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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

$79,000,000
647206 MLS
The Headlands of Kalanipu’u is a truly remarkable, one-of-a-kind property. It is situated minutes from Lihue Town, Lihue Airport, restaurants, shopping, schools and midway between the North and South Shores. This incomparable property consists of a total of 1,395 acres surrounded by ocean, river, and harbor frontage and has two additional “kuleana” (legal parcels). The terrain is remarkably diverse, rugged, and pristine, rising from the ocean at sea level up to approximately 1,600 feet in altitude. With the large parcel and two additional smaller Kuleana properties, there is the potential for “consolidation and resubdivision”. If approved, it will allow adjustments to the current parcel boundaries. This will call for an environmentally friendly planner and architect to design homes that blend into the building site and take advantage of the various unobstructed and spectacular views. There are no utilities currently servicing the property. This would allow the homes to be built that will make the smallest of carbon footprints by living “off the grid”. Imagine the feeling of solitude and extreme privacy. And yet, it will still be 5 to 10 minutes from town and “civilization”. Create hiking and walking trails through the mountains and valleys and along the shoreline and within the property which will have unobstructed Pacific Ocean, Hule’ia river, and Nawiliwili Harbor views. The Pacific Ocean frontage goes for miles. Go kayaking up the Hule’ia River to the ancient Menehune Fishpond. The views of the iconic mountains, mountain ridges and valleys are also truly magnificent. Incidentally, you will own three of the mountains you are viewing: Kalanipu’u, Keopaweo and Hokunui. You could create a helipad as Lihue airport is located 5 minutes away from the property or come across the river from the harbor by boat (a 5-minute trip) and then moor your boat at your property. This is a unique opportunity to own a very private, serene, and captivating piece of Kauai.

NIUMALU, LIHUE

Listing courtesy of Oceanfront Sotheby's International Realty.

$24,000,000
4 Beds 4 Baths 666820 MLS Bounty House BLDG.
Immerse yourself in Kauai’s exquisite North Shore at this new Hanalei Bay home, a 2-minute stroll from the ocean or the shops and dining at Hanalei Town. Situated on a double, corner lot spanning one-half acre, this architecturally significant home was completed in late 2022, and is approximately 5,800 sq ft of indoor/outdoor living spaces, with 4 sunny bedrooms and 4.5-bathrooms. A private retreat of manicured gardens where you can lounge by the custom pool/spa, or entertain friends and family on a handcrafted lanai, surrounded by tropical gardens and views of waterfalls and mountains. Designed by notable California architect Kevin A. Clark, this classic Hawaiian bungalow features detailed craftsmanship and fine materials, plus a smart home package containing a Lutron Homeworks QSX light/shade automation system and 40 Sunpower panels with robust Tesla Powerwall backup. Modern comforts include a big, elegant kitchen with white marble counters and appliances by SubZero, Miele and Wolf—plus a built-in gourmet Kalamazoo outdoor grill. Gathering spaces include an airy great room with thick oak floors, vaulted ceilings and disappearing glass walls to keep you connected to the inspiring island and its warm breezes. There are big windows and decks throughout, and garden, waterfall or mountain views from every room. All 4 bedrooms have private bathrooms with marble counters, including the tucked-away guest suite and an uber-private primary suite with a secluded outdoor shower garden that’s equipped with two showerheads. After a day of surfing or swimming, you can drive 10 minutes to Princeville or head around the corner to your favorite local eatery. Or fresh local ingredients from the farmer’s market, just two blocks away, and cook and relax with family at this private haven, comfortably tucked behind tasteful walls of custom moss and blue lava rock, and a handcrafted tropical hardwood front gate.

4421 MALOLO RD, HANALEI

Listing courtesy of Hawaii Life.

$23,000,000
5 Beds 6 Baths 657237 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 9500+ 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.

$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.

$17,500,000
7 Beds 7 Baths 663412 MLS
This home is currently under construction by GM Construction and is anticipated to be completed March 2023. It is a one-of-a-kind, custom-built 7,274 total SF estate home with an internal area of 5,520 SF. Sweeping ocean views over a 66-foot-wide infinity edge pool create a private & tranquil setting reminiscent of the world’s leading 5-star resorts. The authentic & stylish Hawaiian estate infuses modern luxuries with timeless Kukio barefoot elegance. Stone finishes include hand-carved limestone, Italian Calcutta marble, quartzite counters and antiqued La Paz stone flooring. Extensive woodwork includes Kona-built teak cabinets, custom-made 10-foot-tall cedar sliding doors, lanai cedar ceilings and wide-plank European rift-cut oak flooring. Features steel beam great room construction with 63-feet-wide disappearing pocket doors offering the ultimate in-door, out-door Kohala Coast living, 2 ocean-view master suites, 2 pools, 2 outdoor firepits, glass wine cellar, media room, private ocean-view guest suite and a total of 7 bedroom suites with private lanais and outdoor showers. Palm trees and tropical landscaping create the ultimate Hawaiian oasis. *Furnished photos are from a previous listing. Seller represents that final delivered home will be similar fit and finish* This home is located near Kua Bay, one of the most pristine white sand beaches on the Kona Coast. Property owners are extended the opportunity to apply to the Kukio Golf & Beach Club: an oceanfront private club with world class amenities including Tom Fazio designed 18-hole Championship Golf Course and 10-hole short course, two clubhouses with private dining, sports complex, ocean pursuits center, and a comprehensive indoor and outdoor spa. HOA fees include 24-hour manned security.

