Kaneohe Property Search – Real Estate Listings & Tax Info

Kaneohe Property Search connects buyers to the latest Kaneohe real estate listings, from single‑family homes for sale and Kaneohe condos for sale to expansive Kaneohe land for sale and Kaneohe commercial property opportunities, all updated in real time through the official Real Property Assessment Division portal at https://www.realpropertyhonolulu.com/property‑search/. Users can filter by price, lot size, or view type to discover Kaneohe MLS listings that match their budget, whether they seek affordable Kaneohe homes for first‑time buyers, luxury Kaneohe waterfront homes, or investment‑ready Kaneohe rental properties. The system also integrates Kaneohe property tax data, showing current assessment values, tax map keys, and contact details for the Assessment Division at (808) 768‑3799, so buyers understand ongoing costs before making an offer. Partnering with certified Kaneohe real estate agents ensures each transaction complies with local zoning information, title company requirements, and the latest market trends reflected in the Kaneohe market report 2026.

Kaneohe Property Search empowers sellers to list their homes alongside detailed neighborhood guides, highlighting nearby schools, commute options to Honolulu, and proximity to the Kaneohe Marine Corps Base for military housing needs. By uploading property photos and tax exemption forms, owners can attract qualified buyers looking for Kaneohe homes with ocean view, mountain view, or pool amenities, while also reaching investors interested in Kaneohe foreclosure properties, short sales, or BRRRR strategies. The platform’s built‑in escrow services and title company connections streamline the home appraisal and financing process, offering access to VA loans, FHA loans, and down‑payment assistance programs. Comprehensive reports on Kaneohe home values, days on market, and price per square foot keep users informed, reinforcing the site’s authority as the go‑to resource for Kaneohe real estate research and transaction support.

Search City and County of Honolulu Property Records

Kaneohe is a census-designated place on the windward side of O’ahu. It sits inside the City and County of Honolulu for tax, recording, and land use purposes. The two public systems that hold Kaneohe property records are the county Real Property Assessment Division and the state Bureau of Conveyances. The county side holds tax map keys, assessed values, tax classifications, applied exemptions, and owner mailing addresses. The state side holds deeds, mortgages, leases, liens, and Land Court certificates of title. A complete Kaneohe Property Search pulls data from both systems and joins the two records at the parcel level.

Step-by-Step Kaneohe Property Search Method

Start with the tax map key (TMK) when one is available. A TMK is a 13-digit number that points to a single parcel. Type the TMK into the county search box, then open the parcel card. The card shows the assessed value, the tax class, the applied exemptions, and the owner’s mailing address. The same TMK also works in the state search system to surface recorded documents tied to that parcel. When the TMK is not on hand, type the street address with the ZIP code 96744. The county portal returns every parcel linked to that address. Pick the matching parcel, copy the TMK, and paste it into the state portal. The state portal then returns deeds, mortgages, liens, and easements tied to the same parcel.

A third path runs through the owner name. The county search by name lists all parcels tied to the owner. The state search by name returns every document in which the owner appears as grantor or grantee. Run all three paths in order: TMK first, address second, owner name third. The combined read confirms who owns the property, who has a claim on it, what it last traded for, and what tax class it sits in today.

Search Fields Available on the County Portal

The county portal accepts a tax map key, a street address, or an owner name as input. Each input type returns a different set of results. The table below shows the four primary search fields, what the user types, and the data the system returns. The fields cover the most common Kaneohe Property Search needs, from a single parcel lookup to a bulk owner search.

Cross-Referencing Records Across the Two Systems

The county portal shows the current owner’s mailing address, the legal description, and the most recent assessed value. The state portal shows the chain of title and any recorded liens. Read the county parcel card first to find the TMK and the current owner. Take the TMK to the state portal to read the document history. Pull the most recent deed to confirm the seller of record and the transfer date. Pull any mortgage, lien, or easement tied to the parcel. The combined read builds the full picture of a Kaneohe Property Search.

Real Property Assessment Division Functions and Tools

The Real Property Assessment Division is the county office that values real property and assigns tax classes. The office is part of the Department of Budget and Fiscal Services. The office handles appeals, exemption filings, and owner name or address updates. The public can search records online, call the main line, or visit the office in person. The office mails a Real Property Notice of Assessment to every owner each year by December 15. The notice shows the assessed value, the tax class, the applied exemptions, and the appeal window.

