Big Island, Hawaii

Investment property guides for the Kona–Kohala coast

The questions investors actually ask me about buying in Kailua-Kona, Waikoloa Beach Resort, Mauna Lani, and Mauna Kea Resort, answered with specifics instead of marketing copy.

By Jeff Gaughan, Realtor (RS-81116), eXp Realty · Working the Big Island since 2018

Buying on Hawaii Island is not like buying on the mainland. Lava zones affect insurance. Short-term rental permits are complex-specific, not island-wide. HOA fees here cover things mainland HOAs never touch, and a "cheap" condo with a $1,400 monthly fee is not cheap. These guides exist so you can get the Hawaii-specific facts before you get on a plane.

• What lava zone are Kona, Waikoloa Beach Resort, Mauna Lani, and Mauna Kea in?

  The zone designations for each West Hawaii market, what they mean for insurance and lending, and why Zone 3 at a Kohala resort is not the same risk picture as Zone 3 in Ka'u.

• What do HOA fees cover at Big Island condos, and what should you expect to pay?

  Typical monthly ranges by property type, what's included (often more than you think), and the two line items that catch mainland investors off guard.

• Which Big Island condos have real ocean views?

  The complexes I'd actually show an investor, from true-oceanfront buildings on Ali'i Drive to the resort corridor at Mauna Lani and Waikoloa Beach Resort.

• Kona investor resources: lenders and property managers

  Who I refer clients to for financing and short-term rental management on the west side, and what to ask them before you write an offer.