N-103: Sale of Your Home (2025)
Hawaii · Hawaii DoTax · Used for tax years 2025
Hawaii Form N-103 reports the sale of your former main home and calculates the gain or loss, any exclusion, and taxable gain. It also reports Individual Housing Account funds used to purchase the home and any amounts not previously reported.
Who files this form
Form N-103 is Hawaii’s form for reporting the sale of your former main home and calculating gain or loss, exclusion, and taxable gain. The 2025 form says to attach it to Form N-11 or N-15.
The form also includes directions for filing it by itself, but does not explain when separate filing is required.
What you'll need
Have information available to complete these entries:
- Your name and Social Security number, plus your spouse’s if filing jointly.
- The date you sold your former main home.
- The sale price, selling expenses, and adjusted basis of the home.
- Any rental or business use and depreciation deductions you took or could have taken.
- If you used Individual Housing Account funds to buy the home, the purchase date, distribution amount, and amount not previously reported.
- Ownership and main-home use dates, if the non-use calculation applies.
For a partial exclusion, line 20 refers to the Find Your Exclusion Limit Worksheet in federal Publication 523.
How to file
- Print or type your entries on the 2025 Form N-103.
- Attach the form to Form N-11 or N-15.
- If filing Form N-103 by itself, fill in your address and sign and date the form. For a joint return, both spouses must sign.
The supplied form does not provide a mailing address or e-file directions.
Common mistakes
- Including personal property in the home’s sale price. Line 8 says not to include payments for personal property sold with the home.
- Continuing after a zero gain or loss. If line 12 is zero or less, the form says to stop there.
- Counting only depreciation you claimed. Line 13 asks for depreciation you took or could have taken for business or rental use between May 6, 1997, and the sale date.
- Counting only ownership days after 2008. Line 16 requires all days you owned the home, not just days after 2008.
- Missing a signature when filing separately. If filing the form by itself for a joint return, both spouses must sign.
Questions people ask
How does the form calculate gain or loss?
Subtract selling expenses on line 9 from the sale price on line 8 to get the amount realized on line 10. Then subtract the home’s adjusted basis on line 11 to get gain or loss on line 12.
What if I used Individual Housing Account funds to buy the home?
Answer “Yes” on line 3 and complete the applicable entries on lines 4 through 7. If line 6 is more than zero, include that amount on Form N-11, line 10, or Form N-15, line 19, and continue to line 7.
What if I do not qualify to exclude gain?
Enter zero on line 20. Line 21 is the smaller of line 19 or line 20, and taxable gain on line 22 is line 12 minus line 21.
Do the references to spouses include civil union partners?
Yes. The form says references to “married” and “spouse” also refer to “in a civil union” and “civil union partner.”