Services Provided by the Real Property Assessment Division

The office offers six main services tied to Kaneohe Property Search. The services are listed below.

• Parcel search by TMK, address, or owner name
• Annual assessed value lookup and notice mailing
• Tax class assignment and review
• Home exemption, senior exemption, disability exemption, and veteran exemption filings
• Appeal filing for owners who disagree with the assessed value
• Owner name and mailing address update

Owners who file an appeal must do so within the open appeal window, which runs from December 15 to January 15 each year. The owner may also appeal within 30 days of mailing an amended notice. Appeals cannot be filed by fax or email; they must be filed in person, by mail, or online through the RPAD website. The office reviews the appeal, then sends a written decision. The decision can lower, raise, or keep the assessed value the same.

Reading a Kaneohe Parcel Card

A Kaneohe parcel card shows the TMK, the lot size, the land class, the building class, the year built, the living area, and the assessed value for land and improvement. The card shows the current tax class. The card shows any exemption applied to the parcel, such as the home exemption, the senior exemption, the disability exemption, or the veteran exemption. The card also shows the last sale price and date, the owner’s mailing address, and a flood zone flag. The data on the card feeds the county tax bill, the school district overlay, and the emergency services overlay.

Bureau of Conveyances Deed and Document Lookup

The Bureau of Conveyances is the state office that records and indexes land documents. The office is part of the Department of Land and Natural Resources. The office handles more than 344,000 documents and maps each year. The office issues Land Court Certificates of Title, certifies copies of recorded documents, and maintains the Regular System and Land Court indexes. The public can search documents online through the state document search portal. The public can also call the office or visit in person for in-depth records questions.

Document Types in the State Database

The state database includes warranty deeds, quitclaim deeds, mortgages, mortgage satisfactions, assignments of mortgage, leases, subleases, liens, releases of lien, easements, covenants, and Land Court orders. The database also holds powers of attorney and certain court decrees. Each document carries a recording number, a recording date, a grantor name, a grantee name, and a legal description or TMK. The table below lists the main document types and how each one appears in a public Kaneohe Property Search.

Land Court vs Regular System Documents

Hawaii runs two parallel recording systems. The Regular System records deeds in the order received, then binds a title search to the recording chain. The Land Court registers a parcel once, then issues a Certificate of Title that stands as proof of ownership. A Kaneohe Property Search can pull from both systems through the same portal. The search box accepts a name, a document number, or a TMK, then returns results from both indexes. A “T” flag in the result list means the parcel sits in Land Court. A regular entry means the parcel sits in the Regular System. Some Kaneohe parcels sit in one system; older parcels may sit in the other. The choice depends on when the original title was first registered.

Kaneohe Housing Market Data and Price Snapshot

Kaneohe sits within the City and County of Honolulu housing market. The market covers single-family homes, condominiums, townhouses, multi-family dwellings, and vacant land. The O’ahu single-family market in early 2026 sits in seller-market territory, with limited inventory and steady buyer demand. The O’ahu condo market sits in a more neutral zone, with longer days on market and more inventory. The Honolulu Board of REALTORS® publishes a monthly market report with sales, inventory, median price, and days on market for the whole island. The report feeds news outlets, lender reports, and the Federal Reserve economic data series.

Current Median Prices and Sales Activity

Early 2026 data places the median single-family home price in Kaneohe near $850,000, while the Zillow home value index for Kaneohe sits near $1,088,605. The split between the two numbers reflects a difference between median sale price (which captures the lower end of the trade) and Zillow’s smoothed value index (which includes both on-market and off-market estimates). The Zillow home value index for the broader Honolulu area sits near $759,215. The O’ahu single-family market in March 2026 saw a surge in sales, with month-over-month volume gains across most price bands. The O’ahu condo market saw softer volume, with longer days on market and more inventory overall.

Price Per Square Foot and Days on Market Trends

Kaneohe single-family homes pull in ocean view, mountain view, and waterfront lots that lift the per-square-foot median above the O’ahu average. Buyers searching under $500,000 have a smaller pool, with most entry listings under that line sitting in condominium or townhouse form. The $500,000 to $850,000 band pulls in many single-family homes with smaller lot sizes. The $850,000 to $1.5 million band covers the bulk of mid-range Kaneohe single-family homes, including many hillside and valley neighborhoods. The $1.5 million and up band covers luxury homes, waterfront properties, and large-lot estates. The pace of sales has cooled from the pandemic-era peak but stayed steady year over year.

