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    • Useful info / Life / Housing
    • 2026/02/02 (Mon)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Townhouse with garden in West Rock Fairways, if you have any questions about this property, please contact us, we have a lot of experience in buying and selling.

    ！
    The Hawaii Lani Real Estate Team has over 25 years of Hawaii real estate experience and knowledge to assist you and provide you with the best service possible.

    Sell your current property and buy your new property at the same time using our capital gains system,
    Buy a new investment property using our 1031 exchange tax deferral system,
    Buy a property in the mainland US, Maui, or other islands. We have extensive experience in the sale of properties on the U.S. mainland, Maui, and other islands, and the purchase of properties on Oahu using tax reduction strategies.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.

    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.

    ★ Experienced in condominiums in Waikiki and Ala Moana neighborhoods, as well as buying and selling properties in West Oahu.

    Please feel free to contact Tomoko Kubiak for more information.
    Direct Phone Number ： 808 － 386 － 7984
    Email Address ： tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com

    Please contact us by clicking [Contact Us] above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/02/02 (Mon)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Maui Kaanapali Shores Newest Property for Sale ！

    ！

    The Hawaii Lani Real Estate team has over 25 years of experience and knowledge to provide you with the best possible service.


    Sell your current property and buy your new property at the same time using capital gains tax planning,
    Buy a new property using the 1031 exchange system,
    Buy a property in the mainland US, Maui or other islands. Experienced in the sale of a property and then the purchase of a property on Oahu with tax savings.

    We also provide services to manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals from our clients to our clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.



    [Contact]
    Please feel free to contact Tomoko Kubiak.
    Direct phone number ： (808) 386-7984 （ Japanese ）
    Email address: tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com
    ★ Experienced in condominiums in Waikiki and Ala Moana area, and also experienced in buying and selling properties in West Oahu.


    Please contact us through [Contact Us] above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/02/01 (Sun)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    The top photo shows a highly recommended condominium, Chateau Waikiki. Please contact us for more information. We have many years of experience in buying and selling condominiums.

    ！
    With over 25 years of experience and knowledge, the Hawaii Lani Real Estate team will assist you and provide you with the best service possible.

    We can help you sell your current property and buy your new property at the same time using capital gains tax planning,
    buy a new investment property using the 1031 exchange tax deferral system,
    or buy a new property in the mainland US or on another island such as Maui. We also have extensive experience in the sale of properties on the U.S. mainland, Maui, and other islands, and the purchase of properties on Oahu, using tax-saving strategies.

    After purchasing a real estate property, we can manage the property according to your needs and provide payment services for common expenses, insurance, and taxes.

    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.

    Contact Tomoko Kubiak
    Direct Phone ； 808 － 386 － 7984
    Email ： tomokohawaiifudosan@yahoo.com and tomoko @hawaiilanirealty.com


    ★ Expert in Waikiki and Ala Moana area condos and experienced in buying and selling properties in West Oahu.

    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/01/31 (Sat)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Please contact us for more information about Maui properties, we have a lot of experience in handling sales and purchases using 1031.

    ！
    The Hawaii Lani Real Estate team has over 25 years of Hawaii real estate experience and knowledge.


    Sell your current property and buy your new property at the same time using capital gains tax planning,
    Buy a new investment property using the 1031 exchange system,
    Sell a property in the mainland US, Maui or any other island. We have extensive experience in the sale of properties on the U.S. mainland and other islands, including Maui, and the purchase of properties on Oahu with tax savings.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained a Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.


    ：
    [Contact]
    Please feel free to contact Tomoko Kubiak.
    Direct phone number ： (808) 386-7984 （ Japanese ）
    Email address: tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com
    ★ Experienced in condominiums in Waikiki and Ala Moana area, and also experienced in buying and selling properties in West Oahu.


    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/01/31 (Sat)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Please contact us, we have a lot of experience in buying and selling Waipuna.

    ！
    The Hawaii Lani Real Estate team will assist you in the purchase or sale of your property and provide you with the best service possible.


    Sell your current property and buy your new property at the same time using capital gains tax planning,
    Buy a 1031 exchange investment property using the tax deferral system,
    Buy and sell in the U.S. mainland, Maui and other islands. We have extensive experience in the sale of properties on the U.S. mainland, Maui, and other islands, and the purchase of properties on Oahu using tax deferral strategies.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 25 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained a Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.

    Please feel free to contact Tomoko Kubiak for more information.
    Direct Phone Number ： 808 － 386 － 7984.
    Email Address ： tomokohawaiifudosan@yahoo.com
    : tomoko@hawaiilanirealty.com


    ★ Experienced in condominiums in Waikiki and Ala Moana area, as well as buying and selling properties in West Oahu.


    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/01/31 (Sat)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Plantation Town Apartment 2 bed 2 bath for sale. If you have any questions, please feel free to contact us.

    We are known for our careful explanations and responsiveness ！
    The Hawaii Lani Real Estate team has over 25 years of experience and knowledge to serve our clients.

