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Featured local agent — Black Sands, HI
Sarah Mitchell
Compass Real Estate · Black Sands, HI
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Black Sands, HI Housing Market
The last median sale price Redfin published was $16,000, -87.2% year over year (through May 2026). With 8.0 months of supply and homes going under contract in about 209 days, Black Sands is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $16,000 home is about $82/mo in principal and interest.
Key numbers for Black Sands, HI
Median sale price
$16,000
-87.2% year over year
Redfin, through May 2026
Days on market
209
Slow-moving
Redfin, through May 2026
Active listings
8
8.0 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Sale-to-list ratio
80.0%
Selling below asking
Redfin, through May 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Black Sands a buyer's or seller's market?
Black Sands, HI is a buyer's market, based on 8.0 months of supply and homes selling in about 209 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Black Sands housing market data show?
Every row below is Redfin's final published month for Black Sands, HI. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $16,000 |
| Median list price | $170,000 |
| Year-over-year price change | -87.2% |
| Median days on market | 209 days |
| Active inventory | 8 listings |
| Months of supply | 8.0 months |
| Sale-to-list price ratio | 80.0% |
| Homes sold (that month) | 1 |
| New listings (that month) | 1 |
| Listings with a price cut | 25.0% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Black Sands is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Black Sands is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Black Sands home prices moved?
Across the 32 months we hold for Black Sands, HI, the median sale price fell 84.8%, from $105,000 in June 2021 to $16,000. 25.0% of Black Sands listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 8.0 months while the sale-to-list ratio slips below its current 80.0%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Black Sands?
Priced off the median sale price of $16,000 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $3,200 | $12,800 | $82/mo |
| 5% | $800 | $15,200 | $98/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $82, that implies roughly $3,525 a year before you add taxes and insurance. We do not hold a Census income figure for Black Sands, so we cannot compare that threshold to local earnings.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Black Sands in the next 12 months?
Tell us your timeline. We send the Black Sands market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Black Sands?
Zillow does not publish a rent index (ZORI) for Black Sands, HI, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Black Sands?
Active listings in Black Sands, HI went from 1 in March 2024 to 8 in May 2026, a +700.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| April 2024 | 2 | 1 |
| June 2024 | 2 | 1 |
| December 2024 | 2 | not published |
| January 2025 | 2 | 2 |
| May 2025 | 6 | 1 |
| June 2025 | 4 | not published |
| July 2025 | 5 | 1 |
| September 2025 | 6 | 2 |
| October 2025 | 8 | 2 |
| December 2025 | 6 | not published |
| February 2026 | 4 | not published |
| May 2026 | 8 | 1 |
Redfin, through May 2026
How does Black Sands compare to Hawaii and the U.S.?
Black Sands homes sell for $16,000 — 98% below the Hawaii median of $741,300. Against the national median of $410,700, Black Sands runs 96% lower. Year-over-year, Black Sands moved -87.2% against Hawaii's -0.3% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Black Sands, HI | $16,000 | -87.2% | 209 days |
| Hawaii statewide | $741,300 | -0.3% | 86 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Black Sands
What buyers should watch
- Months of supply, currently 8.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 25.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $15 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $16,000 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Black Sands listing goes under contract in 209 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 80.0% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Black Sands added 1 new listings against 1 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside Black Sands varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Black Sands
There are currently 8 homes listed for sale in Black Sands, Hawaii. The median listing price is $170K.
Active listings
8
Homes on market
Median list price
$170K
Avg. days on market
209
Days until sale
New this week
1
Newly listed
How much do homes cost in Black Sands by property type?
How the Black Sands, HI market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $16,000 | not published | 1 | 209 days |
Who lives in Black Sands?
American Community Survey estimates for Black Sands. U.S. Census ACS, 2023
Population
237
Households
142
Median age
52.4 years
Owner-occupied
94.4%
Median home value
$107,500
Mean commute
36.2 min
94.4% of occupied homes in Black Sands are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Black Sands, HI?
Ordered by distance from Black Sands, not by size. Compare Black Sands side by side with any of them.
Black Sands housing market FAQ
Is Black Sands a buyer's or seller's market?
Black Sands, HI is currently a buyer's market. That read comes from 8.0 months of supply, homes going under contract in about 209 days, and sellers getting 80.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Black Sands?
The median sale price in the last month Redfin published was $16,000.
Is Black Sands cheaper than the rest of Hawaii?
Black Sands's median sale price of $16,000 is 98% lower than the Hawaii statewide median of $741,300, and 96% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Black Sands?
Homes in Black Sands, HI spent a median of 209 days on market before going under contract, versus 86 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Black Sands?
At the current 30-year fixed rate of 6.66%, 20% down on a $16,000 home is about $82 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $3,525 a year before taxes, insurance, HOA dues or mortgage insurance.
Are home prices rising in Black Sands?
Redfin's last published year-over-year change for Black Sands, HI was -87.2%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Black Sands?
Black Sands ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Black Sands?
That depends on your timeline, not on a headline. What the data says today: Black Sands, HI is a buyer's market with 8.0 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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