Property Tax Classifications and Exemption Options

The county assigns every parcel a tax class for the fiscal year. The class drives the rate. The rates are set each fiscal year by the Honolulu City Council. The class also drives which exemption a parcel can claim. The owner-occupied and home exemption classes carry a lower rate than the non-owner-occupied classes. The hotel, resort, and short-term rental classes carry a higher rate than the long-term residential classes. The actual rate for a given year appears on the Real Property Notice of Assessment or the Department of Budget and Fiscal Services website.

Owner-Occupied, Non-Owner-Occupied, and Other Tax Classes

The table below lists the main property tax classes on O’ahu and the general use of each. The class assigned to a Kaneohe parcel drives the rate, the bill, and the exemption options. The class is reviewed each year, and the owner can appeal a class change within the appeal window.

Home Exemption Filing and Deadlines

An owner who lives in the property as a primary home can file a home exemption claim. The claim lowers the taxable assessed value of the property. The filing deadline for an exemption is September 30 preceding the tax year (for example, September 30, 2026 for July 1, 2026 to June 30, 2026). The claim form is on the Real Property Assessment Division site. The owner must file the claim, supply proof of occupancy, and meet the ownership test. The owner can also file a senior exemption, a disability exemption, or a veteran exemption, each with its own form and qualification. The county also allows owners to register for the email notice of assessment, which sends the annual value and class change by email. The email registration form sits on the Real Property Assessment Division site.

Neighborhoods, Schools, and Commute Patterns

Kaneohe sits on the windward side of O’ahu, between the Ko’olau mountain range and Kaneohe Bay. The town center sits along Kamehameha Highway, with residential streets branching up the valleys and out to the bay. The H-3 freeway runs through the H-3 tunnel, connecting Kaneohe to the Halawa side of O’ahu and on into Honolulu. The town feels separate from Honolulu, with its own schools, its own shopping, its own beach parks, and its own sense of place. Buyers moving to Kaneohe from the mainland often choose the area for the bay views, the trade wind breeze, and the slower pace.

Kaneohe and Nearby Areas

The Kaneohe area covers the main town, the bay-side neighborhoods, the valley neighborhoods, and the highway corridor. The nearby areas along the same coast include He’eia to the north, Kahalu’u further north, and Kailua to the south. Each area has its own feel and its own price band. The list below shows the main sub-areas of the broader windward corridor.

• Kaneohe (main town center and bay)
• He’eia (north of Kaneohe, near He’eia State Park)
• Kahalu’u (further north, valley and stream area)
• Kailua (adjacent to the south, with Kailua Beach)
• Maunawili (inland, mountain side)
• Waimanalo (further south, rural coast)

Schools and Commute to Honolulu

Kaneohe is part of the Windward O’ahu school complex. The schools include public elementary, middle, and high schools run by the Hawaii Department of Education, plus private and charter options. Windward Community College sits in Kaneohe and offers two-year degrees, certificate programs, and university transfer paths. The University of Hawaii at Manoa sits in Honolulu. The H-3 tunnel connects Kaneohe to the Halawa side of O’ahu. The Likelike Highway and the Pali Highway also connect Kaneohe to Honolulu, with longer peak-hour times. The Marine Corps Base Hawaii sits in Kaneohe. Commute times vary by route, time of day, and traffic; buyers should test the drive during peak hours before committing.

Building Permits, Zoning, and ADU Possibilities

All building, electrical, plumbing, and grading work on O’ahu needs a building permit from the Department of Planning and Permitting. The Honolulu Internet Permit System lets users search permits, plan reviews, and inspection results online. The owner or licensed contractor can file a permit application through the ePlans system. The owner pays the permit fee, the school fee, the wastewater fee, and any impact fees. The Department reviews plans, runs zoning and code checks, then issues a permit. The owner schedules inspections as the work progresses. The closing inspection locks the permit.

