Kakaako
Living in Oahu with Elle and Ryan
Move to Oahu with a plan, not a guess.
A free, plain-English guide to Oahu neighborhoods, real costs, and the parts of a Hawaii purchase that surprise mainland buyers. Written by a local husband-and-wife REALTOR® team.
- Match your lifestyle and commute to the right side of the island
- Understand leasehold, AOAO fees and Hawaii taxes before you make an offer
- Budget for real island costs, from electricity to shipping your car
- Buy with confidence from the mainland, overseas, or on PCS orders
204Transactions closed
145Properties sold
RA · CRS · CIPSElle's designations
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Why this guide exists
Buying on Oahu is not like buying on the mainland.
Most of the costly mistakes we see come from three blind spots. The guide walks you through each one.
01
The leasehold surprise
A condo priced well under its neighbors may sit on leased land. Lease rent, renegotiation dates and the remaining term all change what you are really buying, and what a lender will finance.
02
Cost-of-living sticker shock
The mortgage is only part of it. Association fees, flood insurance, electricity and groceries add up. We help you build an all-in monthly budget before you fall for a lanai view.
03
Buying from 2,500 miles away
Video tours, remote inspections and mail-away closings are routine here, but they take a team that answers the phone. We cover the whole process for out-of-state and overseas buyers.
What's inside
Ten chapters. Straight answers.
Everything we walk our own clients through, from first search to the day you get your keys.
01
Why Oahu
Island snapshot, climate and how the regions differ.
02
The Oahu market
Single-family, condo, townhome and co-op, with typical price bands.
03
Fee simple vs. leasehold
What each one means for financing, resale and value.
04
The 7-step process
From pre-approval to recording, Hawaii-style.
05
Due diligence
Termites, flood zones, AOAO reserves and special assessments.
06
Hawaii costs & taxes
GET, conveyance tax, property tax, insurance and closing costs.
07
Neighborhood guide
Town, East Honolulu, Windward, Central, West and North Shore.
08
Relocating from the mainland
Shipping, cars, pets and buying sight-unseen.
09
Military & VA buyers
Bases, nearby communities, VA loans and PCS timing.
10
Remote workers & retirees
Co-working, healthcare and communities to look at first.
Neighborhoods
Where on Oahu fits your life?
Oahu is small on a map and big in traffic. Your commute, your budget and how you spend weekends will narrow the island quickly. Price ranges are typical asking ranges from our guide; the market moves, so ask us for current numbers.
Waikiki & Urban Honolulu
South shore · Town
- Typical
- $400K–$2M+
- Mostly
- Condos
Walk to the beach, restaurants and work. Great for lock-and-leave owners. Check each building's leasehold status and rental rules.
Oahu rental rules →Kakaako & Ala Moana
Town · Ward Village
- Typical
- $500K–$5M
- Mostly
- Newer high-rise condos
Newer towers, with Ala Moana Center and Kakaako Waterfront Park nearby. Amenity-rich buildings, so compare association fees closely.
Ward Village guide →East Honolulu
Hawaii Kai · Aina Haina · Kahala
- Typical
- $700K–$3M+
- Mostly
- Single-family, townhomes
Marina living, ridge views and quick access to Hanauma Bay and Koko Head. Popular with families who want a quieter pace near town.
Hawaii Kai guide →Kailua
Windward
- Typical
- $700K–$2.5M+
- To town
- ~30–45 min
Beach-town feel with Kailua and Lanikai beaches and a walkable town center. Expect competition for single-family homes.
Kailua guide →Kaneohe
Windward
- Typical
- $600K–$1.5M
- To town
- ~30–45 min
Green mountain views, more space for the money than Kailua, and close to Marine Corps Base Hawaii. Windward means more rain and more green.
Kaneohe guide →Central Oahu
Mililani · Pearl City · Aiea
- Typical
- $500K–$1.2M
- To town
- ~25–40 min
Planned communities, parks and a central location for families heading to Schofield or Pearl Harbor.
Mililani guide →Ewa & Kapolei
West · "Second City"
- Typical
- $550K–$1.1M
- To town
- ~35–60 min
Newer homes, sunny weather and Ko Olina nearby. Skyline rail now runs from East Kapolei toward town, which helps some commutes.
