— HAWAII STATE

Hawaii Mortgage &
Home Loan Solutions

Hawaii Mortgage &
Home Loan Solutions

Mortgage financing across Maui, Oahu, Kauai, and the Big Island – structured for Hawaii’s unique real estate market.

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— ABOUT HAWAII HOME LOANS

Hawaii’s Mortgage
Lending Specialists

Pacific Home Loans was founded and is headquartered in Hawaii – our team understands Hawaii’s real estate market from the inside, including the condo complexities, resort designations, leasehold versus fee simple distinctions, agricultural land classifications, and high-value transaction structures that mainland lenders frequently are not equipped to navigate.

Hawaii’s 2026 conforming loan limit is $1,249,125 statewide, one of the highest in the country, reflecting the elevated baseline property values that make jumbo, portfolio, and PrimeResort™ financing among the most commonly applied programs across the islands.

Call today to get started!

— EXPLORE MORTGAGE SOLUTIONS BY COUNTY

Mortgage Loans Across
the Hawaiian Islands

Maui is Hawaii’s premier luxury and resort real estate destination, with a market defined by oceanfront estates in Wailea and Makena, resort-branded condominiums along the Kaanapali and Kapalua coasts, and the world’s most sought-after vacation property market. Maui County also encompasses Molokai and Lanai – Lanai in particular, with its two Four Seasons resorts and private island character, represents one of the most exclusive resort real estate environments in the Pacific.

Oahu is Hawaii’s most active and diverse real estate market — spanning Honolulu’s high-rise condominium corridor, the luxury estates of Kahala and Diamond Head, the military and primary residence markets of Pearl City and Ewa Beach, and the lifestyle communities of Kailua, Lanikai, and the North Shore. Oahu also anchors Hawaii’s military mortgage market, with Joint Base Pearl Harbor-Hickam, Schofield Barracks, and Marine Corps Base Hawaii making VA loans one of the most commonly applied programs on the island.

The Big Island’s diverse landscape – from the Kohala Coast’s luxury resort corridor anchored by the Four Seasons Hualalai and Fairmont Orchid to the agricultural estates of the Hamakua Coast and the active volcanic terrain of Puna – creates one of the most varied real estate financing landscapes in the state. PrimeResort™, jumbo, agricultural land, and portfolio programs are among the most commonly applied solutions across Hawaii County’s distinct market segments.

Kauai is Hawaii’s most exclusive and consistently high-value island real estate market, defined by limited developable land, extraordinary natural beauty, and a buyer profile drawn almost entirely by luxury lifestyle, resort access, and the island’s character as the least commercially developed of Hawaii’s major islands. Princeville and Hanalei on the North Shore, Poipu on the South Shore, and the estates of Lawai and Kalaheo attract second home buyers, ultra-high-net-worth purchasers, and international buyers for whom Kauai represents a singular real estate opportunity.

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— PROPERTY TYPES

Buying Property
in Hawaii

Hawaii real estate includes a wide mix of property types that may impact financing options and underwriting requirements.

  • Single-family homes

  • Condominiums & high-rise units
  • Resort-designated properties
  • Rural & agricultural land
  • Renovation scenarios
  • Construction financing

— POPULAR STARTING POINTS

Explore Your
Path to Ownership

— SPECIALIZED FINANCING

Hawaii Condo &
Resort Financing

Condominium financing in Hawaii often involves project-level review. Our team is experienced in navigating complex project requirements that other lenders may not accommodate.

  • HOA budgets & reserve analysis
  • Insurance coverage review
  • Owner-occupancy ratios
  • Litigation exposure assessment
  • Project warrantability determination

PrimeResort™

Some condominiums – particularly resort-designated or non-warrantable projects – require specialized underwriting that conventional lenders cannot provide.

Hawaii’s Markets Are Diverse.
Your Financing Strategy Should Match.

— HAWAII FINANCING

Hawaii-Specific
Financing Considerations

Leasehold vs. Fee Simple Property
Hawaii has a higher proportion of leasehold property than any other state – a land ownership structure where the buyer owns the improvements but leases the underlying land, typically from a trust or estate. Leasehold properties carry distinct financing requirements, including lender review of remaining lease term, lease renegotiation risk, and ground rent structure. Conventional financing for leasehold properties requires a minimum remaining lease term, and many lenders decline leasehold transactions entirely. Pacific Home Loans has experience financing eligible leasehold properties across the islands.

