Thinking About Moving to the Big Island?
Relocating to Hawaii—especially to the Big Island—is a dream for many, but it’s also a major life decision that comes with unique considerations. Whether you're drawn by the slower pace, stunning natural beauty, or the promise of a fresh start, making the move across the Pacific requires careful planning, patience, and the right information.
From deciding what to bring (and what to leave behind), to navigating shipping logistics, housing options, and even pet quarantine rules—there’s a lot to think through. You’ll need to choose whether to pack and ship your belongings yourself, hire a full-service moving company, or start fresh with just a few essentials.
139 Sales
2024 ($3M+)
+ 58%
% Chg vs. 2023 (88)
79%
All Cash Sales
$4.8M
2024 Median ($3M+)
Fortunately,
YOU'RE NOT ALONE IN THIS PROCESS.
There’s a wealth of information available, and this page is designed to help you cut through the noise. Here, you’ll find answers to the most common relocation questions, practical tips based on local experience, and helpful resources to make your transition as smooth as possible.
Take a deep breath, go for a walk, and start imagining what life could be like here. When you’re ready to make the leap, a thoughtful plan (and a good local guide) will go a long way in making your Big Island move a success.
❂ Big Island Top 3% Sales
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❂ 24 Years of Hawaii Expertise
Moving to Hawaii
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:
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:
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:
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:
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:
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:
- 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:
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:
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:
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.»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:
Featured Areas
LUXURY COMMUNITIES
Kukio
Hawaii’s most exclusive private club community, offering ultra-luxury estates, a world-class golf course, and unmatched concierge services.
Hualalai
Home to the Four Seasons Hualalai, this community blends high-end resort living with timeless Hawaiian elegance and five-star amenities.
Kohanaiki
A private club community with renown amenities and sleek contemporary estates, set along one of the most beautiful stretches of Kona coastline.
Hokulia
A private South Kona enclave featuring expansive estate lots, a Jack Nicklaus Golf Course, and a relaxed setting rich in Hawaiian tradition.
Mauna Kea
Offering homes with access to two of Hawaii’s finest white-sand beaches, luxury amenities, and an iconic sense of place on the Kohala Coast.
Mauna Lani
A refined resort community with oceanfront and golf course properties, a private beach club, and a rich cultural history woven throughout.
Luxury Real Estate in Hawaii
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
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:
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.
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:
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:
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
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:
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:
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:
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:
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:
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:
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.
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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 »While it’s possible to purchase a condo without a buyer’s agent, having professional representation is highly recommendspeciawhere real estate laws, ownership structures, and condo-specific rules differ from the main
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: