Yes, non-residents — including U.S. mainland buyers and international investors — can legally purchase property in Hawaii. There are no citizenship or residency requirements to own real estate in the state. This includes single-family homes, condos, and vacant land.

That said, there are a few important considerations to keep in mind:

• Financing Challenges: Some mainland or foreign buyers may face additional hurdles when securing a mortgage. Not all lenders offer loans to non-residents, so it’s often easier to pay cash or work with a Hawaii-based lender familiar with local rules and regulations for international buyers.
• Tax Implications: Non-residents who sell property in Hawaii may be subject to withholding taxes such as HARPTA (Hawaii Real Property Tax Act) for out-of-state U.S. owners and FIRPTA (Foreign Investment in Real Property Tax Act) for international sellers. These are not additional taxes but prepayments toward potential capital gains tax liability.
• Short-Term Rental Restrictions: If your intention is to rent out the property as a vacation rental, you’ll need to understand local county rules. Many areas in Hawaii, especially on the Big Island, have strict zoning and permitting laws that govern short-term vacation rentals (STVRs).
• Ownership Structure: Some international buyers choose to purchase through an LLC or trust for liability, estate planning, or tax purposes. Consulting with a local real estate attorney or CPA is highly recommended.

Helpful Resources:

• HARPTA Explained
• FIRPTA Overview
• Hawaii County STVR Regulations
• Big Island Home Buying Guide by Penn Henderson

In Hawaii, real estate is sold under two primary types of ownership: fee simple and leasehold. Understanding the distinction is critical when evaluating property.

Fee Simple

• Fee simple is the most complete form of ownership.
• Buyers own both the land and any structures on it outright.
• Ownership is perpetual and can be sold, inherited, or transferred at any time.
• The majority of single-family homes and newer condominiums in Hawaii are held in fee simple ownership.

This form of ownership offers long-term security, enhanced financing options, and a stronger resale value.

Leasehold

• With leasehold, buyers own the physical property (such as a condo unit), but not the underlying land.
• The land is leased from a separate landowner (lessor) for a specified period, typically ranging from 30 to 99 years.
• At the end of the lease term, ownership of the land and improvements may revert to the landowner unless the lease is renegotiated or extended.
• Leasehold properties often have lower purchase prices, but also come with additional costs, including monthly lease rent.

Buyers must evaluate remaining lease duration, lease rent terms, and the likelihood of lease renewal or fee conversion. Financing can also be more difficult, as many lenders require a lease term that extends well beyond the life of the loan.

When is leasehold worth considering?

Leasehold properties may be suitable for buyers seeking a more affordable second home or short-term use property, particularly in areas like Waikiki or parts of the Big Island where older leasehold condos exist. However, it is essential to conduct due diligence on lease expiration, lease rent escalations, and overall financial implications.

Helpful Resources:

• Hawaii DCCA: Leasehold Property Ownership Booklet (PDF)
• Browse Fee Simple vs Leasehold Listings for Sale

*Consult with a Hawaii real estate attorney or trusted REALTOR® for personalized guidance.

While it’s not mandatory to use a local lender when buying property in Hawaii, working with a Hawaii-based lender is often highly recommended, especially for a smoother and more efficient transaction.

Here’s why:

Advantages of Using a Local Hawaii Lender:

• Familiarity with Island-Specific Nuances: Hawaii’s real estate process includes unique features—such as lava zone classifications, leasehold property structures, and condominium hotel (condotel) lending—that many mainland lenders are unfamiliar with.
• Faster Appraisal Coordination: Local lenders often have established relationships with Hawaii appraisers, helping reduce delays in what can otherwise be a time-consuming part of the process.
• Better Communication Across Time Zones: If you’re on the mainland or overseas, coordinating with a Hawaii-based lender in the same time zone as your escrow team, real estate agent, and title company streamlines the communication process.
• Increased Offer Strength: In competitive markets, sellers and listing agents may view a buyer with a local pre-approval more favorably, as it signals reliability and a higher chance of closing on time.

When a Mainland Lender May Still Work:

• If you already have a trusted lender with experience financing Hawaii properties, especially second homes or investment properties, it may be worth comparing rates and terms.
• Just ensure they understand Hawaii-specific guidelines and are approved to lend in the state.

TIP: Even if you're pre-approved by a mainland lender, it’s wise to get a second quote from a local lender in Hawaii. You may find better rates, lower fees, or a more responsive team that can help ensure a smoother closing.

Helpful Resources:

• Financing a Home in Hawaii – Mortgage Calculator
• Understanding Condotel Lending Rules in Hawaii
• Need help connecting with a trusted lender in Hawaii? Contact Penn for recommendations.

The typical home-buying process in Hawaii takes 30 to 45 days, from the time an offer is accepted to the official closing date. However, the full timeline can vary based on several factors, including your financing method, property type, and your level of preparedness as a buyer.

General Timeline Overview:

• Home Search & Offer: 1–4 weeks (or longer, depending on inventory and buyer preferences)
• Offer Accepted & Escrow Opens: Day 1 of the transaction
• Inspection Period: Typically, the first 10–14 days
• Appraisal & Loan Approval: 2–3 weeks, if financing
• Final Loan Documents & Signing: Final week before closing
• Closing & Recording: Usually occurs on Day 30–45

Factors That May Affect the Timeline:

• Cash Purchases: Can close faster, sometimes in as little as 10–14 days, since there’s no loan approval or appraisal contingency required.
• Financing: Mortgage-backed purchases typically take closer to 30–45 days, depending on the lender’s processing time and appraisal scheduling.
• Condos or Leasehold Properties: May require additional review periods for HOA documents or lease agreements.
• Mainland or International Buyers: Logistics such as time zones, notarizations, or document shipping can slightly extend the timeline.

Tips to Stay on Track:

• Get pre-approved by a Hawaii-based lender (if financing).
• Work with an experienced local REALTOR®, such as Penn, who can coordinate inspections, timelines, and communication.
• Be responsive to requests from escrow, lenders, and your agent to avoid delays.

Helpful Resources:

• Step-by-Step Home Buying Timeline in Hawaii
• Big Island Home Buyer’s Guide
• Contact Penn to get started or ask questions about current market timelines.

Yes, short-term vacation rentals (STVRs) in Hawaii are heavily regulated, and the rules vary by island and county. On the Big Island, where vacation rentals are popular, the County of Hawaii has established strict guidelines that determine where and how STVRs can legally operate.

Key Points to Know:

• Definition: A short-term rental is typically defined as a rental of fewer than 30 consecutive days.
• Registration Required: All STVRs on the Big Island must be registered with the County of Hawaii and display a valid STVR registration number.
• Zoning Restrictions: Only properties in approved zoning districts (such as resort, commercial, or certain residential areas) are eligible for short-term rental operation.
• Nonconforming Use Permits: Homes outside of allowed zoning that were legally operating prior to the law’s adoption may apply for a Nonconforming Use Certificate (NUC) to continue operations. These permits must be renewed annually and are non-transferable.
• Condominiums: Not all condos are STVR-eligible. Only specific developments allow vacation rentals by zoning or HOA policy. It's essential to confirm current rules before purchasing.
• HOA Rules May Vary: Even if zoning allows STVRs, a homeowners association (HOA) may have its own restrictions or prohibit them entirely.

Buyer Tip:

If you’re purchasing a property to operate it as a vacation rental, verify its legal short-term vacation rental (STVR) status upfront. This includes reviewing zoning maps, county permits, HOA rules, and any applicable deed restrictions.

Helpful Resources:

• Hawaii County Short-Term Vacation Rental Ordinance
• Search STVR-Approved Properties on the Big Island (custom link if available on your site)
• Contact Penn for expert guidance on buying a vacation rental property in Hawaii.

On the Big Island of Hawaii, lava zones are a key consideration when buying property. These zones are used to assess volcanic risk and can directly impact your ability to obtain insurance and financing.

What Are Lava Zones?

The U.S. Geological Survey (USGS) has divided the Island of Hawai‘i into nine lava zones, ranging from Zone 1 (the highest risk) to Zone 9 (the lowest risk). The zones are determined by the historical frequency and path of lava flows, based on proximity to active volcanoes such as Kīlauea and Mauna Loa.

• Zone 1: Highest hazard. Includes areas near active rift zones and frequent lava activity (e.g., parts of Puna).
• Zone 2: Still high risk, but slightly less frequent flow activity than Zone 1.
• Zones 3–9: Progressively lower risk. Most homes in North Kona, South Kohala, and Hilo Town are located in Zones 3 through 9.

How Lava Zones Affect Insurance:

• Home Insurance: Properties in Lava Zones 1 and 2 may face higher premiums or limited availability of standard insurance policies. Most national carriers will not insure homes in these zones.
• Specialized Coverage: Many homeowners in high-risk zones use Hawaii Property Insurance Association (HPIA), a state-created entity that offers basic coverage where private insurers decline.
• Mortgage Lenders: Lenders may require proof of insurability before approving a loan. In high-risk zones, this can make financing more complex or delay closing.

Should You Avoid Lava Zones 1 & 2?

Not necessarily, but buyers should be fully informed. Many people live in these zones safely and comfortably, but it’s important to factor in:

• Insurance availability and cost
• Evacuation planning and infrastructure
• Potential resale challenges in the future

Helpful Resources:

• USGS Lava Zone Map (Big Island)
• Hawaii Property Insurance Association (HPIA)
• Search Properties by Lava Zone (Use Search Filters "More")
• Contact Penn to get property-specific lava zone info and insurance insights.

Title insurance is not legally required in Hawaii, but it is highly recommended—and in most cases, required by your lender if you’re financing the purchase.

What Is Title Insurance?

Title insurance protects buyers and lenders against financial loss due to defects in a property’s title, such as:

• Unknown liens or encumbrances
• Recording errors
• Forged documents or fraudulent transfers
• Boundary disputes
• Undisclosed heirs or ownership claims

Unlike other types of insurance that protect against future events, title insurance covers past events that may affect the legal ownership of the property.

Two Types of Title Insurance:

1. 1.) Lender’s Policy

• • Required if you are obtaining a mortgage.
  • Protects the lender’s interest in the property until the loan is paid off.
  • Typically paid by the buyer at closing.

1. 2.) Owner’s Policy

• • Optional but highly recommended.
  • Protects your ownership interest for as long as you own the property.
  • Often offered as a one-time premium at closing, and may be discounted when purchased with a lender’s policy.

Hawaii-Specific Notes:

• In Hawaii, title insurance is ordered during escrow and issued through a licensed title company.
• The cost is based on the property’s purchase price and is typically split according to local custom. For example, in many parts of the Big Island, sellers pay for the owner’s policy, and buyers pay for the lender’s policy, although this is negotiable.

Should You Get It If You’re Paying Cash?

Yes. Even cash buyers should strongly consider purchasing an owner’s title policy. It provides long-term peace of mind against costly title disputes that may arise after closing.

Helpful Resources:

• What Does Title Insurance Cover? (American Land Title Association)
• Contact Penn for a trusted title company recommendation and help reviewing title reports.

Yes. Hawaii’s escrow process has several unique features that differ from real estate transactions on the mainland. Understanding these distinctions can help ensure a smoother closing.

What Is Escrow?

Escrow is the neutral third-party process that manages the legal and financial details of a real estate transaction, from earnest money deposit to final recording. In Hawaii, escrow is typically handled by a licensed title and escrow company, which also issues title insurance.

Key Differences in Hawaii’s Escrow Process:

• Attorney Not Required: Unlike many mainland states, Hawaii does not require attorneys for standard real estate closings. Escrow officers manage most of the documentation and coordinate between all parties (buyer, seller, agents, lender, etc.).
• Recording = Closing: In Hawaii, the sale is considered officially closed when the deed records are filed at the Bureau of Conveyances in Honolulu (typically one business day after signing). This is different from “table closings” in some states.
• Use of Escrow Timelines: Purchase contracts in Hawaii are typically date-driven, with specific deadlines (as opposed to contingency-based). Each party must adhere to set timeline milestones, such as inspection, appraisal, loan commitment, and final review periods.
• HARPTA/FIRPTA Withholding: Out-of-state or foreign sellers may be subject to tax withholding at closing (HARPTA or FIRPTA). The escrow company handles these withholdings and ensures compliance with state and federal regulations.
• Notarization Requirements: Documents often require notarization in person, and for mainland or international buyers, this may involve scheduling an appointment with a notary public or a U.S. embassy or consulate.
• Wire Transfers Preferred: Hawaii escrow companies usually require electronic wire transfers for both earnest money and final payment of closing funds. Checks are rarely accepted.

Tips for Buyers:

• Select an escrow company with experience in Hawaii-specific transactions.
• Be aware of time zone differences when coordinating documents and wires.
• Work closely with your REALTOR® to stay ahead of deadline requirements.

HELPFUL RESOURCES (LINKS):

• Step-by-Step Overview of Hawaii’s Escrow Process
• Understanding HARPTA & FIRPTA
• Contact Penn for guidance on Hawaii escrow companies and buyer timelines.

HARPTA stands for Hawaii Real Property Tax Act. It is a Hawaii state tax withholding law that primarily applies to non-resident sellers, not buyers. However, buyers do play an important role in the process.

What HARPTA Does:

HARPTA requires buyers to withhold 7.25% of the gross sales price when purchasing real property in Hawaii from a seller who is not a resident of the state. This amount is sent directly to the Hawaii Department of Taxation at closing as a prepayment toward the seller’s potential capital gains tax liability.

Does HARPTA Apply to Buyers?

• While HARPTA is a seller obligation, the buyer (through escrow) is responsible for collecting and submitting the withholding to the state.
• If HARPTA is not properly withheld, the buyer could be held liable for the unpaid tax, which is why escrow companies handle this process carefully.

Buyer Responsibilities Under HARPTA:

• No action is required if the seller is a Hawaii resident (must be verified with a signed declaration).
• If the seller is a non-resident, escrow will withhold the required 7.25% and submit it on the buyer’s behalf.
• HARPTA applies regardless of whether the seller made a profit or loss on the sale—it is based on gross sales price, not net gain.

Additional Notes:

• HARPTA is separate from FIRPTA, a federal tax withholding that applies to foreign sellers.
• Sellers can apply for a withholding exemption or refund from the state after the transaction, depending on their tax situation.

Why This Matters for Buyers:While HARPTA doesn’t impact your taxes directly, understanding it helps avoid surprises at closing and ensures that all parties are in compliance. Your escrow officer and REALTOR® will guide you through the necessary steps.