Building Permit Process on O’ahu

The permit process starts with a pre-application meeting, when the project is large. The owner then submits plans, pays fees, and waits for plan review. The Department assigns a plan reviewer, who runs zoning, code, structural, and fire checks. The reviewer issues comments, the owner responds, and the reviewer approves the plans. The owner then pulls the permit, posts the permit card, and starts work. The owner schedules inspections at key milestones: foundation, framing, rough-in, insulation, drywall, and final. The final inspection locks the permit. The full process can run thirty to ninety days for a residential project.

ADU Rules and Lot Subdivision

The county allows accessory dwelling units (ADUs) on lots that meet the underlying zoning. The rules cover lot size, setback, parking, owner occupancy, and design. The owner files the ADU permit through the same Department of Planning and Permitting ePlans system. A separate subdivision permit covers any lot split. The county sets a maximum lot coverage, a minimum lot size, and a minimum frontage. The owner must check the current zoning, the current land use designation, and the current special district overlay. The State Land Use Commission also regulates the Urban District boundary, which sits across most of Kaneohe. The list below shows the main ADU requirements.

• Minimum lot size set by current zoning
• Setback from the main house and the property line
• One off-street parking space for the ADU
• Owner occupancy on the lot, in some cases
• Design match with the main house
• Separate utility meters, in some cases

Flood Zones, Hurricane Risk, and Hazard Disclosure

Kaneohe sits in a windward valley with a bay at the south end and steep mountains on the west side. The windward side of O’ahu sits in a higher rainfall band than the leeward side. Kaneohe gets heavy rain from trade wind showers, Kona lows, and tropical storms. The state requires a natural hazard disclosure on most sales. The disclosure flags flood zone, lava zone, tsunami zone, and hurricane wind zone. The seller provides the disclosure to the buyer as part of the contract package. The buyer reviews the disclosure, then decides whether to proceed.

Flood Zone Maps for Kaneohe

The Federal Emergency Management Agency (FEMA) publishes flood zone maps for the area. The National Flood Insurance Program (NFIP) sets the flood insurance requirement for federally backed mortgages. The owner or buyer can pull the FEMA flood zone designation for a specific TMK through the FEMA Map Service Center. The flood zone flag also appears on the county parcel card. Properties with a “V” zone flag sit in a coastal high hazard area, with a higher base flood elevation and a higher insurance premium. Properties with an “A” zone flag sit in a non-velocity high hazard area, with a lower base flood elevation and a lower insurance premium. Properties with an “X” zone flag sit outside the high hazard area, with no required flood insurance. The owner should review the current zone, the current base flood elevation, and the current insurance rate map.

Hurricane and Storm Preparedness

Hawaii property insurance premiums rose thirteen percent in 2026, with the largest annual increase in over a decade. Buyers should review the current insurance quote, the wind deductible, the hurricane deductible, and the flood insurance option. The state also offers a property tax break for owners whose property took damage during a qualifying severe storm. The current Kona Low Storm 2026 Real Property Tax Relief form has a filing deadline of June 30, 2026. Owners may contact the Real Property Assessment Division at (808) 768-3799 with questions. Owners should also review the hurricane evacuation zone, the nearest shelter, and the county emergency alert signup.

Loan Programs and Down Payment Help

Buyers in Kaneohe can use a Federal Housing Administration (FHA) loan, a Veterans Affairs (VA) loan, a United States Department of Agriculture (USDA) loan, or a conventional loan. Each loan type carries its own down payment, credit score, debt-to-income ratio, and reserve rule. The state also offers the Hawaii Housing Finance and Development Corporation (HHFDC) loan programs, which pair a low down payment with a fixed rate for first-time buyers. The HHFDC also offers a mortgage credit certificate (MCC) program, which gives the buyer a federal income tax credit on a portion of the annual mortgage interest.

FHA, VA, USDA, and Conventional Options

The list below shows the four main loan types and the basic rules for each. The rules come from the federal agencies that run the loan programs, plus the lenders that offer them.

• FHA: 3.5% down, 580+ credit score, lower debt-to-income ratio cap
• VA: 0% down, eligible veterans, no private mortgage insurance
• USDA: 0% down, eligible rural buyers, income cap
• Conventional: 3% to 20% down, 620+ credit score, private mortgage insurance under 20% down

Down Payment Help for First-Time Buyers

HHFDC runs state loan programs that target first-time buyers who meet income and purchase price caps. The programs offer a low fixed rate, a low down payment, and a deferred second loan that covers part of the down payment and closing costs. The buyer pays the second loan at sale, refinance, or loan payoff, with no interest accrual. The program also offers a mortgage credit certificate (MCC) program, which gives the buyer a federal income tax credit on a portion of the annual mortgage interest. Buyers should review the current income limits, the current purchase price caps, and the current program deadlines on the HHFDC website.

