Step 1 | Clarify Your Purpose for Buying

The first step is to clarify why you want to buy property in Hawaii. Your purpose will influence the area you choose, the type of property, your financial plan, and even your future exit strategy.

Examples of common purposes:

• Second Home: Suitable for long vacations or remote work.
• Vacation Use: Condos near resorts with full amenities.
• Investment / Wealth-Building: Real estate aimed at rental income or future resale value.
• Relocation Planning: Long-term housing for family, retirement, or lifestyle changes.

Having a clear purpose will naturally guide your decision-making and criteria.

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Step 2 | Consult a Local Real Estate Agent

Hawaii’s real estate laws and transaction processes differ from Japan’s, so having a reliable agent is essential.

At SKY REALTY LLC, our licensed agents in the State of Hawaii provide attentive service from your initial consultation to post-closing support, all in Japanese if needed.

We frequently assist clients with:

• Property selection and area characteristics
• Market prices and potential resale value
• Vacation rental eligibility and HOA regulations
• Tax differences between investment and residential properties

We recommend starting with a free consultation for peace of mind.

Step 3 | Financial Planning & Loan Pre-Approval

Your preparation will differ depending on whether you’re purchasing with cash or a loan. Cash purchases can close quickly, while financing requires early pre-approval.

Loan options include:

• Mortgage loans from U.S.-based financial institutions
• Overseas property loans from Japanese banks

Typical upfront costs include:

• Property price
• Closing costs (approx. 1–3% of property price)
• Property taxes
• HOA fees
• Insurance, utilities, and furnishing costs

SKY REALTY can also provide a breakdown of estimated costs.

Step 4 | Property Selection & Viewing

Based on your budget and goals, we shortlist properties and schedule viewings. If you can’t be in Hawaii, virtual viewings via Zoom or Matterport (3D tour tool) are available.

Key points to check during viewings:

• Property condition (exterior, common areas)
• Security (onsite management, key card access)
• Availability of parking/storage
• Pet and rental restrictions (per HOA rules)
• Neighborhood noise and ambiance

We recommend comparing multiple properties before making a decision.

Step 5 | Making an Offer & Signing the Contract

Once you choose a property, your agent will submit a Purchase Offer to the seller, including any price negotiations or terms.

Upon agreement, both parties sign a Purchase Contract, and escrow is opened.

What is Escrow?

It’s a U.S.-specific system where a neutral third party manages the funds, documents, and transfer of ownership to prevent disputes. It doesn’t exist in Japan, but it’s vital for a smooth transaction.

Step 6 | Inspections & Final Adjustments

During the escrow period (typically 30–45 days), the following are completed:

• Home inspection
• Title search (to confirm ownership and liens)
• Loan underwriting and final approval
• Review of HOA financials and rules

If needed, price renegotiation or repair requests may happen at this stage.

Step 7 | Closing (Settlement & Transfer)

Once the loan is approved, inspections are done, and final checks are complete, a closing date is scheduled.

At closing, the following occurs:

• Final payment is made (via escrow)
• Ownership is officially transferred and recorded
• Keys are delivered, and the property is ready for move-in

Once complete, you officially become a property owner in Hawaii!

Step 8 | Move-In or Property Management

Depending on your goal, you may move in right away or begin rental operations.

For vacation rentals, please note:

• 30-Day Rule: Short-term rentals are regulated and require special permits.
• HOA Restrictions: Some associations only allow long-term rentals.

SKY REALTY also offers property management services for owners, including rental listings, lease management, cleaning, and rent collection.

Frequently Asked Questions (FAQ)

Q: Can I purchase property from Japan?

→ Yes. All steps—including virtual tours, contracts, money transfers, and registration—can be completed from Japan.

Q: Are there any agent fees for buyers?

→ Typically, the seller pays the buyer’s agent commission, so there is no direct cost to you.

Q: Do you offer rental operation support?

→ Yes. We provide property management services covering tenant sourcing, contract management, cleaning, and rent collection.

Turn your dream of owning Hawaii real estate into reality—with SKY REALTY.

SKY REALTY LLC is a local real estate company based in Honolulu, Hawaii. Whether you want to live, rent, or hold as an asset, we help you shape your vision.

Even if it’s your first time purchasing international property, we provide clear and careful guidance.

Start with a free consultation—feel free to contact us.

▶️ Available via [Contact Form] or [Official LINE Account].

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