Helpful Resources:

• Hawaii Department of Taxation – HARPTA FAQ
• HARPTA vs FIRPTA – What’s the Difference?
• Contact Penn with questions about HARPTA and how it may apply to your transaction.

Yes, using a local real estate agent is strongly recommended when buying property in Hawaii. The real estate market here is unlike anywhere else in the U.S., with unique zoning laws, volcanic hazard zones, leasehold ownership structures, and vacation rental restrictions that require in-depth, on-island knowledge.

Benefits of Working with a Local Hawaii Agent:

• Island-Specific Expertise: Local agents understand Hawaii’s distinctive property types (fee simple vs. leasehold), lava zones, and land use laws—helping you avoid costly mistakes.
• Up-to-Date Market Knowledge: A local agent is familiar with current pricing trends, competitive offer strategies, and which neighborhoods are hot or up-and-coming in areas such as Kailua-Kona, Kohala Coast, Waimea, and Hilo.
• Trusted Local Network: From lenders and escrow officers to inspectors and contractors, local agents have established relationships that streamline the buying process and keep transactions on track.
• In-Person Guidance: Whether it’s touring homes, attending inspections, or handling document signings, your local agent can be there physically on the island, representing your interests—even if you aren’t.
• Vacation Rental and Zoning Rules: Understanding short-term rental regulations and community-specific restrictions is crucial for buyers considering income properties. A Hawaii-based agent will help navigate these local ordinances.

Remote Buyers:
Even if you're purchasing from the mainland or internationally, a Hawaii-based agent will be your eyes and ears on the ground, coordinating virtual showings, inspections, and document handling to ensure a seamless process.

Helpful Resources:

• Why Work With a Hawaii Real Estate Expert
• Meet Penn Henderson – Big Island Realtor
• Contact Penn to start your Hawaii home search with a local expert.

HARPTA stands for the Hawaii Real Property Tax Act, a state law that requires withholding of 7.25% of the gross sales price when a non-resident sells real estate in Hawaii. It is not a tax itself, but a withholding mechanism to ensure the seller pays any Hawaii capital gains taxes that may be owed.

Who Does HARPTA Apply To?

• HARPTA applies to non-resident sellers of Hawaii real estate.
• This includes U.S. mainland residents, foreign nationals, and even former Hawaii residents who no longer claim Hawaii as their primary place of residence.
• If you are a Hawaii resident, you are exempt; however, you must sign a declaration of residency during the escrow process.

How It Affects Sellers:

• At closing, 7.25% of the sales price is withheld and submitted to the Hawaii Department of Taxation.
• The amount withheld is based on gross sale price, not net proceeds or profit.
• If you don’t owe that much in actual taxes (or any at all), you must file a Hawaii state tax return to claim a refund.

Can You Avoid HARPTA Withholding?
Yes—in certain situations, sellers may apply for a HARPTA Withholding Certificate (Form N-288B) prior to closing to request a reduced withholding amount or full exemption. Approval is not guaranteed, and timing is critical, so apply early if you think you may qualify.

Common Situations That Trigger HARPTA:

• You live on the mainland and are selling a Hawaii vacation home
• You inherited a Hawaii property, but you live outside the state
• You moved out of Hawaii and are selling your former residence

Key Takeaways for Sellers:

• HARPTA is a withholding, not an additional tax
• Planning ahead can help you minimize or avoid delays in receiving net proceeds
• Work closely with your real estate agent, escrow officer, and CPA to determine if HARPTA applies and to ensure withholding is managed correctly.

Helpful Resources:

• Hawaii Department of Taxation – HARPTA Info
• HARPTA Filing Forms (N-288 Series)
• Contact Penn for guidance and referrals to trusted tax professionals.

FIRPTA and HARPTA are both tax withholding laws that may affect sellers of real estate in Hawaii, but they are separate laws governed by different jurisdictions.

HARPTA: Hawaii Real Property Tax Act

• State-level withholding
• Applies to non-residents of Hawaii (including U.S. citizens who live on the mainland)
• Requires 7.25% of the gross sales price to be withheld at closing
• Funds are submitted to the Hawaii Department of Taxation

FIRPTA: Foreign Investment in Real Property Tax Act

• Federal-level withholding
• Applies only to foreign (non-U.S.) sellers of U.S. real estate
• Requires 15% of the gross sales price to be withheld
• Funds are submitted to the Internal Revenue Service (IRS)

 

Can Both Apply?

Yes. If the seller is both a non-resident of Hawaii and a foreign national, both FIRPTA and HARPTA may apply, resulting in a combined withholding of 22.25% of the gross sales price at closing.

Planning Ahead:

• Sellers can apply for exemptions or reductions under both FIRPTA and HARPTA by submitting appropriate forms prior to closing.
• Work with a qualified CPA or tax advisor to explore options and file necessary documents.
• Real estate agents and escrow officers in Hawaii are familiar with both laws and can help coordinate the process.

Helpful Resources:

• HARPTA Overview – Hawaii Dept. of Taxation
• FIRPTA Withholding Overview – IRS
• Contact Penn to understand how these laws may affect your sale and connect with local tax professionals.

No, you don't need to be physically present on the island to sell your home in Hawaii. Many property owners—particularly those who are second-homeowners, investors, or former residents—complete the entire sales process remotely with the assistance of an experienced local real estate agent and an escrow team.

How Off-Island Home Sales Work:

• Virtual Consultations: Your listing agent can handle everything from listing preparation and pricing strategy to photography, marketing, and showings, all without requiring your presence.
• Document Signing: Listing agreements and disclosure forms can be signed electronically via secure platforms (e.g., DocuSign).
  • For final closing documents, you may need to have certain forms notarized in person near your home or at a U.S. embassy if you’re overseas.
• Remote Closing: Escrow companies in Hawaii are well-equipped to facilitate remote closings, coordinating with out-of-state or international sellers to ensure seamless transactions. Final proceeds can be wired to your designated bank account.
• Property Prep & Management: If repairs, cleaning, staging, or maintenance are needed, your agent can arrange and oversee local vendors on your behalf.
• Key Exchange & Access: Lockboxes or smart keypads are used to allow access for showings, inspections, and appraisals. You won't need to handle logistics directly.

Additional Notes:

• If you’re a non-resident of Hawaii, HARPTA tax withholding may apply (see related FAQ).
• Allow extra time for shipping of notarized documents if you're abroad.

Seller Tip:
Choose a local listing agent with experience working with off-island clients. They’ll act as your eyes and ears on the ground, keeping the process smooth, transparent, and efficient.

Helpful Resources:

• Complete Seller’s Guide – Selling Your Home in Hawaii
• HARPTA Info for Off-Island Sellers
• Contact Penn to discuss your property and next steps for selling remotely.

When selling property in Hawaii, you’ll need to provide a combination of mandatory disclosures, legal documents, and property-specific records. These documents ensure transparency, protect both parties, and facilitate a smooth sale process through the use of escrow.

Required Seller Documents in Hawaii:

1. 1.) Listing Agreement
   1. *Authorizes your real estate agent to represent you and market your property.
2. 2.) Real Property Disclosure Statement (Sellers' Disclosure)
   1. *Mandatory by law in Hawaii (HRS §508D).
   2. *Details the known condition of the property, including physical defects, past repairs, and environmental issues.
   3. *Must be delivered to the buyer within 10 days of escrow opening, unless waived.
3. 3.) Inventory List (if applicable)
   1. *For furnished properties, sellers often provide a detailed inventory list of included items (e.g., furniture, appliances, décor).
4. 4.) Condominium Documents (if applicable)
   1. *Includes House Rules, Declaration, Bylaws, Financials, and Meeting Minutes.
   2. *Provided by the HOA or property management company and shared with the buyer during escrow.
5. 5.) Preliminary Title Report
   1. *Ordered through escrow; sellers are expected to review and confirm any liens, easements, or encumbrances on record.
6. 6.) Survey or Staking Report (optional but common for single-family homes)
   1. *May be requested to confirm boundary lines, encroachments, or easements.
7. 7.) Rental Agreements (if tenant-occupied)
   1. *Any active lease agreements must be disclosed and provided to the buyer.
8. 8.) Past Permits and Plans (if available)
   1. *While not required, any documents related to past improvements, permits, or plans can support transparency and help the transaction.
9. 9.) Foreign/Non-Resident Withholding Forms (HARPTA/FIRPTA)
   1. *Required for non-resident or foreign sellers. Forms include N-289 (HARPTA declaration), N-288C (exemption), or IRS Form 8288 (FIRPTA).
10. 10.) Final Closing Documents
    1. *Escrow will coordinate the signing of conveyance documents, settlement statements, and notarized affidavits shortly before closing.

Helpful Resources:

• Hawaii Sellers Disclosure Law – HRS §508D
• Seller’s Guide: How to Prepare Your Home for Market
• Contact Penn to get a customized checklist for your property sale.

Staging your home before listing is highly recommended, especially in Hawaii’s competitive real estate market. A well-staged property can make a powerful first impression, help buyers visualize the space, and often lead to faster sales and higher offers.

Benefits of Staging:

• Maximizes Visual Appeal: Staging highlights your home’s strengths, minimizes distractions, and creates a warm, welcoming atmosphere—both in person and in listing photos.
• Helps Buyers Emotionally Connect: Most buyers struggle to picture themselves in an empty or overly personalized space. Staging allows them to better envision the lifestyle your home offers.
• Boosts Online Presence: Nearly all buyers start their search online. Professionally staged homes typically yield stronger photography and video content, resulting in increased clicks and higher activity levels.
• Can Lead to Higher Sale Prices: According to national data, staged homes tend to sell faster and for a higher price compared to non-staged homes.

Staging Options in Hawaii:

• Professional Home Staging: Especially effective for vacant homes, luxury properties, or condos in resort markets.
• Occupied Home Staging: Involves using your existing furniture, with guidance from a stager or agent on decluttering, depersonalizing, and rearranging.
• Virtual Staging: A cost-effective option for digitally enhancing listing photos, especially in vacant units or pre-construction sales.

When Staging May Not Be Necessary:

• If the home is a tear-down, fixer-upper, or priced primarily for land value.
• If the property is already well-maintained, minimalistic, and market-ready, with high-end finishes and neutral décor.

Seller Tip:
Even basic improvements—such as cleaning, touch-up paint, removing clutter, and fresh landscaping—can go a long way. Your agent can help determine the best staging approach for your specific property.

Helpful Resources:

• Guide to Prepping Your Home for Sale in Hawaii
  
• Contact Penn for staging recommendations or a complimentary walkthrough.

Pricing your home correctly in today’s market is critical to attracting qualified buyers, generating strong offers, and avoiding extended time on the market. In Hawaii, where property values can vary significantly based on location, views, zoning, and condition, it's especially important to rely on local market expertise and data-driven analysis.

Key Steps to Pricing Your Home:

• Local Comparative Market Analysis (CMA):
  A CMA evaluates recently sold properties, active listings, and expired listings in your area that are comparable in size, condition, and location. This is the foundation for establishing fair market value.
• Account for Market Conditions:
  Current trends, including inventory levels, buyer demand, interest rates, and seasonal fluctuations, can all impact pricing strategies. For example, homes may sell more quickly (or command higher offers) in peak buying seasons or low-inventory environments.
• Adjust for Unique Features:
  Not all homes are created equal. Views, updated interiors, pool installations, solar panels, short-term vacation rental (STVR) permits, or acreage can significantly impact a home's market value on the Big Island.
• Know Your Buyer Pool:
  Understanding who is likely to buy your home—whether full-time residents, second-home seekers, or investors—can help fine-tune pricing for maximum appeal.
• Avoid Overpricing:
  While it may be tempting to “test the market,” pricing too high often results in fewer showings, prolonged days on market, and eventual price reductions, weakening your negotiating position.
• Monitor Market Feedback:
  Once listed, it’s essential to track buyer activity, including feedback and online engagement. Adjustments can be made quickly as needed, based on the home's performance.

Hawaii-Specific Considerations:

• Coastal and ocean view properties may command premium pricing, but micro-market data is key.
• Lava zones, leasehold status, or short-term rental eligibility can significantly impact value.
• Certain neighborhoods or subdivisions have a wider range of pricing depending on build quality, lot size, and age of construction.

Helpful Resources:

• Get a Custom Home Valuation from Penn
• Just Sold Listings – Big Island Market Data
• Contact Penn to request a personalized pricing analysis based on current market trends in the Big Island.

Yes. When you sell real estate in Hawaii, you may be subject to capital gains tax at both the federal and state levels. The total amount you owe depends on your residency, how long you owned the property, and whether the property was your primary residence.

1. Hawaii State Capital Gains Tax

• Hawaii taxes capital gains as ordinary income, but at a flat rate of 7.25%.
• This applies whether or not you live in Hawaii, unless the gain qualifies for an exclusion.

2. Federal Capital Gains Tax

• The IRS taxes capital gains based on how long you held the property:
  • Short-term capital gains (held for one year or less) are taxed at your ordinary income tax rate.
  • Long-term capital gains (held more than one year) are taxed at 0%, 15%, or 20%, depending on your taxable income.
• These taxes apply regardless of the property’s location.

3. Primary Residence Exclusion
If the property was your primary residence for at least 2 out of the last 5 years, you may qualify to exclude up to $250,000 of gain ($500,000 for married couples filing jointly) from federal taxes. Hawaii generally follows this rule for state taxes as well.

4. HARPTA Withholding (for Non-Residents)
If you are not a Hawaii resident, the state requires HARPTA withholding of 7.25% of the gross sales price at closing. This is not an additional tax, but a prepayment toward your Hawaii tax liability. You’ll need to file a Hawaii state tax return after the sale to calculate the actual tax owed and potentially receive a refund.

Summary for Sellers:

• Most sellers will owe capital gains tax if they sell for more than they originally paid (minus improvements and closing costs).
• If the property was your primary residence, you may qualify for an exemption.
• Non-residents should plan ahead for HARPTA withholding at closing.
• Consult with a CPA to determine your actual capital gains exposure and filing requirements.

Helpful Resources:

• HARPTA Withholding – Hawaii Dept. of Taxation
• IRS – Exclusion of Gain on Sale of Primary Residence
• Contact Penn for personalized guidance and referrals to tax professionals.

In Hawaii, seller closing costs typically range from 5% to 7% of the sales price, with the largest expense being the real estate commission (commonly 5%–6%, paid entirely by the seller and split between agents).

Other common costs include:

• Escrow Fees: Typically split 50/50 between the buyer and seller; these fees cover the third-party handling of funds and documents.
• Title Insurance (Owner’s Policy): Typically paid by the seller to protect the buyer against future title claims.
• Termite Inspection (TIR): Required for most sales; sellers typically cover the cost and any necessary treatment.
• Conveyance Tax: A state tax ranging from $0.10 to $1.25 per $100 of the sale price, based on property value and occupancy.
• Recording Fees: Small fees to record the new deed and transfer ownership.
• HARPTA / FIRPTA Withholdings: If the seller is a non-resident or foreign national, tax withholdings may apply at closing (7.25% for HARPTA, 15% for FIRPTA).
• HOA / Condo Fees: If applicable, may include transfer fees, disclosure documents, and prorated dues.
• Optional Prep Costs: Many sellers invest in cleaning, staging, photography, or repairs to help attract stronger offers.

Your agent or escrow officer can prepare a custom net sheet to help you estimate costs based on your property and sale price.

Helpful Links:

• HARPTA FAQs – Hawaii Tax Dept.
• FIRPTA Overview – IRS
• Conveyance Tax Rates – Hawaii.gov
• Title Guaranty Fee Calculator

On the Big Island, most homes sell within 60 to 120 days, including time on market and escrow. However, the exact timeline depends on several key factors such as price, location, condition, and current market activity.

Key Factors That Influence Time on Market:

Pricing Strategy:

• Correct pricing based on a local market analysis attracts serious buyers and shortens the selling window.
• Overpricing can lead to reduced interest and longer market times.
  

Location & Demand:

• Areas like Kailua-Kona and the Kohala Coast often see faster sales.
• Remote or unique properties may take longer due to limited buyer pools.
  

Property Condition & Marketing:

• Homes that are clean, well-staged, and professionally photographed tend to generate more interest.
• Broad exposure through multiple listing services (MLS), social media, and top listing platforms is crucial.
  

Escrow Process:

• Once under contract, most homes close in 30 to 45 days.
• Cash transactions may close in as little as two weeks.
  

Hawaii-Specific Considerations:

• Ocean views, short-term vacation rental permits, or solar systems can impact demand and timing.
• Lava zones, leasehold status, and zoning may require extra buyer due diligence.

Helpful Resources:

• Big Island Market Updates
• Just Sold Listings
• Contact Penn for a Selling Timeline

Yes, you can sell a tenant-occupied property in Hawaii, but there are important considerations, particularly regarding tenant rights, lease terms, and the buyer's intentions. Selling a rental property requires careful planning to ensure a smooth transaction and adherence to legal requirements.

Key Considerations When Selling a Rented Home:

Lease Agreement Type:

• Month-to-month tenants can be given proper notice (typically 45 days in Hawaii) if the new buyer intends to occupy the home.
• Fixed-term leases remain in effect unless the buyer agrees to honor or renegotiate the lease terms.

Buyer Type Matters:

• Investors may prefer keeping the tenant in place and view rental income as an asset.
• Primary-residence buyers may require the home to be delivered vacant, which can affect timing and strategy.

Access for Showings:

• Tenants must be given reasonable notice (at least 48 hours) before showings or inspections.
• Maintaining clear communication with tenants helps ensure cooperation.

Disclosure Requirements:

• Active lease terms, tenant deposits, and rent history must be fully disclosed to buyers.
• Security deposits must be transferred at closing if the tenant remains.

Tips for a Smooth Sale:

• Offer incentives for tenant cooperation (e.g., rent reduction during listing).
• Consider listing after the lease ends, if flexibility is needed for showings or repairs.
• Work with an agent experienced in tenant-occupied sales, such as Penn.

Helpful Resources:

• Hawaii Landlord-Tenant Handbook (State Resource)
• Contact Penn for a Selling Strategy with Tenants in Place

Relocating to Hawaii—especially the Big Island—can be a dream come true, but it’s important to approach the move with realistic expectations and thoughtful planning. Hawaii offers an incredible lifestyle, but it also comes with unique challenges that differ significantly from those of mainland living.

Key Considerations Before Moving:

Cost of Living:
Hawaii has one of the highest costs of living in the United States, driven by high housing, grocery, energy, and shipping costs. Budget accordingly, especially when moving from the mainland.

Island Lifestyle & Pace:
Life in Hawaii tends to be slower-paced and community-oriented. It’s a more relaxed lifestyle, but one that values respect, patience, and cultural sensitivity.

Housing Availability:
Inventory on the Big Island can be limited depending on location and budget. It’s wise to research neighborhoods ahead of time, especially factors like lava zones, rainfall, commute distance, and elevation.

Job Market & Remote Work:
Unless relocating with a job already in place, it's essential to research employment options. Many newcomers work remotely, particularly in the tech or professional services sectors.

Shipping & Logistics:
Shipping vehicles, household goods, and even pets requires planning. Costs and regulations vary, so begin gathering quotes as soon as possible. See Hawaii Pet Guidelines →

Community & Culture:
Hawaii is rich in history and tradition. Taking the time to understand local customs, supporting local businesses, and engaging respectfully goes a long way toward building community connections.

Healthcare & Schools:
Ensure you evaluate your proximity to healthcare services, especially in rural areas, and research available school options if you are moving with children.

Climate & Environment:
The Big Island includes diverse climates across its regions. Some areas are hot and dry, while others are cool and rainy. Microclimates play a big role in daily life.

Helpful Resources:

• Guide to Moving to Hawaii
• Hawaii Pet Relocation Info
• Contact Penn for Personalized Relocation Guidance

Each Hawaiian island offers a distinct lifestyle, and the best choice depends on your personal priorities—whether it’s affordability, employment, outdoor access, or a close-knit community.

Big Island (Hawai‘i Island):

• It is the most geographically diverse, with multiple climate zones.
• More affordable real estate and room to spread out.
• Ideal for those seeking off-grid living, agriculture, or a slower-paced lifestyle.
• Popular areas: Kailua-Kona, Waimea, Hilo, Volcano, and Ocean View.
• Explore Big Island Homes for Sale »

O‘ahu:

• Most urban and developed, home to Honolulu and Waikiki.
• Best for those needing strong job markets and city amenities.
• Real estate and traffic are more intense than on other islands.

Maui:

• Known for its beauty and resort lifestyle.
• Appeals to remote workers, retirees, and second-home buyers.
• Higher cost of living and limited inventory in many areas.

Kaua‘i:

• Rural and peaceful with lush natural surroundings.
• Ideal for those prioritizing privacy, quiet, and outdoor adventure.
• Limited job market and fewer services.

Moloka‘i & Lāna‘i:

• Small populations and minimal infrastructure.
• Best for those seeking an unplugged, off-the-grid lifestyle.

Key Considerations When Choosing:

• Visit before you move—each island has a distinct rhythm and culture.
• Consider your work situation (remote, in-person, retired).
• Understand climate, access to services, and real estate availability.

Helpful Resources:

• Guide to Moving to Hawaii »
• Big Island Buyer Services »
• Contact Penn for Island-to-Island Guidance »

Shipping your household goods to Hawaii typically involves ocean freight, though air freight is available for small or time-sensitive items. Most new residents use container shipping services from the U.S. West Coast to the island where they’re relocating.

Common Shipping Methods:

• Full Container Load (FCL): Your own 20- or 40-foot container, delivered to your mainland address and shipped directly to a Hawaii port. Services like Matson and Pasha Hawaii offer reliable FCL options.
• Less than Container Load (LCL): A shared container with other customers—more cost-effective if you’re not shipping a full household.
• Air Freight: Ideal for small, high-value, or urgent shipments. Companies like Aloha Air Cargo and Hawaiian Air Cargo provide inter-island and mainland-to-Hawaii services.
  

Key Tips:

• Obtain quotes from multiple licensed freight forwarders and moving companies with experience in Hawaii relocations.
• Allow at least 2–3 weeks for ocean freight delivery, and plan for delays during busy seasons.
• Pack and label items carefully, and consider insurance for high-value goods.
• Storage options may be necessary if your new home isn’t move-in ready upon arrival.
  

Helpful Resources:

• Guide to Moving to Hawaii »
• Big Island Buyer Services »
• Contact Penn for Shipping Referrals & Tips »

Yes—shipping your car to Hawaii is a common part of the relocation process. Most vehicles are shipped via ocean freight from major West Coast ports such as Oakland, Long Beach, or Seattle/Tacoma.

How It Works:

• Book with a reputable carrier such as Matson or Pasha Hawaii.
• Prepare your vehicle by removing personal items, cleaning the interior/exterior, and ensuring it’s in good working order.
• Provide required documentation, including your vehicle title, current registration, government-issued ID, and any lienholder authorization if applicable.
• Pick up the vehicle at the port on arrival—typically in Hilo or Kawaihae for the Big Island.

Cost & Timeline:

• Expect to pay between $1,200 and $2,000, depending on your departure port and vehicle type.
• Transit time is usually 7–14 days once the vehicle is on the ship.
• After arrival, you'll need to complete Hawaii vehicle registration and pass a Hawaii safety inspection.

Helpful Resources:

• Matson Vehicle Shipping
• Pasha Hawaii Auto Shipping
• Hawaii County Vehicle Registration Info
• Contact Penn for Vehicle Shipping Guidance »

Yes—the Big Island has a variety of quality public, charter, and private schools. While options differ by region, families who research and plan ahead can find strong educational environments that suit their children’s needs.

Public Schools:

• Public schools in Hawaii are managed by the Hawaii Department of Education (HIDOE).
• Performance varies by area, but schools in Waimea, Hilo, and Kailua-Kona are generally well regarded.
• Use the HIDOE School Finder to locate schools by district.

Public Charter Schools:

Charter schools offer specialized programs, smaller class sizes, and more flexibility than traditional public schools. Notable options include:

• Waimea Middle Public Conversion Charter School – Serving grades 6–8 with a focus on place-based learning.
• Ka ʻUmeke Kā‘eo – A Hawaiian immersion charter school in Hilo for grades Pre-K to 12.
• Innovations Public Charter School – Located in Kailua-Kona, offering a progressive K–8 curriculum.
• Hawai‘i Academy of Arts and Science (HAAS) – A PreK–12 charter school in Pāhoa, blending arts, science, and technology.
• West Hawai‘i Explorations Academy (WHEA) (Kailua-Kona) – A highly regarded STEM-focused public charter school for grades 6–12 offering project-based, outdoor learning.

View the complete list on the Hawaii State Charter School Commission website.

Private Schools:

Several respected private and parochial schools are located across the island:

• Parker School – A K–12 independent college-preparatory school in Waimea.
• Hawai‘i Preparatory Academy (HPA) (Waimea) – Renowned day and boarding school for grades K–12 with strong academics, athletics, and outdoor education.
• St. Joseph School – A Pre-K–12 Catholic school in Hilo.
• Kamehameha Schools – Hawaiʻi Campus – A Hawaiian culture-based private school in Keaʻau, serving grades K–12.

Tips for Families:

• School commute times vary, especially in rural areas, where location matters.
• Some charter and private schools have waitlists or admissions processes, so apply early.
• Use GreatSchools.org to read parent reviews and view performance data.

Helpful Resources:

• Hawaii DOE School Finder
• Charter School Directory
• GreatSchools Reviews – Big Island
• Guide to Moving to Hawaii »
• Contact Penn for Relocation Guidance.»

Healthcare on the Big Island is steadily improving, though it can still feel limited compared to larger metropolitan areas. Services vary by region, with more comprehensive care available in Kailua-Kona, Waimea, and Hilo. Residents in rural areas may need to travel for specialized care or procedures.

Hospitals & Medical Centers:

• Kona Community Hospital (Kealakekua) – The primary hospital serving West Hawaii, offering emergency care, inpatient services, and general surgery.
• Hilo Medical Center (Hilo) – The largest hospital on the island, providing more advanced services, including a stroke center and intensive care unit.
• North Hawai‘i Community Hospital (Waimea) – A full-service hospital affiliated with the Queen’s Health System.

Kaiser Permanente in West Hawaii:

• Kaiser Permanente currently operates clinics in Kailua-Kona and Waimea, offering primary care, lab services, and telehealth.
• The new Kaiser Kona Medical Office Building is currently under construction near Kealakehe Parkway in Kailua-Kona, with an expected opening in 2026. This expanded clinic will offer additional specialty care, imaging, and outpatient services, greatly improving healthcare access for West Hawaii residents. Learn more from Kaiser Permanente »

Specialty Care & Limitations:

• Many specialists (e.g., cardiology, oncology, dermatology) rotate between islands or visit part-time. Wait times can be longer than on the mainland.
• For complex or urgent specialty care, some residents travel to O‘ahu, which has larger hospitals and specialists at Queen’s Medical Center or Straub.

Insurance & Telehealth:

• Hawaii offers a strong network of insurance providers, including HMSA (Blue Cross Blue Shield), Kaiser Permanente, UHA, and HMAA.
• Telemedicine has expanded, particularly in areas such as mental health and follow-up visits, helping to bridge geographic gaps.

Tips for New Residents:

• Establish care early, especially if you have ongoing health needs.
• If you live in a rural area, plan ahead for prescription refills and lab visits.
• Emergency services are available across the island, but response times may vary in remote regions.

Helpful Resources:

• Kaiser Permanente Hawaii
• Hilo Medical Center
• North Hawaii Community Hospital
• Kona Community Hospital
• Guide to Moving to Hawaii »
• Contact Penn for Local Insights »

Finding a long-term rental on the Big Island can be challenging due to the limited inventory, especially in high-demand areas such as Kailua-Kona, Waimea, and Hilo. Planning ahead and understanding the local rental landscape is crucial, especially if you're relocating without purchasing a home immediately.

Where to Start Your Search:

• Local Property Management Companies: Work with established firms that specialize in long-term rentals. Reputable names include:
  • Gather Big Island Rentals
    
  • Kona Rentals
• MLS-Based Search Tools: Some real estate agents (including myself) have access to rental listings not publicly advertised.
• Craigslist & Facebook Marketplace: These can yield results, but be cautious—verify listings and avoid sending deposits without proper vetting.
• Zillow & Realtor.com: While better for sales, these sites sometimes feature listings for long-term rentals.

Tips for Securing a Rental:

• Act Quickly: Desirable rentals go fast, especially in West Hawaii. Be ready to apply with references, proof of income, and possibly a credit report.
• Understand What’s Included: Some rentals include utilities, yard care, or furnishings. Always clarify terms before signing.
• Be Flexible on Location: Expanding your search to areas like Kealakekua, Captain Cook, or Puna may offer more options and affordability.
• Consider a Temporary Option First: Some newcomers secure a 3–6 month furnished rental to get settled and explore neighborhoods before committing to a long-term arrangement.

