Seven distinctive luxury markets, 169+ closed transactions, and active ultra-premium inventory showcase the resilience and diversity of Hawaii's premier Kona/Kohala Coast real estate landscape. Discover how each market segment is performing and where the strongest buyer demand is concentrated.
Kona - Kohala Coast Luxury Market Overview Seven distinctive luxury markets, 169+ closed transactions, and active ultra-premium inventory showcase the resilience and diversity of Hawaii's premier Kona/Kohala Coast real estate landscape. Discover how each market segment is performing and where the strongest buyer demand is concentrated.
Waikoloa Beach Resort: Value Wins
Market Activity
Pricing Overview
Timing & Value
Active Listings: 51 properties Pending Sales: 7 properties 2025 Closings: 40 transactions
Avg. Sale Price Residential: $4,865,000 Avg. Sale Price Condo: $1,431,026 Sale-to-List Ratio: 95.93% of original list price
Avg. Days to Sale: 125 days Price/Sq Ft (Active): $1032 Price/Sq Ft (Sales): $478
The 2025 luxury market at Waikoloa Beach Resort remained steady and attractive to both lifestyle buyers and investors alike. Whether used as full-time residences, short-term vacation rentals, or second homes, Waikoloa Beach Resort properties remain a solid investment opportunity on the Kohala Coast, bolstered by resort amenities, golf courses, shopping, and beaches all within reach.
Puako: Ultra-Scarce Shoreline Enclave The Opportunity
8 active comparables including Puako Beach Apartments condos, vacant land, and oceanfront homes along Puako Beach Drive.
List prices range $719K (3-bed condo) to $6.5M (oceanfront residence).
Market Activity Active Listings: 8 properties Pending Sales: 2 properties 2025 Closings: 10 transactions
Pricing Overview Avg. Sale Price Residential: $3,149,000 Avg. Sale Price Condo: $671,000 Sale-to-List Ratio: 93.8% of original list price
Timing & Value Avg. Days to Sale: 66 days Price/Sq Ft (Active): $1,659 Price/Sq Ft (Sales): $1,273
PuakM continues to offer a unique blend of oceanfront serenity and exclusivity, but inventory remains tight in this sought-after enclave.
Mauna Lani Resort Mauna Lani Resort continues to demonstrate strength and resilience in the luxury market despite shifts in broader economic conditions. With its world-class golf, luxury amenities, and oceanfront lifestyle, Mauna Lani remains a top destination for discerning buyers seeking the best of resort living on the Kohala Coast.
Market Activity
Pricing Overview Avg. Sale Price Residential: $6,946,000 Avg. Sale Price Condo: $2,081,691 Sale-to-List Ratio: 92.45% of original list price
Active Listings: 37 properties Pending Sales: 9 properties 2025 Closings: 60 transactions
Timing & Value
Avg. Days to Sale: 101 days Price/Sq Ft (Active): $1,581 Price/Sq Ft (Sales): $1,126
Hualalai Luxury Market Update Huallai Resort remains one of the most prestigious and desirable luxury communities on Hawai8i Island. In 2025, the market here showcased remarkable resilience and strength, underscoring the continued demand for ultra-luxury real estate in this exclusive enclave
Market Activity
Pricing Overview
Timing & Value
Active Listings: 2 properties Pending Sales: 1 property 2025 Closings: 16 transactions
Avg. Sale Price Residential: $15,065,000 Avg. Sale Price Condo: $7,252,143 Sale-to-List Ratio: 96.63% of original list price
Avg. Days to Sale: 10 days Price/Sq Ft (Active): $3,117 Price/Sq Ft (Sales): $2,654
Despite macroeconomic pressures, Huallai continues to attract high-net-worth individuals seeking privacy, world-class amenities, and elite resort living. Properties here are not just homes4they¾re legacy investments tied to an exceptional way of life.
Ultra-Luxury Tier: Mauna Kea
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Market Activity
Pricing Overview Avg. Sale Price
Active Listings: 19 properties Pending Sales: 1 property 2025 Closings: 16 transactions
Residential: $7,099,143 Avg. Sale Price Condo: $3,954,889 Sale-to-List Ratio: 94.5% of original list price
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Timing & Value
Avg. Days to Sale: 106 days Price/Sq Ft (Active): $2055 Price/Sq Ft (Sales): $1,657
Buyers at Mauna Kea are typically drawn to the resort¾s timeless elegance, historic charm, and unmatched coastline. With limited new inventory and ongoing buyer interest in prestigious resort communities, Mauna Kea continues to shine as one of the Big Island¾s most coveted addresses.
