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    • Useful info / Life / Housing
    • 2026/03/01 (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)

    Nanawale Estates Land, Hawaii Island. Please contact Tomoko Kubiak （ 808 － 386 － 7984 ） for more information.

    ！
    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 capital gains tax planning,
    Buy a new investment property using the 1031 exchange system,
    Sell a property on the mainland, Maui, or any other island and sell it on the same day. We have extensive experience in buying properties on Oahu after selling properties on the U.S. mainland, Maui, and other islands, and using tax planning strategies to buy properties on Oahu.

    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 the 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 （ 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
    • 2026/03/01 (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)

    Nanawale Estates, Hawaii Island, please contact Tomoko Kubiak （ 808 － 386 － 7984 ） for more information.

    ！
    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 capital gains tax planning,
    Buy a new investment property using the 1031 exchange system,
    Sell a property on the mainland, Maui, or any other island and sell it on the same day. We have extensive experience in buying properties on Oahu after selling properties on the U.S. mainland, Maui, and other islands, and using tax planning strategies to buy properties on Oahu.

    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 the 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 （ 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
    • 2026/03/01 (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)

    Kapalua is a wonderful luxury villa neighborhood on Maui, contact us for more information on our experience in selling.

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

    Sell your real estate property and purchase a new property using capital gains tax planning. Selling your real estate property and buying a new property at the same time,
    Buying an investment property in a 1031 Exchange using tax planning,
    Buying a property on Oahu after selling a property on the mainland, Maui, or another island using tax planning, Experienced in the sale of properties in the U.S., Maui, and other islands.

    We also provide room management, common expenses, insurance and tax payment services according to your needs after purchasing a real estate property.


    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.



    [Contact Us]
    Please feel free to contact Tomoko Kubiak for any inquiries.
    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 / Gift / Shopping
    • 2026/03/01 (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)

    Udon noodles with beef broth ＆ Lunch specials started ！ ！

    Beef Soup Udon ＆ Lunch Specials Started ！ ！ \cHealth(11:00-14:00)

    ① Beef Soup Udon $ 19 with rice and a small bowl (daily special)
    Ishigaki Island Specialties ！ ！
    Limited to 20 servings a day ！ ！
    Special collaboration by former chef of Hotel Grandview Ishigaki The First.
    This is an exclusive dish combining ingredients from Ishigaki Island and Hawaii.

    ② Lunch Special $ 29
    Three pieces of nigiri and 1/2 piece of maki sushi
    Sashimi (Hamachi and Salmon)
    Miso soup ＆ Hors d'oeuvre with miso soup (daily special)

    We look forward to serving you! We are looking forward to serving you.

    1513 Young St Honolulu, HI 96826
    Parking space available
    (808) 200-5076}

    J-shop hours
    Monday - Saturday 10 ： 00-17 00
    J-Shop Izakaya Business Hours
    Tuesday-Saturday 17 ： 30-21 ： 00

    • Signature service / Professional
    • 2026/03/01 (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)

    Temp Agency in Hawaii that can help you find a job in Hawaii that requires Japanese language skills/complicated consultation.

    Are you looking for a job in Hawaii that accepts Japanese ？
    I want to work in Hawaii, but

    I am not confident in my English
    I have a blank
    Full-time work is difficult
    I only want to work for a short term

    If you have such concerns We can help you with your concerns.
    We do not just introduce jobs. We do not just introduce you to jobs, we listen carefully to your situation and wishes, and work together with you to find the best way to work.
    You don't have to decide yet whether you want to apply or not.
    You don't have to worry if you just want to talk to us first.

    Those who just want to talk to us are also welcome
    "I'm looking for a job …"
    Some of those who contact us saying so continue like this.

    "I haven't decided whether to apply yet."
    "Can I just hear about it for now ？?"

    Of course you can. ！
    We will not force you to work.
    We will not force you to apply for a job ！

    Please feel free to contact us in Japanese ！

    All services are free for job seekers ！
    We take care of everything from cou...

    • Discount / Beauty / Health
    • 2026/03/01 (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)

    Natural beauty enhancement of eyebrows and lips ✨ [Tuesday coupon].

    ✅ Eyebrows ： Shaped naturally according to your bone structure and facial expression to enhance your impression
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    ＜ 🎉Tuesday Only Coupon🎉 ＞
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    • Useful info / Life / Housing
    • 2026/03/01 (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)

    [Hawaii Real Estate Q&A Federal ・ State Taxes on Sale] 🏠 🧐

    🔑 🏠 Q: What are the main federal ・ state taxes on the sale of Hawaii real estate?


