Ridge at Launani Valley
Preliminary Information – Full Audit Pending
This buildings features were determined from publicly available data, including MLS listings. While we cross-referenced additional data sources, it still likely contains incomplete or inaccurate information, as it has not yet been personally verified.
Once a building has been fully audited, this page will be replaced with an in-depth analysis featuring verified details and photos of every key feature.
Until then, we provide a data‑driven overview that blends statistical analysis of the checkbox selections agents make in MLS with an AI‑powered read of their public remarks—yielding a clearer picture of the building than raw listings alone.
If this building is important to your search, you can help prioritize it for a full audit by requesting one below. To see what a complete report looks like, check out the example full report.
Ridge at Launani Valley
Building Overview
Ridge at Launani Valley in Mililani Mauka-Launani Valley — wood-frame building with pool and sunset views.
About Ridge at Launani Valley
Ridge at Launani Valley is located in the Mililani Mauka–Launani Valley neighborhood and was built in 1992. According to available records, the building is constructed with a wood-frame structure and units are equipped with window air conditioning.
Based on MLS data, on-site amenities include a pool and a BBQ area. The property advertises sunset views for some units.
Parking is listed as available, covered, assigned, with additional guest parking. Pets and short-term rentals are not allowed. Management company information is unknown in the MLS records. This summary is based on MLS data; buyers should verify all details, fees, and policies independently.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
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Searched remarks for quantitative or qualitative owner-occupancy statements (e.g., '80% owner occupied', 'majority owner occupied', 'highly owner occupied'); none were found. No percentage or descriptive owner-occupancy information is available in the public remarks, so the owner-occupancy percentage is unknown.
Searched all public remarks for terms like 'elevator', 'lift', 'four elevators', 'multiple elevators' and related phrases; none were found. No explicit numeric or descriptive information about elevators appears in the remarks, so the number of elevators is unknown.
Calculated from the lowest association fee observed across all non-penthouse unit listings for this building.
Calculated from the highest association fee observed across all non-penthouse unit listings for this building.
Calculated from association fees observed in penthouse unit listings for this building.
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MLS checkbox data shows OTCOEX in 17 of 20 listings, indicating common area electricity is typically included; public remarks do not explicitly state this (no agent quotes about building power), but the consistent MLS data across many agents suggests the HOA pays for common-area electricity.
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No listings list HOTWAT (0 of 20) and 13 of 20 list WTRHTR (individual water heaters). Remarks explicitly reference unit water heaters (e.g., 'new water heater, 2023'), supporting that hot water is not included in HOA fees and instead supplied by in-unit heaters.
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SEWER is checked in 20 of 20 MLS listings, providing strong evidence that sewer is included in HOA/maintenance fees; remarks don’t usually state sewer explicitly, but the consistent checkbox across listings (multiple agents) makes this a reliable inclusion.
WATER is present in 20 of 20 MLS listings' association_fee_includes, strongly indicating domestic water service is paid through HOA/maintenance fees; public remarks seldom mention it explicitly, but the consistent checkbox across all listings supports inclusion.
Strong, consistent evidence: BBQ/BBQ area is mentioned across numerous listings (many remarks include phrases like 'BBQ', 'BBQ area', 'BBQ grills' and 'barbecue areas'). This aligns with historical MLS data showing BBQ checked on the majority of units and appears across multiple agents' remarks (some copy/paste among listings but repeatedly present), indicating a genuine building amenity.
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Moderate evidence: a subset of listings explicitly mention 'car wash' or 'car wash locations' (phrases like 'car wash locations' and 'access to...car wash' appear in remarks). While not as ubiquitous as BBQ/path/dog-park, multiple agent remarks plus MLS checkbox presence on several listings support including car wash as an available building/community convenience.
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Multiple listings explicitly mention dog-oriented spaces (phrases include 'dog park', 'dog walk', 'designated dog walking areas', and 'pet-friendly lawns'). This confirms prior high-confidence MLS data and indicates the community provides dog/pet exercise/walking areas.
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Multiple listings for Ridge at Launani Valley describe unit outdoor spaces, including phrases like "Relax on your private lanai," "a generous lanai creates a private extension of your living space," "covered outdoor lanai," "private fenced patio," and "120 sq ft covered lanai." This recurring lanai/patio language appears across many separate listings from different agents, outweighing the sparse MLS checkbox usage and confirming that the building offers patio/deck-style outdoor living areas in a significant number of units.
Numerous listings mention walking/jogging amenities (quotes include 'walking/jogging path', 'jogging paths', 'walking paths', 'scenic pathways'), consistent with MLS checkbox prevalence. Evidence is broad across multiple agent remarks, supporting inclusion of jogging/walking paths.