Title, Escrow, and Closing Workflow

A real estate closing in Hawaii runs through a title company and an escrow company. The title company runs the search, issues the title insurance, and clears exceptions. The escrow company holds the earnest money, the deed, the loan documents, and the closing funds. The escrow agent opens the escrow, orders the title search, the natural hazard disclosure, the pest inspection, the home inspection, the appraisal, and the loan documents. The escrow agent prepares the closing statement, signs the documents, records the deed and mortgage with the Bureau of Conveyances, and disburses the funds. The escrow closes once the deed is recorded, the loan is funded, and all closing conditions are met.

Title Search Workflow

A title search on a Kaneohe parcel pulls the chain of ownership, the chain of mortgages, and the chain of liens. The title company runs the search through the Bureau of Conveyances portal. The search covers a standard lookback period, with an extended lookback for any gaps. The title company then issues a preliminary title report (PTR) with the vesting, the legal description, the exceptions, the easements, the covenants, the liens, and the requirements. The buyer reviews the PTR, raises any objections, and the seller cures the objections before the closing date. The title company then issues a final lender’s title policy and a final owner’s title policy at closing.

Escrow Services and Closing Steps

The escrow company in Hawaii is a neutral third party that holds the buyer’s earnest money, the seller’s deed, the loan documents, the title insurance, and the closing funds. The escrow agent opens the escrow once the purchase contract is fully executed. The escrow agent orders the title search, the natural hazard disclosure, the pest inspection, the home inspection, the appraisal, and the loan documents. The escrow agent prepares the closing statement, signs the documents, records the deed and mortgage with the Bureau of Conveyances, and disburses the funds. The escrow closes once the deed is recorded, the loan is funded, and all closing conditions are met. The escrow period in Hawaii runs thirty to sixty days for a financed purchase.

Buyer Representation and Local Agent Selection

A real estate transaction in Hawaii runs through licensed agents on both sides. The buyer’s agent signs a buyer-broker agreement with the buyer. The seller’s agent signs a listing agreement with the seller. The agency relationship, the commission, the term, and the duties appear in each agreement. Agents must follow Hawaii Revised Statutes on agency, must disclose the agency relationship in writing, and must act in the client’s interest. Agents carry Errors and Omissions insurance, must be members of the Honolulu Board of REALTORS® to access the local MLS, and must follow the Board’s code of ethics.

Choosing a Buyer’s Agent in Kaneohe

A buyer’s agent signs a buyer-broker agreement with the buyer. The agreement spells out the term, the scope, the commission, and the duties. The agent pulls the Kaneohe Property Search results, sets up showings, writes offers, and negotiates the deal. The agent must disclose the agency relationship in writing, must present offers, must keep client confidences, and must act in the buyer’s interest. The buyer should pick an agent with current Kaneohe sales history, current Kaneohe listing access, and a current knowledge of the local schools, flood zones, and ADU rules.

Working With a Seller’s Agent

A seller’s agent signs a listing agreement with the seller. The agreement spells out the term, the price, the commission, the marketing plan, and the duties. The agent lists the property on the local MLS, sets up showings, holds open houses, takes offers, and negotiates the deal. The agent coordinates the photography, the staging, the inspections, the appraisal, the escrow, and the closing. The seller should pick an agent with a current Kaneohe sales history, a current Kaneohe buyer pool, and a current track record of Kaneohe closings.

Investment Property Analysis for Kaneohe

Kaneohe draws investors for several reasons. The area sits close to the Marine Corps Base Hawaii, which brings a steady military tenant pool. The area sits close to Honolulu, which brings a steady job market. The area has limited new construction, which keeps the rental pool tight. The area also has strict short-term rental rules, which pushes demand into the long-term rental market. The result is a stable rental market with steady rent growth, low vacancy, and predictable cash flow. Investors should run a full property analysis before bidding on any Kaneohe parcel.

