In real estate, it’s always best to make a great first impression getting it right the first time. This takes experience, knowledge, finesse, strategy and a proven track record saving you time and money getting the best for your return. 5 star marketing and pricing of your home (in any price range) is critical from the start. If your house sits on the market for more than 2 weeks to 1 month, it begins to look stale to prospective Buyers. This is true in properties priced well into the multi million. The Ultra end typically does take longer but we are seeing unprecedented exclusive properties trading for much fewer days on market seen in years.
Steps to SELL your home in Hawaii
Selling high end luxury property takes confidence, market strategy, connections, and knowing the sales data and competition. Personal guidance to you or your representatives in preparing your property for sale, as mentioned staging property is key, sophisticated marketing to targeted buyers audience, pre-qualified prior to any showing, if required proof of buyers funds, management of documents prior to list and coordination of escrow management to the transactions close. This page covers points you need to know and why working with Renee is knowing you are not hiring your average Broker to sell your personal residence or investment property at a price satisfactory to you.
I work for you. I am here to help you navigate through the real estate process of selling your property with confidence.
- Your Needs
- Your Concerns
- Your Timeline
- Your Nuances
- Your Life
Your real estate needs are my top priority. You will be treated with kindness and respect, and I will keep you updated on the progress of all your real estate transactions.
I am proud of the lasting relationships I have established by providing excellent customer service. A large portion of my business is built on referrals, and I look forward to working with you, your friends, and your family.
Selling luxury property in Hawaii offers more unique opportunities, and exciting challenges. Through the years, Renée H. Kraft has gained the knowledge and experience needed to sell high-end luxury homes in Hawaii through many years in the business in the State of HAwaii. She is a top selling Realtor® Broker in Hawaii and will work closely with you or your representative during the process; keeping you informed and removing stress by overseeing all the services required. Her uncompromised service and attention will ensure your interests are protected by negotiating the strongest terms for your estate.
High success is built on the knowledge of current market trends, the latest technology, innovative marketing techniques and exceptional client care; providing clients the extraordinary attention and results they have come to expect.
Selling in the affluent market is a unique art that encompasses a wide array of knowledge and intuition. Renee goes the extra mile for you and follows a strict code of ethics set by the NAR . Not only does she set the bar of how a client should be treated, she raises and continues to raise that bar. Buyers and Sellers are all treated honestly and truthfully and to provide professional services to all people, regardless of race, gender, sexuality, religion, family status, or nation of origin. She believes all people deserve to be treated respectfully and equally when being involved in all real estate transactions.
How this helps you Sell
100% client focussed treating all parties involved with respect and will act with complete integrity. You will receive nothing less than a professional experience with a diligent work effort to help you sell your real estate investment.
Targeting the Right Buyers for the Sale of Your Property
For Buyers seeking to own Hawaii real estate provides not only an investment, but security and enjoyment in a beautiful place to live. By targeting high net worth Buyers owning existing multiple luxury properties in the United States and abroad who can afford the opportunity to diversify their portfolio to purchase on the Kona Kohala coastline.
Throughout the United States, Western Europe, Middle East, Canada, and Asia markets Buyers are seeking out a wide range of exceptional residences on the Big Island of Hawaii. Many from all parts of the globe are seeking to relocate to Hawaii Island either temporarily and work from home or find that home to call home for years. Key here is target marketing these individuals and sell your property. Check out some of the notable places on Hawaii Island here.
9 Districts of the Big Island of Hawaii
- North Hilo
- North Kohala
- North Kona
- South Hilo
- South Kohala
- South Kona
Resorts and Private Oceanfront Luxury Communities
- Hualalai Resort
- Mauna Kea Resort
- Mauna Lani Resort
- Shores at Kohanaiki
- Waikoloa Beach Resort
The Process and Related Expenses Selling your Property
Once the Buyer makes an offer, the offer will be presented to the Seller or their representative. The Seller may accept, counter, or reject the purchase offer. This process may take anywhere from a hours to a few weeks depending on the strength of the offer submitted.
Escrow opens, and the Buyer deposits earnest money. The escrow company will handle all funds associated with the transaction.
The purchase contract will outline a period of time during which the Seller must satisfy various contingencies. Once the seller’s required transaction documents are completed, the real estate agent will present any applicable documents to the buyer for review.