Agricultural Land & CPR Properties
Hawaii’s significant agricultural land inventory – particularly on Maui, Kauai, and the Big Island – and the state’s Condominium Property Regime (CPR) ownership structure for rural parcels present unique underwriting considerations. Our team is experienced with agricultural zoning classifications, CPR parcel financing, and the documentation requirements specific to Hawaii’s rural and agricultural property market.

Foreign National & Japanese Buyer Financing
Hawaii has one of the highest concentrations of foreign national real estate buyers in the United States, with particularly strong demand from Japan and other Asia-Pacific countries. Foreign national loan programs, asset-based qualification, and international buyer structuring are regularly applied across Maui’s luxury resort market, Oahu’s Honolulu high-rise inventory, and Kauai’s North Shore estate market.

— PROGRAM OPTIONS

Hawaii Home Loans
Program Options

We offer a full range of Hawaii mortgage solutions — from government-backed programs to in-house portfolio financing for complex scenarios.

Conventional

Standard loans for primary residences, second homes, and investment properties meeting Fannie Mae / Freddie Mac guidelines.

→ Buying a Home

FHA Loans

Low down payment financing for eligible primary residence purchases and refinances with flexible qualification standards.

→ FHA Loan Details

VA Loans

Zero down payment financing for eligible veterans, active-duty service members, and surviving spouses purchasing in Hawaii.

→ VA Loan Details

Jumbo Loans

High-balance financing for Hawaii’s elevated property values, including luxury homes and high-rise condominiums.

→ Jumbo Loan Details

Non-QM / Alt-Doc

Alternative documentation programs for self-employed borrowers, investors, and complex-income scenarios.

→ Non-QM Programs

Portfolio Loans

In-house funded portfolio lending for high-value transactions, unique financial profiles, and strategic financing needs.

→ Portfolio Loans

— REFINANCING

Hawaii Mortgage
Refinance Options

If you are refinancing a home in Hawaii, we offer a full range of refinance solutions tailored to your property type, loan balance, and financial goals.

  • Rate-and-term refinance

  • Cash-out refinance

  • VA Streamline (IRRRL)

  • FHA Streamline

  • Portfolio refinance for high-balance properties

Ready to Refinance?

Our team will review your current loan, property type, and goals to identify the best refinance path available in Hawaii’s market.

Hawaii’s Market Is Complex.
Your Financing Shouldn’t Be.

— WHY PACIFIC HOME LOANS

Hawaii Home Loans
Why Pacific Home Loans

Our team understands Hawaii’s property market from the inside – the condo complexities, the resort designations, the high-value transactions, and the borrower scenarios that require specialized solutions.

Condo Financing Expertise

Hawaii-focused condominium financing with a clear project review process for complex & non-warrantable properties.

In-House Portfolio Capital

Funded portfolio lending capability for high-value and complex transactions that require flexible structuring.

Flexible Borrower Solutions

Self-employed, investor, and complex-income borrowers served through Non-QM and portfolio programs.

Licensed Across 10 States

Hawaii-headquartered with multi-state licensing – serving borrowers wherever their investment journey takes them.

Dedicated Loan Team

Every borrower is supported by a dedicated team from application through closing – not passed between departments.

Streamlined Process

Pre-qualify quickly, upload documents securely online, and e-sign mortgage disclosures from anywhere.

— COMMON QUESTIONS

Hawaii Mortgage
FAQ

Have a question not answered here? Our team is available to walk through your specific scenario.

Yes, for eligible leasehold properties. Hawaii has a higher proportion of leasehold real estate than any other state – a land ownership structure where the buyer owns the improvements on the property but leases the underlying land, typically from a trust, estate, or landowner, under a long-term ground lease. Financing a leasehold property requires lender review of the remaining lease term, ground rent structure, and lease renegotiation provisions. Conventional financing generally requires a minimum remaining lease term extending well beyond the loan maturity date, and many mainland lenders decline leasehold transactions entirely due to unfamiliarity with the structure. Pacific Home Loans has experience financing eligible leasehold properties across the Hawaiian Islands and can review your specific property’s lease terms to determine available program options. Contact our team to discuss your leasehold scenario.

