Hawaii Property Records — All 4 Counties

Bureau of Conveyances, Land Court (Torrens) & Hawaii's Dual Title System

Hawaii operates two entirely separate title systems simultaneously — a structure that is unique in the United States at this scale. The Bureau of Conveyances (Regular System) is the traditional recording system using grantor-grantee indexes, similar to the recording offices in other states. All documents — warranty deeds, mortgages, releases, assignments, liens — are recorded and indexed by the names of the parties. The Land Court (Torrens System) is a fundamentally different approach: the state registers title and issues a Transfer Certificate of Title (TCT) that serves as conclusive evidence of ownership. The state guarantees the title shown on the TCT. When a Land Court property is transferred, the existing TCT is canceled and a new TCT is issued in the buyer's name. All encumbrances — mortgages, easements, liens — must be noted on the TCT to be effective against subsequent purchasers. Approximately 40%–50% of Hawaii properties are registered in the Land Court system. A single parcel is in one system or the other — not both. Every title search must first determine which system governs. A chain of title report traces ownership through whichever system applies.

Hawaii uses mortgages — not deeds of trust — but allows non-judicial foreclosure through power of sale under HRS Chapter 667 (Part I). The mortgagee (lender) records a Notice of Mortgagee's Intention to Foreclose with the Bureau of Conveyances or Land Court. The borrower has a minimum 60-day notice period. The property is sold at public auction conducted by a licensed auctioneer. There is no statutory right of redemption after the sale — ownership transfers via mortgagee's deed or auction deed. Judicial foreclosure through circuit court is also available (Part II). A release of mortgage (Regular System) or discharge of mortgage (Land Court) is recorded when the loan is paid. Deficiency judgments are available after judicial foreclosure. Our deed types guide explains Hawaii instruments.

Leasehold vs. Fee Simple, Conveyance Tax & Hawaiian Home Lands

Leasehold vs. fee simple is the most critical distinction in Hawaii real estate — and it exists at a scale found nowhere else in the nation. In a leasehold, the buyer purchases the building or improvements but leases the land from the landowner (lessor) under a long-term ground lease — typically 55 to 99 years. The buyer does not own the land. Fee simple means the buyer owns both improvements and land outright. Hawaii's leasehold concentration stems from historical large-estate ownership — Bishop Estate/Kamehameha Schools, Queen Emma Foundation, and other legacy trusts hold vast acreage. Leasehold properties cost significantly less but carry lease rent obligations (renegotiated periodically, often dramatically), lender restrictions (many lenders won't finance leasehold with fewer than 30 years remaining), and the critical risk that improvements revert to the landowner when the ground lease expires. Understanding whether a property is fee simple or leasehold — and the remaining lease term — is essential.

The conveyance tax under HRS 247 is graduated based on sale price. For non-homeowner-exempt sellers: $0–$600,000 at 0.15%, $600,001–$1,000,000 at 0.25%, $1,000,001–$2,000,000 at 0.30%, $2,000,001–$4,000,000 at 0.50%, $4,000,001–$6,000,000 at 0.70%, $6,000,001–$10,000,000 at 0.80%, and over $10,000,000 at 1.00%. Rates are lower for sellers qualifying for the homeowner exemption. On a $1.5 million non-exempt sale, the conveyance tax is approximately $3,150. HARPTA (Hawaii Real Property Tax Act) under HRS 235-68 requires the buyer to withhold 7.25% of the gross sale price when the seller is a nonresident of Hawaii — particularly significant in resort markets where many sellers are mainland or international owners. Hawaiian Home Lands — approximately 200,000 acres administered by DHHL (Department of Hawaiian Home Lands) — are leased to qualified native Hawaiians (50%+ blood quantum) under 99-year homestead leases that cannot be transferred to non-Hawaiians. Our title search cost guide explains Hawaii costs.

Hawaii is an equitable distribution state — not community property. However, Hawaii allows opt-in community property through a community property trust for federal tax advantages (full stepped-up basis). Hawaii recognizes tenancy by the entirety for married couples. Warranty deeds are the standard in the Regular System. The Land Court uses Transfer Certificates of Title (TCT) instead. Hawaii does not have a TOD deed statute. The County Real Property Tax Division determines fair market value and applies rates by classification. The homeowner exemption (up to $100,000 in Honolulu) reduces assessed value and qualifies for the lowest rate. Investment and resort properties face 2–3x higher tax rates. The homestead exemption for creditor protection is $30,000 of equity under HRS 651-92 — one of the lowest nationally.