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Several listings note a dedicated recreation space, using terms like 'recreation area', 'recreation area with BBQ facilities', and describing shared amenity/BBQ decks. These references, coming from multiple listings, align with the MLS recreation-area amenity and indicate a common recreation area available to residents. This makes recreation/amenity deck space a reliable building feature.
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Multiple recent listings mention dedicated storage: quotes include "extra storage in the private fenced patio", "outside storage closet", and "covered lanai with a storage closet". MLS checkbox data shows storage checked on several listings (3/20 in amenities, 6/20 in unit_features). Historical data was High confidence and current remarks from multiple agents reaffirm the building offers storage lockers/closets, so evidence is strong.
Public remarks repeatedly list amenities like pool, spa/jacuzzi, BBQ, playgrounds, courts, walking/jogging paths, car wash areas, clubhouse, dog walk areas, and individual storage closets, but never mention any surfboard-specific storage facility. This consistent omission across many detailed listings suggests the building does not offer dedicated surfboard storage.
Multiple listings describe access to tennis facilities, including phrases like 'tennis courts', 'basketball/tennis courts', and 'two tennis courts' through the Ridge at Launani Valley and the broader Launani Valley Association. These mentions appear across numerous agents and are consistent with the MLS tennis-court amenity checkbox. Buyers can reliably expect shared tennis facilities in this community.
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Multiple independent listings advertise a pool paired with a hot-water feature, using terms like 'pool and jacuzzi', 'pool with hot tub', 'pool and hot tub just a minute's walk away', 'refreshing pool, a soothing spa', and 'beautiful pool, whirlpool'. This consistent language indicates a shared hot tub/spa/whirlpool amenity available to residents. Buyers can confidently expect a whirlpool/hot tub as part of the community facilities.
High-confidence evidence: 20/20 current MLS listings list pool amenities and the remarks frequently state phrases like "pool", "swimming pool", "spa/hot tub", "community pool" and "jacuzzi". Multiple listings explicitly mention "community pool", "pool and hot tub", or "swimming pool" indicating a shared amenity available to residents rather than a single-unit feature; the consistency across agents suggests this is an established building amenity.
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Public remarks repeatedly advertise the presence of a pool and related amenities but never specify that it is a saltwater or saline system. I searched for phrases like 'salt water pool', 'saltwater pool', 'salt pool', and 'saline pool' and found no matches, so it is most likely a standard (non-saltwater) pool.
Strong, consistent evidence that some units have in-unit laundry: CURRENT MLS DATA indicates 20/20 listings include washer/dryer. Public remarks repeatedly state phrases such as 'in-unit washer/dryer', 'stack washer and dryer', and 'full-size washer and dryer', showing confirmation across multiple listings and agents rather than isolated mentions.
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I looked for terms such as 'coin laundry', 'coin-op', 'card operated', 'laundry fee', or similar and none appear in the remarks. Because laundry is repeatedly described as in-unit and there is no reference to any paid community laundry facilities, it's very likely that there is no paid community laundry in the building.
I searched for phrases like 'laundry on each floor', 'laundry room on every floor', and any reference to shared or community laundry facilities but found none. Multiple listings emphasize in-unit washers and dryers, which suggests there is no separate community laundry on every floor.
Strong, consistent evidence the building offers parking: MLS checkboxes show parking on all current listings (20/20) and numerous public remarks repeatedly state '2 parking stalls' or 'two dedicated parking stalls'. Evidence is present across multiple agents and listings, indicating a building-level feature rather than a single listing error.
High-confidence evidence that parking stalls are assigned: MLS parking_features include ASSIGN in the majority of listings (16/20), and many public remarks explicitly say 'assigned' or 'designated' parking stalls (e.g., 'two assigned parking stalls', 'designated parking stalls'). This appears consistently across listings and agents.
Multiple listings and MLS data consistently indicate covered parking: MLS shows covered/garage features in most listings (18/20) and many public remarks state 'one covered and one open', 'one covered stall', or similar, demonstrating covered parking exists at the building.
Listings repeatedly refer to 'two assigned/ designated/ dedicated parking stalls' (sample: 'two assigned parking stalls'), indicating assigned stalls. There is no language such as 'deeded parking', 'owned parking', or 'parking included in deed', so do not mark as deeded.
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Searched for 'parking fee', 'monthly parking', 'parking rental' and similar terms throughout the remarks; none were found. The presence or amount of a parking fee cannot be determined from the public remarks.
Several remarks clearly state that guest parking is available, including mentions of 'guest parking is also available' and 'ample guest parking throughout the project'. Combined with multiple MLS entries marking GUEST, this supports that the complex offers designated guest parking areas.