The 2026 conforming loan limit in Hawaii is $1,249,125 for a single-family property – applicable statewide across all four counties. This is one of the highest county-level conforming limits in the country, reflecting Hawaii’s elevated baseline property values. Properties with loan amounts above this threshold require jumbo or portfolio financing. Despite the elevated limit, a meaningful share of transactions across Maui’s luxury resort market, Oahu’s premium neighborhoods, Kauai’s North Shore, and the Kohala Coast on the Big Island involve purchase prices that exceed this limit – making jumbo and portfolio programs among the most commonly applied financing solutions in Hawaii’s premium real estate segments.

Yes. Foreign nationals – buyers without U.S. residency or Social Security numbers – can purchase real estate in Hawaii, and Pacific Home Loans offers foreign national loan programs for eligible international buyers. Hawaii attracts one of the highest concentrations of international real estate buyers in the United States, with particularly active demand from Japan and other Asia-Pacific countries across Maui’s luxury resort market, Oahu’s Honolulu high-rise and Kahala estate market, and Kauai’s North Shore and Poipu communities. Foreign national financing typically involves asset-based qualification, larger down payment requirements, and documentation structures that differ from standard domestic programs. Contact our team to discuss eligibility and available program options for your specific situation.

Down payment requirements vary by loan program, occupancy type, and property classification. Our team provides a program match and loan strategy review before you submit an offer.

CPR stands for Condominium Property Regime – a Hawaii-specific ownership structure that allows a single parcel of land to be subdivided into individually owned units without creating a traditional subdivision. CPR is commonly used across Hawaii’s rural and agricultural land markets, particularly on Maui, Kauai, and the Big Island, where it allows landowners to separate and convey individual dwellings or structures on a larger agricultural or rural parcel. Financing CPR properties involves specific underwriting considerations related to the parcel’s zoning classification, the CPR documents themselves, access and easement provisions, and lender comfort with the structure. Not all lenders are familiar with CPR or willing to finance these properties – Pacific Home Loans has experience navigating CPR transactions and can assess your specific property’s financing options. Contact our team to discuss your CPR scenario.

Yes. Pacific Home Loans offers VA purchase, renovation, and streamline refinance loans throughout Hawaii. Hawaii is home to one of the most significant military presences in the Pacific — Joint Base Pearl Harbor-Hickam on Oahu, Schofield Barracks and the 25th Infantry Division in central Oahu, and Marine Corps Base Hawaii (MCBH) at Kaneohe Bay are among the largest installations, supporting a substantial active-duty, veteran, and military family population across the islands. VA loans – with 0% down payment, no private mortgage insurance, and competitive interest rates – are among the most commonly applied financing programs for eligible borrowers purchasing in the communities surrounding these installations, including Ewa Beach, Pearl City, Mililani, Kailua, and Kaneohe. VA Renovation loans are also available for eligible borrowers purchasing properties requiring improvements, and the VA IRRRL Streamline Refinance is available for existing VA loan holders looking to reduce their rate or payment.

Yes, for eligible properties and projects. Resort condominium financing in Hawaii involves an additional layer of project-level review that standard condominium financing does not require. Properties affiliated with Four Seasons, Fairmont, Marriott, Westin, Hilton, and other hospitality brands – common across Maui’s Wailea and Kapalua resorts, the Kohala Coast on the Big Island, Kauai’s Princeville and Poipu communities, and Oahu’s Ko Olina resort corridor – may involve hotel-hybrid or condotel ownership structures, rental pool participation agreements, investor ownership concentration above agency limits, or mixed-use zoning classifications that disqualify standard conventional or jumbo financing.

PrimeResort™ – Pacific Home Loans’ dedicated resort and non-warrantable condominium financing program – is specifically structured for these scenarios. Our team conducts project-level reviews to determine the most appropriate financing structure for your specific resort property, whether it qualifies for conventional, jumbo, or PrimeResort™ financing.

In eligible cases, non-warrantable condo financing may be available through specialized programs. Visit our PrimeResort™ page for more information on resort condominium financing options.

For eligible properties, rental income may be considered under certain programs, subject to underwriting and zoning compliance. Our team will review your specific scenario during the consultation.

Fee simple and leasehold are the two primary forms of property ownership in Hawaii, and understanding the distinction is essential for buyers financing real estate across the islands.

Fee simple ownership means the buyer owns both the improvements – the home, condominium, or structure – and the underlying land outright. Fee simple is the standard form of ownership in most of the United States and carries no ongoing land payment obligations beyond property taxes. Most mortgage financing programs are available for fee simple properties without restriction.

