Island Living Made Easy: Top Reasons to Buy a Condo on the Big Island

Condo sales and inventory are on the rise on the Big Island, presenting an opportunity for buyers to consider condominiums as a smart and affordable alternative to traditional single-family homes. Whether you’re a first-time homebuyer, an investor, a retiree, or someone looking for a second home in Hawaii, a Big Island condo could be the perfect fit.

If you’ve never considered condo living before, now is the time to take a closer look. From lower costs to unbeatable convenience, here are some of the top advantages of living in a condo on the Big Island.

Insurance Savings That Add Up

One of the biggest misconceptions I hear from buyers is concern over HOA (Homeowners Association) fees. While it’s true that condos come with monthly fees, it’s important to understand exactly what you’re getting in return. One major benefit? Insurance coverage.

Most HOA fees on the Big Island include building insurance, fire insurance, and flood insurance. These cover the structure of the building itself—a significant portion of what you'd normally pay out of pocket when insuring a single-family home.

If you were to purchase a house on the island, you’d likely need to budget at least $1,000 to $2,500 annually for comprehensive homeowners insurance, depending on the location, age, and size of the home. Flood insurance alone in low-lying or oceanfront areas can add $1,000 or more to your annual costs. Hurricane insurance is expensive, too. It may cost as much as $4500 a year for homeowners.

By contrast, most condo owners only need to purchase personal property and liability insurance, often referred to as an HO-6 policy. These typically cost just a few hundred dollars a year. That’s thousands saved annually—and peace of mind included in your HOA.

Lower Property Taxes

Hawaii is known for its breathtaking landscapes but also for its relatively high cost of living. Property taxes, while lower than some states, can still add up. The good news is that condo owners usually pay lower property taxes compared to single-family homeowners.

The tax assessed on a condo is generally less because the land value is shared among all units in the complex. That’s another saving back in your pocket each year.

Maintenance-Free Island Living

The Big Island’s lush, tropical setting is one of its greatest assets—but it also means constant upkeep for homeowners. Salt air, humidity, fast-growing foliage, and sun exposure can take a toll on any property. Maintaining a yard, roof, gutters, fencing, and exterior paint is not only time-consuming but also expensive.

When you live in a condo, all of that is taken care of for you. HOA dues cover landscaping, exterior maintenance, and repairs to common areas. That means no mowing the lawn in 80-degree heat, no trimming palm trees, and no surprise roof repairs after a tropical storm. Your weekends are free to spend snorkeling at the beach, exploring waterfalls, or enjoying a sunset mai tai.

This kind of low-maintenance lifestyle is especially appealing to retirees, seasonal residents, or anyone who values convenience and freedom over DIY chores.

Resort-Style Amenities at Your Fingertips

Another major perk of condo living? Access to amenities that would be costly to replicate in a single-family home. Many condo communities on the Big Island feature resort-style extras like swimming pools, hot tubs, BBQ pavilions, fitness centers, tennis courts, and more.

Consider the cost of installing and maintaining a pool at a private residence: initial installation can run $50,000 to $80,000 or more, plus annual maintenance of $1,200 to $1,800. Add a spa, gym equipment, and grounds maintenance, and your yearly costs skyrocket.

In a condo, you have all of these at your fingertips—without the responsibility of maintaining them. It’s part of your HOA fee, and it’s available for your enjoyment anytime. Some Big Island condo communities even offer exclusive perks like discounted golf memberships, walking trails, and beach club access.

Utility Savings

Utility costs can be a budget-buster in Hawaii, where electricity prices are among the highest in the nation. However, many condo communities include certain utilities in the HOA fees, creating significant savings for owners.

Most condo associations cover water, trash collection, and basic cable or internet. That can easily amount to $150 to $250 per month in included services. In addition, because condo units share walls and have smaller footprints, they tend to be more energy-efficient. Cooling and heating costs are significantly lower compared to standalone homes.

For example, a single-family home might see electric bills of $300 to $500 a month, especially if air conditioning is used regularly. Condo owners often pay $100 to $200 less each month, thanks to energy-efficient layouts and shared infrastructure.

Prime Locations at a Fraction of the Cost

One of the most attractive aspects of condo living is location, location, location. Many of the most desirable areas on the Big Island—including Waikoloa Beach Resort, Mauna Lani, and Kailua-Kona—feature beautifully maintained condo communities just steps from world-class beaches, golf courses, shopping, and dining.

Buying a single-family home in one of these oceanfront or resort zones could cost anywhere from $1.2 million to $3 million or more. By comparison, you can find a spacious 2-bedroom condo in the same area for $600,000 to $900,000, sometimes less.

Condo communities also often offer walkability and easy access to local attractions. Imagine waking up in a resort condo, walking to the beach for your morning swim, and grabbing a coffee from your favorite cafe—all without getting in your car.