    Simultaneous sale and purchase of your existing property and your new property using the capital gains system,
    Replacement of investment properties using the 1031 Exchange tax deferral program,
    Purchase of properties on the mainland, Maui and other islands. Experienced in the sale of island properties and then the purchase of properties on Oahu using tax deferral strategies.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained Hawaii State Real Estate License （ in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.

    Please feel free to contact Tomoko Kubiak for more information.
    Direct Phone Number ： 808 － 386 － 7984
    Email Address ： tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com

    ★ Expert in Waikiki and Ala Moana area condos and also experienced in buying and selling properties in West Oahu.

    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Please contact us for more information about Maui properties, we have a lot of experience in handling sales and purchases using 1031.

    ！
    The Hawaii Lani Real Estate team has over 25 years of Hawaii real estate experience and knowledge.


    Sell your current property and buy your new property at the same time using capital gains tax planning,
    Buy a new investment property using the 1031 exchange system,
    Sell a property in the mainland US, Maui or any other island. We have extensive experience in the sale of properties on the U.S. mainland and other islands, including Maui, and the purchase of properties on Oahu with tax savings.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained a Hawaii State Real Estate License （ RA in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.


    ：
    [Contact]
    Please feel free to contact Tomoko Kubiak.
    Direct phone number ： (808) 386-7984 （ Japanese ）
    Email address: tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com
    ★ Experienced in condominiums in Waikiki and Ala Moana area, and also experienced in buying and selling properties in West Oahu.


    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Satisfaction guaranteed / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Business Owner ・ Store Manager ‼️ must read

    If you have regular air conditioner cleaning or regular cleaning service, please let us know your price and we will give you our service at a lower price than any other company.
    Please contact us with a written estimate from another company ‼️
    We offer free estimates ‼️
    We have received favorable feedback that our prices are definitely lower than those of other companies.

    If even one of the above applies to you, call us for cleaning ！
    ・ It has been more than 2 years since you bought your air conditioner
    ・ You have never had your air conditioner cleaned
    ・ The filter of your air conditioner has not been cleaned for more than 1 year
    ・ You can see black spots on the air conditioner outlet
    ・ The air conditioner feels noisy

    If the filter is still dirty, it will not keep you cool and your electricity bill will increase.
    Regular cleaning is necessary ！

    We also install air conditioners.
    We deal in Japanese air conditioners.
    Silent and very comfortable.
    (Mitsubishi, Daikin, Fujitsu... )
    We offer the most suitable air conditioner for you.

    Also, please feel free to contact us in Japanese ！.

    Estimate ＄ 100, now free ！.

    • Signature service / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Leave the house cleaning to us ！ 100% satisfaction guaranteed ◎

    Our experienced staff with solid skills will carefully and meticulously clean from the customer's perspective, and the person in charge will be responsible for every step of the cleaning process.
    At Diamond Bright Cleaning.Inc, our customers come first and we provide high quality service. From the time of consultation to the completion of the cleaning process, you can rest assured that you are in good hands.

    We are so confident that,

    "We will check with you on the day of cleaning and afterwards to ensure 100% satisfaction guarantee"

    *If you are not 100% satisfied with the service, We will re-clean at no charge at the time of service.

    In addition to house and office cleaning, we also offer deep cleaning services when you move.
    We can also shampoo carpets and pressure wash as needed.

    "Make your space cleaner."

    Free estimates are also available.

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Plantation Town Apartment 2 bed 2 bath for sale. If you have any questions, please feel free to contact us.

    We are known for our careful explanations and responsiveness ！
    The Hawaii Lani Real Estate team has over 25 years of experience and knowledge to serve our clients.

    Simultaneous sale and purchase of your existing property and your new property using the capital gains system,
    Replacement of investment properties using the 1031 Exchange tax deferral program,
    Purchase of properties on the mainland, Maui and other islands. Experienced in the sale of island properties and then the purchase of properties on Oahu using tax deferral strategies.

    We can also manage your property after purchase and pay common expenses, insurance, taxes, etc. on your behalf.


    Tomoko Kubiak, owner of Hawaii Lani Real Estate, has over 26 years of Hawaii real estate experience.
    We continue to work with long time clients and their families.
    We are also grateful for the many referrals we receive from our clients to their clients.
    We are very happy to meet new customers, and most of all, we are very happy that our customers are happy after a real estate transaction.


    Obtained Hawaii State Real Estate License （ in 1999.
    Obtained Hawaii State Real Estate Chief's License （ RB in 2009.
    Established Hawaii Lani Real Estate in 2010.
    Member of the National and Hawaii State Association of Realtors.

    Please feel free to contact Tomoko Kubiak for more information.
    Direct Phone Number ： 808 － 386 － 7984
    Email Address ： tomokohawaiifudosan@yahoo.com and tomoko@hawaiilanirealty.com

    ★ Expert in Waikiki and Ala Moana area condos and also experienced in buying and selling properties in West Oahu.

