Selling Your Hawaii Real Estate

I've sold Hawaii real estate since 2005, with over $1 billion in career sales and more than 200 families helped every year. This page is what I actually tell sellers — not a list of superlatives, but the real process, timeline, and Hawaii-specific details that affect how much you walk away with.  

The Hawaii Home-Selling Process, Step by Step

1. Pricing strategy

My approach is counterintuitive but consistently works: I'd rather list a home slightly below market value than above it. A properly priced Hawaii listing generates multiple offers, and multiple offers drive the price up through competition — often past what an aggressive initial asking price would have gotten on its own. This isn't luck; it's how a tight-inventory market like Oahu's actually behaves.

2. Photography and presentation

Hawaii real estate draws buyers from around the world, many of whom are making decisions based entirely on photos and virtual tours before they ever see the home in person. I send a professional photographer to every listing at no cost to you. If a home needs staging, we stage it. If small repairs will show poorly in photos or flag in an inspection, we handle them before the home goes to market.

3. Disclosure requirements

Hawaii law requires sellers to complete a formal Seller's Real Property Disclosure Statement covering the property's condition, known defects, and material facts — this is a legal requirement, not optional paperwork, and getting it right upfront helps avoid disputes after closing.

4. Escrow timeline

A typical Oahu escrow runs 45–60 days from accepted offer to closing. Hawaii transactions move a bit slower than many mainland markets, partly due to title and escrow processes specific to the state, so building that timeline into any move or PCS plan matters.

5. Marketing reach

Your listing goes out through direct mail, alohatony.com, and syndication to hundreds of real estate sites, with all contracts and forms handled digitally — no printing, faxing, or unnecessary delays.

HARPTA: What Non-Resident Sellers Need to Know

If you're selling Hawaii real estate and you're not a Hawaii resident for tax purposes — a common situation for military families who bought here on orders and are now PCSing out, or mainland owners of a second home — the state requires HARPTA withholding (Hawaii Real Property Tax Act) at closing. A percentage of the gross sale price is withheld and sent to the state Department of Taxation as an advance against any capital gains tax you may owe, and it's reconciled when you file your Hawaii tax return. This surprises a lot of sellers who expect their full equity at closing and instead see a meaningful chunk held back. Your escrow company handles the mechanics, but this is worth planning around well before you list — ask your CPA or escrow officer about your specific withholding amount and any exemptions that may apply, since the details depend on your individual tax situation and I'm not able to give tax advice.

Should You Consider a 1031 Exchange?

If you're selling an investment property rather than a primary residence, a 1031 exchange can let you defer capital gains tax by rolling proceeds into another investment property, under IRS timing and reinvestment rules. This is a real option worth discussing with your CPA before you list, since the exchange has to be structured before closing, not after.

Selling While PCSing or Relocating Off-Island

Timing a sale around military orders or an off-island move takes real coordination — you generally don't want to be carrying two housing payments, and Hawaii's 45–60 day escrow needs to be built into your outbound timeline. See our military relocation guide for PCS-specific planning, or reach out early if you already know your move-out date.

What It Costs to List With Me

I list homes for 2% on the listing side — lower than most full-service agents in Hawaii — while making sure the commission offered to buyer's agents stays competitive. That matters more than people realize: a well-compensated buyer's agent brings their qualified buyers to your listing quickly; a poorly compensated one shows it last, if at all. Don't save money on the wrong end of the transaction.

Ready to Sell?

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