Buying or Selling in Aloha?
Start With a Simple Local Guide.
Clear steps, local considerations, and the questions to ask.
So you can make confident decisions for your ʻohana.
Buying or Selling in Aloha?
What This Guide Helps You Do
Know What Matters (Locally)
Know What Matters (Locally)
The real-life factors people overlook here, what to look for, what to ask, and what to clarify.
Choose the Right Next Step
Choose the Right Next Step
A simple framework to decide: buy, sell, wait, or gather info without rushing.
Feel Confident Touring or Listing
Feel Confident Touring or Listing
Practical guidance so you can move forward clearly, not overwhelmed.
Plan Your Timeline
Plan Your Timeline
What happens first, second, and third, so you can plan around your real life.
Not sure whether to sell, rent, or hold?
Get a simple value range to help you decide.
Meet Tracy
I created Aloha Home Guide to help Hawai‘i families make confident home decisions with clarity and care.
I grew up in the islands, and I’m a Hawai‘i Realtor. My role is to guide and educate; sharing the information you need to make the best decision for your ʻohana in a way that feels respectful and grounded. I lead with care and aloha in each interaction.
I’m also the founder of The Real Estate Social Club, a local space for honest community perspectives on housing in Hawai‘i, along with expert insights that help buyers and sellers feel informed.
Frequently Asked Questions (FAQ's)
Buying
Start by clarifying your timeline, must-haves, and what you feel comfortable spending monthly. If you’re financing, getting pre-approved early helps you shop with confidence.
Many purchases take about 30–45 days once you’re under contract, but timelines vary based on the property, negotiations, and financing.
Ask about condition, recent updates, known issues, utilities, parking, and anything that affects daily life. For condos, also ask about HOA rules and building requirements.
It depends on lifestyle and comfort level. Condos can be simpler day-to-day but come with HOA rules and fees. Single-family homes offer more control but often more maintenance.
Humidity and salt air can affect homes over time. Inspections matter, and it helps to understand what’s typical here before making a decision.
Yes. Many buyers use virtual tours and live video walk-throughs, plus inspections and due diligence, to make a confident decision from afar.
Leasehold + ʻOhana Homes
Leasehold means you own the home or condo, but you lease the land it sits on for a set period. It can be more affordable upfront, but you’ll want to review the lease terms carefully.
Not always, but it depends on the remaining lease term, lease rent, financing options, and long-term plans. It’s important to understand the full picture before committing.
ʻOhana homes are designed to support extended family living, often with a separate living area or flexible layout. It’s important to understand how the space is set up and what works best for your family.
General
Not at all. Early clarity helps you avoid rushed decisions. The guide is designed for the “just exploring” stage.
Fees + Costs
Most buyers plan for closing costs (escrow/title fees, lender fees if financing, and prepaid items). Condos may also have HOA fees and building move-in costs depending on the property.
Seller costs often include agent commissions, escrow/title fees, and possible repair credits or concessions. Estimating net proceeds early helps you plan clearly.
Condos + HOA
HOA fees vary by building and can cover insurance, maintenance, reserves, and amenities. It’s important to understand what’s included and what can change over time.
A special assessment is an extra charge owners may pay for major repairs or projects. It can affect affordability, so it’s worth reviewing building reserves and upcoming plans.
Parking, pet restrictions, rental rules, move-in/move-out policies, and renovation rules are common surprises. Every building is different.
Review HOA documents, house rules, financial health, insurance information, recent repairs, and any planned projects. The building matters as much as the unit.
Selling
Start with your goals and timeline. Looking at recent comparable sales and your home’s condition helps you understand realistic outcomes.
It depends on your goals, cash flow comfort, and whether you want landlord responsibilities. A simple rent vs sell comparison usually makes the decision clearer.
Other FAQ's
Local taxes + Homeowner savings
If this is your primary residence, filing a homeowner exemption can reduce your taxable assessed value. Deadlines and amounts vary by county; on O‘ahu the filing deadline is typically September 30 for the next tax year.
Yes! O‘ahu has a real property tax credit program for eligible homeowners, and it generally requires applying by a deadline (often September 30) each year.
Rental rules
It depends on zoning and the island/county. On O‘ahu, short-term rentals under 30 days are generally only permitted in resort-zoned areas and certain apartment-zoned areas, and registration rules apply.
Title/escrow/closing basics
It’s negotiable and depends on the purchase contract. Many transactions follow common local splits for escrow/title costs, but the contract controls what each side pays.
Conveyance tax is a Hawai‘i transfer tax due when the deed is recorded. Responsibility is generally on the transferor/seller (and commonly charged to the seller in standard contracts), though terms can be negotiated.
Hawai‘i-specific property
A TMK (Tax Map Key) is Hawai‘i’s parcel ID used to tie a property to tax records, maps, and other public records. It’s a basic reference number you’ll see on listings and documents.
Hawai‘i properties can be recorded under the Regular System (chain of title) or Land Court (certificate of title). Some are dual system and require extra care in recording. It rarely changes your day-to-day, but it can affect paperwork and closing steps.
CPR stands for Condominium Property Regime, a form of ownership (not necessarily a high-rise condo). It means you own a unit and a shared interest in common elements, governed by condominium documents.
ʻOhana/ADU
Rules vary by county and zoning. On O‘ahu, ADU/ʻohana projects generally require permits and a pre-check process. So it’s important to verify what’s allowed before you plan around rental income.
Sellers leaving Hawai‘i
There can be. Hawai‘i has a nonresident withholding process (HARPTA) and the state provides specific forms and rules for those sales. If this might apply, it’s worth checking early with escrow/tax pros.
About the Aloha Home Guide
The Aloha Home Guide is part of the Real Estate Social Club is a community driven platform founded by Tracy On, a Hawaii Realtor and Mortgage Loan Originator dedicated to helping local buyers and sellers navigate Hawaii’s real estate market with confidence.
RESC blends expert insight, local Hawaiʻi perspective, and easy-to-understand financing education, so you can feel clear and confident whether you’re buying locally, relocating, or planning a PCS move.
Who is Aloha Home guide for?
Local Hawaii residents, Homeowners looking to Buy or Sell, Investors, Military families stationed in Hawaii, People moving to Hawaii.
Explore Other Resources:
Equal Housing Opportunity.
Tracy On, RS #88472
Coldwell Banker Island Properties | RB#16822
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Information is for educational purposes and is deemed reliable but not guaranteed. Not legal, tax, or financial advice.