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Searched for 'parking waitlist', 'waiting list', 'join waitlist', and similar phrasing; nothing found. Many listings note assigned/dedicated stalls, but no reference to a waitlist system.
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Searched all remarks for terms like key card, keycard entry, fob access, electronic access, and card reader, as well as implications of controlled building entry. Found only a unit-specific security system, with no evidence of a building-wide card/fob access system, so this is likely not present.
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Reviewed all listing remarks for mentions of security patrol, roving security, or patrolled premises and found none, despite detailed amenity descriptions. Given this absence, the building likely does not have a security patrol service.
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Historical MLS inclusions show 15 of 20 listings listing ACWIUN. At least 6–8 current public remarks explicitly reference window or in-unit AC (quotes include 'comes with ... a window AC unit', 'there is even a new window AC', and 'AC units throughout the home'), indicating multiple agents/remarks consistently report window AC units across the building.
Concrete construction is present in some units: 5 of 20 current listings mark CONCRE in construction_materials. No public remarks explicitly describe construction materials or recent structural changes, so evidence relies on MLS checkbox entries and prior high-confidence historical data. Multiple agents have indicated concrete in their listings, suggesting some building portions are concrete rather than this being a single-agent copy/paste error.
For Ridge at Launani Valley, 11 of 20 current listings include double wall (DOUWAL) in construction materials, and none mention single-wall or plantation-style construction. Remarks referencing new drywall with insulation and extensive interior refits align with standard double-wall framed construction for this low-rise townhome complex. This consistent though incomplete MLS tagging plus compatible renovation details support treating the building as double-wall constructed.
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12 of 20 current MLS listings (60%) list construction_materials=WOOFRA, indicating wood-frame construction is commonly reported. None of the public remarks explicitly mention 'wood frame' or similar phrasing, so the evidence comes primarily from MLS checkbox data across multiple listings and may reflect agent copy/paste; confidence is moderate (0.75).
9 of 20 current MLS listings list ABOGRO (above ground) in construction_materials, and nothing in the remarks suggests an atypical construction type.
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Reviewed listings for phrases indicating STR allowance or specific minimum stay rules (e.g., '30-day minimum' would indicate no STR); none were present. In absence of any STR language, set to false with medium confidence.
Listings consistently describe typical residential association amenities and never reference a hotel rental pool or hotel management. Because STR is not indicated and no hotel-pool language appears, hotel pool participation is false with high confidence.
Searched for phrases like 'mandatory hotel pool', 'required to participate', or 'must be in rental program' and found none. With no STR/hotel-pool presence and no mandatory language, mandatory pool participation is false with high confidence.
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Searched for phrases like 'lease expires', 'land lease to', 'leasehold expiring in', and any 4-digit year tied to lease terms; none were present in the remarks. Without an explicit year or leasehold language, the lease expiry is unknown.
Public remarks repeatedly advertise VA approval and assumable VA loans across many listings. This explicitly indicates the building is VA loan approved and that VA financing/assumption is available to qualified buyers.
The public remarks explicitly state '100% insured building,' which strongly indicates the HOA provides comprehensive/walls-in coverage. No remarks contradict this statement, so this is marked true with high confidence.
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Searched remarks for 'fire life safety evaluation', 'FLSE', 'fire safety certified', 'passed fire inspection', and similar terms; none were found. Because there is no explicit mention and no current verified value provided, the field is set to false with medium confidence (absence of mention suggests no public statement that the building passed an FLSE).
Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.
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No listings (0/20) mention mountain views or include 'MOUNTA' in view_descriptions. Public remarks only reference 'greenbelt', 'garden', 'lush greenery', or a 'cooler mountain microclimate'—phrases about climate/landscape rather than explicit mountain views—so evidence is strong across multiple listings that the building does not offer mountain views.
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At least 1 listing in the current set explicitly describes enjoying a drink on the lanai "as the sun sets over Mililani," indicating sunset-facing exposure for some units. No listings state that there is no view (e.g., no 'View: NONE'), and many mention perimeter positioning and open greenery. Combined with previously high-confidence data, this supports that the building offers units with sunset views.
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Remarks emphasize garden, pool, and lush valley/greenery views but never reference fireworks. Given the inland Launani Valley location and extensive marketing language, the lack of any fireworks-view mention strongly suggests such views are not a feature.
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MLS checkbox RESMAN appears in 9 of 20 current listings and at least two separate public remarks explicitly state the building has a manager (phrases quoted: "Resident manager", "full time site manager"). Multiple agents/remarks and the recurring RESMAN checkbox provide consistent evidence that the building has an on-site/resident manager.
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Confidence levels are based on MLS checkbox data and AI analysis of listing remarks. High = strong evidence, Medium = some evidence, Low = limited or conflicting evidence. Buyers should always verify critical details independently.