Hawaii process · seller view

The Hawaii Home-Selling Process: Your Step-by-Step Checklist

Selling a home in Hawaii means more paperwork than most states, with extra disclosures for things like lava zones, leasehold land, and condo documents.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

You pick a listing agent, set a price, get your disclosures ready, and prepare the home for buyers. Hawaii requires several state-specific disclosures, so gathering paperwork early saves stress later.

  1. Pick a listing agent and sign the agency disclosure

    Your agentBefore the home goes on the market

    Talk to two or three Hawaii agents before signing anything. When you decide to work with one, you will sign the Hawaii Real Estate Commission's agency disclosure form, which spells out who the agent represents in your sale. You will also sign a listing agreement that covers the price, the term, and how the agent gets paid.

    You'll need

    • HREC agency disclosure form
    • Listing agreement

    Cost: $0

  2. Decide on your listing price

    Your agentBefore listing the home

    Ask your agent for a comparative market analysis showing recent sales of similar homes nearby. Hawaii prices vary a lot by island, neighborhood, and whether the land is fee simple or leasehold, so use local data, not national averages. Pick a price that matches the market and your timeline.

    You'll need

    • Comparative market analysis

    Cost: $0

  3. Fill out the Seller's Real Property Disclosure Statement

    YouBefore signing a purchase contract with a buyer

    Hawaii law requires you to give buyers a written disclosure statement covering what you know about the property's condition. This includes things like roof leaks, plumbing issues, prior repairs, water intrusion, and any material facts. Be thorough and honest, because buyers can rescind the contract if you deliver this late or leave things out.

    You'll need

    • Seller's Real Property Disclosure Statement
    • Past repair records and receipts

    Cost: $0

  4. Collect your condo or HOA document package

    YouAs soon as you decide to sell

    If your home is a condo, you must give the buyer the declaration, bylaws, house rules, recent audited financials, the operating budget, the reserve study, and recent meeting minutes. If your home is in a planned community with an HOA, you must provide the CC&Rs, bylaws, budget, and association records. Request these from your association manager early because they can take weeks to assemble.

    You'll need

    • Declaration and bylaws
    • House rules
    • Audited financials and budget
    • Reserve study
    • Recent meeting minutes

    Cost: $50-300 typical

  5. Collect leasehold, lava zone, or coastal paperwork if it applies

    YouBefore listing the home

    If your home sits on leased land, gather the lease document and ground rent information so buyers can review the term and renegotiation dates. If the property is on Hawaii Island, note the United States Geological Survey lava flow hazard zone, and if it is near the shoreline, gather any coastal zone or shoreline setback records. These are material facts you must disclose under Hawaii law.

    You'll need

    • Lease document if leasehold
    • Lava zone designation if Hawaii Island
    • Shoreline setback records if coastal

    Cost: $0

  6. Clean, declutter, and stage the home

    YouBefore photos and the first showing

    Buyers form their first impression in seconds. Deep-clean every room, fix obvious small issues like loose handles or chipped paint, and remove personal photos and clutter. Many Hawaii sellers add fresh landscaping, since outdoor space drives a lot of buyer interest here.

    Cost: $500-3000 typical

  7. Check whether you count as a Hawaii resident for tax purposes

    YouBefore listing the home

    If you do not live in Hawaii full-time, the buyer's escrow company must hold back 7.25% of the sale price as a state tax prepayment, and an additional 15% federal hold-back may apply if you are a foreign person. Talk to a tax professional now so you understand what is coming out of your proceeds. You may be able to apply for a reduced withholding if your actual gain is small.

    You'll need

    • Recent tax returns
    • Proof of residency if claiming Hawaii residency

    Cost: $0

Phase 2 of 7 · typically 1-6 weeks

Offer

Your home goes live, buyers tour, and offers come in. You review them with your agent and decide whether to accept, counter, or reject.

  1. List the home on the local MLS

    Your agentWhen the home is ready to show

    Your agent will put the home on the MLS that serves your island, typically HiCentral MLS on Oahu with interoperability to neighbor islands. Under NAR settlement rules, the listing cannot advertise offers of compensation to buyer agents through the MLS. Buyer-side compensation, if you choose to offer any, has to be handled outside the MLS system.