    🔎 Conveyance Tax Conveyance Tax:
    - Tax method: Based on a progressive tax rate based on the sale price of the property, with a reduced standard rate if the buyer qualifies for the homeowner's exemption as the purchase is intended as a principal residence. If the buyer qualifies for the homeowner's exemption as a primary residence, a reduced tax rate is applied compared to the standard tax rate.
    -Timing of payment: Escrow will deduct the tax amount from the sale price and pay it to the Hawaii State Department of Taxation at the time of registration.
    *Escrow: A third-party intermediary that acts as a neutral party between the seller and the buyer in a sale transaction and is responsible for the necessary transaction procedures, such as managing the sale price and transferring title


    🔎 Capital gains tax:
    -Taxation method: Income tax is imposed by the state of Hawaii. -Taxation Method: Gains on the sale of property are subject to income tax at a progressive rate based on the length of time the property is held ・ (more than 1 year or less than 1 year) for federal tax purposes and a flat fixed rate for Hawaii state tax purposes.
    *Gain on sale = Ј(sale price - deductible sale-related expenses) - Ј(original purchase price of property / deductible expenses + post-purchase repair/repair expenses)
    *If there is depreciation during ownership, it is included in the above formula
    - However, a 2-in-5-year deduction applies: If the property has been owned for more than two years within the five-year period preceding the sale, the principal $ up to 250,000 for each filer (single filer/couple filing separately) and $ up to 500,000 for couples filing jointly.
    *Not required to be continuous for the current 2 years
    -Timing of payment: at the time of filing the annual tax return corresponding to the year of sale.


    🔎 FIRPTA Foreign Investment in Real Property Tax Act
    -Federal withholding tax imposed to prevent nonpayment of capital gains tax when the seller is a nonresident alien or foreign corporation ・ such as a trust trustee trust.
    -Taxation: 10% of the sale price if the sale price is $ over 300,000 to $ less than $1M and the buyer is purchasing the property as a personal residence, or 15% of the sale price if the sale price is $ over $1M or the property is not purchased as the buyer's personal residence regardless of the sale price 15% of the sale price is withheld at source. (Not applicable if the sale price is $ less than 300,000 and the buyer is purchasing the property as a personal residence)
    -Timing of payment/refund: Escrow will deduct from the sale price and pay on your behalf to the IRS Internal Revenue Service within 20 days of registration. Any overpayment of capital gains tax is applied for a refund at the time of filing the tax return.
    *Buyer is responsible for collecting this withholding tax
    *IRS standard for personal residence for purposes of this withholding tax rule: Buyer and family members as residents, with a minimum of 50% residency for each 12-month period in the next two years from the date of transfer
    <

    🔎 HARPTA Hawaii Real Property Tax Act:
    - If the seller is a nonresident of Hawaii, or is not a Hawaii registered business corporation or trust established in the state, the seller is not subject to capital gains tax. -Hawaii withholding tax imposed to prevent the failure to pay capital gains tax when the seller is a nonresident of Hawaii or is not a Hawaii registered business corporation or trust established in the state.
    - Method: A flat rate of 7.25% is withheld on the sale price.
    -Timing of payment/refund: Escrow deducts from the sale price and pays on behalf of the seller to the Hawaii Department of Taxation within 20 days of registration. Any overpayment of capital gains tax will be applied for a refund on the tax return.
    *Buyer is responsible for collecting this withholding tax


    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 moving to Hawaii 😀
    *The attached data is an example of the most recent sale price of Allure ・ Waikiki Allure Waikiki (Year Built: 2009). Please feel free to contact us if you would like to receive the most recent transaction report for this property.
    *New! ✨ Town Guide New Development section has been renewed. Please take a look if you like.
    Disclaimer: State regulations may vary. Please check the applicable state regulations for matters outside of Hawaii.



    Notes:
    *Postings on the Town Hotlist: Click on the "Town 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 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 What to Know - Estate Planning
    - Hawaii Real Estate Q&A Capital Gains Tax Savings
    - Kali'u Update on New Condominium Project in Kaka'ako
    - When viewing properties for sale
    - Ala Moana Azure - Ala Moana New Condo Plan Muse Update
    - Seller
    - What is the 2024 Revision to the Residential Property Regulations - Buyer - What is the 2024 Revision to the For Sale and Sale Property Regulations - What to Check When Viewing a Property for Sale?

    ハワイ不動産譲渡税キャピタルゲイン税FIRPTAHARPTA源泉徴収税
    • Useful info / Life / Housing
    • 2026/03/01 (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)

    [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
    • Useful info / Life / Housing
    • 2026/03/01 (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)

    [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
    • 2026/03/01 (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)

    [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
    • 2026/03/01 (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)

    [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
    • 2026/03/01 (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)

    [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
    • 2026/03/01 (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)

    [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
    • 2026/03/01 (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)

    [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
    • Signature service / Life / Housing
    • 2026/03/01 (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)

    Comprehensive Real Estate Services @ Oahu

    Sinohara Construction is a general contracting company that provides
    construction ・ management of construction on Oahu as part of our comprehensive real estate services.

    We are a licensed Hawaii State General Contractor and hold an insurance ／ bond.

    Residential remodel and new construction ・ additions as well as commercial property remodel, construction and maintenance.

