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Home Buying FAQ's

Why should I buy a house/property in Hawaii?

We hope this would be obvious, but one of our favorite reasons is simple: This Is Paradise!!! We have plenty of other reasons in case you're not sold there, such as how affordable the price of property and houses are, the diverse and very comfortable climate, and the warm and welcoming people here. If you are new to the Islands, take a look at our Links page to find more information about our wonderful State and all that it has to offer. 

What do Leasehold and Fee Simple mean?

This can be a little confusing at first, so here is the explanation. If you purchase a fee simple property, you own the land and the improvements upon it. This is the standard way of owning a property. However, if you purchase a leasehold property, you are buying a lease for the land and, usually, you own the improvements. A residential leasehold might have been set for 55 years but if the ground lease is 30 years old, there would be 25 years left on the lease. Most banks require a minimum number of years remaining on the lease before they will agree to lend on the property. Some require that the lease be renegotiated with the ground lessor, often a family trust or large landholding estate. This can take more time than you expect and, in fact, lessors are not obliged to extend or renegotiate the lease. 

With all this, why would anyone buy a leasehold property? Because it is often less expensive to purchase and the lease is depreciable, which may have some tax advantages for you. 

As always, before purchasing any property, you should consult with your tax advisor and your attorney about how to protect your tax position and your estate.

How long will it take to buy a house?

This is dependent on quite a few things, so it's not a quick and simple answer. If your lender works quickly and the sellers have already accepted your offer you will generally have a much better idea as to how much longer things will take. In general, one could say that escrows are somewhere between 30-60 days, but realistically as your property and your sale are unique, so will be the timeline. We can assure you that we will do what we can to expedite the transaction however possible, just let us know. 

What is the Hawaii Property Tax Rate?

How much does an average house cost on the Big Island?

Housing costs vary greatly from community to community on the Big Island, as they do on the Mainland. The best way to get an idea of current property costs is to browse through the "Property Listings " section of this web site, exploring different locations as you go. You'll be able to see everything that's presently for sale through the Multiple Listing Service because our site links directly to the MLS database. 

Once you know the specific area(s) you are interested in, contact us and we will help you find your dream home or property!

Your Hawai'i Home

$40,000,000
7 Beds 9 Baths 707632 MLS
62-3682 Kewai St is an extraordinary and rare oceanfront property nestled in the prestigious Mauna Kea Resort on the Big Island of Hawaii. This is a once-in-a-lifetime opportunity, marking the first time in 17 years that an oceanfront home has been listed on the coveted oceanfront row between the renowned Mauna Kea and Hapuna Hotels. Boasting the exclusivity of being one of only 10 oceanfront homes, this residence offers an unparalleled chance to own a piece of paradise. Situated strategically between the two most expansive white-sand beaches on the Big Island, this home in The Bluffs community provides a luxury Big Island experience like no other. The 44-acre community, with only 20 single-family lots, was originally part of the master plan for Mauna Kea Resort. The bluff side estates offer breathtaking ocean views and tropical breezes, creating an idyllic setting. The residence itself features 7 bedrooms, a well-appointed kitchen with koa cabinetry, 2,000 bottle wine room, a soundproof theater room, detached guest quarters, and an ocean-facing office with built-in koa cabinetry. An entertainer’s dream, at the center of the main room is a grand 16 person dining space with an elegant koa table, which seamlessly matches the impressive koa cabinetry and craftsmanship throughout the home. The landscape, designed by Loriann Gordon, complements the architecture crafted by the acclaimed Hamlet Charles "Lucky" Bennett, known for building iconic homes along the coast. Additionally, the property includes an approved Short-Term Vacation Rental (STVR). The construction, executed by Clever Construction, ensures the highest quality build and attention to detail. Don't miss this chance to own a piece of Hawaiian paradise in an unparalleled oceanfront setting, surrounded by the natural beauty and luxury amenities of Mauna Kea Resort.

62-3682 KEWAI PL, KAMUELA

Listing courtesy of Deep Blue HI.