Common Challenges:

• Pet Restrictions: Many rentals have strict no-pet policies or additional deposits.
• High Demand in Kona & Waimea: Inventory is especially tight in these areas—start your search as early as possible.
• Scams: Always confirm legitimacy by viewing the property or working through a licensed manager or agent.

Helpful Resources:

• Kona Rentals – Long-Term Listings
• Gather Big Island Rentals
• Big Island Buyer Services »
• Contact Penn for Trusted Rental Connections »

While Hawaii does not offer broad-based relocation incentives for individuals moving from the mainland, there are limited programs and employer-based benefits that may apply in certain situations, especially for healthcare professionals, educators, or remote workers.

What to Know About Moving Incentives:

1. Employer-Based Relocation Assistance:

• Some employers in Hawaii, particularly in healthcare, government, and education, offer relocation packages that may include airfare, moving costs, or temporary housing.
• In-demand roles on the Big Island—such as nurses, physicians, teachers, and skilled tradespeople—may be eligible for hiring bonuses or relocation support.

2. Remote Work Incentive Programs:

• Although most state-sponsored programs are not currently active, temporary incentive programs like “Movers & Shakas” have been offered in the past to attract remote workers to Hawaii.
• These programs sometimes include subsidized housing, coworking memberships, and community integration opportunities. Movers & Shakas may relaunch in the future.

3. Native Hawaiian Benefits:

• Those with verified Native Hawaiian ancestry may be eligible for housing and land opportunities through the Department of Hawaiian Home Lands (DHHL).
• These benefits are available only to qualified individuals and require an application and approval process.

4. Hawaii County-Specific Programs:

• While the County of Hawai‘i does not currently offer financial relocation incentives, it does provide homebuyer education programs and affordable housing initiatives for qualified residents.
• Local programs change frequently and are often based on income or occupation. Check with the County of Hawai‘i Office of Housing for current offerings.

5. Federal & Military Relocation Support:

• Military families assigned to bases in Hawaii (e.g., Pohakuloa Training Area) receive standard PCS (Permanent Change of Station) benefits, including full relocation support.

Helpful Resources:

• Movers & Shakas Program
• Department of Hawaiian Home Lands
• County of Hawai‘i Housing Office
• Guide to Moving to Hawaii »
• Contact Penn for Local Relocation Guidance »

Hawaii consistently ranks as one of the most expensive states in the U.S., and the Big Island is no exception. However, the cost of living varies significantly by island and lifestyle, and many residents find ways to adapt by living more simply and locally.

Key Cost Factors:

Housing:

• Housing is the largest expense. While the Big Island is generally more affordable than O‘ahu or Maui, prices vary by location.
• As of 2025, the median home price on the Big Island is around $ 500,000–$ 700,000, but West Hawaii homes are well above $1-Million.
• Long-term rentals typically range from $1,800 to $5,000 per month, depending on location, size, and amenities.

Utilities & Services:

• Electricity is expensive, especially without solar. Expect to pay $200–$500 per month, depending on usage.
• Internet and basic cable packages typically cost $100–$150 per month in most areas.
• Water and trash service vary by district (some areas rely on catchment systems or private hauling).

Groceries & Food:

• Food costs are 30–50% higher than the mainland averages due to shipping costs.
• Shopping at local farmers markets, Costco (Kailua-Kona), and growing your own food can help reduce costs.

Transportation:

• Gas prices tend to be $1–1.50 higher per gallon than on the mainland.
• Vehicle registration and safety inspection fees are moderate but required annually.
• Due to limited public transportation, most residents rely on personal vehicles.

Healthcare:

• Health insurance is required by law for employers and residents.
• Out-of-pocket costs can be higher in rural areas due to limited providers and the need for off-island specialist travel.

Ways to Offset Costs:

• Utilize solar energy and rainwater catchment where feasible.
• Buy local produce and goods.
• Consider living at higher elevations to reduce cooling needs.
• Explore tax credits available to residents, particularly those installing renewable energy systems.

Helpful Resources:

• Big Island Homes for Sale »
• Hawaii Mortgage Calculator »
• Guide to Moving to Hawaii »
• Contact Penn for Realistic Budget Planning »

Yes—if you establish residency in Hawaii, you’re required to obtain a Hawaii driver’s license within 30 days of moving to the state. This applies whether you're relocating permanently or purchasing a home and spending a significant amount of time on the island.

Who Needs to Convert Their License:

• New Residents who claim Hawaii as their primary residence (e.g., registering to vote, enrolling children in school, or applying for state benefits).
• Vehicle Owners who plan to register a car in Hawaii must have a valid Hawaii license.
• Part-Time Residents who live in Hawaii for several months per year are not typically required to change their license—unless they meet criteria for residency.

How to Get a Hawaii Driver’s License:

• Surrender Your Out-of-State License at a local driver licensing office.
• Provide Required Documents, including:
  • Proof of legal presence (passport or birth certificate)
  • Social Security number
  • Proof of Hawaii residency (utility bill, lease, etc.)
• Pass a Vision Test (written and road tests are waived in most cases if you have a current, valid license).
• Pay Fees (typically $20–$40, depending on license term and location).

Where to Apply on the Big Island:

• Kona Driver License Office – Located in Kona Commons.
• Hilo Driver License Office – Located at Aupuni Center.
• Appointment recommended via the Hawaii County Licensing Division.

Vehicle Registration Note:
If you bring your vehicle from the mainland, you’ll also need to complete a safety inspection, register it locally, and pay Hawaii registration fees.

Helpful Resources:

• Hawaii County Driver Licensing Info
• Hawaii DOT License Requirements
• Guide to Moving to Hawaii »
• Contact Penn for Relocation Help.»

Yes, you can bring your pet to Hawaii, but due to the state’s strict rabies-free status, specific protocols are in place. Most dogs and cats must qualify for the “Direct Airport Release” or “5-Day-or-Less” quarantine program. Without meeting all pre-arrival requirements, pets may be subject to a quarantine period of up to 120 days.

Quarantine Program Options:

Direct Airport Release (DAR)
If all pre-arrival conditions are met and your pet is flying into Honolulu International Airport (HNL), they may be eligible for same-day release at the airport.

5-Day-or-Less Quarantine
Pets that meet most—but not all—DAR criteria may qualify for a short stay at the quarantine facility in Honolulu before being released to you.

120-Day Quarantine
Pets that do not meet the required vaccination or documentation timelines must be quarantined for up to 120 days at the State Animal Quarantine Station on Oahu.

Steps to Qualify for Direct Airport Release or 5-Day-or-Less:

• Your pet must have a scannable microchip.
• Two rabies vaccinations are required, administered at least 30 days apart, with the most recent shot given at least 30 days prior toarrival.
• A FAVN rabies blood test must be completed with a passing score of 0.5 IU/ml or greater.
• You must wait 30 days from the date of the FAVN test result before arriving in Hawaii.
• Submit the required AQS-279 Dog & Cat Import Form and payment at least 10 days prior to arrival.
• Obtain a health certificate from a licensed vet within 14 days of travel.
• Administer approved flea/tick treatment within 14 days of arrival.
• If flying directly to Kona (KOA), you must apply for a Neighbor Island Inspection Permit (NIIP) in advance.

Travel Tips:

• Begin the process 4-5 months before your move to ensure all vaccinations and tests are completed on time.
• Only certain airlines are approved to fly pets directly to neighboring islands, such asthe Big Island.
• Airline policies vary—check directly with your carrier (e.g., Hawaiian Airlines, Alaska Airlines) for in-cabin vs. cargo rules.

Important Note:
Pets that do not arrive with complete and accurate documentation will automatically be transferred to the 120-day quarantine program in Honolulu, at the owner's expense.

Helpful Resources:

• Hawaii Department of Agriculture – Animal Quarantine
• Checklist for 5-Day-or-Less Program (HDOA)
• Neighbor Island Inspection Permit Info
• Contact Penn for Local Pet-Friendly Resources »

Hawaii is the only U.S. state that is rabies-free, and to maintain that status, it enforces strict animal quarantine laws. The process varies based on whether your pet meets the eligibility requirements for expedited release.

Three Quarantine Program Options:

1.) Direct Airport Release (DAR):
Pets that meet all pre-arrival requirements (including vaccinations, rabies titer test, microchip, health certificate, and approved travel timing) may be released the same day they arrive—if flying into Honolulu with prior approval.

2.) 5-Day-or-Less Program:
Pets that meet most—but not all—DAR criteria are held briefly at the Honolulu quarantine station, then released within five days.

3.) 120-Day Quarantine:
Pets that fail to meet Hawaii’s pre-arrival requirements (such as missing or mistimed vaccinations or tests) are required to complete a full 120-day stay at the quarantine facility on Oahu.

All pets entering Hawaii must arrive with proper documentation and clearance. If even one step is incomplete or mistimed, the full 120-day quarantine will apply automatically—at the owner’s expense.

Helpful Resources:

• Hawaii Department of Agriculture – Quarantine Overview
  
• Contact Penn for Local Tips on Relocating with Pets »

You should begin preparing to bring your pet to Hawaii at least 4 to 6 months before your move. This allows enough time to complete all vaccination requirements, testing, and paperwork necessary to qualify for Direct Airport Release or the 5-Day-or-Less Quarantine program.

Recommended Timeline:

4–6 Months Before Arrival:

• Schedule a vet appointment to discuss Hawaii’s requirements.
• Implant a microchip if your pet doesn’t already have one.
• Administer the first of two required rabies vaccinations, if needed.
• Begin reviewing the 5-Day-or-Less Checklist.

3–4 Months Before Arrival:

• Administer the second rabies vaccination (must be at least 30 days after the first).
• Schedule the FAVN rabies antibody test—your pet must wait 30 days after the sample is received at the lab before arriving in Hawaii.

1–2 Months Before Arrival:

• Submit your AQS-279 import form, payment, and documents to the Hawaii Department of Agriculture.
• Apply for the Neighbor Island Inspection Permit (NIIP) if flying directly to Kona or another approved neighbor island.
• Arrange your flight with a pet-approved airline.

2 Weeks Before Arrival:

• Obtain a health certificate from your veterinarian (must be dated within 14 days of travel).
• Administer a tick/flea treatment within 14 days of arrival.

Helpful Resources:

• Hawaii Animal Quarantine Timeline & FAQs
• Checklist for Dog & Cat Import
• Contact Penn for Moving Support & Pet-Ready Neighborhoods »

Yes, but not all Hawaii airports accept direct pet arrivals under the state’s quarantine program. The primary approved airport for processing pets is Daniel K. Inouye International Airport (HNL) in Honolulu. However, with advanced approval, pets may also arrive directly at select neighbor island airports under specific conditions.

Approved Airports for Pet Entry:

1.) Honolulu (HNL) – Primary quarantine processing location

• All pets arriving in Hawaii without prior approval must enter through HNL.
• Direct Airport Release and 5-Day-or-Less programs are processed at the Animal Quarantine Holding Facility in Honolulu.

2.) Kona (KOA), Kahului (OGG), and Līhu‘e (LIH) – Neighbor Island Entry with Permit

• Pets may fly directly to the Big Island, Maui, or Kaua‘i only if they meet all entry requirements and the owner obtains a Neighbor Island Inspection Permit (NIIP) in advance.
• An approved veterinarian must examine pets arriving at these airports upon arrival.
• These arrangements require close coordination and advance scheduling.

Important Notes:

• The Hawaii Department of Agriculture must approve the airline to fly pets directly to the neighbor islands.
• Pet owners arriving without a valid NIIP or incomplete documentation will have their pets transferred to the Honolulu facility and will be subject to full quarantine.

Helpful Resources:

• Neighbor Island Inspection Permit Information
  
• Contact Penn for Help Coordinating Pet-Friendly Arrivals »

To bring a pet into Hawaii and qualify for Direct Airport Release or the 5-Day-or-Less quarantine program, you must submit a complete and timely set of documents to the Hawaii Department of Agriculture (HDOA). Missing or incorrect paperwork can result in a 120-day quarantine at the owner’s expense.

Required Documents:

AQS-279 Dog & Cat Import Form

• Must be completed and submitted at least 10 days prior to arrival.
  Download AQS-279 Form

Original Rabies Vaccination Certificates (2 doses)

• Certificates must include vaccine product name, lot number, dates, and the veterinarian’s signature. The most recent shot must be over 30 days old and administered no more than 12 months prior (or as specified by the product’s duration).

FAVN Rabies Antibody Test Results

• A passing result of 0.5 IU/ml or higher from an approved laboratory is required. Results must be submitted directly to the HDOA or included with your application.

Veterinary Health Certificate

• Issued within 14 days of arrival. It must state that the animal is healthy, has no external parasites, and is fit for air travel.

Tick and Flea Treatment Record

• Proof of approved treatment (e.g., fipronil or equivalent) administered within 14 days of travel.

Neighbor Island Inspection Permit (NIIP)

• Required if flying directly into Kona, Kahului, or Līhu‘e. It must be obtained at least 30 days in advance.
  Apply for NIIP

Tips:

• Keep original documents with you while traveling—do not pack them in checked luggage.
• Make sure all documents use consistent names, microchip numbers, and dates.
• Allow extra time if your pet’s FAVN test is not processed through your veterinarian’s lab portal.

Helpful Resources:

• Hawaii Pet Import Forms and Instructions
  
• Contact Penn for Step-by-Step Guidance »

Yes, Hawaii requires payment for all pets entering the state under its quarantine programs. Fees vary based on the program your pet qualifies for and whether you’re arriving in Honolulu or through an approved neighbor island with a permit.

Current Quarantine Program Fees (as of 2025):

Direct Airport Release (DAR):
$185 per pet (must meet all eligibility requirements for same-day release at Honolulu)

5-Day-or-Less Quarantine:
$244 per pet

Neighbor Island Inspection Permit (NIIP):
$165 per pet (in addition to DAR or 5-Day-or-Less fees)
Required for pets arriving directly in Kona (KOA), Kahului (OGG), or Līhu‘e (LIH)

120-Day Quarantine:
$1,080 per pet
Charged to owners whose pets do not meet Hawaii’s entry requirements and must complete full quarantine on Oahu.

Payment Instructions:

• Fees must be paid in advance by money order, cashier’s check, or certified check, made payable to the Hawaii Department of Agriculture.
• Include your payment with the completed AQS-279 Import Form.
• If applying for the NIIP, allow at least 30 days for processing.

Helpful Resources:

• Hawaii Animal Quarantine – Fees & Forms
  
• Contact Penn for Relocation and Pet Travel Help »

No, emotional support animals (ESAs) are not exempt from Hawaii’s animal import and quarantine requirements. Whether your pet is a companion animal, therapy animal, or ESA, it must comply with all pre-arrival protocols, including vaccinations, microchipping, rabies testing, and quarantine processing.

Key Points to Know:

• ESAs are treated the same as household pets under the Hawaii Department of Agriculture (HDOA) rules.
• To qualify for Direct Airport Release or 5-Day-or-Less quarantine, all standard requirements must be met, regardless of ESA status.
• Documentation of emotional support need (such as a letter from a healthcare provider) does not alter the pet import process or waive any fees.

Service Animals Exception:
Only properly trained service animals (e.g., guide dogs for the visually impaired) may qualify for modified handling, but they must still meet all health and documentation requirements. Owners must submit additional service animal forms and follow specific protocols outlined by HDOA.

Helpful Resources:

• Hawaii Department of Agriculture – Pet Import Info
• Contact Penn for Pet Travel Support and Local Guidance »

Yes, there are many opportunities to adopt or foster pets on the Big Island after you relocate. Local shelters, humane societies, and rescue organizations are always in need of responsible residents willing to provide loving homes, either permanently or temporarily.

Adoption Options on the Big Island:

Hawai‘i Island Humane Society (HIHS):
The largest and most active shelter on the island, with locations in Kona, Kea‘au, and Waimea. Offers cat, dog, and small animal adoptions, as well as fostering programs.
Visit HIHS →

Aloha Ilio Rescue:
A foster-based dog rescue located in West Hawaii, focused on rehoming abandoned or neglected dogs.
Visit Aloha Ilio →

Fostering Opportunities:

• Many organizations offer short- or long-term foster options for pets awaiting adoption or transport.
• Fostering is a great way to support the local community and help animals without a long-term commitment.
• Supplies, food, and medical care are often provided by the organization.

Tips:

• If you're renting, verify pet policies before applying to adopt or foster.
• Some programs may require a home visit or references.
• Volunteering is another great way to get involved if you’re not ready to adopt right away.

Helpful Resources:

• Hawai‘i Island Humane Society
• Aloha Ilio Rescue
  
• Contact Penn for Pet-Friendly Community Info »

Yes, but bringing birds, reptiles, or exotic animals to Hawaii is highly regulated and requires advance approval from the Hawaii Department of Agriculture (HDOA). Unlike cats and dogs, these animals are subject to additional import restrictions, permitting requirements, and in some cases, outright bans to protect Hawaii’s delicate ecosystem.

Birds:

• Most birds require an import permit from the HDOA before arrival.
• Certain species are prohibited entirely due to the risk of avian diseases or ecological disruption.
• Birds may also be subject to quarantine periods at a designated facility.
• USDA health certificates and testing for psittacosis and Newcastle disease may be required.
• View Hawaii Bird Import Info

Reptiles & Amphibians:

• Hawaii has strict laws prohibiting the import of most reptiles and amphibians.
• Common pets like snakes, iguanas, and geckos are illegal to possess or import.
• Some exceptions exist for scientific or educational institutions with special permits.
• Hawaii Prohibited Animals List

Exotic Mammals & Invertebrates:

• Animals like ferrets, hamsters, gerbils, and certain exotic mammals are restricted or banned.
• Importing exotic pets without a permit is considered a felony offense in Hawaii.

How to Apply:

• Contact the HDOA Plant Quarantine Branch for pre-approval before making any arrangements.
• Never attempt to bring a restricted species into Hawaii without proper permits—it can result in confiscation, fines, or criminal charges.

Helpful Resources:

• Hawaii Department of Agriculture – Other Animals
• Hawaii Prohibited & Restricted Animals List
• Contact Penn for Pet-Friendly Community and Housing Advice »

The most accurate and up-to-date information about bringing pets to Hawaii comes directly from the Hawaii Department of Agriculture (HDOA). Whether you’re moving with a dog, cat, bird, or other animal, the HDOA outlines the full set of requirements, forms, and timelines needed to comply with the state’s strict import laws.

Official Resources:

HDOA Animal Quarantine Program (AQS):

• Main Pet Import Information Page
  This is your starting point for forms, quarantine rules, approved airports, timelines, and program checklists.

5-Day-or-Less Checklist (Dogs & Cats):

• Download PDF Checklist (PDF)
  Use this guide to meet the requirements for expedited release or short-stay quarantine.

AQS-279 Dog & Cat Import Form:

• Download AQS-279 Form (PDF)
  Required for all dog and cat entries to Hawaii, submitted at least 10 days before arrival.

Neighbor Island Inspection Permit (NIIP):

• Apply for NIIP (for Kona, Maui, Kaua‘i)

Other Animal Import Info:

• Birds, Reptiles, and Exotic Species Guidelines

Additional Help:

• If you’re unsure which program applies to your pet or need help navigating the process, a local veterinarian familiar with Hawaii's import requirements can be a valuable resource.
• For community-specific insights and relocation support, contact Penn »

The Big Island offers some of the most diverse climate conditions anywhere in the world, thanks to its size, elevation changes, and the influence of two massive volcanoes (Mauna Kea and Mauna Loa). Homeowners here experience everything from tropical beaches to cool upland forests—often within a short drive.

Key Climate Zones:

Kailua-Kona (West Side):
Warm, sunny, and dry - averaging 300+ days of sunshine per year. Ideal for beachgoers, oceanfront living, and solar-powered homes.
Explore Kailua Kona Real Estate »

Waimea / Kamuela (North):
Located at higher elevations (2,500–3,500 ft), Waimea enjoys a cooler climate with misty mornings and sunny afternoons, making it popular among full-time residents seeking temperate weather.
Browse Waimea Homes for Sale »

Hilo (East Side):
Lush and tropical with high rainfall—great for gardening and rainforest surroundings, but higher humidity and more frequent rain.
View Hilo Real Estate »

South Kohala & Kohala Coast:
Known for dry weather and luxury resorts, this region features warm temperatures and little rainfall—perfect for second homes and vacation rentals.
Discover Kohala Coast Real Estate »

How Elevation Affects Climate:
Elevation dramatically impacts temperature and rainfall. In general, for every 1,000 feet of elevation gained, temperatures drop by about 3°F. This makes areas like Holualoa, Puu Lani Ranch, and Waikii Ranch cooler year-round, ideal for those looking to avoid air conditioning and enjoy crisp mornings.

Other Considerations for Homeowners:

• Catchment water systems are common in areas with higher rainfall.
• Mold and salt air can affect home maintenance depending on your location.
• Solar power is highly effective in West Hawaii due to consistent sun exposure.

Helpful Resources:

• Big Island Homes for Sale »
• Big Island Land for Sale »
• Contact Penn for Climate-Specific Home Recommendations »

The Big Island offers a remarkable variety of climates, landscapes, and community types—from sunny coastal towns to cool upland ranchlands. The best place to live depends on your lifestyle goals, budget, and climate preferences.

Top Places to Live on the Big Island:

Kailua-Kona (West Side)
Warm, dry, and vibrant, Kona is the island’s most popular town for new residents. With its great restaurants, shops, beaches, and amenities, it’s ideal for both full-time living and vacation homes.

• Explore Kailua Kona Real Estate »

Keauhou & Holualoa
Just south of Kona, Keauhou offers gated communities and golf course living, while nearby Holualoa provides an artistic, upcountry feel with coffee farms and cooler temperatures.

• Discover Keauhou Real Estate »
• View Holualoa Homes »

Waimea (Kamuela)
A favorite among families and professionals, Waimea offers ranch-style living, green pastures, and excellent private schools—all at a cooler elevation.

• Browse Waimea Real Estate »

North Kohala (Hawi & Kapaʻau)
This rural and scenic region offers a quiet lifestyle, ocean and mountain views, and strong community values. Hawi is a charming small town with local shops, farmers markets, and a slower pace. Great for those seeking privacy, acreage, or a homesteading lifestyle.

• Explore North Kohala Real Estate »

Kohala Coast (Resort Area)
Home to upscale beachfront communities like Mauna Lani, Mauna Kea, Hualalai, and Kukio, the Kohala Coast offers luxury real estate with access to golf, beaches, and fine dining.

• Discover Kohala Coast Real Estate »
• View Big Island Luxury Homes »

Hilo (East Side)
Lush and tropical, Hilo is the Big Island’s largest town and offers affordability, access to healthcare and schools, and a tight-knit local culture.

• Search Hilo Real Estate »

Captain Cook & South Kona
Ideal for privacy and agriculture, this area is known for its coffee farms, ocean views, and more rural atmosphere. Great for off-grid or sustainable living.

• View Captain Cook Real Estate »

Volcano & Puna Region
Remote, affordable, and artistic, these regions offer rainforests, self-sufficient properties, and access to Hawai‘i Volcanoes National Park.

• Search Volcano Real Estate »

Helpful Resources:

• Big Island MLS Search »
• Big Island Buyer Services »
• Contact Penn for Area Recommendations »

When buying property on the Big Island of Hawaii, understanding lava zones is essential. These zones indicate volcanic hazard levels and can directly influence your ability to obtain financing and insurance. While they shouldn’t automatically deter you from buying, they do require careful consideration.

Understanding Lava Zones:

The U.S. Geological Survey (USGS) has divided the Big Island into nine lava hazard zones, ranked from Zone 1 (the highest risk) to Zone 9 (the lowest risk). The classification is based on the long-term history of lava flows and proximity to active volcanic features like Kīlauea and Mauna Loa.

• Zone 1: Highest risk—frequent historical lava activity. Found in areas such as lower Puna, near rift zones.
• Zone 2: Still high risk, with slightly less frequent lava flow potential. Includes parts of Puna and Kaʻū.
• Zones 3–9: Gradual decrease in risk. Areas such as North Kona, South Kohala, and Hilo Town fall into lower-risk zones—typically Zones 3 to 8, depending on elevation and location.

Impact on Real Estate and Homeownership:

Insurance Availability:

• Homes in Zones 1 and 2 often can’t get standard insurance from national carriers.
• Many homeowners in these zones rely on the Hawaii Property Insurance Association (HPIA), a state-backed option that offers basic coverage.

Financing Requirements:

• Lenders may request proof of insurability before issuing a mortgage.
• In higher-risk zones, this can delay approvals or result in stricter terms, such as larger down payments.

Resale and Ownership Considerations:

• Properties in Zones 1–2 are generally more affordable but may take longer to resell.
• Living in a high-risk zone may also mean preparing for emergency planning or infrastructure limitations in certain areas.

Should You Avoid High-Risk Zones?
Not necessarily. Thousands of residents live comfortably in Zones 1 and 2. However, buyers should thoroughly understand the trade-offs, particularly regarding insurance, financing, and future resale value.

Helpful Resources:

• USGS Lava Hazard Zone Map – Big Island
• Hawaii Property Insurance Association (HPIA)
• Big Island MLS Search – Use “More” Filters to Sort by Lava Zone
• Contact Penn for Lava Zone-Specific Property Advice »

Compared to many mainland markets, property taxes in Hawaii are relatively low, including on the Big Island. However, rates can vary depending on how the property is used, its classification, and whether you qualify for homeowner exemptions.

How Property Taxes Work in Hawai‘i County:

Property taxes are administered by the County of Hawaii, which reassesses property values annually based on fair market value. The total tax owed is based on your property’s tax classification, assessed value, and any exemptions you qualify for.

Common Tax Classifications (FY 2024–2025):

Homeowner: $6.15 per $1,000 of assessed value
» Applies to primary residences with a valid homeowner exemption.

Residential: $11.10 per $1,000

» For second homes, long-term rentals, or vacant lots.

Affordable Rental: $6.15 per $1,000 (with approved application)

Residential Investor: $13.60 per $1,000
» Applies to properties valued over $2M, not owner-occupied.

Homeowner Exemption:

If the property is your primary residence, you may apply for a homeowner exemption, which reduces the assessed value by $50,000 (or more for seniors). This also qualifies you for the lowest tax rate.

» Download the Homeowner Exemption Form

Example:

A primary residence with an assessed value of $700,000:

Subtract $50,000 exemption → taxable amount = $650,000

Multiply by $6.15 (per $1,000) → Annual property tax ≈ $3,997.50

Due Dates:
Property taxes are billed in two installments each year:

• 1st Half: Due August 20
• 2nd Half: Due February 20

Important Tips:

• Tax rates are subject to change each fiscal year—check with the County of Hawai‘i Real Property Tax Office for updates.
• You must apply for the homeowner exemption by December 31 to qualify for the following tax year.
• Short-term vacation rental (STVR) use may result in a shift to a higher tax bracket.

Helpful Resources:

• What’s My Home Worth? »
• Hawai‘i County Real Property Tax Office
• Big Island Buyer Services »
• Contact Penn to Estimate Property Tax on a Specific Home »

Building a home on the Big Island can be both exciting and rewarding, but it comes with unique challenges and costs that vary based on location, design, materials, and infrastructure.

Average Construction Costs (2024):

• Median Homes: $400–$600+ per sq. ft., depending on finishes, terrain, and contractor.
• Luxury Builds: $600–$1,000+ per sq. ft. in resort zones or oceanfront areas.
• Kit/Prefab Homes: More affordable, typically starting around $200–$300 per sq. ft.

Key Cost Factors to Consider:

• Land Preparation: Raw lots may need grading, clearing, or lava rock removal, which adds significant cost.
• Utilities & Access: Some areas lack county water, sewer, or power—off-grid options (e.g., solar, catchment) may be needed.
• Permitting & Inspections: Hawai‘i County has a detailed permitting process. Turnaround times vary and can affect timelines.
• Materials & Labor: Importing materials increases costs. Labor shortages and contractor availability may also impact your budget.
• Lava Zones: High-risk lava zones (e.g., Zones 1 & 2) can affect insurance availability and overall feasibility.

Popular Areas for New Builds:

• South Kona & Ka‘ū: Affordable acreage, off-grid possibilities.
• Puna District: Large parcels at lower land costs, but consider lava risk.
• North Kohala & Waimea: Premium locations with cooler climates and high-end builds.
• Hualālai, Kukio, and Mauna Lani: Exclusive resort communities with custom luxury homes.

Tips Before You Build:

• Work with a local contractor who understands county permitting and island logistics.
• Investigate CC&Rs (Covenants, Conditions & Restrictions) in subdivisions—some limit home size, design, or use.
• Use a local agent to identify buildable land and connect you with architects and contractors.

Helpful Resources:

• Big Island Land for Sale »
• Big Island Buyer Services »
• Contact Penn to Help You Find the Right Lot »
• Hawai‘i County Building Division

Yes, the Big Island is one of the few places in Hawai‘i where buying land and building an off-grid home is not only possible, but relatively common. Off-grid living offers independence, sustainability, and potential savings, but it also comes with planning, permitting, and lifestyle considerations.

Where Off-Grid Living Is Most Common:

• Puna District: Subdivisions like Hawaiian Acres, Fern Forest, and Kalapana Sea View Estates are popular for off-grid builds.
• Kau: Large, affordable parcels with minimal restrictions are ideal for solar and catchment systems.
• South Kona: Mauka properties often utilize off-grid systems due to limited access to utilities.

What You’ll Need for Off-Grid Living:

• Solar Power or Generators: Most off-grid homes use solar photovoltaic systems with battery storage. Backup generators are common.
• Water Catchment System: Rainwater catchment is widely used in areas without county water service. Proper filtration and storage are essential.
• Septic or Composting Toilets: Homes without sewer access must have a permitted septic system or an alternative waste treatment system.
• Propane or Alternative Cooking: Many off-grid homes use propane stoves and water heaters.
• Internet & Cell Service: Varies by location—some remote areas may require satellite internet or signal boosters.

Permitting Requirements:

Even off-grid homes must comply with Hawai‘i County Building Code, including structural, electrical, plumbing, and waste system permits.

Unpermitted builds can result in fines or complications during the resale process.

Pros of Off-Grid Living:

• Greater independence and lower monthly utility costs
• Environmentally sustainable living
• Large acreage available at lower prices

Challenges to Consider:

• Upfront system costs for solar, water, and septic
• Maintenance and repairs are your responsibility
• The resale market may be smaller depending on location and buyer preferences

Helpful Resources:

• Big Island Land for Sale »
• Big Island Off-Grid Homes »
• Hawai‘i County Building Division
• Contact Penn for Off-Grid Land & Builder Referrals »

One of the most distinctive aspects of the Big Island is its diverse array of microclimates, ranging from lush rainforests to sunny coastal stretches. Depending on elevation, trade winds, and volcanic geography, the weather can vary dramatically within just a few miles.

Best Areas for Sunny, Dry Weather:

Kailua-Kona (North Kona):

Known for its warm, sunny climate and low annual rainfall (about 20–25 inches per year). This area includes Holualoa, Keauhou, and the coastline along Aliʻi Drive—ideal for those who prefer consistent sunshine and ocean breezes.
→ Explore Kailua-Kona Real Estate »

South Kohala Coast:

Home to Waikoloa Beach Resort, Mauna Lani, and Mauna Kea, this coastline sees even less rainfall, often under 10 inches annually. Expect year-round sunshine, perfect beach days, and gorgeous sunsets.
→ View Kohala Coast Real Estate »

North Kohala (Hawi & Kapaʻau):

Sunny and breezy with moderate rainfall. The area blends coastal charm with wide-open pastures and cooler evenings, making it ideal for those seeking a quieter, rural lifestyle.
→ Browse North Kohala Homes »

Best for Cooler Climates and Greenery:

Waimea (Kamuela):

At an elevation of over 2,500 feet, Waimea is cool and misty, with frequent morning clouds and afternoon sunshine. Temperatures are often 10–15° cooler than coastal areas—great for gardening and ranch-style living.
→ Check out Waimea Real Estate »

Volcano Village:

Nestled in the rainforest near Hawai‘i Volcanoes National Park, Volcano offers a peaceful, cool environment with high rainfall, perfect for nature lovers and artists.

Hilo (East Hawai‘i):

Hilo is one of the rainiest cities in the United States, yet it supports lush tropical gardens and waterfalls. Great for those who enjoy greenery and don’t mind the rain.
→ See Hilo Real Estate »

What’s the “Best” Weather? It Depends on You:

• Love sunshine and beach life? Stick with Kona or Kohala.
• Prefer cool weather and green hills? Explore Waimea or Volcano.
• Want tropical jungle vibes? Hilo or Puna might be a match.

Helpful Resources:

• Big Island Homes for Sale »
• Big Island Condos for Sale »
• Contact Penn to Match Your Climate Preferences with the Right Location »

Elevation plays a significant role in shaping the temperature, vegetation, and daily lifestyle on the Big Island. Since the island rises from sea level to over 13,000 feet (Mauna Kea), residents can choose climates that range from warm and tropical to cool and misty—all within a short drive.

Temperature by Elevation:

Sea level (0–500 ft):
Consistently warm and sunny year-round. Expect daytime highs in the 80s–90s °F with little variation.
→ Example areas: Kailua-Kona, Waikoloa Beach Resort

Mid-elevation (1,000–2,500 ft):
Cooler temperatures (mid 70s–80s °F) with more breeze. Great for those wanting to escape the heat while staying near town centers.
→ Example areas: Holualoa, Kealakekua, Waikoloa Village

Higher elevations (2,500–4,000+ ft):
Cool mornings and evenings (50s–70s °F). Some areas may see mist, clouds, or more rainfall—ideal for farming, gardening, or a mountain lifestyle.
→ Example areas: Waimea, Volcano, Puu Lani Ranch

Lifestyle Considerations:

• Utilities: Some higher elevation areas may require water catchment or septic systems.
• Gardening & Agriculture: Elevation affects what can grow well. For example, coffee thrives at altitudes of around 1,000–2,500 ft, while pastureland is more common above 3,000 ft.
• Comfort: Higher elevations eliminate the need for air conditioning—many homes don’t have it at all.
• Driving: Certain higher elevation neighborhoods may experience more rain, fog, or winding roads.

Why It Matters for Real Estate:

Choosing the right elevation can enhance your comfort, reduce energy costs, and match your lifestyle goals. Some buyers seek cool, quiet hideaways; others prefer walkable beach living with daily sunshine.

Helpful Resources:

• Big Island MLS Search
• Big Island Homes for Sale »
• Contact Penn to Find the Right Fit for Your Ideal Climate »

Yes, many residential communities on the Big Island are part of Homeowner Associations (HOAs)—especially in resort areas, newer subdivisions, and planned developments. HOAs help maintain neighborhood standards, but fees and rules can vary widely.

Where You’ll Commonly Find HOAs:

• Resort Zones: Communities in areas such as Mauna Lani, Hualālai Resort, Kohanaiki, and Kukio nearly always have Homeowner Associations (HOAs). These typically include luxury amenities like private beach clubs, golf access, security, and landscape maintenance.
• Subdivisions & Gated Communities: Areas like Puu Lani Ranch, Keauhou Estates, and Waikoloa Village also have active HOAs to manage common areas, architectural guidelines, and shared infrastructure.
• Condominiums: All condo communities on the island have HOA or AOAO (Association of Apartment Owners) fees. These typically cover water, trash, exterior maintenance, and insurance.

Typical HOA Fees:

• Residential communities: $100–$250/month (varies by services)
• Luxury resort areas: $500–$2,000+/month, often including 24/7 security, private roads, and club memberships
• Condos: $400–$1,500/month, depending on location, amenities, and size
  

What HOAs Usually Cover:

• Road and gate maintenance
• Trash collection
• Landscape/common area care
• Management and legal fees
• In some cases: water, sewer, cable, or security

Considerations Before Buying in an HOA:

• Review CC&Rs: These outline rules around home modifications, pets, noise, and rentals.
• Assess future increases: Fees can rise based on budget or reserve needs.
• Evaluate community benefits: Some HOAs provide added value through amenities or neighborhood quality control.
  

Helpful Resources:

• Big Island Luxury Real Estate »
• Big Island Condos for Sale »
• Contact Penn to Review HOA Rules Before You Buy »

Yes—for the right buyer, the Big Island offers strong investment opportunities in properties. With its diverse landscapes, expanding visitor base, and range of property types, it remains one of the most versatile markets in Hawai‘i.

Why Investors Choose the Big Island:

• Lower Entry Costs: Compared to Maui or Oahu, the Big Island generally offers more value per square foot, ideal for first-time investors or those seeking portfolio diversification.
• Vacation Rental Hotspots: Areas such as Kailua-Kona, Waikoloa Beach Resort, and Mauna Lani attract steady tourism and offer strong potential for short-term rental income.
• Flexible Options: Investment choices range from condos and oceanfront properties to acreage, coffee farms, and off-grid homes.
• Long-Term Growth Potential: Well-located homes and resort properties near the coast often show stable appreciation and strong resale demand.

Important Considerations:

• Zoning & Permits: Ensure the property is legally eligible for short-term or long-term rental use. Not all areas allow STVRs (Short-Term Vacation Rentals).
• HOA Restrictions: Some homeowner associations prohibit or limit rentals—review the community’s CC&Rs carefully.
• Local Management: If you’re not living on island, a local property manager can help handle tenant needs, bookings, and upkeep.
• Insurance & Risk Factors: Lava zones, flood zones, and hurricane exposure can affect your insurance premiums and financing.
• Tax Obligations: Be aware of Hawaii’s GET and TAT for rentals, as well as HARPTA for non-resident sellers.

Top Areas for Investment Properties:

• Kailua-Kona Real Estate »
• Waikoloa Village & Beach Resort »
• Mauna Lani & Mauna Kea Resort Homes »
• Hilo Real Estate »

Helpful Resources:

• Big Island Condos for Sale »
• Big Island Luxury Homes »
• Big Island Oceanfront Real Estate »
• Contact Penn for Expert Investment Property Guidance »

Luxury real estate on the Big Island spans oceanfront resorts, hillside estates, gated subdivisions, and large-acreage retreats. While the Kohala Coast is well-known for its resort living, true luxury can be found in multiple pockets across North Kona, Holualoa, Waimea, and Hamakua.

Top Luxury Areas on the Big Island:

North Kona (Kailua-Kona to Kaupulehu):
This region features some of the island’s most exclusive real estate, including:

• Kukio – Ultra luxury private club community with beachfront estates, Tom Fazio golf, and concierge services.
  Explore Kukio Real Estate »

• Hualālai Resort – Four Seasons-branded living with private beach access, spa, golf, and club membership
  Discover Hualalai Homes »

• Kohanaiki – Rees Jones golf course, state-of-the-art clubhouse, and private beachfront homes
  View Kohanaiki Real Estate »

• Keauhou – Several gated luxury communities, such as Keauhou Estates and Bayview Estates, with ocean views and custom designs
  View Keauhou Real Estate »

• Kailua-Kona (Non-resort luxury communities):
  • Iolani – Elevated above town with sweeping coastline views
  • Kona View Estates – Adjacent to Iolani. High-end custom homes with panoramic ocean views
  • Alii Point – Exclusive, gated oceanfront enclave just minutes from downtown Kailua-Kona
• View Kailua-Kona Real Estate »

• Holualoa - Set above Kailua-Kona, this artist and coffee farming village features sprawling estates with ocean views, cooler elevation, and privacy. Consider areas like Hualalai Farms, Keopu Mauka, and Holualoa Estates for boutique luxury subdivisions.
  Explore Holualoa Real Estate »

Kohala Coast (South Kohala District):
While sometimes used to broadly describe the region, the true Kohala Coast includes:

• Mauna Lani Resort – Gated resort subdivisions like Pauoa Beach, Ke Kailani, and The Cape at Mauna Lani
  Mauna Lani Real Estate »

• Mauna Kea Resort – Luxury homes with direct access to iconic beaches and golf
  Mauna Kea Real Estate »

• Waikoloa Beach Resort - Popular with second-home buyers and vacation investors
  Waikoloa Beach Real Estate »

• Kohala Ranch – Gated hillside community offering large estate parcels (3–10+ acres) with panoramic ocean, sunset, and mountain views
  View Kohala Ranch Real Estate »

Waimea (Kamuela):
High-elevation estates and pastureland luxury properties. Notable enclaves include:

• Nob Hill (Buster Brown Hill) – Panoramic town views, near schools and the town center
• Sandalwood - High-end homes on the dry side of Waimea, near HPA private school
• Waiki'i Ranch, Kanehoa, and surrounding acreage homes

View Waimea Real Estate »

Hāmākua Coast & Mauka Retreats:
For buyers seeking acreage, waterfalls, and privacy, look to:

• Laupāhoehoe, Hakalau, Nīnole, and Honoka‘a – Custom-built homes and estates with ocean views
• Mauka farms and forested properties with potential for self-sufficient living or boutique agriculture
  

Explore Hilo & Hamakua Real Estate »

Hokuli‘a (South Kona):
Gated golf course private community with one-acre+ homesites, luxury custom homes, and a Jack Nicklaus Signature Course. Club membership is required for access to amenities.
Discover Hokulia Real Estate »

Common Features of Luxury Neighborhoods:

• Gated entry and private roadways
• Ocean or mountain views
• High-end architecture and finishes
• Clubhouses, private beach clubs, and golf access
• Secluded lots and estate privacy

Helpful Resources:

• Big Island Luxury Real Estate »
• Big Island Oceanfront Homes »
• Big Island Luxury Condos »
• Big Island Luxury Homes for Sale »
• Contact Penn - Expert Luxury Big Island Realtor »

Yes, many luxury homes on the Big Island are located outside of HOA-managed communities. While gated resorts and private clubs are popular among high-end buyers, some prefer the freedom, privacy, and flexibility of owning a luxury home without the oversight or monthly fees of a homeowners association.

Popular Areas for Non-HOA Luxury Homes:

Holualoa
Mauka of Kailua-Kona, Holualoa offers estate-style properties, coffee farms, and custom homes on acreage, with minimal HOA restrictions.
Explore Holualoa Real Estate »

North Kona
Neighborhoods like Iolani, Kona View Estates, and Keopu Mauka feature upscale homes with expansive views, many of which are available without HOA fees.

View Kailua-Kona Homes »

Hāmākua Coast
From Honokaʻa to Hakalau, this scenic coastline features oceanfront and bluff-top estates with large parcels, privacy, and agricultural flexibility, without association dues.
Explore East Hawaii Properties »

Waimea & North Kohala
Areas such as Nob Hill, Kohala Estates, and ag-zoned Waimea acreage lots offer luxury living near town with no HOA, ideal for those seeking independence.
View Waimea Homes & Land »

Why Choose a Non-HOA Luxury Home?

• More freedom for design and use (e.g., vacation rental potential, agriculture, guest houses)
• No association dues or restrictions
• Larger lots with more privacy
• Ideal for buyers seeking a self-sufficient or custom lifestyle

Things to Keep in Mind:

• You may be responsible for your own road maintenance, security, or utility access
• Property values in non-HOA neighborhoods can vary more widely
• Short-term rental use may still be regulated by zoning, not just HOA rules

Helpful Links:

• Big Island Luxury Homes for Sale »
• Big Island Off-Grid Luxury Homes »
• Contact Penn to Find the Ideal Luxury Home »

The Big Island is home to some of the most exclusive real estate in all of Hawaii. These ultra-luxury communities offer private club memberships, oceanfront estates, world-class golf courses, and concierge services tailored for discerning buyers seeking privacy, security, and resort-level amenities.

