Quick answer: On the Big Island of Hawaiʻi’s Kona–Kohala Coast, “true luxury” real estate typically begins around the $2 million to $2.5 million mark, which is higher than many mainland markets. Ultra-luxury properties—often within exclusive resort communities—commonly start around $15 million and can exceed $20 million. With current conditions favoring buyers at the top end, well-structured offers may have meaningful negotiation leverage.
Key takeaways: understanding Big Island luxury home values
- Luxury entry point: On the Kona–Kohala Coast, luxury commonly starts around $2 million to $2.5 million.
- Average home costs: A typical 3-bed, 2-bath, roughly 1,800 sq. ft. home on the Kona side often falls around $1.3 million to $1.4 million, while comparable homes on the Hilo side can be far lower (often cited around $300,000 to $500,000).
- Ultra-luxury defined: Properties priced at $15 million and above—primarily in west-side resort areas—generally fall into the ultra-luxury category.
- Current market advantage: In late 2025, the ultra-luxury segment on the Kona–Kohala Coast showed buyer-friendly conditions, with more $20M+ listings creating negotiation opportunities.
Over nearly two decades selling luxury homes on the Kona–Kohala Coast, I’ve worked with hundreds of buyers considering Hawaiʻi as a second home or investment. One of the most common questions I hear is: “What does luxury truly mean here on the Big Island?”
The answer isn’t magic—it’s a system. What I call the Polimino Market Insight System is the result of years of testing and refinement. Instead of outlining the entire system here, I’ll answer three of the most common questions buyers and sellers ask about how luxury is defined on the Big Island and what that means in real numbers.
What is considered a luxury home in Kona, and how does that compare to the mainland?
Quick answer: While a million-dollar home might be considered luxury in many mainland markets, on the Kona–Kohala Coast the luxury threshold typically begins at $2 million to $2.5 million.
When I sold real estate in Colorado, particularly in the Denver-area suburbs like Greenwood Village and Highlands Ranch, luxury listings often started around $1 million. On the Big Island—especially along the Kona–Kohala Coast—that benchmark shifts. Here, we generally don’t start labeling a property “luxury” until it reaches the $2 million to $2.5 million range. This is a key expectation-setting point I share through the Polimino Market Insight System.
This higher entry point largely comes down to economics: limited inventory, strong demand, and the unique appeal of the Kona–Kohala lifestyle all elevate values. Understanding the distinction helps buyers shop realistically and helps sellers position their home appropriately.
Real example (pricing context): A standard 3-bedroom, 2-bath, roughly 1,800 sq. ft. home on the Kona side—whether or not it has an ocean view or a pool—often sells around $1.3 million to $1.4 million. In many cases, that’s considered an average home locally, not a luxury one.
How do home prices differ between the Kona–Kohala Coast and the Hilo side of the Big Island?
Quick answer: Average home prices on the Kona–Kohala Coast are commonly several times higher than on the Hilo side, and the luxury market is largely concentrated on the west side.
The Big Island is diverse, and that shows up clearly in real estate. The Kona–Kohala Coast—known for sunnier weather, resort access, and beaches—commands a significant premium. As noted above, an average home on the Kona side can land around $1.3 million to $1.4 million. The Hilo side offers a different climate and lifestyle, and pricing is often much lower. I include this kind of comparison in what I call the Polimino Geographic Value Assessment so clients understand how location affects value and long-term expectations.
One side isn’t “better” than the other; they serve different preferences and budgets. For buyers focused on luxury and resort proximity, the conversation typically centers on the Kona–Kohala Coast. For buyers seeking affordability and a lush, rainforest environment, Hilo is often a better fit.
Real example (pricing context): It’s common to see new construction 3-bed, 2-bath homes around 1,800 sq. ft. on the Hilo side cited around $500,000 (and sometimes in the $300,000 to $500,000 range), while a comparable average home on the Kona side can be roughly triple that price.
What is ultra-luxury on the Big Island’s west side, and is it a buyer’s market right now?
Quick answer: Ultra-luxury on the Kona–Kohala Coast generally includes properties priced around $15 million and above. As of late 2025, conditions at the very top end appeared to favor buyers.
Beyond “luxury,” the Big Island has a distinct ultra-luxury segment concentrated on the west side near major resort communities. This tier often starts around $15 million and extends beyond $20 million. In November 2025, there was a notable number of ultra-luxury listings available, including multiple homes priced at $20 million or more. This type of inventory level is a key input in what I call the Polimino Market Leverage Analysis.
When supply is high at the top end, leverage often shifts toward buyers. That can translate into stronger negotiating power—sometimes meaningfully below asking price—depending on the property, its days on market, and seller motivation.
Real example (inventory signal): In late 2025, there were more than a dozen homes listed at $20 million or higher on the Kona–Kohala Coast, reflecting buyer-friendly conditions in the ultra-luxury segment.
The bottom line: navigating Big Island luxury with expertise
Understanding how “luxury” and “ultra-luxury” are defined on the Big Island—and how the Kona–Kohala Coast differs from the Hilo side—helps buyers and sellers make smarter, more confident decisions. My goal is to provide clear, data-driven insights so you can navigate this market with clarity, whether you’re buying, selling, or investing.
I would not be surprised to see the ultra-luxury segment continue to offer buyer opportunities into 2026 if inventory remains elevated. We would be honored to be of service.
Frequently asked questions
- Is it a good time to buy a luxury home on the Kona–Kohala Coast?
- For ultra-luxury homes ($15M+), late-2025 conditions favored buyers due to higher inventory and increased negotiating room. In the $2M–$10M range, conditions can still be competitive, but pricing is often more stable than at recent market peaks.
- What specific resorts are known for ultra-luxury properties on the Big Island?
- Resort areas commonly associated with ultra-luxury on the Kona–Kohala Coast include Hualālai, Mauna Kea, Mauna Lani, and Kūkiʻo.
- How quickly do luxury homes sell on the Kona–Kohala Coast?
- Timing varies widely by price point and micro-location. In the ultra-luxury segment, buyers may have more leverage when inventory is high. Well-priced luxury homes in prime areas can still move relatively quickly, often within a few months, depending on condition, uniqueness, and market conditions.
- What are the main differences in lifestyle between Kona–Kohala and Hilo?
- The Kona–Kohala Coast is known for a sunnier, drier climate, resort amenities, golf, and high-end dining. The Hilo side is typically wetter and greener, with rainforest landscapes, waterfalls, and a more local, laid-back pace.
- Can I manage a luxury vacation rental on the Big Island from the mainland?
- Yes. Many owners use professional local property management to handle bookings, maintenance, guest support, and compliance, making remote ownership feasible.