$29,900,000
6 Beds 7 Baths 708508 MLS
Custom-built Estate, where oceanfront reaches new heights of tranquil living. Nestled along pristine shores and boasting 117ft of linear ocean frontage, this architectural gem offers exceptional views of the Pacific Ocean, Maui, Mauna Loa, Mauna Kea, Hualalai, and Kohala Mountains. Well positioned within the coveted 49 Black Sand Beach gated community, the residence immerses you in the beauty of Honokaope Bay while offering coastal elegance and privacy. Its oceanfront Lanai provides the experience of seeing the humpback whales and dolphins just offshore. Designed by Rohn Marvick and built by Clever Construction, the layout is thoughtfully planned to maximize the stunning ocean views, with each window inviting the beauty of the outdoor surroundings. Every detail has been carefully curated: Mahogany vaulted ceilings; Koa, Mahogany & Maple cabinetry and exquisite granite selections. The Primary Suite is finished in maple woodwork that highlights the views to the Ocean and Mountains to the North. Its sliding doors were engineered to open seamlessly to the Lanai with no column obstructions. All of the 5 Guest Suites have Mahogany flooring and Bathrooms with full-slab showers and its own private outdoor shower garden. The spacious Kitchen is adorned with magma black granite & black galaxy countertops and Koa cabinetry. The house also features an Office, a Media Room, Laundry room, Pantry and lower level area with a full Bathroom that can be used as a 7th Bedroom. The Courtyard is adorned with a Pond, Waterfall, and lush garden Spa, surrounded by coral boulders. The infinity Pool and ocean-side Spa seamlessly blend with the ocean, appearing to float 65 feet above the bright blue waters. Extra features: Lanai with BBQ area, covered dining and lounge area Copper roof Shells reef stone flooring Coral stone exterior walls 3-car Garage Fire features Grass Driveway Access to 49 Black Sand Beach Amenity Center

68-1076 HONOKAOPE WAY, KAMUELA

Listing courtesy of Iokua Real Estate, Inc.- Waikoloa.

$28,000,000
8 Beds 8 Baths 707938 MLS
HA'IKAUA POINT - An exclusive and historic 1.3-acre property along the Kona Coast of Hawaii — sitting on its own private peninsula. The family compound is surrounded by the ocean and two bays and comes with 600+ feet of private shoreline and unobstructed 270° views of the Pacific. The exquisite estate is comprised of five contiguous properties acquired over a 10-year period, including the main residence on the point, two oceanfront bungalows and a building that contains an office, media room and a four-car garage. All furnishings and art collections will be included in the sale. The Ha’ikaua Point compound is surrounded by lush and beautiful landscaped grounds. In total, there are five parcels that Includes the main house, Hale Kai Po A'i, two additional oceanfront bungalows (Hale Aloha and Hale Iki) and an additional building (Hale Hana - Bedroom/office, media room, 4-car garage). Located on the legendary and historic Ha'ikaua Peninsula, this unparalleled oceanfront estate features: - 600+ feet of private ocean shoreline with access to Keauhou and He'eia Bays and the Ocean. - Virtually every water sport is available from the property. - 270° of unobstructed ocean, bay and sunset views. - Protected by an offshore reef. - Chefs kitchen. - Private free form infinity swimming pool. - Includes furnishings, art and collections. - Designed and built for minimum maintenance using the best of the best of everything on an unlimited budget. No HOA, No CC&Rs - enjoy the ultimate Hawai'i resort lifestyle. The only neighbor you have is the ocean! The stunning landscaped grounds of Ha'ikaua Point are the perfect setting for private functions (large or small) … or a corporate retreat… the options are unlimited. You must see and feel Ha'ikaua to believe and appreciate it. The incomparable attributes of Ha'ikaua Point Estate are endless.

78-107-A HOLUA RD, KAILUA KONA

Listing courtesy of Hualalai Realty.