Top-Rated Luxury Communities:

1.) Kukio (North Kona)
A private, members-only oceanfront enclave near the Four Seasons Hualalai. Offers two Tom Fazio golf courses, a private beach club, concierge services, and estate-sized homesites. Explore Kukio Real Estate »

2.) Hualālai Resort (North Kona)
Home to the Four Seasons Hualalai, this gated resort features custom homes, villas, and a renowned golf course. Membership grants access to the Ke‘olu Clubhouse, Canoe Club, spa, and tennis facilities. View Hualalai Resort Homes »

3.) Kohanaiki (North Kona)
A 450-acre private club community with oceanfront estates, a Rees Jones golf course, and a 67,000 sq. ft. clubhouse offering luxury amenities and wellness services. Browse Kohanaiki Real Estate »

4.) Mauna Kea Resort (South Kohala)
Luxury living with two championship golf courses, private beach clubs, and proximity to iconic beaches like Kauna‘oa and Hapuna. Features estates, villas, and townhomes. Mauna Kea Real Estate »

5.) Mauna Lani Resort (South Kohala)
Includes several ultra-luxury subdivisions, such as Pauoa Beach, 49 Black Sand Beach, Ke Kailani, and Nohea, offering beachfront estates, golf, and wellness-focused living. Mauna Lani Real Estate »

6.) Hokuliʻa (South Kona)
A gated, 1,260-acre oceanfront development with large one-acre+ lots, a Jack Nicklaus Signature golf course, clubhouse, pool, fitness, and dining facilities. Discover Hokulia Real Estate »

Why These Communities Stand Out:

• 24/7 gated security and privacy
• Clubhouse amenities (spa, dining, fitness, golf, concierge)
• Private beach access and oceanfront trails
• Strong resale value and high demand from global buyers

Helpful Resources:

• Big Island Luxury Real Estate »
• Big Island Oceanfront Properties »
• Contact Penn for Membership Details & Listings »

Yes. While Hawaii’s overall property tax rates are among the lowest in the U.S., certain luxury properties may be subject to higher tax classifications, depending on their use, location, and value.

Key Tax Considerations for Luxury Homeowners:

Property Tax Classification

Each county assigns tax rates based on the type of property use. For example, Hawaiʻi County (Big Island) applies different rates for:

• Homeowner (primary residence) – Lower rate
• Residential (second homes or vacant homes) – Higher rate
• Residential Tier 2 – Applied to the portion of assessed value exceeding $2 million for non-owner-occupied properties

1. See Current Hawaiʻi County Tax Rates »

Transient Accommodations Tax (TAT)
If you rent your property short-term (less than 180 days), you must pay:

• Hawaii State TAT: 10.25%
• Hawaiʻi County Surcharge: 3%
• This applies even if the property is in a resort zone
  Learn More About TAT (PDF) »
  

General Excise Tax (GET)
Hawaii charges a 4.5% tax on rental income, including long-term and short-term rentals.

• Must register for a GET license
• Applies to furnished rentals, even occasional vacation use

Capital Gains Tax
When selling, luxury homeowners may be subject to federal capital gains and Hawaii’s capital gains tax of 7.25% (if applicable).

• HARPTA (7.25% withholding for non-residents) may also apply at the sale.
  

Tips for Buyers and Sellers:

• Check the current assessed value and tax classification with Hawaiʻi County
• Ask about tax implications for short-term rental use or second-home status
• Work with a knowledgeable real estate professional to understand how taxes may impact your purchase, use, or sale

Helpful Resources:

• Big Island Buyer Services »
• Big Island Seller Services »
• Contact Penn for Property-Specific Tax Info »

Off-market luxury properties—often referred to as “pocket listings” or “quiet listings”—are homes that aren’t publicly advertised on the MLS or major real estate platforms. These properties are typically made available through private networks and trusted relationships within the luxury real estate community.

How to Access Off-Market Listings:

Work with a Trusted Luxury Agent
Agents like Penn Henderson often have direct access to off-market inventory through their local network of high-net-worth clients, developers, and brokers. These relationships are key to gaining early or private access to exclusive homes.
Meet Penn Henderson »

Join a Prequalified Buyer Network
If you’re a serious buyer, Penn can help position you as a qualified prospect to sellers who may be open to discreet offers. This often involves verification of financial capability, especially for high-value listings.
Contact Penn to Begin Your Search »

Attend Private Showings & Events
High-end properties are sometimes revealed at invitation-only viewings or through targeted networking. Being present in the local market—or having representation—matters.

Target Communities with Known Off-Market Activity:

• Kukio
• Hualālai Resort
• Kohanaiki
• Hokulia
• Mauna Kea
• Mauna Lani

Why Sellers Choose Off-Market Sales:

• Privacy and discretion
• Avoiding days-on-market metrics or public price reductions
• Testing buyer interest before formal listing
• Reducing exposure to the general public

Helpful Resources:

• Big Island Luxury Real Estate »
• Contact Penn for Access to Off-Market Opportunities »
• Luxury Buyer Representation Info »

Many luxury homes on the Big Island are offered fully or partially furnished, especially those in resort communities or used as second homes and vacation rentals. However, furnishings can vary widely in quality, completeness, and whether they are included in the sale price.

Common Scenarios:

Turnkey Properties:
These homes are move-in ready and typically include high-end furnishings, appliances, housewares, and sometimes artwork. Common in resort areas like Mauna Lani, Mauna Kea, and Hualālai.
Browse Big Island Luxury Homes »

Vacation Rental Properties:
If the home has operated as a short-term vacation rental (STVR), it often comes fully equipped to continue rental operations, including linens, kitchenware, electronics, and decor.
Learn About STVR Homes on the Big Island »

Custom Estates or Primary Residences:
These may or may not be furnished. Sellers sometimes prefer to keep personal furnishings or custom art. Negotiations can include the option to purchase furniture separately.

Tips for Buyers:

• Always review the inventory list provided during escrow to see what’s included
• High-end furniture packages can carry significant value, sometimes $100,000+
• Ask your agent (like Penn) to negotiate furnishings into the sale if they’re desirable
• Custom-built homes may feature built-in furniture or luxury appliances that stay regardless

Helpful Resources:

• Contact Penn for Furnished Listings & Negotiation Strategies »
• Big Island Buyer’s Guide »

Luxury homes in Hawaii—especially on the Big Island—combine high-end architecture, prime locations, luxurious lifestyles, and custom design elements that showcase the natural beauty of the islands. While price is a factor, what truly defines a luxury property is the quality of experience it delivers.

Defining Features of Hawaii Luxury Homes:

Location, Views & Privacy
Prime oceanfront lots, elevated estates with panoramic coastline views, or secluded properties on acreage are all hallmarks of Big Island luxury.

Indoor-Outdoor Living Design
Seamless transitions between indoor and outdoor spaces with features like pocketing glass walls, lanais, infinity pools, and tropical landscaping.

Custom Architecture & Materials
Luxury homes often incorporate exotic hardwoods, volcanic rock accents, coral stone, custom cabinetry, and bespoke furnishings.

Smart Home Technology
Integrated security, lighting, audio, and climate systems are standard in many new builds and renovated estates.

Gourmet Kitchens & Spa-Like Baths
Chef-level kitchens, featuring Wolf/Sub-Zero appliances, wine cellars, and oversized islands, are common. Similarly, master baths often include soaking tubs, outdoor showers, and high-end finishes.

Resort-Level Amenities
Many homes—particularly in communities like Kukio, Hualālai, or Mauna Kea Resort—offer access to private clubs, golf courses, concierge services, fitness centers, and private beach clubs.

Sustainability & Energy Efficiency
Luxury properties are increasingly featuring solar arrays, Tesla Powerwalls, water catchment systems, and green building certifications, especially in mauka (upland) areas.

Notable Add-Ons:

• Guest houses or ohanas
• Detached studios or home offices
• Gated entrances and long driveways
• Lava rock walls and tropical gardens
• Home theaters and wellness rooms

Helpful Resources:

• Big Island Luxury Homes »
• Contact Penn to Schedule a Private Showing »

Yes. Financing a luxury home in Hawaii is absolutely possible, but the process is more specialized than a typical mortgage. Jumbo loans, portfolio lending, and asset-based underwriting are often required for high-value purchases, especially those exceeding conforming loan limits.

Financing Options for Luxury Buyers:

Jumbo Loans
These are mortgage loans that exceed the standard loan limits set by Fannie Mae and Freddie Mac (currently around $1,149,825 for most of Hawaii). Jumbo loans typically require:

• Higher credit scores (720+)
• Larger down payments (15–30%)
• Strong debt-to-income ratios
• Extensive income and asset documentation

Portfolio Lending
Private banks and local credit unions may offer portfolio loans to high-net-worth clients. These loans are kept in-house (not sold on the secondary market) and offer more flexible terms, often tailored to the borrower's entire financial profile.

Asset-Based Loans
In some cases, buyers can qualify based on their overall assets rather than income, especially for second homes or investment properties. This is common with self-employed or retired buyers with significant holdings.

Cash Purchases
A large number of luxury transactions in Hawaii are all-cash, particularly in ultra-exclusive communities like Kukio, Hualālai, and Kohanaiki. Cash offers often provide stronger negotiating power and faster closings.
Explore Ultra-Luxury Communities »

Tips for Financing Success:

• Work with a lender who specializes in Hawaii real estate and jumbo products
• Get pre-approved before touring properties—this strengthens your position when making offers
• Consider institutions familiar with Hawaii luxury transactions (e.g., Bank of Hawaii, First Hawaiian Bank, Wells Fargo Private Banking)

Helpful Resources:

• Hawaii Mortgage Calculator »
• Big Island Buyer’s Guide »
• Contact Penn for Lender Referrals & Luxury Home Listings »

Deciding whether to build or buy a luxury home in Hawaii, particularly on the Big Island, depends on your goals, timeline, and personal vision. Both paths offer unique advantages, but also come with important considerations specific to island living.

» Buying a Luxury Home:
For many buyers, purchasing an existing high-end property offers a streamlined path to ownership.

Pros:

• Move-in Ready: Many luxury homes in areas like Kukio, Hualalai, or Mauna Lani are fully furnished, turnkey properties.
• Established Landscaping & Infrastructure: Gated communities often offer mature landscaping, roadways, utilities, and amenities already in place.
• Proven Design: You can see exactly what you're buying—layout, views, finishes, and how the home performs in the environment.

Considerations:

• Inventory is limited, especially in premier communities like Kohanaiki or Mauna Kea.
• Customization may be limited unless you're willing to remodel.

» Building a Luxury Home:
If you have a specific vision, building a custom estate may be ideal, especially on larger acreage properties in areas such as Hamakua, Holualoa, or North Kohala.

Pros:

• Full Customization: Design a one-of-a-kind residence to fit your lifestyle, with the materials, layout, and features you want.
• Access to Larger Lots: Areas like Kohala Ranch or mauka (upcountry) Waimea offer more space, views, and privacy.

Considerations:

• Longer Timeline: Permitting, site prep, design, and construction can take 18–36 months or more.
• Higher Upfront Costs: Land acquisition, architectural design, and construction can often exceed the cost of buying an existing home, especially with rising material and labor costs.
• Zoning & Infrastructure: Some rural areas may have off-grid requirements, limited access to utilities, or stricter design guidelines.

Final Thoughts:

• If you’re seeking resort-style living with club amenities and beach access, buying in an established community may be the most practical route.
• If you’re looking for a private retreat with acreage, agricultural potential, or a unique architectural vision, a custom-built home may offer the lifestyle you want.

Helpful Resources:

• Big Island Luxury Real Estate »
• Search Vacant Land Listings »
• Contact Penn to Explore Building vs. Buying »

Possibly, but it depends on the property's zoning, location, and whether it has a valid Short-Term Vacation Rental (STVR) permit. On the Big Island, vacation rentals are tightly regulated, especially outside designated resort zones. Understanding these rules is essential before purchasing a luxury property with rental income potential.

Where Vacation Rentals Are Generally Allowed:

Resort-Designated Areas
Homes and condos within official resort zones, such as Mauna Lani, Mauna Kea, Waikoloa Beach Resort, Hualālai, and Kohanaiki, are typically allowed to operate as a Short-Term Vacation Rental with a valid (STVR) permit. These areas are pre-approved for vacation use, but may be subject to stricter HOA rules.

Non-Resort Areas (Kailua-Kona, Holualoa, etc.)
If the property is not in a resort zone, you’ll need a non-confirming use certificate (NUC) and a valid STVR permit issued by Hawaii County to operate short-term rentals legally. Many permits were grandfathered in before the 2019 regulation changes.
Learn More About Hawaii STVR Rules »

What to Know About STVR Permits:

• Permits stay with the property (not the owner) and must be renewed annually
• New permits are no longer being issued for properties in certain residential/agricultural zones
• Noncompliance can result in steep fines and legal issues

Tips for Buyers:

• Always verify if a property has an active STVR permit before making an offer
• Work with a knowledgeable agent (like Penn) who understands zoning regulations and can help you identify income-producing properties
• Properties with existing rental history and strong reviews often command a premium.

Helpful Resources:

• Hawaii County STVR Overview
• Contact Penn for STVR Listings.»
• Big Island Buyer’s Guide »

Yes, you can finance a condo in Hawaii; however, the process can be more complex than financing a single-family home due to additional lender requirements tied to the condominium project itself.

Key Factors to Consider:

Project Approval:
Lenders must approve both the borrower and the condo project. Some condos—especially those with high short-term rental activity or limited reserves—may not meet conventional lending guidelines.

Warrantable vs. Non-Warrantable:
A “warrantable” condo meets Fannie Mae/Freddie Mac criteria and is typically easier to finance with standard loans. “Non-warrantable” condos (often vacation-oriented or leasehold) may require alternative or portfolio loans, sometimes with higher interest rates or down payment requirements.

Down Payment & Loan Types:

• Conventional Loans: 3–20% down, depending on occupancy and loan limits
• Jumbo Loans: Often used for higher-end condos (see: Luxury Condos »)
• VA & FHA Loans: Some Hawaii condos are approved for VA or FHA financing—check eligibility with your lender.

Leasehold Condos:
Leasehold properties (where land is leased, rather than owned) may have stricter financing requirements. Ensure you understand the lease terms and expiration dates.

