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Kohala Coast Real Estate: Mauna Lani, Mauna Kea Resort and North Kohala (2026)

By Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Updated November 13, 2026.

Lava fields along Queen Kaahumanu Highway on the Kohala Coast
Lava fields along Route 19 on the Kohala Coast. Photo: Ken Lund from Reno, Nevada, USA, CC BY-SA 2.0, via Wikimedia Commons.

Quick answer (updated November 13, 2026): The Kohala Coast is the Big Island's luxury resort shoreline north of Waikoloa, with Mauna Lani and Mauna Kea Resort, plus rural North Kohala at the island's northern tip. October 2026 median prices (Title Guaranty Hawaii market report) show South Kohala house sales at a $913,800 median and condos at $760,000, while North Kohala had 2 house sales at a $1.6 million median and 2 land sales at $1.9 million. Resort areas generally allow vacation rentals; most of North Kohala does not.

South of Kawaihae, Queen Kaahumanu Highway runs through black lava fields past the resort communities of Mauna Kea and Mauna Lani, with hotels, golf courses, and luxury homes and condos. North of Kawaihae, the land rises into the green ranches and old plantation towns of North Kohala, Hawi and Kapaau, at the end of the road.

These are very different markets that share a coastline, so here is each one.

Mauna Lani and Mauna Kea Resort

The resort communities offer condos, villas, single-family homes and homesites, typically with master association rules, design review and amenity dues. Fairways at Mauna Lani was among the island's condo projects with a sale in October. Prices here are set project by project, often well above the district median.

South Kohala house median, Oct 2026$913,800 (11 sales)
South Kohala condo median, Oct 2026$760,000 (11 sales)
South Kohala land median, Oct 2026$1.2 million (3 sales)
Island house median, Oct 2026$514,500

These are October 2026 median prices from the Title Guaranty Hawaii market report for Hawaii Island (effective November 2, 2026). Title Guaranty is a Hawaii title and escrow company, and its free monthly report compiles the island's MLS sales statistics by tax district. One month is a small sample, so treat a district median as a starting point and look at actual comparable sales.

North Kohala

North Kohala is rural, greener and cooler than the resort coast, with older homes in Hawi and Kapaau, agricultural lots and larger ranch parcels. Sales are few: 2 houses at a $1.6 million median and 2 land sales at $1.9 million in October 2026. Water, agricultural zoning and road access are the key questions. Many rural homes on both islands still use cesspools. State law requires every cesspool in Hawaii to be upgraded, converted or connected to sewer by 2050, so a buyer should know what system a property has and what replacing it would involve.

Green pasture in North Kohala seen from Kohala Mountain Road
Pasture in North Kohala along Highway 250. Photo: Madereugeneandrew, CC BY-SA 4.0, via Wikimedia Commons.

Vacation rental rules

Hawaii County's 2018 short-term vacation rental law (Ordinance 2018-114) allows new unhosted rentals only in certain districts: the V, CG and CV zones, residential and commercial zones inside the General Plan's resort areas, and RM-zoned condominiums. Outside those areas, only rentals that were operating before April 1, 2019 and hold an annually renewed nonconforming use certificate can continue. Since September 1, 2026 the county also requires every transient vacation rental, hosted or not, to register through its online portal under Ordinance 25-50, with a grace period through the end of 2026. Condo association rules can be stricter than the county's. The Mauna Lani and Mauna Kea resort areas are in General Plan resort areas where rentals can be permitted, subject to association rules. Most of North Kohala is agricultural or residential, where new unhosted rentals are not allowed.

Nightly rental income is taxed separately from property tax: the state transient accommodations tax is 11% as of January 1, 2026, each county adds a 3% county TAT, and general excise tax is 4.5% in both Maui County and Hawaii County, so plan on about 18.5% of gross rent before income tax.

Lava zones and hazards

The U.S. Geological Survey divides Hawaii Island into lava-flow hazard zones from 1 (highest) to 9 (lowest). Zone 1 covers the summits and rift zones of Kilauea and Mauna Loa; Zone 2 is the land next to and downslope of those rift zones. The zones describe long-term probability, not a forecast, and USGS is updating the map, which still dates from 1992. Zone matters for insurance and financing. When private insurers decline a home, the Hawaii Property Insurance Association is the market of last resort: it requires at least two declinations, offers dwelling limits from $50,000 to $450,000, and generally costs more for less coverage. Ask your lender and an insurance agent about a specific address before you are in contract.