Kukio Luxury Market Update
Market Activity
Active Listings: 1 property Pending Sales: 2 properties 2025 Closings: 7 transactions
Pricing Overview Avg. Sale Price Residential: $21,975,000 Avg. Sale Price Condo: $12,950,000 Sale-to-List Ratio: 87.72% of original list price
Timing & Value
Avg. Days to Sale: 11 days Price/Sq Ft (Active): $5,400 Price/Sq Ft (Sales): $3,773
Kukio continues to stand out as one of the most exclusive, amenity-rich private communities on the Kona-Kohala Coast, with a reputation for world-class golf, oceanfront living, and highly curated lifestyle experiences. The market here is characterized by discreet, relationship- driven transactions and a consistently deep pool of qualified buyers, underscoring its position as a true ultra-luxury enclave on the Big Island.
Kohanaiki
Market Activity
Active Listings: 7 properties Pending Sales: 0 properties 2025 Closings: 20 transactions
Pricing Overview Avg. Sale Price Residential: $9,680,000 Avg. Sale Price Condo: $4,986,666 Sale-to-List Ratio: 94.85% of original list price
Timing & Value
Avg. Days to Sale: 79 days Price/Sq Ft (Active): $2,228 Price/Sq Ft (Sales): $1,984
Kohanaiki has matured into a premier coastal club community, blending modern architecture, oceanfront amenities, and a highly serviced lifestyle that appeals to discerning luxury buyers. With a mix of custom homes, villas, and estate lots, it continues to attract long-term, lifestyle- driven ownership rather than speculative activity, reinforcing its status as a sought-after, next-generation resort community on the Kona coast.
Luxury Market Breadth
Seven distinct micro-markets ranging from $425K entry-level (Kohanaiki land) to $110M ultra-luxury (Kukio) 125+ active listings providing robust inventory across all luxury segments Diverse product types: land, condos, single-family residential, resort communities, and golf-course properties
Valuation Insights
Per Building Sqft Range $750-$3,773 depending on market segment and property quality
Per Land Sqft Range $8-$1,307 reflecting land value variability by location and development stage
Price Points Clear market segmentation: sub-$1M (Waikoloa), $1-$5M (Mauna Lani, Puako), $5-$25M (Hualalai, Kohanaiki, Mauna Kea), $25M+ (Kukio, Hualalai, Mauna Lani, Kohanaiki ultra-luxury)
Long-term value performance The South Kohala condo market continues to show strong improvement year over year, with a nearly 9% increase in median sales price. However, single family homes in the same area were down nearly 4% in 2025.
Market Conditions 1 Strong Contingent Pipeline Multiple markets showing contingent listings, indicating active negotiations and continued buyer interest
2 Consistent Absorption Homes selling within 66-174 days with high percentage of list price, indicating balanced and efficient market 4 Luxury Buyer Demand Consistent activity across all price segments indicates diverse buyer base from $700K-110M+
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Premium Positioning All markets maintaining 87-96% sale-to-list price ratio demonstrates pricing discipline and market strength
Market Opportunities Waikoloa Beach
Largest active inventory and lowest entry point ($715K) for Kona Coast luxury Kohanaiki Emerging growth market with significant land inventory and phase-in residential program Puako Boutique beach market with selective inventory and strong buyer recognition
Mauna Lani Highest volume market with 60 closed sales and strong condo-to-residential mix
Kukio/Mauna Kea Ultra-Luxury Strong buyer demand in $5M+ segments with premium valuations maintained
The Bottom Line
For Sellers Strategic pricing and presentation are non-negotiable. Properties entering at current market values or adjusting quickly achieve 96%+ sale-to-list ratios and close in 234 months.
For Buyers Inventory gives choices across $715K3$110M range. Well-located, turnkey properties in the $1M3$1.7M sweet spot for condos and $5M+ for ultra-luxury homes offer strong value.
Market Outlook Kohala Coast luxury market is balancing, not crashing. Qualified buyers remain active and decisive, rewarding realistic pricing at every tier from Waikoloa to Kukio.
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