    Please contact us by clicking "Contact Us" above or "Send Message" below.

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Save on Hawaii Accommodations in Waikiki ！ Vacation rentals available for bookings of 1 night or less

    Aloha
    Near Ala Moana Shopping Center, in Ilikai Hotel, Kitchen&Condo with Veranda

    Popular Ocean View, Rooms available Feb, Mar, Apr ！ ！
    Spring Break period ・ How about Golden Week ？

    Ilikai Apt 302 - Spacious Studio with Stunning Ocean&Harbor Views Renovated in September ！
    https://www.beachvillassuites.com/listings/78741
    IA 1042 Studio with kitchen
    https://www.beachvillassuites.com/listings/ 78747
    IA1822 - 2BR/2BA
    https://www.beachvillassuites.com/listings/78743
    IA2127 Studio with kitchen
    https://www. beachvillassuites.com/listings/78742


    Ilikai offers 1 night minimum stay ！ JCB Trolley stop right in front ！ Easy access to Waikiki Beach ！

    Good for travelers, short term stay for 1~2 weeks ～ Good for those who stay for a few months or for those who want to cook for themselves on their trip.
    (Max 4~6 people, for student travel, at least one member must be an adult over 21 years old^)

    1 night $ 160 ～ (depends on room type ） + TAX and cleaning fee

    2 Bedroom $ 380~ capacity of 6 people

    Please feel free to contact us if you would like to stay longer consecutive nights.
    *Please note that we do not offer previews prior to your stay as this is not a long-term rental.
    One room has a capacity of 4 people, pets and smoking are not allowed.

    No parking included, please use nearby street parking or valet parking $ 45


    Email: vacationrentals@startshawaii.com
    -------------------------------------------------------

    https://www.beachvillassuites.com/
    Others Royal Kuhio （ Waikiki ） 1 night ～ and Ko Olina 6 nights ～ also available.

    1953 S. Beretania St., Suite PH-C

    Spring Break Period ・ How about Golden Week ？ Enjoy your stay in Hawaii with oce...

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Personalized Hawaii Travel ！ ！ [Waikiki] ～ Condominium with kitchen for short term study or travel ！

    Aloha
    Royal Kuhio in Waikiki, condo with kitchen&lanai, 1 night minimum stay.
    February March April Rooms available ！ ！ Spring Break period ・ How about during Golden Week ？
    Ideal for those who want to cook for themselves when traveling, students who want to share with friends to keep costs down, families and groups traveling.
    ～ Good for short term stays of 30 nights For those staying for a few months, or while looking for a home when moving to Hawaii.

    1 night $ 175 ～ (depending on room type ） + TAX and cleaning fees

    Example Low season
    3 nights ： Total price is $ 796.24 （ per person for two people 398 ）
    7 nights ： Total price is $ 1481.60 （ 1 person for 2 people $ 740.80 ）

    30 nights price ＝ $ 3780 ～ 4968+tax and cleaning fee （ inclusive $ 4635.91 ～ $ 6037.30) Depending on room type and season.

    There are still rooms available for short term stays this month. If you would like to stay longer, please feel free to contact us.

    *Please note that we do not offer previews prior to your stay as this is not a long-term rental.
    One room has a capacity of 4 people, pets and smoking are not allowed.

    Parking is subject to availability, for short term stays $ 30/night


    Email: vacationrentals@startshawaii.com

    --------- ----------------------------------------------

    https://www.beachvillassuites.com/
    Other options include Ilikai 1 night ～ and Ko Olina 6 nights Also available.

    1953 S. Beretania St., Suite PH-C

    February March April Available ！ Spring Break Period ・ How about Golden Week ？ P...

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    Hawaii Lover ！ ～ Luxury Vacation Rental KoOlina [Ko Olina] ～ 6 nights minimum

    Aloha
    Ko Olina Beach Villa, a luxury condominium with kitchen, lanai, pool and gym in Ko Olina ！
    Walking distance to golf course, restaurants and Aulani Disney Hotel nearby ！

    2 beds per night $ 500 ～ (depending on room type ） + TAX and cleaning fee （ Max 6 people ）
    3 bedrooms $ 680~(Max 8 people)

    BT105 With pool access from your room ！
    https://www.beachvillassuites.com/listings/78772

    BT304 3 beds also recommended for group travel ！ Both with last minute discounts
    https://www.beachvillassuites.com/listings/78775

    OT410 2 bed
    https://www.beachvillassuites.com/listings/78776
    OT 512 2 bed
    https://www.beachvillassuites.com/listings/78808

    OT1002 3 bed penthouse ocean view
    https:// www.beachvillassuites.com/listings/78811


    Spring Break ・ How about during Golden Week ？
    *Please note that we do not offer previews before your stay as this is not a long-term rental.
    Please check in at the time of check-in. There is a greeting service at check-in and they will show you your room.
    Elegant Hawaii trip with a different and relaxing atmosphere ！



    Email: vacationrentals@startshawaii.com
    ---------------------- ---------------------------------
    Other options include Royal Kuhio, Ilikai （ Waikiki ） 1 night ～

    1953 S. Beretania St., Suite PH-C

    Spring Break Period ・ How about a trip to Hawaii during Golden Week 🌺 Last Minut...