    Services ：

    [Residential]
    1. remodel / 2. addition / 3. new construction / 4. repair ・

    [Commercial ・ Restaurant ・ Office etc. <1969> 1. remodel / 2. addition / 3. new construction / 4. repair ・ repair / 5. maintenance

    Inquiry is always welcome.
    ＼ ＼ Please feel free to contact us ／ ／

    • Introduction / Auto / Motorcycle
    • 2026/03/01 (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)

    ALOHA AUTO DEPOT Ala Moana Blvd New street-level store opening Jan 2026 Walk-in ・ OK

    🚒 New Store Opening ・ Kakaako Store Relocation 🚒

    Thank you very much for visiting ALOHA AUTO DEPOT.

    We are pleased to announce that we will be opening the following new store in Ala ・ Moana ・ Blue Bird, which we have been preparing for some time.
    We have moved to 744 Ala Moana Blvd Honolulu HI 96813 in January 2026.

    We would like to thank all of our loyal customers for their warm support.

    At the new location, we will continue to support our customers' car life ・ by providing a more comfortable space and attentive service rooted in the community.
    Used Car Sales ・ Buying ・ Car Leasing ・ Long Term Car Rental ・ Maintenance ・ Glass ・ Coating

    We look forward to serving you.

    Opening ・ Day Count

    • Signature service / Auto / Motorcycle
    • 2026/03/01 (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)

    Aloha Auto Wholesale, Hawaii's No.1 used car dealer, offers high quality ・ affordable used cars at a price you can feel confident about ！.

    Aloha Auto Depot is now offering wholesale sales ！
    Aloha Auto Wholesale makes it easy to buy quality used cars at affordable prices ！

    ＼ For those who are interested in this service. Recommended ／ Walk-in ・ OK ・ Reservation ・ OK Please feel free to visit us.

    ・ Those who are considering buying a used car in Hawaii for the first time
    ・ Those who are looking for an affordable used car
    ・ Those who are looking for a second car for hobby or family use

    Those who want to save money ！ but don't know where to go for help ・ ・ ・ Let us help you ・ ・ ・
    Check Facebook Marketplace or Craigslist but are worried about buying ・ ・ ・
    Aloha Auto Wholesale can help you with that problem ！

    If you are considering buying a used car, whether you are moving to Hawaii or looking for a second car, please ！
    Our friendly and knowledgeable sales staff will help you find the right vehicle at the right price for your budget ！
    Visit our virtual showroom of used cars, trucks and SUVs online. and stop by and take a test drive ！!

    • Introduction / Auto / Motorcycle
    • 2026/03/01 (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)

    For expatriates ・ and students starting a new life in Hawaii, Aloha Auto Rentals ！ offers used car leasing ・ rental （ and long term ） services in Hawaii.

    For those who have started a new life in Hawaii ！ Leasing of used cars has started.
    At first glance, I thought life in Hawaii would be fine without a car, but now that I live here, I still want a car ？

    Aloha Auto Rentals offers a variety of plans to meet your needs ♪ Used Car Lease ・ I think it will be expensive if I rent a car for a long term … "I want to drive a car like my own …" "I want to buy a car but it is difficult to do it by myself …"
    For your first car living in Hawaii, let Aloha Auto ！

    Please feel free to contact us and compare our prices with other companies.
    We can provide all consultations and contracts in Japanese ♪
    Please consult with our friendly staff about your concerns about living in the U.S. for the first time ！

    Aloha Auto Rentals Recommendations

    1 ． Lease ・ Rent ・ Buy ・ Sell
    We can help you with any questions about your car in Japanese.

    2 ． Abundant car models ・ Large inventory
    Our main business is car sales ・ purchase and maintenance. Our strength is our wide variety of car models and inventory that other leasing ・ car rental companies do not offer.

    3 ． Quick trouble shooting
    We have our own mechanic store, so we can quickly respond to any problems with your car.

    Reservations can be made at the following URL ↓
    https://alohaautorentaljp.com/reservations

    • Problem solution / Auto / Motorcycle
    • 2026/03/01 (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)

    [Enhanced Purchase ！ Immediate Appraisal] Your car, sell it ！ ！ It won't take long ！ ！ If you want to buy a car, leave it to Aloha Auto Depot ！ ！ Austyn Austyn will be happy to help you.

    Aloha Auto Depot is your one-stop shop for all your long-term vehicle rental needs, including used car sales, new car buying assistance, detailing, glass coating, maintenance, repair/registration/safety work, custom orders, lost title, and more. We have local connections that allow us to provide better service than other companies.

    Aloha Auto Depot has fully bilingual Japanese ＆ English speaking staff to assist you.

    "It's my first time buying or selling and I don't know what's right or wrong", "It's difficult to negotiate in English", "I tried local stores for valuation but I don't know if the price is fair"

    Please feel free to visit our Kaka'ako store ！ Walk-in ・ OK
    If you have any questions or requests, please feel free to contact us in Japanese.

    • Problem solution / Education / Lesson
    • 2026/02/28 (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)

    It's almost spring break ！ Now is the very time to talk to your school. We will carefully assist you to better serve you in the coming school year.

    Whether you are unsure how to get support for special education, 504, or IEP in the Hawaii public school system, want to know what kind of support is available, or are having trouble working with your school, please feel free to contact us for any help you may need.

    特別支援学級教育支援発達障害ハワイ学校IEP

    Free initial 15-minute consultation