Hawaii Home Seller Net Proceeds Calculator

Selling a Home in Hawaii

Hawaii sellers pay the state Conveyance Tax (HRS 247) on every residential sale. The rate is bracket-based on the full sale price and ranges from 0.10% on homes under $600,000 up to 1.25% on sales of $10 million or more. A lower rate schedule (0.10%–1.00%) applies when the buyer will occupy the property as a principal residence and qualifies for the county homeowner's exemption. On top of the conveyance tax, sellers also pay agent commissions, the owner's title insurance policy, escrow fees, and recording fees.

Hawaii Transfer Tax & Closing Costs

Hawaii closings are handled by escrow companies and the conveyance tax is collected at recordation. The seller customarily pays the owner's title insurance policy and the full conveyance tax; escrow fees are split with the buyer. This calculator applies the higher (non-owner-occupant) bracket by default — if your buyer qualifies for a county homeowner's exemption, the actual conveyance tax line will be roughly 20–30% lower.

How to Estimate Your Hawaii Net Proceeds

1. Sale Price: Start with the agreed-upon contract price.
2. Mortgage Payoff: Subtract your remaining loan balance and accrued interest through closing.
3. Transfer Taxes: Apply the state, county, and any municipal transfer tax owed by the seller.
4. Closing Costs: Deduct commissions, owner's title insurance, attorney/escrow, and recording fees.

Hawaii Net Proceeds = Sale Price − Mortgage Payoff − Commissions − Transfer Taxes − Closing Costs

Key Factors to Consider

• Hawaii Conveyance Tax (Seller-Paid): Bracket-based: 0.10% under $600K, 0.20% $600K–$1M, 0.30% $1M–$2M, 0.50% $2M–$4M, 0.70% $4M–$6M, 0.90% $6M–$10M, 1.00% on $10M+. Rates apply to the full sale price at the bracket where it falls (not graduated).
• Owner-Occupant Discount: When the buyer will occupy the property as a principal residence and qualifies for a county homeowner's exemption, lower rates apply (0.10%–1.00%). For non-owner-occupants and investors the rates above apply (0.15%–1.25%).
• Title Insurance & Escrow: Hawaii escrow companies handle closings; the seller customarily pays the owner's title policy and escrow fees are typically split with the buyer.
• Recording Fees: Documents are recorded with the Bureau of Conveyances or Land Court. Recording fees are a small fixed cost paid at closing.
• HARPTA Withholding (Non-Resident Sellers): Out-of-state sellers face 7.25% HARPTA withholding on the gross sale price at closing, refundable after filing the Hawaii return. This affects cash at closing — not the conveyance tax line.

Why use this tool?

Most national net-sheet calculators ignore Hawaii's layered transfer tax structure — state, county, and municipal — and silently understate closing costs by thousands of dollars. This calculator applies the correct rates for the city you select so the bottom line reflects what you'll actually walk away with.

Need more accuracy?

This tool provides general estimates only. Confirm exact figures with your closing attorney or title company, and consult a qualified tax professional regarding state and federal capital gains or other obligations specific to your sale.

Hawaii Seller FAQ