    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Hawaii Real Estate Q&A Knowing and Relieving - Inheritance Measures] 🏠 ✨

    🏠 🧐Q: I want my children to inherit my Hawaii property in the future, what is the best procedure? - The following is an explanation.


    ☝ ️By naming your Hawaii real estate in the name of a living trust and naming your children as beneficiaries, you can avoid probate proceedings after the death of the owner and your children can inherit the property. The property can be inherited by the children. In addition, based on the step-up in basis system, the cost basis of the property is stepped up to the market value at the time of the owner's death, and the child can inherit the property at that reset value. or minimize it, depending on conditions such as the timing of the sale of the property after inheritance.


    🔑 Conversely, inheriting real estate through probate can be a lengthy process that can take from one to several years and can be expensive (approximately 3-7% of the subject estate) depending on the terms. \The estate may also be subject to expensive processing fees (e.g., 5% of the value of the property, $ 500,000 property → $ 25,000)


    ✨ Other related tips:
    -TODD (Transfer On Death Deed): Real estate only. Only for assets. Allows a predetermined beneficiary to succeed to the property through a transfer of title after the death of the owner, avoiding the lengthy and costly probate process.
    -POD (Payable On Death)&TOD (Transfer On Death)：Applied to bank and securities accounts. -POD (Payable On Death)&TOD (Transfer On Death): Applies to bank and securities accounts, etc., whereby a predetermined beneficiary can be given access rights after the death of the account holder, while avoiding freezing of the account and probate procedures by following procedures with the bank or brokerage firm, etc.
    *Federal and State Estate Taxes are available at the federal/state level. (Various bylaws apply depending on your nationality and whether or not you are a resident of the United States as domicile) (No estate tax as a federal/Hawaii state tax)
    *Disclaimer: Provisions may vary from state to state. Please check the applicable state regulations for matters outside of Hawaii.


    Questions about Hawaii Real Estate ・ Please feel free to contact us.
    *New! ✨ We have renewed the new development section of the Town Guide. Please take a look if you like.



    Remarks:
    *Postings on Machikado Hotlist: Click on the "Machikado Hotlist" tab on my page in the Town Guide to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferral
    -KAHUINA Kakaako Area Condominium Development Plan
    -Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program
    -Hawaii Real Estate Q&A Advantages of Naming an LLC or Trust
    -Hawaii Real Estate Q&A Property Tax Homeowner Deduction Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    -Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    -Hawaii Real Estate Q&A Capital Gains Tax Savings
    -Kali'u Update on New Condo Project in Kaka'ako
    -What to check when viewing properties for sale - Azure Ala Moana
    -New Ala Moana Condominium Project Muse Update
    -Sellers - What are the 2024 changes to the regulations for residential properties for sale
    -Buyers - What are the 2024 changes to the regulations when viewing properties for sale

    ハワイ不動産生前信託LivingTrustリビングトラストプロベート遺産検認手続き相続対策
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Hawaii Real Estate Q&A Property Tax Homeowner Exemption Program] 🏠 ✨

    🏠 🧐Q: Property Taxes - What are the requirements to qualify for the homeowner's exemption?



    ☝ ️When purchasing real estate in Hawaii, there is no stamp tax, registration tax, or real estate acquisition tax as in Japan. Property tax is levied under the jurisdiction of each county and is based on the property tax assessed value, type of use, and applicable zoning and land use regulations. There are two general tax brackets for residential properties on Oahu. Properties that are assessed as a principal residence and qualify for the homeowner's exemption, regardless of assessed value, and other properties that are not a principal residence and do not qualify for the homeowner's exemption with an assessed value of $ 1,000,000 or less, fall into the "Residential" category. Residential \If the property is a principal residence and the homeowner's exemption applies: a flat tax rate is imposed on the assessed value minus the exemption amount $ 120,000 if the owner is 64 years of age or younger and $ 160,000 if the owner is 65 years of age or older. \On the other hand, a second home or investment property that is not a principal residence and does not qualify for the homeowner's exemption and has an assessed value of $ 1,000,000 or more is classified as "Residential A" and is subject to a two-tiered tax rate. taxable value.