Rental Yield and Cash Flow Analysis

A Kaneohe rental property carries a price-to-rent ratio that varies by neighborhood, lot size, and view. The cash flow picture depends on the loan payment, the property tax, the insurance, the maintenance, the property management fee, the vacancy rate, and the rent. Buyers should run a 12-month cash flow model with conservative rent and vacancy assumptions, plus realistic annual rent growth and annual expense growth estimates based on current local data.

BRRRR and Flip Strategies

A BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy works on Kaneohe multi-family and townhouse properties with strong rental demand. The buyer buys below market, rehabs to rent-ready, refinances based on the new appraised value, and pulls cash out. A flip strategy works on Kaneohe single-family properties with structural issues, layout problems, or dated finishes. The buyer buys below market, rehabs to retail, lists, and sells. The flip math depends on the after-repair value (ARV), the purchase price, the rehab cost, the holding cost, the selling cost, and the target margin. The 70 percent rule (purchase price + rehab cost = 70 percent of ARV) sets the bid ceiling for a flip.

Contact, Local Details, and Map

The two public offices that hold Kaneohe property records are listed below. The contact details, phone numbers, and addresses come straight from the official websites.

Real Property Assessment Division

The Real Property Assessment Division handles Kaneohe Property Search, tax assessment, tax class, exemptions, and appeals. The office is the Department of Budget and Fiscal Services office. The Honolulu office sits at 842 Bethel Street, Basement, Honolulu, HI 96813. The Kapolei office sits at 1000 Ulu`ohi`a Street, #206, Kapolei, HI 96707. The main phone line for both offices is (808) 768-3799. The office email is bfsrpmailbox@honolulu.gov. The public can submit inquiries through the office or through the web form on the official website. The main website sits at https://www.realpropertyhonolulu.com/.

Bureau of Conveyances

The Bureau of Conveyances handles Kaneohe deed records, mortgage records, lien records, and Land Court certificates of title. The office is part of the Hawaii Department of Land and Natural Resources. The main phone line is (808) 587-0147. The public can submit inquiries through the office or through the official portal. The main website sits at https://dlnr.hawaii.gov/boc/.

Department Contact Table

Frequently Asked Questions about Kaneohe Property Search

Finding a home, land, or rental in Kaneohe becomes simple when you know where to look and who to call. The county Real Property Assessment Division holds tax data, while the state Bureau of Conveyances records deeds. Both offer free online portals, phone help, and in‑person assistance for owners and buyers.

How can I search Kaneohe real‑property records online?

Visit realpropertyhonolulu.com/property-search/ for tax map keys, assessed values, and owner addresses. For recorded deeds, use boc.ehawaii.gov/docsearch/. Both sites are free and update daily. If you need help, call the assessment office at (808) 768‑3799.

What phone number connects me to Kaneohe tax assessment assistance?

Call the Real Property Assessment Division at (808) 768‑3799. Representatives can verify your Tax Map Key, explain exemptions, and guide you through the online portal. Hours follow the City and County of Honolulu schedule; check the office’s website for holidays.

Where is the Bureau of Conveyances office for Kaneohe deed searches?

The Bureau’s main office sits in the Kalanimoku Building, 1151 Punchbowl St. #120, Honolulu, HI 96813. Mail inquiries to P.O. Box 2867, Honolulu, HI 96803, or call (808) 587‑0147 for guidance on accessing historic or recent deed documents.

Can I file a property tax exemption or appeal online for a Kaneohe home?

Yes. After locating your property on the assessment portal, select “Exemption” or “Appeal” to start the electronic form. Attach supporting documents, then submit. The division reviews the request and contacts you if further information is needed. Expect a response within 30 days of submission.

How do I obtain current market trends and home values for Kaneohe?

Use the MLS search tools on major realtor sites to see active listings, recent sales, and price‑per‑square‑foot data. For official figures, the assessment division publishes annual market reports on its website. Combine both sources to gauge median price, days on market, and price trends for 2026.

What steps should I follow to purchase a Kaneohe property as a first‑time buyer?

1 Get pre‑approval from a lender. 2 Search listings via the MLS portal or a licensed agent. 3 Review tax and deed records using the two official sites above. 4 Make an offer and include any inspection or appraisal contingencies. 5 Close through a title company; the Bureau of Conveyances will record the deed. 6 Register the new assessment notice to receive future tax bills.