See listings →North Shore
Haleiwa · Sunset · Waimea
- Typical
- $700K–$2.5M+
- Feel
- Country, surf town
Big winter surf, a small-town pace and limited inventory. Check flood and coastal-erosion exposure on oceanfront lots.
Search homes →Drive times are typical, not rush-hour worst case. Price ranges are asking-price estimates for general guidance only.
60-second neighborhood match
Not sure where on Oahu you belong?
Question 1 of 4
What does a perfect Saturday look like?
Cost of living
The real numbers behind island living.
Some costs are set by law and easy to pin down. Others move with the market. We label each one so you know which is which.
| Item | What to expect | Type |
|---|---|---|
| Property tax (Honolulu) | Residential class: $3.50 per $1,000 of net taxable value (FY July 2026–June 2027). Owner-occupants can file for a home exemption. Homes valued at $1M+ that aren't owner-occupied pay $4.00 per $1,000 on the first $1M and $11.40 above that. | Verified |
| State income tax | Graduated rates from 1.4% to 11%. | Verified |
| General Excise Tax (GET) | 4.5% on Oahu (4% state plus a 0.5% county surcharge). Businesses may pass it on at up to about 4.712%. It applies to most goods and services. | Verified |
| Association (AOAO/HOA) fees | Roughly $300 to $2,000+ per month for condos, depending on amenities, age and what's included (often water and sewer, sometimes A/C or cable). | Estimate |
| Electricity | Among the highest rates in the country, typically $0.35+ per kWh. Solar and A/C habits make a big difference. | Estimate |
| Groceries & gas | Groceries often run 30–40% above mainland averages. Gas is typically $0.50 to $1.50 per gallon higher. | Estimate |
| Flood insurance | Required by lenders in high-risk FEMA zones. Often about $1,500 to $5,000+ per year, depending on the property. | Estimate |
| Getting around | Skyline rail runs from East Kapolei to the Kalihi Transit Center (16 miles, 13 stations); the extension to downtown is still under construction. TheBus covers the whole island. | Verified |
Sample monthly budget: $700K condo
With 20% down, a conventional loan, typical association dues, property tax, insurance and utilities, many buyers land around $4,500 to $5,500 per month all-in. Your rate, dues and exemptions will change this, so we run your real numbers with a lender before you write an offer.
Illustrative estimate only. Try our mortgage calculator or affordability calculator.
What surprises people (in a good way)
Mild weather all year means most homes never need heating, and Oahu's residential property tax rate is low compared with most of the mainland. Beaches, hiking and parks are free, and a different coastline is always a short drive away.
The Hawaii buying process
Seven steps from search to keys.
The bones look like a mainland purchase. The details are where Hawaii is different.
Get pre-approved
Talk to a lender who knows Hawaii condos, leasehold and VA. Know your number before you shop.
Sign a buyer agreement & plan
We put our services and compensation in writing, then build your search around budget, commute and lifestyle.
Tour in person or by video
We preview homes, film live walkthroughs and point out what photos don't show.
Write a strong offer
Hawaii uses a standard purchase contract. Earnest money is commonly 1–3% of the price, deposited with escrow.
Inspections & due diligence
Typically a 10–15 day window for the home inspection, termite inspection, condo documents and disclosures.
Appraisal, loan & insurance
Finalize financing plus homeowner's and, if needed, flood insurance. Condo buyers review the association budget and reserves.
Close through escrow
In Hawaii an escrow company handles closing. Many buyers sign remotely, and the deed is recorded with the State.
Fee simple vs. leasehold
- Fee simple: you own the building and the land.
- Leasehold: you own the improvements and lease the land for a set term. Lease rent can renegotiate, and the lease ends.
- Check the remaining term, lease rent, renegotiation dates and whether the fee interest is available to buy. Many lenders limit financing on short leases.
Condos & AOAOs
- Hawaii condo associations (AOAOs) are governed by state condo law, HRS Chapter 514B.
- Read the budget, reserve study, minutes and house rules during due diligence.
- Look for planned special assessments, insurance changes, pet rules and rental restrictions.
- Pet-friendly condo list →
Flood, tsunami & lava
- Look up any address in the State's Flood Hazard Assessment Tool.
