Is Black Sands a buyer's or seller's market right now?

Black Sands is currently a buyer's market with 5 months of supply. Homes are selling at 89% of list price. The Ridley Sell Score for Black Sands is 45/100 (Cooling), based on 7 real-time market signals including inventory, pricing trends, and buyer demand.

What's the median home price in Black Sands?

The median home price in Black Sands is $80,000. The median price per square foot is $333. Homes sell in a median of 165 days with a sale-to-list ratio of 89%.

How much does it cost to sell a home in Black Sands, Hawaii?

On a $80,000 home in Black Sands, a traditional listing agent charges around $2,400 (3% commission). Add buyer agent commission (3%), closing costs (1–2%), and you could spend $6,400 or more. With Ridley Pro, your listing fee is just $3,499 — saving you -$1,099.

How does Ridley's flat fee compare to a traditional Black Sands agent?

A traditional Black Sands listing agent typically charges 3% of the sale price — about $2,400 on a $80,000 home. Ridley Pro is a flat $3,499 with a dedicated licensed agent. That means you save -$1,099 compared to a traditional agent.

How long does it take to sell a home in Black Sands?

The median home in Black Sands currently spends 165 days on the market before going under contract. At a 89% sale-to-list ratio, sellers are seeing some negotiation.

Do I need a real estate agent to sell in Hawaii?

No. Hawaii does not require you to use a real estate agent to sell your home. You can sell independently (FSBO) or use a flat-fee service like Ridley that gives you MLS access, professional tools, and expert support at a fraction of the traditional commission. On a $80,000 home, that could save you up to -$1,099.

What's included with Ridley Pro?

Ridley Pro ($3,499) includes MLS listing distribution, a dedicated licensed agent partner, expert pricing consultation, offer review and negotiation support, contract and deadline management, and full closing coordination. It's the full-service experience at a fraction of the traditional $2,400 commission.

National/Hawaii

Black Sands, HI

Is Now a Good Time to Sell in Black Sands, Hawaii?

The median home in Black Sands sells for $80,000. The average seller pays $2,400 in commissions — Ridley’s flat fee saves you -$1,099.

Black Sands Real Estate Market Conditions — April 2026

45out of 100

Ridley Sell Score

How it's scored →

Cooling

45/100

The market is shifting — strategic pricing and presentation matter more.

What this means for sellers

The Black Sands market is cooling, and sellers need to be strategic. Buyers have more options and are negotiating harder. Invest in staging and professional photography to differentiate your listing. Flexibility on terms can make the difference in attracting serious buyers.

Inventory TightnessFavors buyers

5 months of supply — near the balanced threshold of 5 months. Hawaii average is 6.6.

Price MomentumNeutral

Prices flat 0% year-over-year — vs. +13.9% statewide.

Seller LeverageFavors buyers

Homes selling at 89% of asking — buyers are negotiating 11% below list. Hawaii average is 96.5%.

Bidding ActivityFavors buyers

0% of homes selling above list price — 100% below the Hawaii average of 13.9%.

Sale SpeedFavors buyers

165 median days on market — 71 days faster than the Hawaii average.

Market UrgencyFavors buyers

0% of listings go pending within 2 weeks — vs. 16.5% statewide.

Price StabilityFavors sellers

Only 0% of listings have dropped their price — sellers are holding firm. Hawaii average is 15.6%.

Score based on 7 real-time market signals. Updated with latest available data.

How it works →

Median Sale Price

The midpoint price of all homes sold in the past month. Half sold for more, half for less.

$80,000

Days on Market

How long the typical home sits on the market before going under contract. Lower is better for sellers.

165

Price per Sq Ft

Average cost per square foot of living space. Useful for comparing homes of different sizes.

$333

Sale-to-List Ratio

How close homes sell to their asking price. Above 100% means bidding wars; below means negotiation room.

89%

Months of Supply

How long it would take to sell all current listings at the current pace. Under 3 months favors sellers; over 6 favors buyers.

Buyer’s market

Competitiveness

Overall market competition based on offers per listing, days on market, and sale-to-list ratio.

Not Very Competitive

12-Month Price Trend

$79,000 → $80,000

▲1.3%

$80K$80K$80K$79K$79K$79K

MayJulSepNovJanMarApr

Data updated April 2026

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Personalized pricing signals, demand shifts, and Sell Score changes for Black Sands — delivered monthly.

Your savings

How much can you save selling your home in Black Sands?

The average Black Sands homeowner saves -$1,099 by selling with Ridley instead of paying the traditional 3% listing commission on a $80,000 home.

$0Estimated savings

That covers your moving costs — save -1.4% of your home value

Your Black Sands home value

$80,000

$50,000$10M

Traditional Agent (3%)

$2,400

Ridley Pro (flat fee)

$3,499

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Cost comparison

How much does it cost to sell a house in Black Sands?

The total cost to sell a house in Black Sands in 2026 ranges from $3,499 with Ridley to approximately $2,400 with a traditional 3% commission on a $80,000 home.

	Traditional Agent	Best valueRidley Pro	FSBO
Listing fee	$2,400	$3,499	$0
Buyer agent	$2,2402.8% avg	$1,600~2% avg	$2,2402.8% avg
Closing costs (~1.5%)	$1,200	$1,200	$1,200
Total cost	$5,840	$6,299	$3,440
Net proceeds	$74,160	$73,701	$76,560
You save	—	-$459	$2,400No support