72-6011 KUILI PLACE, KAILUA KONA

Listing courtesy of Kukio Properties.

$15,500,000
3 Beds 3 Baths 667109 MLS Sand Castles Cpr BLDG.
Own this oceanfront property on beautiful Kauai today! This rare opportunity offers over 500 feet of beachfront on the Garden Isle. This two-unit CPR, known as Sandcastles, is two adjoining parcels forming an unusually large private oceanfront of 1.43 acres. There is currently a 3 bedroom, 3 bath home on one of the parcels and the possibility of adding another on the adjacent acreage, perhaps allowing you to build your oceanfront compound! Sandcastles is located at the very end of lower Aliomanu Rd. Currently, a vacation rental and wedding destination, you can continue the successful 6-figure business or do something completely different. Unlike many of the North Shore “trophy” properties, Sandcastles is only 10 minutes from all the amenities of Kapaa and 30 minutes (about 17 miles) from Lihue. The home has an open concept with large cathedral ceilings. There is a top-of-line remodeled kitchen and the decking has been replaced with trex and marine grade stainless As with most vacation rentals, Sandcastles is completely turnkey. The extra large, wrap-around lanai has spectacular white-water views and an inviting hot tub too. You and your guests will most certainly enjoy the ocean sounds and sights from here and from most of the rooms in the home. This home is on 36,547 sq. ft. of oceanfront with mature tropical foliage. The adjacent 27,835 sq. ft. CPR lot has a gazebo and is a popular spot for weddings. Sandcastles, on the sandy beach of Anahola, is great for snorkeling and swimming and is near the famous “Unreals” surfing spot. (This heavenly home is so popular, seeing it may require patience as it is often rented.) It's not unusual to walk the beach and find yourself alone. Sandcastles, TVNC#1305, is one of the top-performing rental homes on the east side of Kauai. This property has not been on the market for over twenty years. Carpe diem & get your secluded oceanfront piece of paradise now.

5000 ALIOMANU RD, ANAHOLA

Listing courtesy of eXp Realty.

$14,900,000
4 Beds 4 Baths 667372 MLS One Ocean - Ke Kailani BLDG.
A rare offering! Brand new estate property in the One Ocean development at Mauna Lani resort. Over 6198 sqft of luxurious living space with 4 bedrooms and 5.5 baths on a 1.14 acre almost OCEAN FRONT oasis. Hear the waves crashing, watch the whales and dolphins from your lanai with utmost privacy. Well designed single level floor plan that opens to spacious private entry courtyard. Generous use of Sapele, Limestone, Brazilian Cherry, Koa and Mango in the flooring, cabinetry, doors and trim. 55-60 slabs of imported natural Italian quartzite "Blue Louise" creates artistry throughout. Enter through the 4 panel glass pocket door to an open floor plan living area with custom koa cabinets. Unique designer pivot doors with hand carved handles imported from England. Kitchen has large island and breakfast bar, top of the line appliances, coffee and tea station with pot filler convenience, Koa cabinets, under counter pull out cabinets with electrical outlets for easy hideaway daily use appliances. Dining and family room with dramatic ocean and mountain views. Primary wing with privacy doors, grand bedroom suite with 2 large pocket doors that frames the ocean and mountain views, walk-in automated closet with custom cabinetry, lavish primary bathroom with oversized 2 person Jacuzzi tub, his/hers water closets with TODO toilets, designer's dream walk in shower, plus outdoor shower garden. All bedrooms suites have private outdoor shower gardens and pathways to the pool. 1015 SQFT infinity pool with spa, tiki torches and lava fire pots, outdoor kitchen with automated drop down entertainment screen, built in barbeque and 1/2 bath plus additional 830 sqft of covered outdoor living. One Ocean has 3 remarkable amenities for owners; the oceanfront Ocean Club with infinity pool, spa, BBQ's, pavilions, kitchen and lawn area, perfect for sunsets and private owner events, the Sports and Wellness Club and the Access to Mauna Lani Beach Club is included.

68-1007 KE KAILANI DR, KAMUELA

Listing courtesy of Hawaii Luxury Real Estate.

Based on information from the Multiple Listing Service of Hicentral MLS, Ltd. Listings last updated on . Information is deemed reliable but not guaranteed. Copyright: 2023 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.