Kohala volcano, which formed this part of the island, is long extinct, and the USGS ranks the long-term lava threat highest on Kilauea, Mauna Loa and Hualalai. Brush fire, shoreline erosion and tsunami zones are the more practical hazards here.

Land tenure

Most Hawaii Island homes and lots sell fee simple. Leasehold still appears in some Kona-side condos and older subdivisions, and Department of Hawaiian Home Lands homestead leases have their own eligibility rules. On rural lots, I look closely at legal access, road maintenance agreements on private roads, and whether utilities actually reach the parcel.

Getting around

From Kona International Airport, Mauna Lani is about 25 to 30 minutes, Mauna Kea Resort about 35 minutes, and Hawi about 60 to 70 minutes. Waimea is 20 to 30 minutes uphill from the resorts. These are our own estimates for light traffic, not official figures.

Property taxes

Hawaii County sets rates by class each May. A full-time owner who files for the home exemption is taxed in the Homeowner class, and the exemption also lowers the taxable value. Second homes and vacation rentals are generally taxed in the Residential class, which now has three tiers.

Source: Hawaii County Council Resolution 574-26 notice; tier thresholds from Title Guaranty's 2026-2027 rate sheet.
Hawaii County class (FY July 1, 2026 - June 30, 2027) Rate per $1,000 of net taxable value
Homeowner $5.75
Residential (non-homeowner) $11.10 below $2M; $14.50 from $2M to $4M; $17.00 above $4M
Long-term rental $7.75
Apartment $11.70
Hotel and resort / Conservation $11.55
Agricultural or native forests $9.35
Affordable rental housing $5.75

Illustration only: a home with $2,500,000 of taxable value would be about $14,375 a year in the Homeowner class before the home exemption, and about $29,450 a year in the Residential class. The exemption amount depends on the owner, so I have the county's numbers checked for the specific property.

At resort price points, the Residential class tiers matter: $11.10 per $1,000 below $2 million, $14.50 from $2 million to $4 million, and $17.00 above.

Kohala Coast real estate FAQ

How much do homes cost on the Kohala Coast?

October 2026 median prices (Title Guaranty Hawaii market report) show South Kohala house sales at a $913,800 median and condos at $760,000. Resort homes at Mauna Lani and Mauna Kea Resort often sell far above those medians, so I use project-level comparables.

Can I rent a Mauna Lani condo nightly?

The resort is in a General Plan resort area where Hawaii County allows short-term rentals, subject to the association's rules and the county's registration requirement. Confirm both.

What is North Kohala like?

Rural, green and cooler, with small towns, ranch land and agricultural lots. It has few sales; the Title Guaranty Hawaii market report shows 2 house sales at a $1.6 million median in October 2026.

What are property taxes on a Kohala Coast home?

Using Hawaii County's July 2026 to June 2027 rates, $2,500,000 of taxable value would be about $14,375 a year in the Homeowner class ($5.75 per $1,000) before the home exemption, or about $29,450 a year in the Residential class used for most second homes and rentals.

Is the Kohala Coast in a high lava zone?

The long-term lava threat is greatest on Kilauea, Mauna Loa and Hualalai, according to the USGS. Look up each parcel's zone on the USGS map.

How far is Mauna Lani from Kona airport?

Our estimate is about 25 to 30 minutes in light traffic.

Do resort homes have association rules?

Yes. Expect master and project associations, design review, and rules on rentals and use. Read them before you write an offer.

Can Tony help me buy in the Kohala Coast?

Yes. My team is based on Oahu, and for Hawaii Island purchases we help buyers through eXp Realty's statewide network, including referrals to agents who work the Kohala Coast every day. Call or text (808) 201-3577.

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Sources

Tony Kawaguchi, REALTOR (RS-66616), The Kawaguchi Group, eXp Realty (RB-21841). Selling in Hawaii since 2005. Phone (808) 201-3577. The Kawaguchi Group is based on Oahu; for neighbor-island purchases we work with buyers through eXp Realty's statewide network, including referrals to agents who work those areas every day. This page is general information, not legal, tax, insurance or financial advice. Market statistics are deemed reliable but not guaranteed and can be revised. Drive times are our own estimates for light traffic and will vary. Photos are of the general area and are not listings.

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