- Check tsunami evacuation zones for coastal homes.
- Lava zones are a Big Island issue, not an Oahu one. USGS lava hazard zones are mapped for Hawaii Island only.
- Formosan termites are common here, so a termite inspection is standard.
Hawaii conveyance tax
Rate per $100 of the sales price (HRS §247-2). The seller customarily pays on Oahu, but it's negotiable.
| Sales price | Owner-occupant buyer | All other |
|---|---|---|
| Under $600K | $0.10 | $0.15 |
| $600K – under $1M | $0.20 | $0.25 |
| $1M – under $2M | $0.30 | $0.40 |
| $2M – under $4M | $0.50 | $0.60 |
| $4M – under $6M | $0.70 | $0.85 |
| $6M – under $10M | $0.90 | $1.10 |
| $10M and up | $1.00 | $1.25 |
"All other" applies when the buyer is not eligible for a county homeowner exemption.
Financing & closing costs
- 2026 conforming loan limit, Honolulu County: $1,249,125 (one unit). Above that is a jumbo loan.
- VA loans work well here. Condos must be VA-approved, and the funding fee (1.25%–3.3%) is waived for many veterans with service-connected disabilities.
- Buyer closing costs often run about 2–3% of the price, covering escrow, title, lender fees and prepaid items.
- Ask your lender early about leasehold, condo approval and the property's flood zone.
General guidance only. Confirm with your lender, escrow officer and tax advisor.
Who we help
Every move to Oahu starts somewhere different.
Buying from the mainland
Many of our mainland clients first see their home on a live video tour. We walk the neighborhood, open the closets, test the water pressure and tell you what we'd want to know ourselves.
- Shipping: Matson and Pasha serve Oahu. A 20-ft container often runs about $3,000–$7,000, and shipping a car from the West Coast about $1,000–$1,500.
- Pets: Hawaii is rabies-free, so pets follow the state Department of Agriculture's quarantine rules. Start months ahead with the HDOA animal quarantine checklist.
- Island fever is real. Budget for trips home and neighbor-island getaways.
Schools
How schools work on Oahu.
Hawaii is the only state with a single statewide public school district. That makes a few things simpler and a few things different.
Public schools
The Hawaii State Department of Education runs every public school in the state. Your assigned school is set by your home's address, so we check boundaries for each home you're serious about. Confirm with HIDOE before you buy.
Charter schools
Oahu has a number of public charter schools, each with its own focus and enrollment process. Many have application windows months before the school year, so start early.
Private schools
Oahu has a large private school community, including Punahou, ʻIolani, Mid-Pacific Institute and Kamehameha Schools (which gives preference to applicants of Hawaiian ancestry, to the extent permitted by law). Admission is competitive and timelines start early.
We don't rank schools. Visit, ask questions and look at what matters for your child. We're happy to share what other families have told us.
Lifestyle
What daily life actually feels like.
Trade winds, 75–85°F most of the year, and a beach a short drive from almost anywhere. Mornings start early here, with surf checks, sunrise hikes and plate lunches ($12–$18 is typical).
Every side of the island has its own personality. Town is walkable and busy. The Windward side is green and relaxed. The west side is sunny and growing. The North Shore runs on surf and small-town time.
The aloha spirit is real, and it goes both ways. Take your time, learn to pronounce Hawaiian place names, shop local and show up for your neighbors.
Read our blogLiving in Oahu on YouTube
Tour Oahu homes with us.
Ryan films our home tours. Here are a few favorite neighborhoods, inside real homes.
Hawaii Kai
Moving to Hawaii Kai? Inside a $2.9M oceanview home with a pool in Portlock
Hawaii Loa Ridge
Moving to Hawaii Loa Ridge? Inside a $3.95M home with a view in every bedroom
Kahala
Moving to Kahala? Inside a $6.2M resort-style newer home
Kailua
Would you move to Kailua for this backyard?
Diamond Head
Honolulu luxury real estate: a $6.9M Diamond Head home with rooftop views
Meet your team
More about us
Client reviews
Elle Zhang & Ryan Lee Sharpe
We're a Honolulu husband-and-wife team with eXp Realty. Elle leads pricing, negotiation and the contract. Ryan handles relocation and military moves, and shoots the photography and video behind our listings through Hawaii Imaging Lab.