$23,000,000
5 Beds 6 Baths 708901 MLS
For the discriminating buyer who seeks exclusivity, luxury, privacy, and security, this 51+acre gated, fully fenced estate, with nearly a mile of oceanfront, offers a singular opportunity on the Hamakua Coast on the Big Island of Hawaii. From the moment of entry through a private gate it becomes clear that something special is about to unfold. Through Norfolk Pines transitioning to majestic Royal Palms, past 10 acres of Macadamia Nut Trees, Citrus and Avocado orchards, and acres upon acres of manicured lawns, this magnificent estate unfolds as a foreground to a mile of shoreline along the mighty Pacific. Serviced by local utilities, this estate also boasts its own deep water well and a Photovoltaic array both capable of meeting all the water and electrical needs of the estate. The residence, with 9000+ square feet of living space, includes five bedrooms, five full and 2 half baths, and a one bedroom, one bath Ohana unit. An elevator and grand staircase services the second- floor primary bedroom suite which comprises 2800 square feet. The suite is surrounded by a covered lanai and offers never ending views of the shoreline and ocean below. The gourmet kitchen, with the latest in luxury appliances, as well as dining facilities and public living spaces, are an entertainer’s dream. Equipment barn, together with all the machinery and equipment necessary to care for the property, is included.

28-3628 HAWAII BELT RD, HONOMU

Listing courtesy of Hawaii Life.

$21,500,000
5 Beds 5 Baths 704120 MLS Kohanaiki BLDG.
A rare offering awaits at this modern estate in the Private Club & Community of Kohanaiki. Commanding a coveted location in the community, offering elevated, expansive ocean views, this quintessential contemporary Kohanaiki home defines luxury living. Designed & built for gathering with family & friends to let the good times roll. This 5 Bedroom, 5 1/2 Bathroom, nearly 5,000 Square feet of interior air conditioned space is a masterpiece of thoughtful design & quality craftsmanship. A stunning backdrop to make memories with those you love, enjoy good times together under one roof while maintaining a great separation of private space in this elegant, comfortable home. Luxury & sophistication meet comfort & happiness at the Pacific Ocean’s door on the idyllic Kona Coast of Hawaii Island. Rarely does an opportunity come along offering a premium location, thoughtful design, dramatic architecture & fine craftsmanship, converging with love & laughter in a special community Robb Report voted its "Best of the Best". Kohanaiki is a 450-acre, private residential community on the Western Kona coast of the Big Island of Hawai’i. Membership is available by invitation only & members enjoy an 18-hole Rees Jones-designed golf course, a 67,000-square-foot Clubhouse & Spa, luxury Beach Club & over 1.5 miles of private beach, an adventure team offering water sports fronting one of Hawaii's most productive sport fishing grounds, known as ‘ono lane’ & one of the best surfing beaches. Five star dining facilities, including a craft Brewery, secret cigar room, family friendly bar & lounge with bowling alley & movie theater just a few of extraordinary amenities. Kohanaiki has reimagined the private club experience with grace & authenticity. Keenly focused on like-minded values, its' residents value deep connections & elevated relationships, friends who are like family, unparalleled service & memorable experiences, all in a very special location to call your home. . .

73-4603 PUHILI LOOP, KAILUA KONA

Listing courtesy of COMPASS.

$20,000,000
4 Beds 4 Baths 648886 MLS Kohanaiki BLDG.
Zak Architecture created a crisp and clean symmetrical plan in their signature contemporary Hawaiian style, as the Douglas Durkin Design team simultaneously developed the rich color palate of the finest architectural and interior design materials. The firm of Metzler Contracting was engaged to bring together these varying materials and concepts to create this singularly beautiful home. The Owners have wonderful taste and communicated the desire to build a home that captures the look and feel of the Big Island and its culture. Some of the finest craftspeople in the United States were called upon to create bespoke furnishings, to include the exquisite hand tufted silk and wool carpets from V’Soske of New York, hand printed fabrics produced by Pintura Studios of New York, custom designed and carved plantation teak beds, bedside tables, coffee tables, and outdoor suites of furniture produced by Warisan of Indonesia, Tom Sellars Woodworking and Luis Rossi of San Francisco, and the sophisticated custom hanging light fixture by Aqua Creations. New York artist Nancy Lorenz was commissioned to create a magnificent series of five lacquer wall panels for the Great Room, in rough hewn wood and layers of lacquer and gold to emulate the sea. These are complimented by two large scale transparent teak wood screens used as room dividers. This is a very special home in a very special place, executed with an extraordinary vision, level of quality and attention to detail.

