Quick answer: The single biggest mistake luxury home buyers make on the Kona–Kohala Coast is underestimating the true cost and effort required for property maintenance and remodeling. Because of limited labor availability and higher operating costs, these expenses can be 2–5 times what many mainland buyers expect, which can lead to frustration and a diminished experience.
Key takeaways: navigating luxury home ownership in Hawaiʻi
- Underestimated costs: Maintenance and remodeling expenses are often significantly higher on the Big Island, sometimes 2–5 times more than comparable mainland costs.
- Labor availability impacts everything: Finding reliable contractors for landscaping, pool care, and repairs can be challenging, and schedules may be booked out for months.
- Remodeling can be difficult: Major renovation projects may take longer and cost more than expected, especially when specialized trades are needed.
- Prioritize turnkey properties: For a smoother ownership experience, focus on move-in-ready homes that require minimal immediate work.
- Local expertise matters: Partnering with a local team can help set realistic expectations and connect you with trusted service providers.
Over nearly two decades selling luxury homes on the Kona–Kohala Coast, I’ve worked with hundreds of affluent individuals considering Hawaiʻi as a second home or investment. One of the most common questions I hear is: “What’s the biggest pitfall for new luxury homeowners here?”
The answer isn’t magic—it’s a system. What I call the Polimino Ownership Preparedness Plan is the result of years of testing and refinement. Rather than explaining the entire framework here, I’ll answer two common questions buyers ask about the real costs of luxury home ownership. These are questions I hear often from mainland buyers, along with the context that helps set expectations.
How much more expensive is maintaining a luxury home on the Kona–Kohala Coast compared to the mainland?
Quick answer: Many owners should plan for maintenance costs that can run 2–5 times higher than comparable mainland properties, driven by limited labor availability and higher operating expenses.
When buyers arrive, they’re often captivated by the views and the pace of island living. They budget for the purchase price, property taxes, and sometimes HOA fees, but they often underestimate ongoing operating costs. It’s not only about higher rates; it’s also about the limited pool of qualified professionals. In some cases, owners cycle through multiple service providers simply trying to find consistent, reliable work.
On the mainland, it’s easier to gather competitive bids because there’s a deeper bench of contractors and vendors. On the Big Island, many skilled tradespeople are booked out for months and demand can exceed supply. That dynamic can raise costs for everything from pool service to HVAC repairs, increasing annual upkeep beyond what many buyers anticipate.
Real example (budget): A client from Seattle purchased a 4,000 sq ft home in Mauna Lani and initially budgeted $1,500 per month for landscaping and pool care based on mainland experience. Within six months, their costs were closer to $4,500 per month for similar services, and they were still working to find consistent, high-quality vendors.
Should I buy a fixer-upper luxury home on the Kona–Kohala Coast to save money, or is that a mistake?
Quick answer: For many buyers, purchasing a fixer-upper is a mistake. Remodeling can involve higher costs, longer timelines, and more difficulty securing skilled labor, which may erase any perceived savings.
It’s a common thought: “I love the location, and with a remodel, this home could be perfect.” In practice, renovation work is often harder to execute smoothly than buyers expect. The same labor constraints that affect routine maintenance become even more pronounced for construction projects. Electricians, plumbers, carpenters, and specialty trades can be difficult to schedule, and availability may be limited.
When you do secure a contractor, timelines may be extended and bids may reflect the local supply-and-demand reality. Permitting can also add time, and material costs may be higher due to shipping and logistics. A project that might take six months on the mainland can take significantly longer in Hawaiʻi, especially when multiple trades and specialty materials are involved.
Real example (project): A buyer from Los Angeles purchased a home in Waikoloa Beach Resort intending to complete a $500,000 kitchen and bathroom remodel in 8–10 months. The project ultimately took 22 months and cost more than $1.2 million, driven by delays securing specialized trades and higher-than-expected material and logistics costs.
The bottom line: enjoying your Kona–Kohala Coast luxury home
My goal is for clients to have an exceptional experience owning a luxury home on the Kona–Kohala Coast. That starts with being prepared for the realities of island ownership—especially property upkeep and renovations. Unless you have a very flexible budget and timeline, avoid the temptation of a “fixer-upper.” Instead, prioritize turnkey, move-in-ready properties that let you enjoy the home immediately.
I would not be surprised to see these labor and cost challenges persist for the foreseeable future. We would be honored to be of service. Contact The Hawaii Team at (808) 987-3306 for personalized guidance.
Frequently asked questions
Q: Is it impossible to find skilled labor on the Big Island for luxury home maintenance?
A: It’s not impossible, but it can be challenging. Expect to pay a premium and potentially wait longer for quality work. Networking through trusted local professionals can help connect you with reliable service providers.
Q: How can I accurately budget for maintenance costs if they vary so much?
A: A common planning range for luxury homes on the Kona–Kohala Coast is to set aside about 1.5% to 3% of the property’s value annually for maintenance, depending on age, condition, and amenities. A local professional can help refine estimates for a specific property.
Q: What kind of properties are considered “turnkey” on the Kona–Kohala Coast?
A: Turnkey properties are those that are well maintained, often recently updated, and require no immediate major repairs or renovations. They are ready to move into and enjoy without significant upfront work.
Q: Do these high maintenance costs apply to all types of luxury properties, like condos versus single-family homes?
A: Single-family homes often have higher total upkeep due to private amenities like pools and landscaping. Condos and villas may have exterior maintenance handled through HOA fees, but interior maintenance and repairs can still be more expensive than many mainland owners expect.
Q: What if I absolutely love a property that needs some work? Is there any way to make it feasible?
A: If you love a property that needs work, proceed carefully. Get a detailed, realistic bid from a local contractor before making an offer, and plan for a larger budget and longer timeline than you would on the mainland. Many buyers also build in a contingency buffer for delays and cost overruns.