HI's 4 Counties — Honolulu (Oahu), Maui, Big Island & Kauai Directory

U.S. Title Records searches property records across Hawaii's entire island chain — order your search here or browse our 50-state property records directory.

Honolulu (Oahu)

City and County of Honolulu covers all of Oahu — the most populated island and the largest recording volume in Hawaii. Waikiki, Kakaako, Kailua, and the North Shore represent dramatically different markets within one county. Highest leasehold concentration — particularly in older Waikiki condos and Hawaii Kai. The Bureau of Conveyances and Land Court are both located in Honolulu. Honolulu's homeowner exemption is $100,000. Residential A classification (properties valued above $1 million without homeowner exemption) faces the highest residential tax rate. Active condo/HOA market with significant AOAO (Association of Apartment Owners) governance.

Maui County (Maui, Molokai, Lanai)

Maui County covers three islands: Maui, Molokai, and Lanai. Maui features the highest resort concentration outside Oahu — Wailea, Kaanapali, Kapalua — with significant HARPTA withholding exposure (mainland/international sellers), short-term rental regulation, and vacation condo AOAO governance. Lanai is largely owned by a single entity (Larry Ellison/Pulama Lanai). Molokai retains significant Hawaiian Home Lands presence.

Hawaii County (Big Island)

Hawaii County covers the Big Island — the geographically largest island. Kona/Kohala Coast (resort market — Four Seasons, Mauna Lani), Hilo (county seat, lower prices), Puna (active volcanic zone — properties destroyed by 2018 Kilauea eruption, lava zone designations affect title insurance and valuation), Waimea/Kamuela (ranch/agriculture). The Big Island features the most diverse range of property types and values — from $100,000 lava-zone lots to $10 million+ Kohala Coast estates. Agricultural subdivisions with minimum lot sizes and farm dwelling requirements are common.

Kauai County

Kauai County covers Kauai and Niihau. Princeville, Poipu, Hanalei — resort and vacation market. Niihau is privately owned (Robinson family) and not available for purchase. Kauai features strict development restrictions (no building taller than a coconut palm) and significant agricultural and conservation land.

HI Mechanic's Liens, Tax Liens & the Circuit Court

Hawaii mechanic's liens under HRS Chapter 507: a lien claimant must file a Notice of Mechanic's Lien with the Bureau of Conveyances or Land Court within 45 days after completion (or 45 days after a Notice of Completion is filed). Subcontractors must serve a preliminary notice (Notice to Owner) within 45 days of first providing labor or materials. The lien must be enforced in circuit court within 3 months. Mechanic's liens relate back to visible commencement.

The County sells tax liens for delinquent property taxes at public auction. The property owner has a 1-year redemption period — paying delinquent taxes plus 12% penalty. If unredeemed, the purchaser may apply for a tax deed. Judgment liens from circuit court attach to real property. UCC liens and lis pendens (HRS 634-51) are filed with the Bureau of Conveyances and/or Land Court. A property lien report searches both systems and circuit court.

HI Title Search Services — Dual System, Leasehold & Conveyance Tax Expertise

Why Choose U.S. Title Records — Bureau of Conveyances & Land Court Expertise

Hawaii's dual recording system makes it one of the most challenging states in the nation to search accurately. Most online title search providers don't even know to ask the fundamental question: is this property in the Bureau of Conveyances or the Land Court? Searching the wrong system returns nothing — or worse, incomplete results that miss critical encumbrances. U.S. Title Records identifies which system governs your property as the first step of every Hawaii search. Our team understands that a Land Court Transfer Certificate of Title (TCT) is conclusive evidence of ownership — but that certain interests (federal tax liens, some government claims) may not appear on it. We understand that leasehold vs. fee simple is not just a classification — it fundamentally changes the property's value, financing options, and long-term risk. We understand that Hawaiian Home Lands restrictions are absolute and non-negotiable.