73-4720 Aukai Place, KAILUA KONA

Listing courtesy of Metzler Realty.

$19,950,000
6 Beds 7 Baths 707198 MLS
Nestled above Kuna Bay, this Kealia Kai estate epitomizes opulent living, seamlessly marrying contemporary elegance with tropical allure. Encompassing over 12000 ft2 under the homes roof. The property boasts two Porte Cocheres and 2 waterfalls as you enter and a captivating Atrium bordered by four spacious bedrooms, including two lavish En Suites. Upon entry, the grandeur unfolds with a marble medallion floor and exquisite pineapple-etched leaded glass, leading to the pièce de résistance – a breathtaking saltwater infinity pool with waterfall perched at the bluff’s edge, presenting panoramic ocean vistas. The expansive living area harmonizes comfort and luxury, featuring a custom bar, recreational game tables, and a chef's dream kitchen with top-tier appliances and built in Miele coffee machine, granite surfaces, and a sizable walk-in pantry. Adding to its allure, a brick-layered 300+-bottle wine cellar with a tasting area enhances the home's unique charm. The master suite is a private haven, offering sweeping ocean views, dual walk-in closets, a jacuzzi tubs, and luxurious his and hers amenities. Throughout the residence, dramatic door heights, 28' vaulted wood ceilings, and exceptional wood finishes showcase meticulous craftsmanship and attention to detail. Entertainment reaches new heights in the air-conditioned 9-seat home theater with "Buttkicker" seats vibrate with action scenes, and a full wet bar. Practical needs are met by the 3500 sq ft Ag building, over 691 sqft of storage above garage, six garages, and a 504 sq ft guest/property manager quarters. This Smart Home integrates technology seamlessly, with central piped gas and a robust 60KW Generac Generator, all controlled via iPads and smartphones. More than a home, this property is a testament to high-end living, where every detail is meticulously crafted for the pinnacle of luxury and convenience.

2810 KAPOLI ST, KAPAA

Listing courtesy of Better Homes and Gardens Real Estate, Rainbow Island Properties.

$19,500,000
704093 MLS
Kapalaoa Oceanfront Estate Property Nestled within 21.487 acres of unspoiled Hawaiian beauty, beckon you to own a piece of the Big Island's natural grandeur. This exceptional property surrounded by state land, offer a luxurious retreat steeped in cultural heritage, serenity, and an unrivaled marine sanctuary right at your doorstep. Embraces its rich cultural history, where ancient stories blend seamlessly with modern living. This is a place where history whispers through the gentle breeze, inviting you to connect with the land. Accessed via a private easement road traversing Hawaii's conservation land, Kapalaoa promises unparalleled seclusion and tranquility. Here, you can escape the demands of the outside world and immerse yourself in the island's natural beauty without distractions. Native lava flows cradle the land, while anchialine ponds punctuate the terrain. These ponds are a testament to the island's geological history. Step from your doorstep onto your private white sand beach, where the inviting waters of the Pacific Ocean call you to explore. Whether you're snorkeling, swimming, or simply savoring the mesmerizing views, this sanctuary becomes your personal playground. This offering includes all four oceanfront lots, granting you the canvas to realize your Hawaiian dream. Not just a purchase; this is an investment in your legacy. Here's your opportunity to own a piece of untouched Hawaiian paradise, forging enduring memories and a connection to the land that will span generations.

QUEEN KAAHUMANU HWY, KAMUELA

Listing courtesy of Hawaii Luxury Real Estate.