We focus on your goals, not ours: protect your budget, keep the timeline on track and stay in touch long after closing.
204Transactions closed
145Properties sold
59Buyers represented
Elle ZhangREALTOR® · RA, CRS, CIPS, CLHMS · RS-66252 · Regional Director, 72 Sold in Hawaii · Million Dollar Guild
Ryan Lee SharpeREALTOR® · RA, MRP · RS-80162 · Ryan@MyOahuAgent.com · U.S. Army veteran · Photographer, Hawaii Imaging Lab
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Quick answers
Frequently asked questions
What is the difference between fee simple and leasehold on Oahu?
Fee simple means you own the building and the land under it. Leasehold means you own the improvements, but the land is leased from a landowner for a set term, with lease rent that can renegotiate and an end date. Leasehold units often list for less, but the remaining lease term, lease rent and renegotiation dates directly affect financing, resale and long-term value.
Who pays the Hawaii conveyance tax?
On Oahu the seller customarily pays the Hawaii conveyance tax, though it is negotiable. Rates run from $0.10 to $1.00 per $100 of the sales price when the buyer is an owner-occupant, and from $0.15 to $1.25 per $100 when the buyer is not eligible for a county homeowner exemption.
What is the Honolulu residential property tax rate?
For fiscal year July 2026 through June 2027, the City and County of Honolulu Residential class rate is $3.50 per $1,000 of net taxable assessed value. Homes valued at $1 million or more that are not owner-occupied fall in the Residential A class: $4.00 per $1,000 on the first $1 million and $11.40 per $1,000 above that. Owner-occupants can apply for a home exemption.
Do I need to worry about lava zones on Oahu?
No. USGS lava flow hazard zones are mapped for Hawaii Island (the Big Island), not Oahu. On Oahu, check FEMA flood zones, tsunami evacuation zones and sea-level-rise exposure along the coast.
Can I buy a home on Oahu without visiting first?
Yes. Many of our mainland and overseas buyers tour by live video, review inspection reports remotely and sign closing documents electronically or with a mobile notary. We still recommend visiting before or during escrow if you can.
How does Oahu's public school system work?
Hawaii has one statewide public school district, run by the Hawaii State Department of Education (HIDOE). Your assigned school depends on your home address, so confirm the boundary for any specific property with HIDOE before you buy. Oahu also has public charter schools and many private schools.
What is the 2026 conforming loan limit in Honolulu County?
The 2026 conforming loan limit for a one-unit property in Honolulu County is $1,249,125. Loans above that amount are jumbo loans with different requirements.
How do Elle and Ryan get paid when they represent a buyer?
Before we tour homes together, we sign a written buyer agreement that spells out our services and our compensation. Commissions are not set by law and are negotiable. In many sales the seller agrees to pay some or all of the buyer's agent fee, and we explain exactly how that works for each home before you write an offer.
More answers at ElleZhang.com/faq.
Let's talk story
Ready to plan your move?
Tell us where you are in the process. We answer seven days a week, and we'll give you an honest read, even if the answer is "wait."
- Elle Zhang · RS-66252(808) 282-8683 · Elle@MyOahuAgent.com
- Ryan Lee Sharpe · RS-80162(808) 469-7662 · Ryan@MyOahuAgent.com
- Book a callSchedule a 30-minute consultation
- OnlineElleZhang.com · MyOahuAgent.com
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- OfficeeXp Realty · 6600 Kalanianaole Hwy Suite #114, Honolulu, HI 96825
Send us a message
Elle Zhang (RS-66252) and Ryan Lee Sharpe (RS-80162) are REALTORS® licensed in Hawaii with eXp Realty, RB-21841, 6600 Kalanianaole Hwy Suite #114, Honolulu, HI 96825. Equal Housing Opportunity.
This guide is for general information only and is not legal, tax, financial or insurance advice. Tax rates, loan limits and other figures are as of October 2026 and can change; estimates are labeled as such. Verify all information with the appropriate professionals and agencies before making decisions. Information deemed reliable but not guaranteed. Photography by Hawaii Imaging Lab.