Hawaii taxes capital gains as ordinary income — up to 7.25% — stacked on top of federal tax, so selling appreciated real estate can cost roughly ~31.1% of the gain. A 1031 exchange into a Delaware Statutory Trust lets Hawaii investors defer that combined bill and trade active landlording for passive institutional real estate.
~31.1%Est. combined tax if you sell
7.25%Top state rate on gains
5.0–7.0% (illustrative)Illustrative cap rates
How Hawaii taxes a property sale
State treatment. Taxed as ordinary income — up to 7.25%. Hawaii caps the long-term capital-gains rate at 7.25%, below its 11% top ordinary rate.
Nonresident withholding. Hawaii may require nonresident withholding at closing; a qualifying 1031 exchange generally defers it. Confirm specifics with your closing agent.
Does Hawaii conform to Section 1031?
Yes — a qualifying exchange defers state tax alongside federal.
Hawaii conforms to IRC §1031, so a qualifying exchange defers Hawaii tax as well as federal tax. Hawaii caps the long-term capital-gains rate at 7.25%, below its 11% top ordinary rate.
Passive replacement property with a DST
Many Hawaii owners use a Delaware Statutory Trust as replacement property — institutional real estate, professionally managed, that qualifies for 1031 treatment and can absorb both the equity and the debt from the sale.
Frequently asked questions
What is the capital gains tax rate in Hawaii?
Hawaii taxes capital gains as ordinary income, up to 7.25%, with no separate long-term rate. Combined with the federal 20% rate and the 3.8% net investment income tax, a high-bracket Hawaii seller can face roughly ~31.1% on a real estate gain. Hawaii caps the long-term capital-gains rate at 7.25%, below its 11% top ordinary rate.
Does Hawaii recognize 1031 exchanges?
Yes. Hawaii conforms to IRC §1031, so a properly structured exchange defers Hawaii tax as well as federal tax.
Why use a 1031 exchange in Hawaii?
To defer the tax on a large gain (up to about ~31.1% combined) and move from active landlording into passive, professionally managed real estate while keeping your full equity invested. These are Regulation D offerings for accredited investors.