    🔑 Hawaii's property tax fiscal year is from July 1 of the current year to June 30 of the following year. Property tax payments can be made in two installments (August and February) or in one lump sum payment. The main dates for each fiscal year are:

    -7/1 Start of the current fiscal year for property tax
    -7/20 Dispatch of property tax notices for the first half of the current fiscal year
    -8/20 Due date for the first half of the current fiscal year for property tax
    ↓
    -9/30 Deadline to apply for deduction for the next fiscal year
    -10/1 Determination of assessed value of property tax for the next fiscal year
    ↓
    -12/15 Dispatch of notices regarding assessed value for the next fiscal year
    ↓
    -1/20 Second half of the current fiscal year Property tax notices sent out
    -2/20 Property tax payment due for second half of current fiscal year
    -6/15 Honolulu City Council sets tax rate for next fiscal year
    -6/30 End date of current property tax year



    🔎 Property tax calculation example:

    [Example 1-Residential classification]
    Assessed value $ 1,600,000, homeowner's exemption $ 120,000 (owner age 64), tax rate per 1,000 assessed value $ <4469> 3.50 for:
    ( $ 1,600,000- $ 120,000)= $ 1,480,000
    $ 1,480,000 ÷ $ 1,000= $ 1,480x 3.50=Tax $ 5,180
    [Example 2-Residential A Category]
    Assessed Value $ 1,600,000, no homeowner's exemption applied, tax rate Tier 1 (first $ 1M€) per $ 1,000 Tax Rate $ 4.00 and Tier 2™($ over 1M) assessed value $ per 1,000 at tax rate $ 11.40:
    Tier 1: $ 1,000,000 ÷ $ 1,000= $ 1 ,000x $ 4.00= $ 4,000
    Tier 2: $ 600,000 ÷ $ 1,000= $ 600x $ 11.40= $ 6,840
    → = 4,000+ $ 6,840= tax $ 10,840



    Questions about Hawaii Real Estate ・ Please feel free to contact us and discuss. We will provide comprehensive support, including easy-to-understand explanations and information on moving to Hawaii 😀
    *The attached data is an example of the most recent sale price of Anaha ANAHA (Year Built: 2017) in the Ward area. Please feel free to contact us if you would like to receive the most recent transaction report of the corresponding property.
    *New! ✨ Town Guide New Development Properties section has been renewed. Please take a look if you like.
    Disclaimer: The above regulations are for properties on Oahu. Each county/county has different regulations.



    Notes:
    *Postings on the Towne Guide Hotlist: Click on the "Towne Guide Hotlist" tab on my page to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferrals
    - KAHUINA KAHUINA Kakaako District Condo Development Plans
    - Hawaii Real Estate Q&A 1031 Exchange Tax Deferral System
    - Hawaii Real Estate Q&A Advantages of an LLC or Trust Name
    - Hawaii Real Estate Q&A Married Couple Name? Or Sole Proprietorship?
    -Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    -Hawaii Real Estate Q&A Safe to Know - Estate Planning
    -Hawaii Real Estate Q&A Capital Gains Tax Savings
    -Kaka'ako District New Kali'u Condo Plan
    - What to look for when viewing properties for sale - Azure Ala Moana
    - Ala Moana New Condo Plan Muse
    - Seller's Edition - Residential Sales Property Rules Effective 2024. What is Revised
    - Buyer's Edition - Revised Rules and Regulations for Viewing Property for Sale and Purchase Effective 2024

    ハワイ不動産固定資産税控除節税
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Hawaii Real Estate Q&A Capital Gains Tax Savings] 🏠 ✨

    🏠 🧐Q: You asked about the capital gains tax on the sale of Hawaii real estate (federal ・ Hawaii state tax), so I will explain below.


    ☝ ️First, how to calculate the gain on sale: (sale price - deductible sale related expenses)}- (original purchase price of property / deductible expenses + post purchase repairs/repair expenses)}


    🔑 Example calculation (we use an easy to understand amount as an example) (for illustrative purposes only): A property with an original purchase price of $ 500,000 is renovated after purchase at a cost of $ 100,000 for repairs/repairs. Assuming that the property value later increases and is sold for $ 1M and the deductible sale related expenses are $ 70,000:
    $ 1,000,000- $ 70,000)-$ 500,000+ $ 100,000 000)= $ 330,000= capital gains taxable gain on the sale is (without deductions)$ 330,000.


    💰 ✨ However, there is a 2-in-5-year deduction rule: If the property was lived in as a principal residence for at least 2 years in each of the 5 years prior to the sale, the gain is limited to $ 250,000 for each filer if filing a single return or a married filing separately, In the case of a married couple filing a joint return, up to $ 500,000 of gain on the sale is exempt from tax.
    *Not required to be continuous during the current 2-year period


    Other major local sale-related taxes include Hawaii state transfer tax, FIRPTA federal withholding tax, and HARPTA Hawaii state withholding tax.
    (*If you have depreciation while you own the property, it will be included in the above calculation of gain on sale)


    Questions about Hawaii real estate ・ Please feel free to contact us for further information. We will provide you with comprehensive support, including easy-to-understand explanations and information on moving to Hawaii 😀
    *The attached data is an example of the most recent sales price of Ko'olani Ko'olani (Year Built: 2006) in the Ala Moana/Ward area. Please feel free to contact us if you would like to receive the most recent transaction report for this property.
    *New! ✨ The new development section of the Town Guide has been renewed. Please take a look if you like.
    Disclaimer: Some states have different regulations. Please check the applicable state regulations for matters outside of Hawaii.



