What Is an Easement, and How Does It Affect My Property Rights?

Ryan's 30 Second Answer Short answer: An easement gives someone else a legal right to use part of your property for a specific purpose, like a driveway or utility line, even though you still own that land. It doesn't transfer ownership, but it can genuinely limit what you're allowed to build or do o

Can I Build an ADU on a CPR Property in Kauai?

Ryan's 30 Second Answer Short answer: It depends, and not for the reason most people expect. The bigger issue usually isn't whether you're allowed to build an ADU, it's whether the underlying parcel's dwelling entitlement has already been used up by the existing CPR units. And separately, county ord

What are my tax implications when I sell?" — Capital gains, 1031 exchange eligibility, Hawaii's foreign investment withholding rules (HARPTA) for non-resident sellers

Selling a property in Hawaii comes with tax considerations that many sellers don't discover until they're already at the closing table. Between federal capital gains tax, the potential to defer that tax entirely through a 1031 exchange, and Hawaii's own withholding requirement for non-resident selle

Land Court vs. Regular System: What Kauai Buyers Need to Know

Every parcel on Kauai is recorded under one of two title systems, Land Court or the Regular System, and the difference shows up on the preliminary title report before you ever get to closing. This post is for buyers who have seen those terms on a title commitment and want to know what they actually