Leasehold ownership means the buyer owns the improvements but leases the underlying land from a landowner – typically a trust, estate, or institutional landowner -under a long-term ground lease. The leaseholder pays ground rent to the landowner and is subject to the terms of the lease, including renewal provisions and potential rent renegotiation at defined intervals. When a leasehold expires and is not renewed, ownership of the improvements can revert to the landowner – making remaining lease term a critical consideration for both buyers and lenders.

Hawaii has a significantly higher proportion of leasehold property than any other state, a legacy of the historical land ownership patterns established by Hawaii’s major land trusts and estates. Leasehold properties are found across all islands but are particularly common in certain Honolulu high-rise communities and in some Maui resort developments. Leasehold properties typically sell at a discount to comparable fee simple properties – reflecting the lease obligations and financing limitations – though the magnitude of that discount varies with remaining lease term, ground rent levels, and current market conditions. Buyers considering a leasehold property should discuss the specific lease terms with their lender early in the process, as financing availability and program options depend heavily on the individual lease structure.

— CLIENT TESTIMONIALS

What Our Clients
Are Saying

Steven and his team have helped several of our clients and friends with loans in the past. We have always enjoyed working with them and chose to have them take care of our personal home loan as well. Steven is very creative in choosing specific loan programs and helping find the best solution for the type of loan that will work for you. Two years later we chose to use them again to re-finance. Steven was able to get us a great rate. He is very thorough and has a team that follows up to answer any questions that you may have and walk you thru the process. We highly recommend Steven and his team.

Robyn Curletti, Realtor
Ginni was AMAZING!!! We couldn’t be more happy with our home buying experience! She went above and beyond!!! Best mortgage lender experience we’ve ever had!!! Thank you! Thank you! Thank you!
Stephanie H., Home Buyer

Steven and his team were exceptional in their communication and service from when I first inquired about a loan to the day I recorded. They walked me through what to expect each step of the way. I know how busy they are, but they truly made me feel like I was the only client they were servicing. I am a real estate agent and this loan was for my personal purchase. I am happy to say that I could not have asked for my loan process to go any better, it was truly exceptional. I highly recommend Steven and his team at Pacific Home Loans, they are no ka oi, as we say it here in Hawaii! Thank you Steven and all on your team, you each made my home purchase experience wonderful! Mahalo nui!

Nicci H., Home Buyer

Thanks to the entire staff of Pacific Home Loans, our refi was a success! Especially when it’s not so easy to get any type of loan being self employed.

Lisa Y., Home Buyer

The Property is unique and required a true specialist and Steven and his team we’re just the ticket. As a first time home buyer, I had many questions and concerns. They were helpful all along the way. My family was very excited when we finally got to move in to our new home. Thank you Pacific Home loans.

Chris M., First-Time Home Buyer

Ryan was very professional and prompt. He was knowledgeable about the process and we would recommend him to anyone on Maui! Home buying can be a stressful process and he ensured that it ran as smoothly as possible.

J. Andrews, Home Buyer
Ginni Madsen and her team were instrumental in helping me obtain financing for our family home.  We had gone through a short sale and needed to find a lender who would work with us.  Ginni was able to find a lender  She was available by phone at almost all times we called and was patient enough to help us through everything!  I would recommend Ginni to anyone!!
Michael M., Home Buyer
Ginni, I just wanted to thank you for all the help you provided to get my refinancing done. I was very pleased with your knowledge of the unique aspects of the Maui property and mortgage market. And also, throughout the process, you understood my goals and achieved them, with a competitive package and excellent, personalized customer service. It was great working with you.
Art R., Homeowner
I have used Pacific Home Loans for several mortgages and they never fail. Rates quoted are accurate and the staff are right on top of it. I would recommend Pacific Home Loans to anyone looking to buy real estate or refinance. They will not let you down.
Donnie, Home Buyer

We recently had the pleasure of working with Ryan on a home purchase involving a 1031 exchange. It was our first exchange purchase, which involved a lot of additional details on how we could use different funds while maintaining a tax-advantaged state, we were also out of state, and managing the purchase through a period where Fed rate hikes were coming. Ryan and his team were absolute experts, there wasn’t a single question they didn’t know how to answer, they partnered with our agent and exchange team wonderfully, and set us up to actually close almost a week early with zero hitches. I’d highly recommend him and would work with him again in a heartbeat!

Alexi, Real Estate Investor

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Let’s Find the Right
Loan for Your Hawaii Real Estate

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