    Remarks:
    *Postings on the Town Hotlist: Click on the "Town Hotlist" tab on the Town Guide, my page to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferral
    -KAHUINA Kakaako Area Condominium Development Plan
    -Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program
    -Hawaii Real Estate Q&A Advantages of Naming an LLC or Trust
    -Hawaii Real Estate Q&A Property Tax Homeowner Deduction Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    - Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    - Hawaii Real Estate Q&A What to Know - Estate Planning
    - Kali'u New Condo Project in Kaka'ako
    - Buying and Selling What to Check When Viewing Properties - Azure Ala Moana
    - New Ala Moana Condominium Project Muse Update
    - Sellers - What are the 2024 Revisions to the Residential Sales Property Rules
    - Buyers - What are the 2024 Revisions to the Sales Property Rules When Viewing Properties

    ハワイ不動産キャピタルゲイン税節税対策
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program] ✨

    🏠 🧐Q: What are the primary rules of a capital gains tax deferral 1031 Exchange?



    ☝ ️ ✨ 1031 Exchange Basic Rules:
    - Eligible Property: Property used for investment or commercial purposes may be exchanged for → like-kind property ("like (The concept of "like-kind": investment or business real estate must be "like-kind" in terms of its condition, regardless of its type within the same field. Example: exchange of vacant land for → rental condominium apartments
    - Same taxpayer: the owner/taxpayer of the property being sold and the property being exchanged must be the same. (*Exceptions include pass-through entities such as single member LLCs and certain trusts)
    -Investment Requirements: 1-The three components of the exchanged property, "Value", "Debt" and "Equity" must be equal to or greater than the same terms of the sold property. The entire gain from the sale of the property, less deductible expenses, must be used to purchase the replacement property. 2- Complete the escrow process for the exchange property within 180 days or by the due date of the tax return for the year of the transaction or the extended due date, whichever is earlier
    -Rules for selecting potential exchange properties: 1- "3-property rule": Up to 3 properties may be selected regardless of their FMV fair market value. 2-"200% Rule": Unlimited number of properties can be selected as long as the fair market value of the exchanged property does not exceed 200% of the fair market value of the sold property
    *Remark: When using a 1031 Exchange, it is essential to consult a tax advisor based on residency requirements ・ tax requirements.



    🔑 ✨ Three valuation criteria:
    In the simplified example below, 1- ✅ the value of the exchanged property (FMV fair market value) is equal to or greater than the property being sold. \2- ✅ All proceeds from the sale of the sale property are applied to the exchange property; 3- ✅ Loan on the exchange property is equal to or greater than the sale property

    [Sale Property]
    Value: $ 1M
    Debt: $ 300, 000
    Equity: 300, 000 Debt: 300, 000 Debt: 300, 000 Debt: 300, 000 000 Equity: $ 700,000
    ↓
    [Exchange Property]
    Value: $ 1.2M
    Debt: $ 500,000
    Equity: $ 700,000€(← Gain on sale of property sold)
    *Strictly speaking, the net gain is the sale price (gross) minus the sale processing and exchange-related expenses (escrow fees, transfer taxes, etc.)
    *The Debt portion of the exchange property (or you can offset the Debt portion with cash outside of the Exchange)
    * If any of the three components of the Exchange Property do not meet the requirements and a portion is taxable, but this amount is lower than the tax basis of the property if it were sold outside of the Exchange process, then you will receive the net gain on the Exchange.



    🔎 ✨ Main Timeline:
    Execute purchase agreement for property sold and begin escrow process
    ↓
    Exchange processing agreement must be executed under a Qualified Intermediary (QI) prior to transfer of title
    ↓
    Submit list of potential exchanged properties within 45 days of transfer of title

    Complete exchange/escrow process for exchanged property within 180 days of transfer of ownership (or by the due date of the tax return corresponding to the year of the transaction or the extended due date if it occurs earlier)
    *Disclaimer: Community PropertyThe conditions for application may differ depending on the state, such as states that have adopted a common property system. Please check the applicable state regulations for matters outside of Hawaii



    Questions about Hawaii Real Estate ・ Please feel free to contact us for further information. We will provide comprehensive support, including easy-to-understand explanations and information on immigration to Hawaii 😀
    *The attached data is an example of the most recent sales price of The Collection (Year Built: 2016) in Kakaako District. Please feel free to contact us if you would like to receive the most recent transaction report of the corresponding property.
    *New! ✨ The Town Guide New Development Properties section has been updated.



