Address Search

Waimea (Kamuela) Real Estate: Upcountry Ranch Town on the Big Island (2026)

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

Green pastures outside Waimea on the Big Island
Pasture outside Waimea. Photo: Bonus Onus, CC BY-SA 3.0, via Wikimedia Commons.

Quick answer (updated November 13, 2026): Waimea, also called Kamuela, is the Big Island's cool upcountry ranch town, between the Kohala Mountains and Mauna Kea at around 2,600 feet. It falls mostly in the South Kohala district, where the October 2026 Title Guaranty Hawaii market report shows 11 house sales at a $913,800 median in October 2026; nearby Hamakua had 3 house sales at $835,000. Homes range from in-town houses to acreage, so water, zoning and wind and rain exposure vary by parcel.

Waimea is ranch country, with green pasture, cool nights and a small town center with shops, a hospital and the services the Kohala Coast resorts rely on. The east side of town is wetter and greener; the west side is drier and sunnier.

Many people who work at the resorts or in town live here, and others come for land and a cooler climate. Here is what to know.

Homes and land

Expect older in-town homes, subdivisions on the edges of town, agricultural lots and larger acreage. Agricultural zoning limits dwellings and requires farm use. Because Waimea sales are reported inside the South Kohala and Hamakua districts, which also include resort properties, I build prices from Waimea-only comparables.

South Kohala house median, Oct 2026$913,800 (11 sales)
Hamakua house median, Oct 2026$835,000 (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.

Kohala Mountain Road with Mauna Kea in the distance
Kohala Mountain Road and Mauna Kea, July 2023. Photo: Raita Futo from Tokyo, Japan, CC BY 2.0, via Wikimedia Commons.

Climate and living

Waimea is cooler and often windy, and many homes have fireplaces. The wetter east side gets mist and rain that keeps pastures green; the drier west side is sunnier. Visit at different times of day before you choose a street.

Water and wastewater

In-town homes are typically on county water; some outlying parcels rely on catchment or private systems. 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.

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. Most of Waimea is residential or agricultural, where new unhosted vacation rentals are not allowed unless the property already holds a nonconforming use certificate.

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.

Rolling green hills along Kohala Mountain Road north of Waimea
Kohala Mountain Road north of Waimea, July 2023. Photo: Raita Futo from Tokyo, Japan, CC BY 2.0, via Wikimedia Commons.

Lava zones and other 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.

Waimea sits between the Kohala Mountains and Mauna Kea, away from the most active volcanoes. Wildfire in dry grassland and wind are more practical concerns.

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, Waimea is about 45 to 55 minutes. The Kohala Coast resorts are 20 to 30 minutes downhill, and Hilo is about an hour and 15 minutes along the Hamakua Coast. 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 $900,000 of taxable value would be about $5,175 a year in the Homeowner class before the home exemption, and about $9,990 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.

Waimea real estate FAQ

Is Waimea the same as Kamuela?

Yes. Kamuela is the post office name for Waimea on the Big Island, used to distinguish it from Waimea on Kauai and Oahu.

How much does a house in Waimea cost?

Waimea sales fall mostly in the South Kohala district, where the October 2026 Title Guaranty Hawaii market report shows 11 house sales at a $913,800 median, and partly in Hamakua, which had 3 sales at $835,000. Waimea-only comparables give a better picture.

What is the weather like in Waimea?

Cooler than the coast, often windy, with a wetter east side and a drier west side.

What are property taxes on a Waimea home?

Using Hawaii County's July 2026 to June 2027 rates, $900,000 of taxable value would be about $5,175 a year in the Homeowner class ($5.75 per $1,000) before the home exemption, or about $9,990 a year in the Residential class used for most second homes and rentals.

Can I rent a Waimea home to vacationers?

Generally not, unless the property already holds a nonconforming use certificate. Most of Waimea is residential or agricultural.

How do I find the lava zone for a property?

Look up the parcel on the U.S. Geological Survey lava-flow hazard zone map (zones 1 to 9, with Zone 1 the highest hazard). The map dates from 1992 and is being updated, and your lender and insurer may have their own rules for Zones 1 and 2.

How far is Waimea from Kona airport?

Our estimate is about 45 to 55 minutes in light traffic.

Can Tony help me buy in Waimea?

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 Waimea every day. Call or text (808) 201-3577.

Keep reading

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.

Address Search