Hawaii real estate: buy or sell with a local AXEN agent
Hawaii gives you 15 days to walk away after you read the seller's disclosure, makes sellers flag flood, tsunami and noise zones, and has buyers hold back part of the price when the seller lives out of state. Here is what is the same everywhere in Hawaii, and where to search homes.
Hawaii: search homes by city
Tap a city to see the newest homes for sale there.
What every Hawaii buyer and seller should know
The seller's disclosure comes within 10 days
Hawaii requires the seller to give you a written disclosure statement no later than 10 calendar days after your purchase contract is accepted (HRS 508D-5). It has to cover material facts about the property that the seller knows or should know.
You get 15 days to walk away
After you receive the disclosure, you have 15 calendar days to review it. If you decide to cancel, send the seller written notice within that time and your deposit comes back right away (HRS 508D-5). If you do not send notice, you are treated as accepting it.
Mapped hazard zones must be disclosed
The seller has to tell you if the home is in a mapped special flood hazard area, an airport noise area, a military air base safety zone, a tsunami inundation area or a sea level rise exposure area (HRS 508D-15). Lava flow zones on the Big Island come up through the seller's general duty to disclose material facts.
The conveyance tax goes up in tiers
Hawaii's conveyance tax is charged on the whole price, and the rate depends on the price (HRS 247-2). As of July 2025 it runs from 10 cents per $100 under $600,000 up to $1 per $100 at $10 million and above. By custom the seller pays it. A certificate of conveyance is filed within 90 days.
Buyers who will not live there pay a higher rate
If you buy a condo or single-family home and you are not eligible for the county homeowner's exemption, because you will not live in it, the conveyance tax schedule is higher: 15 cents per $100 under $600,000 up to $1.25 per $100 at $10 million and above (HRS 247-2).
Out-of-state sellers have tax held back
When the seller is not a Hawaii resident, state law makes the buyer withhold 7.25% of the sales price at closing and send it to the state as a prepayment of the seller's tax (HARPTA, HRS 235-68). Escrow handles it. Sellers can apply for a waiver or reduction ahead of time.
Check whether you are buying the land
Some Hawaii homes, especially older condos, are leasehold: you buy the building or unit, but the land is leased from someone else for a set number of years. Fee simple means you own the land too. Leasehold changes the price, the loan and the future. Check which one it is before you offer.
Escrow closes the sale
Hawaii sales close through a licensed escrow company. Escrow holds the deposit, collects the signatures and payoffs, handles the tax withholding and records the deed with the Bureau of Conveyances or the Land Court.
Closing costs in Hawaii: who pays what
Who pays what in Hawaii. The conveyance tax rates are set by law and paid by the seller by custom. The rest is custom and can be negotiated.
| Buyer pays | How it works |
|---|---|
| Escrow fee | Usually split with the seller. |
| Lender's title policy | Only if you have a loan. Based on the loan amount. |
| Recording fees | Bureau of Conveyances or Land Court fees. |
| Home and termite inspection | Flat fees. Worth it in Hawaii's climate. |
| Condo documents | Whatever the association charges. |
| HARPTA withholding | Not a cost to you, but you must withhold 7.25% if the seller lives out of state. Escrow handles it. |
| Prepaid taxes and insurance | Set by your lender and the tax calendar. |
| Your own lawyer | Optional. |
| Seller pays | How it works |
|---|---|
| Conveyance tax | Tiered by price. Paid by the seller by custom. |
| Escrow fee | Usually split with the buyer. |
| Owner's title policy | Custom varies. The contract decides. |
| Deed preparation | A flat fee from escrow or a lawyer. |
| Mortgage payoff and release | Your lender's payoff plus the fee to record the release. |
| HARPTA withholding | 7.25% of the price if you are not a Hawaii resident, unless waived. |
| Listing agent's commission | Set in your listing agreement. Always negotiable. |
| Tax proration | Your share of the year's property taxes. |
Fees change. Conveyance tax rates here are as of July 2025 (HRS 247-2). HARPTA is 7.25% (HRS 235-68). Home exemptions and deadlines are set by each county. Confirm current numbers with your escrow officer.
How a Hawaii home purchase runs
The order most Hawaii purchases follow. Your purchase contract sets the exact deadlines, so keep a calendar.
Get pre-approved →-
Get pre-approved. Know your budget and payment before you tour.
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Check leasehold or fee simple. Find out before you write the offer.
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Sign the purchase contract. Your deposit goes to escrow.
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Get the seller's disclosure. It is due within 10 days. You then have 15 days to review it.
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Inspect. Home and termite inspections. For condos, read the association documents.
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Appraisal and loan approval. The lender orders the appraisal and finishes underwriting.
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Title and escrow. Escrow clears the title, handles any HARPTA withholding and prepares the papers.
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Final walk-through. Check the home is in the condition you agreed to.
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Record. Escrow records the deed and the conveyance tax is paid.
Hawaii by region
Every island is its own market. Tap a town to see the newest homes for sale there.
Oahu
Honolulu, the windward side and the fast-growing west side.
AXEN Realty in Hawaii
Every AXEN agent in Hawaii works under a licensed managing broker: Brent Wenner (AXEN Realty, LLC, firm license RB-24694). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
Hawaii real estate questions
How long do I have to back out after the seller's disclosure?
Fifteen calendar days after you receive it. Send the seller written notice within that time and your deposit comes back. The seller has 10 days after acceptance to give it to you.
Who pays the conveyance tax in Hawaii?
By custom the seller pays it. The rate depends on the price, and it is higher when the buyer will not live in the home and is not eligible for the homeowner's exemption.
What is HARPTA?
Hawaii's rule that a buyer must withhold 7.25% of the price when the seller is not a Hawaii resident, and send it to the state. Escrow handles it. The seller can apply to have it reduced or waived before closing.
What is the difference between leasehold and fee simple?
Fee simple means you own the land and the building. Leasehold means you own the building or unit, but the land is leased for a set number of years. Leasehold homes cost less up front, but the lease terms matter a lot.
Do I need a lawyer to buy or sell a home in Hawaii?
State law does not require one. Licensed escrow companies close sales. You can hire a lawyer at any point, and it helps with leasehold, estate or unusual title questions.
Does the seller have to tell me about flood or tsunami zones?
Yes. Hawaii requires the seller to disclose if the home is in a mapped flood hazard area, tsunami inundation area, airport noise area, military air base safety zone or sea level rise exposure area.
How do I lower my property tax?
Each county offers a home exemption for the home you live in. In Honolulu it takes $120,000 off the taxable value, or $160,000 if you are 65 or older, rising to $140,000 and $180,000 on July 1, 2027. Apply with your county by its deadline.
Is a home inspection required in Hawaii?
No law requires one. You should get one anyway, plus a termite inspection, which matters a lot in Hawaii's climate. For condos, read the association's budget, reserves and any special assessments.