    Notes:
    *Postings on the Town Hot List: Click on the "Town Hot List" tab on my page in the Town Guide to access all
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferral
    - KAHUINA <8069> -KAHUINA Kakaako Area Condominium Development Plans
    -Hawaii Real Estate Q&A Advantages of having an LLC or Trust Name
    -Hawaii Real Estate Q&A Property Tax Homeowners Deduction Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    - Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    - Hawaii Real Estate Q&A Safe to Know - Estate Planning
    - Hawaii Real Estate Q&A Capital Gains Tax Savings
    - Kaka'ako District New Kali'u Condominium
    - What to look for when viewing properties for sale - Azure Ala Moana
    - Muse Ala Moana Condominium
    - Seller's Edition - The 2024 Residential Sales Property Rules and Regulations and
    -Buyer Edition - Revised Rules and Regulations for Viewings of Properties for Sale and Purchase Effective 2024 and

    ハワイ不動産1031エクスチェンジキャピタルゲイン税課税繰延1031exchange
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Items to check when viewing property for sale - Azure Ala Moana] 🏠 🧐

    🏠 ✨Azure ・ Ala Moana, a new condominium in Ala Moana district, which we often show our guests and they love it with high probability. The video shows a 2 bed/2 bath penthouse unit.
    Notable features of this unit are:
    - 3 meter high (10 ft²) ceilings (9 ft² for downstairs unit)
    - Open lanai space on top floor with great views
    - Ocean views from master bedroom and lanai
    - More Upgraded kitchen appliances
    -Penthouse units benefit from central air conditioning
    -Penthouse floors also feature upgraded design in elevator halls and other areas compared to lower floors.
    -The unit was in beautiful condition like a model room ✨
    (*Azure - Location: 629 Ke'eaumoku St, Honolulu 96814, Year Built: 2021)
    <

    🔑 ✨ What is useful information to ask the seller in detail during the viewing in the presence of the seller's agent and possibly the owner, other than the general information in the MLS documents?
    -Are there any special assessments other than the monthly maintenance fee
    -Zoning (e.g., minimum number of rental days. Even if not currently scheduled, it is important to know this information for resale or other property information. *Azure can be rented for 30 days or more)
    -New construction projects planned in the vicinity of the building or not.
    -If the property is occupied, the date when the property can be delivered
    -If the building has 100% hurricane insurance coverage
    -Repairs ・ Repair history, etc.

    Questions about Hawaii real estate ・ Please feel free to contact us if you have any questions or are interested in Azul. We will provide comprehensive support with easy-to-understand explanations and useful information 😀
    *New! ✨ Town Guide New Development Properties section has been renewed. Please take a look if you like.



    Note:
    *Postings on the Town Guide Hot List: Click on the "Town Guide Hot List" tab on my page to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferral
    -KAHUINA Kakaako Area Condominium Development Plan
    -Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program
    -Hawaii Real Estate Q&A Advantages of Naming an LLC or Trust
    -Hawaii Real Estate Q&A Property Tax Homeowner Deduction Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    - Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    - Hawaii Real Estate Q&A Safe to Know - Estate Planning
    - Hawaii Real Estate Q&A Capital Gains Tax Savings
    - Ala Moana District Featured New Muse
    - Kaka'ako District New Condo Plan Kali'u Update
    - Seller's Edition - What is the 2024 Revised Rules and Regulations for Residential Properties for Sale
    - Buyer's Edition - What is the 2024 Revised Rules and Regulations for Property Viewings *Disclaimer - Video courtesy of the owner of the property. Video is the property of the property owner and has permission to be posted.

    ハワイ不動産売買ハワイ不動産エージェントハワイ新築コンドミニアムハワイ投資物件アズール・アラモアナ
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Seller's Edition What is the 2024 Revision to the Residential Sales Property Rules and Regulations?"] 🏠 🧐

    As one of the changes to the regulations under the National Association of Realtors, the buyer's agent commission, which has generally been borne primarily by the seller based on custom and tradition, will become a matter of negotiation between the seller and the buyer after August 2024. The following is an explanation of the options available to the seller and the background for negotiations:


    🏠 🔑 Options for the buyer's agent commission:
    - 50/50 ・ Both parties pay a percentage of the commission, full commission, negotiate according to the terms of the offer, no commission, or offer a credit to the buyer to cover closing costs as a separate line item
    *Options include a percentage of the sale price, a fixed amount, etc.

    🏡 <1069> 🔎 Negotiation context:
    - If there is no buyer's agent commission in the sale plan, it is expected that the buyer will include in the offer terms a request for a credit that the buyer can use to cover its closing costs.
    - If no commission is set, the buyer may add it to the negotiated terms in the offer, which may make the final cost to the seller more expensive
    - If no commission is set, the seller may have to deal with more buyers who are not represented
    - If the buyer is not represented, the transaction may not be completed in a timely manner - If the buyer is not represented, the seller may have to deal with more buyers who are not represented (example from another state: 75% for buyers with agents vs. 12% for buyers without agents)
    -If no setting, may result in fewer offers and other general reduction in opportunities
    -Notwithstanding the above, if no setting is established, the probability that a transaction will ultimately result in delivery may be reduced.


