusion about your specific neighborhood.
Condos show the same kind of spread: Ewa Plain condos received 99.2% of original list price in July 2026, while Ala Moana – Kaka‘ako condos received 96.1% and Waikiki condos received 95.6%, reflecting both inventory levels and the mix of unit types selling in each area that month.
If You're Planning to Sell in the Next 3–6 Months
Pull comps for your neighborhood and price tier, not the islandwide average
The islandwide 100.0% single-family figure is an aggregate across every O‘ahu region and price band. Your area may be running above or below it, as the regional table above shows — ask your agent for the actual closed comps in your neighborhood and price range from the last 60–90 days, not the islandwide headline.
Price to the comps, not to a target you'd like to hit
A correctly priced single-family listing is landing a median 100% of ask in 14 days right now. A listing priced to "see what happens" risks the reduction cycle described above, which costs both time and, in most cases, more of the final sale price than pricing right the first time would have.
Know that your price tier changes the target
Homes in the $800,000–$1,499,999 band are receiving a full 100% of original list price; homes above $2,000,000 are landing in the mid-to-high 90s. If you're pricing above $2 million, build slightly more negotiating room into your expectations than the islandwide headline suggests.
Don't price a condo like a single-family home
With 7.0 months of condo supply against 3.2 months for single-family, condo buyers have more to choose from and more standing to negotiate. Price a condo against actual condo comps in its price band, not against the single-family headline number.
If You're a Buyer: How to Read a Listing Price Honestly
A listing price on O‘ahu today is best read in the context of its property type, price tier, and neighborhood, not as a single number to anchor a lowball offer against. If you're looking at single-family homes in the $800,000–$1,499,999 range in an area like Ewa Plain, Pearl City – ‘Aiea, or Mililani, the data says sellers there are receiving full asking price and often more, with homes moving in under three weeks — expect to compete, and have your financing fully lined up before you write an offer. If you're looking at a condo, particularly one priced below $300,000 or above $1,000,000 where the ratios and days-on-market run softer, you likely have more room to negotiate on price, credits, or closing timeline than a single-family buyer in the same month.
Don’t Make These Mistakes
- ✕Reading "percent of original list price received" as a measure of how close every seller came to their asking price — it's measured against the first list price, so a home that was reduced before it sold shows a lower ratio even if it sold at full value for its reduced price.
- ✕Applying the islandwide single-family number to a condo, or vice versa — the two property types are moving differently right now.
- ✕Applying the islandwide number to your specific neighborhood without checking the regional breakdown — the spread between areas can run several points in either direction.
- ✕Drawing a conclusion from one month of data in a lower-volume area — a handful of sales can swing a region's ratio several points without reflecting a real trend.
- ✕Pricing above the comps "to leave room to negotiate" in a market where correctly priced homes are already landing full price in two weeks.
FAQ
What does "percent of original list price received" mean?
Percent of original list price received is a home's final sale price divided by the price it was first listed at. The Honolulu Board of REALTORS® publishes the median of this ratio each month for O‘ahu single-family homes and condos. It measures how close final sale prices ran to initial asking prices across the market as a whole; it does not measure how any individual seller's negotiation went, and it isn't adjusted for price reductions made after the original listing date.
Are O‘ahu home sellers getting full asking price in 2026?
Single-family sellers largely are: the median O‘ahu single-family home received 100.0% of its original list price in July 2026, and a third of single-family sales closed above their original asking price. Condo sellers are seeing a softer number, a median 96.6% of original list price in July 2026, with more inventory and longer days on market working in buyers' favor. The two property types should be evaluated separately, not blended into one "the market" statement.
Does percent of list price received vary by neighborhood?
Yes, significantly. In July 2026, HBR's regional breakdown showed single-family ratios ranging from 98.3% in Kaneohe to 102.2% in Pearl City – ‘Aiea, with similar variation across other O‘ahu regions. Lower-volume areas can also swing several points month to month based on just a handful of sales, so a neighborhood-specific pricing decision should be based on recent comps for that area and price tier, not the islandwide figure.
Should I price my home above market value to leave room to negotiate?
In the current O‘ahu single-family market, that approach usually costs more than it protects. Correctly priced single-family homes are receiving a median 100% of list price in a median 14 days; overpriced listings typically sit longer, then require a reduction that resets buyer perception of the property. Pricing to current, accurate comps puts a listing in front of qualified buyers immediately rather than filtering them out at an inflated number.
Why are condo list-price ratios lower than single-family?
O‘ahu condos were carrying 7.0 months of active supply in July 2026 compared with 3.2 months for single-family homes, and condo active inventory grew year over year while single-family inventory shrank. More available inventory generally gives buyers more leverage to negotiate on price, which shows up as a lower median percent of original list price received and longer median days on market for condos versus single-family homes.
Before You Price or Offer, Verify
- ✓Current closed comps for your specific neighborhood and price tier, not the islandwide median
- ✓Whether you're comparing single-family to single-family, or condo to condo — never blend the two
- ✓How many sales the regional figure is based on, especially outside high-volume areas
- ✓Current median days on market for your price tier as a second data point alongside the price-received ratio
- ✓The most recent month's HBR report, not one from several months ago — these numbers move
Honolulu Board of REALTORS® Monthly Stats Reports — islandwide indicators, including percent of original list price received by price range
Homes O‘ahu – For Sellers — pricing and listing guidance specific to your property
Want your actual price-received number, not the islandwide average?
I'll pull the real comps for your neighborhood and price tier, including the current days-on-market and list-price-ratio trend for your specific area, before you set a number.
Text “START” to 808.400.3710 Contact KyleKyle Gephart is a licensed REALTOR® (HI RS-86752) with Talk Realty / Homes Oahu Holdings LLC. Figures in this post are sourced from the Honolulu Board of REALTORS® Monthly Stats Report and Local Market Update for July 2026 and reflect market conditions as of that reporting period; they change monthly and should be verified against the current HBR report before you rely on them for a pricing or offer decision. This post is for general information only and is not a substitute for a comparative market analysis on your specific property. Equal Housing Opportunity. Last reviewed August 2026.