$16,000,000
4 Beds 5 Baths 669613 MLS Kukui`Ula BLDG.
Wall Street Journal’s 2018 Home of the Year, this custom home, designed by acclaimed architect Bing Hu, exudes island luxury at the highest level. Seamless indoor/outdoor living, extraordinarily high level of finish, & breath-taking ocean & mountain views are just some of what makes it exceptional. Covered lanai extends from every room of the 7,107 sqft home, with 5,284 sqft AC space. The 1.46-acre enclosed and walled private compound, includes a guest cottage, pool, spa & yoga hale. Inspired by the island’s beauty & natural elements, the finishes are masterful, with custom furniture, art & décor hand-picked by notable interior designer Mary Philpotts. Vaulted ceilings & an abundance of natural light create a true great room, flanked by a chef’s kitchen & formal dining room. Above, a spacious loft with its own private lanai is ideal for an office, playroom or a additional space for guests. The primary suite gazes out at the Pacific with a private, outdoor oasis, including a garden, jacuzzi & outdoor shower. Inside, a large soaking tub & steam shower are the perfect way to end a day of adventure. On the other side of the home, two junior suites enjoy ocean views & their own private, outdoor showers. Membership to the Club at Kukui`ula affords exclusive access to incomparable amenities: 18-hole Tom Weiskopf golf course, spa, fitness center, clubhouse, 2 restaurants, pools, tennis, a 10-acre organic Farm, superfoods garden & orchard. Enjoy peaceful sunrises over Mt. Haupu, or toast to the golden sunset with family & friends around the outdoor fire pit. This large property includes several private/quiet spaces, including a Zen garden with water lily ponds. • Carrara Marble in Bathrooms • Negative Edge Pool • Cold Plunge & 2 Spas • Travertine Stone in Living Areas & Lanai • American Walnut Floors in bedrooms • Sub-Zero & Wolf Appliances • Butler’s Pantry & Wine Cooler • Recessed Blinds in Bedrooms & Loft • Gated Entry

3047 Kahalawai, KOLOA

Listing courtesy of Kukui'ula Realty Group LLC.

$15,000,000
702771 MLS
Welcome to Mapuana Ranch, one of the very few large acreage parcels available on Kauai's south side. This ocean view jewel is within a 15-minute drive from the airport and the business hub of Lihue and is located on the “makai side” of the quaint up-country town of Kalaheo. An even shorter drive will take you to the visitor destination of Poipu Beach and all it has to offer. The Puu Road neighborhood is characterized by gently rolling hills dotted with private country estates. Upon the approach, you are instantly enveloped in a feeling of peace and tranquility, surrounded by birdsong, and the gently fragrant tradewind breeze. To explore the full potential of this remarkable property, beyond the secured entry, a meandering drive leads you through a forested valley before ascending to several hilltop locations and many ideal choices to site your new home. There you will open your eyes to the breathtaking blue of ocean views that stretch as far as the eye can see from practically every corner of this amazing parcel. The land’s rolling topography provides a dynamic canvas for creative development, with thoughtfully cleared meadows and selectively preserved forests accommodating a variety of uses. There is ample space for gardens, orchards, reforestation, and equestrian pursuits. Within the privacy of your own estate, Mapuana Ranch opens many possibilities to engage in the island lifestyle and activities we all yearn for. Beyond the coffee fields, along the shoreline, there is much to explore. With permitted access, discover pristine stretches of white sand, and intimate coves along a rugged coastline perfect for all manner of marine recreation. Nearby, Kukuiolono Park and Golf Course provides a unique 9 hole golf experience, scenic walking walking trails and a Clubhouse restaurant and lounge. For more complete details and an on line virtual tour of the entire property go to: www.mapuana-ranch.com

LOLO RD, KALAHEO

Listing courtesy of Coldwell Banker Island Properties - Kauai.

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Based on information from the Multiple Listing Service of Hicentral MLS, Ltd. Listings last updated on . Information is deemed reliable but not guaranteed. Copyright: 2024 by HiCentral MLS, Ltd. IDX information is provided exclusively for consumers' personal, non-commercial use. It may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.