    You'll need

    • Listing agreement
    • Photos and marketing copy

    Cost: $0

  2. Review each offer with your agent

    Your agentWhen offers come in

    Look beyond the headline price. Pay attention to the financing type, the size of the earnest money deposit, the inspection and appraisal contingencies, the closing date, and any seller concessions the buyer is requesting. Your agent should put together a side-by-side comparison so you can see the real bottom line on each offer.

    You'll need

    • Purchase offers
    • Pre-approval or proof of funds letters

    Cost: $0

  3. Decide if you will pay any buyer-broker compensation

    Your agentBefore accepting an offer

    Since the NAR settlement took effect on August 17, 2024, buyer-broker pay is no longer advertised on the MLS. Buyers can still ask you to cover part of their agent's fee through a concession in the purchase contract. Talk with your agent about whether offering this up front, or negotiating it offer-by-offer, fits your goals and budget.

    Cost: varies

  4. Counter the offer or sign to accept

    Your agentWithin the offer's response window

    If an offer is close but not quite right, send a counteroffer with the changes you want, such as a higher price, a faster close, or fewer contingencies. Once both sides sign the Hawaii Association of Realtors Deposit Receipt Offer and Acceptance, also called the purchase contract, you are under contract and the timelines start running.

    You'll need

    • Signed purchase contract

    Cost: $0

Phase 3 of 7 · typically 30-60 days

Under Contract

You are now in escrow. The clock starts on disclosure deliveries, the buyer's deposit, and contingency deadlines.

  1. Open escrow with a licensed escrow company

    Escrow / titleWithin 1-2 days after the contract is signed

    Hawaii closings run through a state-licensed escrow company, not an attorney like in some mainland states. The escrow officer is a neutral third party who holds the deposit, prepares closing statements, clears title issues, and handles the disbursement of money at closing. Your agent will typically open escrow within a day or two of mutual acceptance.

    You'll need

    • Signed purchase contract

    Cost: $0

  2. Confirm the buyer's earnest money deposit lands in escrow

    Escrow / titleUsually within 3 business days of acceptance

    The purchase contract sets a deadline, often three business days after acceptance, for the buyer to wire their earnest money deposit to the escrow company. Ask your agent to confirm the deposit hit on time. If the buyer misses the deadline, that is a default and you have options under the contract.

    You'll need

    • Escrow receipt for the deposit

    Cost: $0

  3. Deliver the Seller's Real Property Disclosure Statement

    YouAs soon as possible, ideally before the contract is signed

    Hand the buyer your completed disclosure statement as soon as possible, ideally before they sign the contract. If you deliver it after the contract is signed, the buyer has a legal right to rescind the deal within a specified period after receipt. You cannot waive that right by contract, so timely delivery protects your sale.

    You'll need

    • Completed Seller's Real Property Disclosure Statement

    Cost: $0

  4. Provide lead-based paint disclosure if the home was built before 1978

    YouBefore the buyer signs the contract

    Federal law requires sellers of pre-1978 homes to give buyers an EPA pamphlet called "Protect Your Family from Lead in Your Home," disclose any known lead-based paint or hazards, and share any test or remediation records you have. The buyer also gets a 10-day window to test for lead unless they waive it in writing. Penalties for skipping this can run up to $11,000 per violation.

    You'll need

    • EPA lead pamphlet acknowledgment
    • Known lead-paint test or remediation records

    Cost: $0

  5. Deliver the condo or HOA document package to the buyer

    YouWithin the delivery window in the purchase contract

    If you collected condo or planned community documents earlier, get them to the buyer now within the contract's delivery window. The package generally includes the declaration, bylaws, house rules, recent financials and budget, the reserve study, and recent meeting minutes. The buyer typically has a contractual review window to back out based on what they find.

    You'll need

    • Full condo or HOA disclosure package

    Cost: $0

Phase 4 of 7 · typically 10-17 days

Inspection

The buyer hires inspectors, reviews the home's condition, and asks for repairs or credits. You decide how to respond.

  1. Prepare the home for the buyer's inspectors

    You1-2 days before each inspection

    Clear access to attics, crawl spaces, electrical panels, water heaters, and under-sink areas. Replace burned-out bulbs and make sure utilities are on so testing can happen. A clean, accessible home keeps the inspection focused on the property's real condition, not on inspector frustration.

    Cost: $0

  2. Review the buyer's inspection request with your agent

    Your agentWithin the contract's inspection response window

    After the inspections, the buyer will usually send a written request asking for repairs, credits, or a price reduction. Sit down with your agent and decide what is reasonable, what is a hard no, and what you might split. Remember that fixing something now is often cheaper than losing the deal and starting over with a new buyer.