Strong Investment Potential

If you’re not planning to live on the Big Island full-time, a condo can still work for you—as an income-producing asset. Many condos are located in areas zoned for Short-Term Vacation Rentals (STVR), and several already come with a license in place.

Units in STVR-friendly zones are highly desirable for visitors and can generate substantial rental income throughout the year. A well-located, furnished condo in a resort area can rent for $200 to $400 per night. That translates to potential monthly earnings of $4,000 to $8,000, depending on occupancy rates.

Some owners use the income to offset mortgage and HOA costs, while others enjoy seasonal use of the condo and rent it out for the rest of the year. Be sure to check with your realtor (I’m happy to help!) about short-term vacation rental (STVR) regulations and licensing requirements before purchasing.

More Affordable Entry Into Island Real Estate

One of the most compelling reasons to consider a condo? Affordability. With single-family home prices on the rise across the island, condos offer a more affordable way to enter the market.

Many beautiful condo communities offer listings between $400,000 and $800,000. That’s significantly more attainable than the $900,000 to $1.5 million often seen for single-family homes in similar areas. Lower purchase prices mean lower down payments, smaller mortgages, and less overall risk.

This makes condos ideal for first-time buyers, young families, retirees on fixed incomes, or anyone seeking a second home or vacation property.

Is Condo Living Right for You?

Ultimately, the decision to buy a condo will depend on your lifestyle and goals. If you value convenience, low maintenance, affordability, and access to resort-style amenities in prime locations, a condo might be the perfect match.

As a Big Island realtor with decades of experience helping buyers find their dream homes, I’ve seen firsthand how transformative condo living can be. Whether you’re looking for a peaceful retirement retreat, a smart investment, or a beachside escape, I’m here to help you find the perfect fit.

Check out featured condo listings—including properties in Waikoloa Beach Resort and beyond—and let’s explore your options together. You might just find that island paradise is closer (and more affordable) than you ever imagined.

Ready to Learn More?

If you’re curious about condo living or want personalized guidance on your next real estate move, reach out to me today. I’m always happy to answer questions, provide expert insight, and help you make the right decision for your future.

Welcome to easy island living—welcome to your new Big Island condo!

Just Listed – Renovated Puako Beach Condo

Offered at $679,000 | 3 Bed | 2 Bath | 920 sq ft

STVR License Eligible – Great Investment Opportunity!

Welcome to Puako Beach Condo #105, a beautifully updated ground-floor unit just steps from the ocean in one of the Big Island’s most coveted neighborhoods. Enjoy the stylish kitchen with stainless steel appliances, renovated baths, and seamless indoor-outdoor living in a peaceful tropical setting.

Why You’ll Love It:

✅ Eligible for Short-Term Vacation Rental license

✅ Walk to snorkeling, tide pools, and sunsets

✅ Laid-back beach lifestyle in a tight-knit community

✅ Minutes from world-class resorts, dining, and golf

Perfect as a primary home or a high-performing vacation rental. Don’t miss this rare Puako opportunity!

Price Reduced – Charming Condo in Waikoloa Village

Now $399,000 | 2 Bed | 2 Bath | Ground-Floor Corner Unit

Tucked in a private corner of the Elima Lani complex, this affordable island retreat offers exceptional value and convenience. With two spacious bedrooms, a split floor plan, assigned parking, and access to two pools and BBQ areas, it’s ideal for full-time living or investment.

Location Highlights:

✅ Walk to golf, shops, and the new Waikoloa Plaza

✅ 15 minutes to stunning Kohala Coast beaches

✅ Enjoy cooler temperatures and lower utility costs

✅ Excellent rental potential or second home

A smart buy in a growing community—schedule your showing today!

Luxury Condo in Waikoloa Beach Resort – Includes a Ford Bronco!

Offered at $1,165,000 | 2 Bed | 2 Bath | Listed by Pamela J. Decker

Full-Price Offer Includes 2023 Ford Bronco Sport (16K miles)

STVR License Eligible – Great Investment Opportunity!

Located in the heart of Waikoloa Beach Resort, this completely renovated ocean-view condo at Vista Waikoloa B106 is a true showstopper. From floor-to-ceiling updates to custom hardwood furniture and boho-chic design, no detail has been overlooked. The spacious end unit feels like a private retreat and is sold fully furnished and turnkey.

Features You’ll Love:

✅ Eligible for Short-Term Vacation Rental license

✅ Ocean and sunset views from a wraparound lanai

✅ All-new appliances, AC, furniture, art, and décor

✅ Gated community with saltwater pool, spas, and gym

✅ Walk to the beach, dining, shops, and surf spots

Learn more here: https://www.jannores.com/post/vista-waikoloa-b106-your-dream-condo-in-hawai-i-s-premier-resort-community

Move-in ready and perfect for vacation rental income or your own island escape.

Whether you're ready to buy or just beginning your search, I’d love to help you find the perfect Big Island property. These condos won't last long—reach out today to schedule a private showing or to learn more.

Ta Da!

Aloha,

Jan