Important Advisory for Ulana Ward Village Homeowners: Real Property Tax Assessment Appeal Deadline

Independent advisory notice for homeowners — not a developer statement

Recent information shared with Ulana Ward Village homeowners, real estate professionals, and lending partners has raised concerns regarding the City & County of Honolulu real property tax assessments issued for Ulana units for the new tax year. In several cases, these assessments appear to be significantly higher than the appraised values used by lenders during the purchase process.

While property tax assessments and lender appraisals serve different purposes, the disparity has prompted many owners to take a closer look at their potential tax liability for the year ahead.

Why This Matters

Real property taxes in Honolulu are calculated based on the assessed value determined by the City & County. When an assessment is materially higher than recent purchase prices or lender-supported appraisals, homeowners may face unexpectedly elevated tax obligations.

For first-time buyers—particularly those who purchased under affordable or below-market pricing programs—this discrepancy can be especially concerning.

Recommended Course of Action: File an Appeal

Homeowners who believe their assessed value does not accurately reflect market value may consider filing an appeal with the City & County of Honolulu.

Important deadline:

 Appeals must be submitted by 11:59 PM on January 15

Appeals filed after the deadline are typically not accepted, regardless of merit.

How to File an Appeal

The City & County of Honolulu provides an online portal for submitting real property tax assessment appeals. Homeowners can access the official appeal filing page here:

https://realproperty.honolulu.gov/appeals/file-an-appeal/

(Official government website)

When filing, homeowners may wish to reference:

• Their purchase price

• Lender appraisal values

• Comparable recent sales (if available)

Each homeowner’s situation is unique, and outcomes can vary.

Important Disclaimers

• This notice is provided solely for informational purposes.

• This is not tax advice, legal advice, or financial advice.

• ONE Pacific Realty, Ed Chong, and affiliated brands are not tax professionals and do not represent the City & County of Honolulu.

• ​Filing an appeal does not guarantee a change in the assessed value.

• Homeowners are encouraged to consult with a qualified tax professional or the City & County directly if they have questions regarding their specific circumstances.

Why We’re Sharing This

ONE Pacific Realty has had the privilege of assisting many buyers at Ulana Ward Village, and we remain deeply committed to supporting the first-time buyer and affordable housing community—not just through the purchase process, but beyond closing as well.

While Ulana Ward Village is now sold out, we believe timely information is essential, particularly when deadlines are involved.

If you know a fellow Ulana homeowner, buyer, or real estate professional who may not be aware of this issue, please consider sharing this advisory with them.

This is an independent homeowner advisory and is not affiliated with or endorsed by the project developer, Ward Village, Howard Hughes Corp, or their subsidiaries.