    You'll need

    • Inspection reports
    • Buyer's written response or request

    Cost: $0

  3. Complete any repairs you agreed to perform

    YouBefore the final walkthrough

    If you agreed to fix items before closing, hire licensed Hawaii contractors and keep all receipts and permits. The buyer's agent may do a re-inspection to confirm the work, so do not leave repairs until the last minute. Save documentation in case questions come up at the final walkthrough.

    You'll need

    • Contractor receipts
    • Permits if applicable
    • Re-inspection report

    Cost: varies

  4. Disclose any new issues uncovered during inspection

    YouAs soon as a new material fact is discovered

    If the inspector finds something you did not know about, like hidden water damage, termite activity, or a code issue, you now have actual knowledge and must update your disclosure statement. Hawaii law treats undisclosed material facts as a serious legal risk that can follow you long after closing, so always update and re-deliver if something new comes up.

    You'll need

    • Updated Seller's Real Property Disclosure Statement

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan and Appraisal

The buyer's lender orders an appraisal and finalizes financing. Your job is to keep the home in good shape and respond if any value issues come up.

  1. Tidy the home for the appraiser's visit

    YouBefore the appraiser's scheduled visit

    The appraiser is judging value, not cleanliness, but a well-presented home reduces the chance of a low appraisal driven by snap impressions. Make sure recent upgrades, like new flooring or a remodeled kitchen, are easy to see. Leave a simple list of improvements with dates and approximate costs for the appraiser to reference.

    You'll need

    • List of recent upgrades with dates and costs

    Cost: $0

  2. Respond if the appraisal comes in below the contract price

    Your agentWithin a few days of receiving the appraisal

    If the appraisal is lower than the agreed price, the buyer's lender will not loan against the higher number. You have a few options: drop your price to the appraised value, ask the buyer to bring extra cash to closing, split the difference, or challenge the appraisal with new comparable sales. Talk through tradeoffs with your agent before you commit.

    You'll need

    • Appraisal report
    • Comparable sales if challenging the value

    Cost: $0

  3. Keep the home in the same condition as when the contract was signed

    YouThroughout escrow

    Until closing, you are responsible for maintaining the property. Do not start renovations, remove fixtures the buyer expects to stay, or let landscaping go. If a storm or accident damages the home, tell your agent and the buyer right away so insurance and contract obligations can be sorted out.

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks before closing

Pre-Closing

Title is cleared, tax forms are prepared, and you sign your closing documents. Everything lines up for the official closing date.

  1. Help escrow clear any title issues

    Escrow / title1-3 weeks before closing

    The escrow company will pull a title report. If there are old liens, unpaid HOA dues, a missing release on a paid-off mortgage, or unresolved tax matters, you may need to provide payoff letters, signed releases, or corrective documents. Address title issues fast, because they can delay closing if they linger.

    You'll need

    • Mortgage payoff statements
    • Lien release documents if applicable

    Cost: varies

  2. Complete tax withholding paperwork if you are a nonresident

    Escrow / titleBefore the closing date

    If you are not a Hawaii resident, escrow must withhold 7.25% of the gross sale price for Hawaii's nonresident tax. If you are a foreign person, the buyer must also withhold 15% under the federal foreign-investor tax, with some exemptions for owner-occupant buyers under $300,000. Work with your tax preparer to either accept the withholding or file for a reduction before closing.

    You'll need

    • State withholding form
    • Federal withholding form if foreign person
    • Tax certifications if claiming an exemption

    Cost: $0

  3. Plan your move-out and utility transfers

    You1-2 weeks before closing

    Schedule movers, set a date to cancel or transfer utilities like electricity, water, internet, and trash, and arrange forwarding for your mail through the post office. Coordinate the timing with the contract's possession date so you are out before the buyer takes over. Leaving the home clean and empty avoids last-minute disputes.

    Cost: varies

  4. Get the home ready for the buyer's final walkthrough

    You1-3 days before closing

    Most buyers do a final walkthrough one to three days before closing to confirm the home is in the agreed condition and that any repairs were completed. Make sure the home is clean, agreed items have stayed, and any required receipts or warranties are easy to find. Address last-minute issues quickly so closing does not get delayed.