Since 2009, U.S. Title Records has delivered professional property record searches to attorneys, lenders, investors, and individuals across all 50 states. We are BBB A+ Rated with a 4.9 out of 5 aggregate rating from over 847 verified reviews. Our Hawaii searches cover both recording systems across all 4 counties — Honolulu (Oahu), Maui, Hawaii County (Big Island), and Kauai — with same-day turnaround available. Whether you need a quick ownership verification for a Waikiki condo or a full expanded title search analyzing a leasehold ground lease, HARPTA withholding exposure, and lava zone designation on the Big Island, we deliver professional-grade results at transparent pricing — starting at just $29.

How Our Hawaii Search Process Works

Step 1: Order Online in Minutes. Visit ustitlerecords.com, select your service level, and provide the property address or TMK (Tax Map Key — Hawaii's parcel identification number). Our system identifies the correct county and island.

Step 2: Professional Dual-System Research Begins Immediately. Our title research team first determines whether the property is registered with the Bureau of Conveyances (Regular System) or the Land Court (Torrens System). We then access the applicable recording system (warranty deeds, mortgages, releases/discharges, liens, lis pendens, TCTs), the County Real Property Tax Division (fair market value, classification, homeowner exemption, tax rate, leasehold/fee simple identification), and circuit court records (judgments, judicial foreclosure, probate).

Step 3: Receive Your Report — Same-Day Available. Your completed search is delivered electronically in a clear, professional format. Property Detail Records and Copy of Deed/TCT orders are typically delivered same-day. Lien reports, chain of title, and expanded searches are delivered within 1–5 business days. Every report identifies which recording system governs the property and includes a direct contact for follow-up questions.

What Sets U.S. Title Records Apart in the Hawaii Market

We search both systems — every time. Many title search providers search only one system or don't verify which system applies before running queries. U.S. Title Records identifies the correct system first and then conducts a thorough search of the primary official records — not stale third-party database aggregations. For Hawaii, where a property's entire title history may be in a Land Court TCT or spread across decades of Bureau of Conveyances recordings, accessing primary records is critical.

Transparent pricing with no hidden fees. Our pricing is published — from $29 for a Property Detail Record to $295 for an Expanded Title Search. No surprise charges, no per-page fees, no "rush" surcharges. Compare that to Hawaii title companies that may charge $500–$1,000+ for comparable services with multi-week turnaround. Nationwide coverage with island-specific expertise. U.S. Title Records covers all 50 states from our Dover, Delaware headquarters — but our Hawaii searches reflect researchers who understand the Bureau vs. Land Court distinction, leasehold vs. fee simple, Hawaiian Home Lands, HARPTA withholding, lava zone designations, AOAO governance, and the conveyance tax graduated schedule.

Who Uses U.S. Title Records in Hawaii

Real estate attorneys rely on our dual-system searches for pre-closing due diligence, leasehold analysis, and HARPTA compliance across all 4 counties. Lenders and mortgage companies use our lien reports to verify clear title in both the Bureau of Conveyances and Land Court before funding — particularly for leasehold properties requiring remaining-term verification. Real estate investors order Property Detail Records and expanded searches for quick due diligence on potential acquisitions — identifying whether a property is fee simple or leasehold, the remaining ground lease term, and lava zone designation before making offers. Mainland and international buyers unfamiliar with Hawaii's unique dual system use our services to understand title before purchasing resort condos, vacation properties, or Big Island acreage. Estate and probate professionals use our chain of title and expanded searches to trace ownership through Hawaii's circuit court probate records and identify encumbrances on inherited properties — particularly important for properties with potential Hawaiian Home Lands restrictions. Whatever your need, order your Hawaii search today — from $29 with same-day delivery.

Finding HI Property Owners via County Tax Division & Bureau/Land Court

The fastest free method is the County Real Property Tax Division website — all 4 counties provide online access showing current owner, fair market value, property classification, homeowner exemption, and tax rate. The Bureau of Conveyances EHRS portal provides Regular System document searches. Land Court records are accessible through the same portal. For professional ownership verification, a Property Detail Record ($29, same-day) from U.S. Title Records identifies the owner, which recording system governs, and whether the property is fee simple or leasehold. A Chain of Title Report ($275) traces every conveyance in either system with release/discharge verification and conveyance tax history. Our title search resources, real estate news, lien guide, title search guide, property auction guide, foreclosure auction guide, and title insurance guide provide additional context. Contact our support team.

HI Property Records FAQ — Bureau/Land Court, Leasehold & Conveyance Tax