These documents may include the following
- Sellers Big Island Property Disclosure Statement (SRPDS)
- Homeowners Association documents (if applicable)
- Survey/Staking (if applicable)
- Rental Property matters (if applicable)
Any other applicable disclosure formWhen all conditions of the purchase agreement have been satisfied, the Seller will execute all the required closing and transfer documents. The transaction is completed when the Buyers cash wire is received by escrow or the Buyer’s lender funds the loan, the transaction documents are recorded with the Bureau of Conveyances in Honolulu.
Customary Seller Closing Costs
The following is a list of customary closing costs (including Hawaii General Excise Tax where applicable),
Charge to Seller, if applicable:
- 60% of the premium for standard coverage title insurance
- Cost of drafting of conveyance documents and bills of sale
- Cost of obtaining Seller’s consents
- 50% of Escrow fee
- Seller’s notary fees
- Cost of required staking or survey
- Recording fees to clear Seller’s title
- FHA or VA mandatory closing fees
- Conveyance tax (subject to Paragraph F-7)
- FIRPTA (Federal withholding tax)/HARPTA (State withholding tax)
MOVING OPTIONS TO AND FROM HAWAII
Utilizing a 1031 Exchange-When and Why
Utilizing a 1031 Exchange in the Sale or Acquisition of investment Real Estate (please consult with your CPA or Attorney if a 1031 exchange is right for you) For questions on 1031 Exchanges contact:
Old Republic Exchange
Vice President & Regional Sales Executive
900 Fort Street Mall, Suite 955
Honolulu, HI 96813
Section 1.1031, of the IRC of 1986, as amended, offers real estate investors one of the last great investment opportunities to build wealth and save taxes. By completing an exchange, the investor (Exchanger) can dispose of their investment property, use all of the equity to acquire a replacement investment property, defer the capital gain tax that would ordinarily be paid, and leverage all of their equity into the replacement property.
Reflected below is a summary of the four ways a taxpayer could be taxed on the sale of an investment property if they do not take advantage of a 1031 exchange:
- Depreciation Recapture – First, taxpayers will be taxed at a rate of 25% on all depreciation recapture.
- Federal Capital Gain Taxes – Next, taxpayers owe federal capital gain taxes on the remaining economic gain depending upon their taxable income.
- Net Investment Income Tax Pursuant to IRC Section 1411 – When applicable, an additional 3.8% surtax applies to taxpayers with “net investment income” who exceed threshold income amounts of $200,000 for single filers and $250,000 for married couples filing jointly.
- State Taxes – Finally, taxpayers must also take into account the applicable state tax, if any, to determine their total taxes owed.
Despite high overall taxes owed when combining these four levels of taxation at the disposition of an investment property, one aspect of the tax code provides real estate investors with a significant tax advantage: Section 1031 exchanges allow taxpayers holding real property for investment purposes to defer taxes that would otherwise be recognized upon the sale of investment property.
Are you a Non-Resident or Foreign Owner in the State of Hawaii?
HARPTA: Hawaii Real Property Tax Act
What is HARPTA?
HARPTA is the Hawaii Real Property Tax Act (1990) which says that a sale of Hawaii Real Estate by a Non-Hawaii resident is subject to Hawaii State Tax. The tax liability belongs to the seller, and 5% of the seller’s gross proceeds will be withheld and submitted to the State of Hawaii Department of Taxation.
There are some exemptions from this withholding:
- Hawaii Resident (Must fill out form N-289, which is provided to the seller in opening instructions)
- Foreign corporations and partnerships which are registered to do business in the State of Hawaii (Must fill out form N-289, which is
provided to the seller in opening instructions)
- Property used as a principal residence for the year prior to the sale and sales price does not exceed $300,000
FIRPTA: Foreign Investor Tax Act
What is FIRPTA?
FIRPTA is the Foreign Investment in Real Property Tax Act (1980) which says that the sale of United States real estate by a foreigner is subject to a federal tax. The tax liability belongs to the seller, and 10% of the seller’s gross proceeds will be withheld and submitted to the IRS.
There are some exemptions from this withholding:
- Not a foreign person
- A foreign corporation may be exempt if it is registered to do business in the United States
- Transferee (buyer) acquires the property for use as a home and the sales price is not more than $300,000.