    Various matters, including the above, should be considered on a case-by-case basis. Whether you are a seller or a buyer, it would be helpful to have an overall picture of the options available to both parties based on the revisions. \Please feel free to contact us for more information. We will be happy to read and explain in an easy to understand manner 😀
    *New! ✨ The Town Guide New Development Properties section has been updated. Please take a look if you like.



    Remarks:
    *Postings on the Machikado Hot List (Click the "Machikado Hot List" tab on my page in the Town Guide to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Deferred Taxation
    -KAHUINA Kakaako Area Condominium Development Plan
    -Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program
    -Hawaii Real Estate Q&A Advantages of Naming an LLC or Trust
    -Hawaii Real Estate Q&A Property Tax Homeowner Deduction Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    - Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    - Hawaii Real Estate Q&A Safe to Know - Estate Planning
    - Hawaii Real Estate Q&A Capital Gains Tax Savings
    - Ala Moana District Featured New Muse
    -Kali'u Update on New Condo Project in Kaka'ako
    -What to Check When Viewing a Property for Sale - Azure Ala Moana
    -Buyer's Edition - Revised Rules for Viewing a Property for Sale Effective 2024 *Disclaimer - Real Estate Transactions in other states and jurisdictions must conform to the MLS rules for that jurisdiction.

    ハワイ不動産売買ハワイ不動産エージェントハワイ新築コンドミニアムハワイ投資物件
    • Useful info / Life / Housing
    • 2026/01/30 (Fri)

    This text has been translated by auto-translation. There may be a slight difference between the original text and the translation. (Original Language: 日本語)

    [Hawaii Real Estate Q&A - Advantages of having an LLC or trust name] 🏠 ✨

    🏠 🧐Q: What are the advantages of purchasing Hawaii real estate in the name of an individual vs. an LLC or Living Trust ？


    ✅ In the name of a Limited Liability Company (LLC): 🧐Protection of personal assets + Protection from personal liability + Tax benefits + Avoidance of probate proceedings Personal Asset Protection + Personal Liability Protection + Tax Benefit + Probate Probate Avoidance
    ✅ Revocable Living Trust Revocable Trust):&Protection + tax benefits + avoidance of probate


    ☝ ️Conversely, in personal name:
    -Litigation and debt related to the subject property. ⇆ On the other hand, if the property is held in the name of an LLC, the lawsuit will be brought against the LLC, which is the owner of the property, and the LLC will generally be held liable for any damages incurred. Other limitations on tax benefit options


    ✨ For example, if the investment property is held in the name of a Property Holding LLC, then the liability is limited to the assets held under the LLC
    - Other tax benefit options: For example, if the property is held in the name of a property holding LLC, then the liability is limited to the assets held under the LLC.
    -Protect personal assets from personal liability in the event of litigation or liability for indemnification related to the subject property and protect against these risks. pass-through taxation method, avoiding double taxation by shifting profits and losses directly to the LLC member's personal income tax bracket rather than to the corporation
    -Various tax benefit options
    *Disclaimer:
    1-Name type 1-Tax advantages of the corporate name are considered on a case-by-case basis depending on the residence, tax conditions, and purpose of the business (e.g., depreciation in Japan under the name of a corporation).
    2-The regulations may differ depending on the state. Please check the applicable state regulations for cases outside of Hawaii.


    Questions about Hawaii real estate ・ Please feel free to contact us. We will provide comprehensive support including easy-to-understand explanations and information on immigration to Hawaii 😀
    *New! ✨ We have renewed the Town Guide New Development Properties section. Please take a look if you like.



    Remarks:
    *Postings on the Machikado Hotlist: Click on the "Machikado Hotlist" tab on my page in the Town Guide to access all postings.
    - Hawaii Real Estate Q&A Estate Planning Measures
    - THE PARK WARD VILLAGE Under Construction Update
    - Hawaii Real Estate Q&A Vacation Home and 1031 Tax Deferral
    -KAHUINA Kakaako Area Condominium Development Plan
    -Hawaii Real Estate Q&A 1031 Exchange Tax Deferral Program
    -Hawaii Real Estate Q&A Property Tax Homeowners Exemption Program
    -Hawaii Real Estate Q&A Married Couple? Or Sole Owner?
    - Hawaii Real Estate Q&A Federal ・ State Taxes on Sale
    - Hawaii Real Estate Q&A Safe to Know - Estate Planning
    - Hawaii Real Estate Q&A Capital Gains Tax Savings
    - Kaka'ako District New Kali'u Condominium
    - What to look for when viewing properties for sale - Azure Ala Moana
    - Muse Ala Moana Condominium
    - Sellers - New Residential Sales Property Rules and Regulations effective in 2024 and
    -Buyer Edition - Revised Rules and Regulations for For Sale and Purchase Property Viewings Effective 2024 and

    ハワイ不動産LLC名義生前信託リビングトラスト家族信託ファミリートラスト