    You'll need

    • Repair receipts
    • Appliance manuals and warranties if conveying

    Cost: $0

  5. Review the seller's closing statement from escrow

    Escrow / title1-3 days before closing

    A day or two before closing, the escrow company will send you a seller's closing statement showing the sale price, payoffs, prorated taxes and HOA dues, the Hawaii conveyance tax, any tax withholdings, and your net proceeds. Read every line and ask escrow about anything you do not understand. Errors are easier to fix before money moves than after.

    You'll need

    • Seller's closing statement

    Cost: $0

Phase 7 of 7 · typically 1-3 days

Closing

You sign the final documents at escrow, Hawaii's conveyance tax is paid out of your proceeds, the deed records, and the buyer takes possession.

  1. Sign your closing documents at the escrow company

    Escrow / titleOn or just before the closing date

    You will go to the escrow office, or sign remotely with a mobile notary, to execute the deed, the seller's closing statement, the bill of sale for any conveyed personal property, and any required tax certifications. Bring a government-issued photo ID. The signed deed will record with the Hawaii Bureau of Conveyances to officially transfer ownership.

    You'll need

    • Government-issued photo ID
    • Deed
    • Final closing statement

    Cost: $0

  2. Pay Hawaii's state conveyance tax through escrow

    Escrow / titleAt closing

    Hawaii charges a state conveyance tax on every property sale, paid by the seller out of closing proceeds. The rate is tiered by sale price and is higher if the buyer is not using the home as their primary residence. Escrow calculates the tax, holds it back from your proceeds, and remits it to the Hawaii Bureau of Conveyances.

    You'll need

    • Conveyance tax certificate prepared by escrow

    Cost: varies

  3. Hand over keys and possession

    YouOn the closing date

    Once the deed records and escrow confirms closing, give the buyer all keys, garage remotes, mailbox keys, gate fobs, alarm codes, and any condo or HOA passes. Make sure the home is empty, clean, and matches the condition the contract called for. Possession usually transfers on the recording date unless the contract says otherwise.

    You'll need

    • All keys, remotes, and access devices

    Cost: $0

  4. Receive your net sale proceeds from escrow

    Escrow / titleWithin 1-2 business days of recording

    After the deed records, the escrow company wires your net proceeds, the sale price minus payoffs, taxes, withholdings, and fees, to the bank account you designated. Confirm the wire arrived and keep the closing statement for your tax records. If you were a nonresident, your tax preparer will use the withholding documents to file for any refund you may be owed.

    You'll need

    • Wire instructions confirmation
    • Final closing statement for tax records

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs — Buyer Agreement Requirements
  2. [2] Hawaii Real Estate Commission — Agency and Representation
  3. [3] NAR Settlement FAQs — MLS Compensation Rules
  4. [4] Hawaii Real Estate Commission — Compensation Disclosure
  5. [5] HRS Chapter 247 — Conveyance Tax
  6. [6] Hawaii Real Estate Commission — Closing Costs Reference
  7. [7] HRS Chapter 205A — Coastal Zone Management
  8. [8] Hawaii Real Estate Commission — Environmental and Coastal Disclosures
  9. [9] HRS Chapter 514B — Condominium Property Act
  10. [10] Hawaii Real Estate Commission — Condominium Disclosure Requirements
  11. [11] IRS FIRPTA Withholding — International Taxpayers
  12. [12] HRS §235-68 — HARPTA for Nonresidents
  13. [13] HRS Chapter 508D — Material Fact Disclosure
  14. [14] HRS §235-68 — Hawaii Real Property Tax Act (HARPTA)
  15. [15] IRS FIRPTA Withholding — Federal Parallel Reference
  16. [16] HRS Chapter 421J — Planned Community Associations
  17. [17] Hawaii Real Estate Commission — HOA and Association Disclosures
  18. [18] HRS Chapter 508D — Material Fact Disclosure
  19. [19] Hawaii Real Estate Commission — Leasehold Guidance
  20. [20] Hawaii Real Estate Commission — Agency Disclosure Requirements
  21. [21] Hawaii Real Estate Commission — Purchase Contract Guidance
  22. [22] EPA — Lead-Based Paint Real Estate Disclosure Requirements
  23. [23] HRS Chapter 508D — Seller's Disclosure of Real Property Conditions
  24. [24] Hawaii Real Estate Commission — Disclosure Requirements
  25. [25] HRS Chapter 449 — Escrow Depositories
  26. [26] Hawaii Real Estate Commission — Trust Account and Closing Rules

Last updated May 15, 2026