Hawaii-Specific Considerations:
Local lenders (like Bank of Hawaii or First Hawaiian Bank) are often more familiar with unique Hawaii condo projects and may offer more favorable terms than mainland lenders. Penn can recommend numerous well-established local lenders who can help.

Helpful Resources:

• Hawaii Mortgage Calculator »
• Big Island Condo Listings »
• Contact Penn to Connect with a Trusted Local Lender »

It depends on the condo's location, zoning, and association rules. Not all condos in Hawaii allow short-term vacation rentals (STVRs), and the Big Island has strict regulations in place.

Key Considerations:

Zoning Matters:
Short-term rentals (less than 30 days) are generally allowed in resort-zoned areas such as:

• Kailua-Kona’s Aliʻi Drive corridor
• Keauhou Resort
• Waikoloa Beach Resort
• Mauna Lani and Mauna Kea Resorts

1. These areas often have condos designed explicitly for vacation use.

STVR Permits:
Outside of resort-zoned districts, you’ll likely need a nonconforming use permit issued by Hawaii County. These permits are limited and must be renewed annually.
Learn more:

• Hawaii County STVR Guidelines
• STVR FAQ & Ordinance Details

HOA Restrictions:
Even in legally zoned areas, your condo association (AOAO) may prohibit or restrict short-term rentals. Always review the governing documents (CC&Rs, house rules) before making a purchase.

Licensing & Taxes:

Vacation rental owners must register with the State of Hawaii and obtain:

• General Excise Tax (GET) license
• Transient Accommodations Tax (TAT) license

1. » These can be obtained at hitax.hawaii.gov.

Helpful Resources:

• Big Island Condo Listings with STVR Potential »
• Big Island Luxury Condos for Investment »
• Contact Penn for a List of STVR-Friendly Condos »

Homeowners Association (HOA) fees—also referred to as maintenance or association dues—are common in condos in Hawaii and vary widely depending on location, amenities, and building type. On the Big Island, the cost can range from $300 to over $1,800 per month.

What Do HOA (Maintenance) Fees Typically Cover?

Exterior Building Maintenance
Roof, paint, structural upkeep, and common area repairs.

Common Utilities
Water, sewer, trash collection, and sometimes cable TV or internet.

Landscaping & Groundskeeping
Regular care of lawns, gardens, and walkways.

Amenities
Pools, spas, fitness centers, tennis courts, BBQ areas, gated security, and elevators.

Onsite Management or Reserve Funding
Many associations contribute to a reserve fund for future repairs and capital improvements.

Factors That Influence Fee Amounts:

Location:
Oceanfront and resort condos often carry higher dues due to their premium amenities and proximity to saltwater.

Age of Building:
Older buildings may require more maintenance and future capital improvements.

Size of Complex:
Smaller complexes may have fewer shared costs, but sometimes higher per-unit expenses.

Additional Fees:

Special Assessments:
These are one-time charges levied to fund major repairs (e.g., roof replacement, seawall repair).

Reserves vs. Underfunded HOAs:
Well-funded associations are less likely to surprise owners with unexpected costs. Always review the HOA’s reserve study and financials during escrow.

Helpful Resources:

• Explore Big Island Condos »
• Luxury Condos with Premium Amenities »
• Contact Penn for HOA Info on Specific Properties »

Many condos in Hawaii—especially on the Big Island—are sold fully or partially furnished, but this isn’t guaranteed. It depends on the property, the seller, and how the unit has been used (e.g., as a primary residence vs. a vacation rental).

Common Scenarios:

• Vacation Rentals:
  Condos that have been used as short-term vacation rentals (STVRs) are often sold turnkey—fully furnished with furniture, linens, kitchenware, and decor. This appeals to buyers looking to continue renting without delay.

• Second Homes:
  Owners of second homes often leave their furnishings behind, especially larger pieces such as beds, sofas, and dining sets.

• Primary Residences:
  These may be less likely to include furnishings, though sellers sometimes offer furniture packages or include items in negotiations.

What to Look For:

• MLS Remarks:
  Listings will typically note “furnished,” “partially furnished,” or “unfurnished.”

• Inventory Lists:
  A detailed inventory list is often included during escrow to specify what stays and what goes.

• Condition & Style:
  Some furnishings may be dated or overly personal in style. Consider your own preferences when evaluating included items.

Tip:
If you plan to use the condo as a vacation rental, purchasing a furnished, short-term vacation rental (STVR)- ready unit can save time and money on setup.

Helpful Resources:

• Big Island Condos for Sale »
• Big Island Condos with STVR Potential »
• Contact Penn for Furnished Condo Listings »

The Big Island is home to some of Hawaii’s most exclusive luxury condo communities, especially along the sun-drenched Kohala Coast and in parts of North Kona. These properties often feature ocean views, resort-style amenities, and proximity to golf, beaches, and five-star resorts.

Premier Areas for Luxury Condos:

Mauna Lani Resort:
Known for elegant condo enclaves with high-end finishes, private garages, and access to the Mauna Lani Beach Club:

• Mauna Lani Point
• The Islands at Mauna Lani
• Ka Milo
• Fairways at Mauna Lani
• View All Mauna Lani Luxury Condos »

Mauna Kea Resort:
Offers ultra-luxury beachfront condos, some with direct access to Hapuna Beach:

• Hapuna Beach Residences
• Kumulani at the Uplands
• View All Mauna Kea Luxury Condos »

Waikoloa Beach Resort:
Popular for buyers wanting resort access without sacrificing square footage or style:

• Haliʻi Kai (known for its oceanfront pool and bar)
• Kolea Villas (gated, beachfront access)
• Vista Waikoloa
• View All Waikoloa Beach Luxury Condos »

North Kona (Kailua-Kona & Keauhou):
Oceanfront luxury condos are harder to come by but exist in smaller boutique-style complexes:

• Kohanaiki
• Kona Onenalo
• Hale Kai O Keauhou
• The Villas at Keauhou Estates
• View All Kona Luxury Condos »

Features of Luxury Condos in Hawaii:

• Gated communities
• Resort memberships or club access
• Oceanfront pools, spas, and fitness centers
• High ceilings, designer kitchens, and lanais
• Vacation rental eligibility in select zones

Helpful Resources:

• Big Island Luxury Condos for Sale »
• Big Island Luxury Real Estate »
• Contact Penn for Private Showings and Off-Market Listings »

Some condo communities on the Big Island are pet-friendly, but rules vary significantly by complex. If you're moving with a dog or cat, it’s important to verify the pet policy before making an offer. » Your best bet is to contact Penn with your specific pet questions. He generally knows the policies for various areas and complexes.

Typical Pet Rules in Big Island Condos:

Size & Weight Limits:
Some associations allow dogs under 25–35 lbs. Larger breeds may be restricted, especially in older buildings or resort-style communities.

Number of Pets:
Most condos allow one to two pets per unit, although this can vary by association.

Breed Restrictions:
A few condos prohibit specific breeds considered aggressive, regardless of size or behavior.

Owner vs. Renter Rules:
Some complexes allow pets for owners but not for tenants or vacation renters, which is critical if you're considering the unit as a short-term rental investment.

Additional Considerations on the Big Island:

Kailua-Kona & Keauhou:
Many condo complexes in Kona permit pets, although with certain restrictions. For example, Alii Lani and Kona Sea Ridge are known to be pet-friendly, with certain restrictions.

Waikoloa Village:
Some condos here allow pets, but be sure to check if the walking areas are adequate, especially in drier, hotter climates.

Resort Communities:
Pet policies at Mauna Lani, Mauna Kea, and Hualalai Resort condos vary, often depending on HOA rules and luxury-level expectations.

Noise and Cleanliness Rules:

Most HOAs enforce quiet hours and have cleanliness standards to avoid issues with pet noise or waste in common areas.

Tip:
Always ask to review the CC&Rs (Covenants, Conditions & Restrictions) and House Rules before closing. These will outline detailed pet policies and any updates.

Helpful Resources:

• Big Island Condos for Sale »
• Contact Penn for a List of Pet-Friendly Condos »
• Hawaii Quarantine Rules for Pets »

While Hawaii is often associated with luxury properties and high price tags, the Big Island offers some of the most affordable condo options in the state, particularly when compared to Oʻahu or Maui. With thoughtful searching and expert guidance, you can find quality condos that suit a range of budgets.

Top Areas for Affordable Condos on the Big Island:

Kailua-Kona:
Several condo complexes near town offer great value for location and amenities. These tend to be older buildings, but they are often well-maintained and conveniently located near beaches and shopping areas. Examples include:

• Alii Lani
• Kona Kai
• Kona Mansions
• Kona Westwind
• View All Kona Condos Under $500K »

Waikoloa Village:
Inland from the coast, Waikoloa Village offers lower prices with a cooler climate and access to grocery stores, schools, and golf:

• Fairway Terrace
• Paniolo Club
• Elima Lani Condominiums
• View All Waikoloa Condos Under $500K »

South Kona / Captain Cook:
Fewer condos, but some small, hidden-gem complexes like Kona Coffee Villas offer value, views, and local flavor.

Hilo (East Hawaii):
The Hilo side is generally more affordable, but keep in mind that East Hawaii receives more rainfall and is more humid than West Hawaii. Here are some options:

• Waiakea Villas
• Bayshore Towers
• Maunakai Apartments
• View All Hilo Condos Under $500K »

Considerations for Budget-Conscious Buyers:

Leasehold vs. Fee Simple:
Some affordable units are leasehold. These properties are often priced lower but come with added considerations (e.g., lease expiration, rent renegotiation).

HOA Fees Matter:
High monthly dues can sometimes offset lower purchase prices. Always evaluate the total cost of ownership.

Financing May Be Limited:
Older complexes or leasehold units may have limited lending options. Work with a lender experienced in Hawaii condo financing.

Helpful Resources:

• Search Big Island Condos »
• Contact Penn to Find the Best Condo Deals »
• Hawaii Buyer’s Guide »

While the Big Island is known for its open space and custom homes, several well-established areas offer a wide range of condominium living options—from affordable residences to luxury resort villas.

Top Areas with Condos on the Big Island:

Kailua-Kona (North Kona):
The most active condo market on the island, especially along Aliʻi Drive and near downtown Kona, with convenient access to restaurants, beaches, and shops. Popular complexes include:

• Alii Lani
• Kona Sea Ridge
• Alii Cove
• Kona Pacific
• Alii Villas
• Casa de Emdeko
• View All Kona Condos »

Keauhou:
Just south of Kona, Keauhou offers more privacy with larger units and ocean views. Great for golfers, ocean lovers, and vacation rentals. Notable developments include:

• Keauhou Surf & Racquet Club
• Country Club Villas
• Kanaloa at Kona
• Na Hale O' Keauhou
• View All Keauhou Condos »

Waikoloa Beach Resort:
A master-planned resort community with luxury condos near Anaehoʻomalu Bay (A-Bay), shopping, and golf courses:

• Haliʻi Kai
• Waikoloa Beach Villas
• Vista Waikoloa
• Fairway Villas
• View All Waikoloa Beach Condos »

Mauna Lani Resort:
Upscale resort living with exclusive condo enclaves like:

• Mauna Lani Point
• The Islands at Mauna Lani
• Fairways at Mauna Lani
• View All Mauna Lani Condos »

Mauna Kea Resort:

Home to some of the most prestigious beachfront condos on the island, including:

• Hapuna Beach Residences
• Amaui Villas
• Kumulani at the Uplands
• View All Mauna Kea Condos »

Waikoloa Village:
An inland alternative - great for full-time residents and long-term rentals, with more affordable options like:

• Elima Lani
• Waikoloa Hills
• Fairway Terrace
• View All Waikoloa Village Condos »

Hilo (East Hawaii):
Limited condo inventory, but notable options include:

• Bayshore Towers
• Waiakea Villas
• View All Hilo Condos »

Helpful Resources:

• Big Island Condos for Sale »
• Luxury Condos on the Big Island »
• Contact Penn to Find the Right Condo Community »

Yes. You can make renovations, but with restrictions. While you own the interior of your condo, you don’t have full autonomy like you would in a single-family home. Any changes must comply with the condo’s association rules and may require written approval.

What You Can Usually Renovate:

• Interior Upgrades:
  Flooring, cabinetry, countertops, lighting, paint, and appliances are typically within your control, pending HOA guidelines.

• Bathroom & Kitchen Remodels:
  Allowed in many cases, but modifications involving plumbing, electrical, or structural changes will require permits and board approval.

• Window AC Units or Fans:
  May be allowed, but often require approval due to concerns about uniformity and exterior appearance.

What You Likely Cannot Alter:

• Exterior Walls or Lanai Railings:
  Considered common elements and typically off-limits to individual modification.

• Structural Walls or Utility Systems:
  These may serve multiple units and cannot be changed without professional review and HOA consent.

• Common Areas:
  Any shared property (hallways, walkways, landscaping) is managed by the HOA and not subject to private renovation.

Approval Process:

1.) Submit Renovation Plans to the HOA Board

• Include contractor info, timeline, and scope of work.

2.) Obtain Necessary Permits

• The County of Hawaiʻi Department of Public Works handles permitting.

3.) Follow Noise and Work Hour Guidelines

• Most HOAs limit construction hours and require advanced notice to neighbors.

Helpful Resources:

• Big Island Condos for Sale »
• Contact Penn for Advice on Condo Renovations »
• Hawaii County Permitting Info

While it’s possible to purchase a condo without a buyer’s agent, having professional representation is highly recommended—especially in Hawaii, where real estate laws, ownership structures, and condo-specific rules differ from the mainland.

Why Work with a Local Agent:

Understanding Leasehold vs. Fee Simple:
A local agent can help you avoid surprises by explaining the legal and financial differences between these two ownership types, which are more common in Hawaii than elsewhere.

Guidance on HOA Rules, Fees & Restrictions:
Your agent will help you review pet policies, vacation rental rules, reserve funding, and other important details before submitting an offer.

Expert Navigation of Local Escrow & Title Process:
Hawaii’s real estate system has unique steps, timelines, and regional customs. A knowledgeable agent ensures nothing is overlooked.

Access to Off-Market & Upcoming Listings:
Many luxury and investment properties are not publicly listed. Agents often have insider access to these opportunities.

Contract Negotiation & Due Diligence:
Your agent works to protect your interests, helps coordinate inspections, reviews condo documents, and ensures key deadlines are met.

Helpful Resources:

• Search Big Island Condos »
• Big Island Buyer Representation »
• View Penn's Big Island Buyer’s Guide »
• Contact Penn to Get Started »