Quick answer: The premier luxury neighborhoods on the Big Island’s Kona–Kohala Coast, ideal for second homes and investment, include Kukio, Hualālai (Four Seasons), Kohanaiki, Mauna Lani, and Mauna Kea. Each offers distinct amenities and lifestyle options, with price points ranging from roughly $5 million to over $80 million. Most are located on the drier, sunnier west side of the island.
Key takeaways: navigating luxury real estate on the Kona–Kohala Coast
- Exclusive enclaves: Kukio, Hualālai (Four Seasons), and Kohanaiki represent the pinnacle of private, amenity-rich living, with prices often starting in the multi-millions.
- Diverse offerings: Mauna Lani and Mauna Kea Resorts provide a broader range of luxury properties, from oceanfront estates to upscale condominiums, supporting a variety of lifestyle and investment goals.
- West side dominance: Many high-end resorts and luxury communities are concentrated along the Kona–Kohala Coast due to favorable weather and ocean views.
- Rental policies vary: Short-term rental rules differ by community. Some (such as Kukio) prohibit short-term rentals, while others allow them with guidelines.
- Unmatched amenities: World-class golf, private clubs, spa services, and exceptional dining are common features across these resort communities.
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 vacation-rental investment. One of the most common questions I hear is: “Where are the best luxury neighborhoods on the Big Island, and which one is right for me?”
The answer isn’t magic—it’s a system. What I call Polimino Precision Property Placement is the result of years of testing and refinement. Rather than describing the process in the abstract, here are five of the most common questions buyers ask about luxury neighborhoods, along with the honest answers behind how we evaluate each option.
Which Big Island luxury neighborhoods offer the best lifestyle for retirement or vacation rentals?
Quick answer: Hualālai (Four Seasons) stands out for a retirement lifestyle due to its service and amenities, while Mauna Lani and Mauna Kea Resorts often offer strong vacation-rental potential across a wider range of property types.
When clients ask about the “best” lifestyle, it comes down to personal priorities. For those envisioning retirement with high-touch service and effortless living, Hualālai (Four Seasons) is often at the top of the list. The service standards, amenities, and overall ambiance are designed for comfort and convenience. Properties commonly range from about $5 million to $40 million, spanning villas, townhomes, and custom estates.
For buyers focused on vacation-rental income, the landscape shifts. While Hualālai does allow rentals, many communities within Mauna Lani Resort and Mauna Kea Resort can offer a more accessible entry point and a strong history of demand. The key is verifying the specific community’s rental policies and the fit for the target guest profile—an important part of the Polimino Precision Property Placement approach.
Real example (rates): A well-maintained 3-bedroom villa in Hualālai may command roughly $1,500–$3,000 per night during peak season, while a luxury oceanfront home in Mauna Lani may generate approximately $15,000–$30,000 per week depending on size, seasonality, and amenities.
What are the top luxury resorts and communities for investment properties on the Big Island?
Quick answer: Kukio, Kohanaiki, and select enclaves within Mauna Lani and Mauna Kea Resorts are frequently considered strong long-term holds due to prestige, amenities, and consistent demand.
For luxury investment properties on the Kona–Kohala Coast, we look beyond rental income and consider appreciation potential, exclusivity, and the long-term value proposition. Kukio is a prime example of a private resort community where short-term rentals are prohibited, helping preserve a residential feel. Homes here can reach ultra-high price points, and club membership is highly selective. Scarcity and exclusivity are central to its appeal.
Kohanaiki is a newer luxury community known for modern construction and a major amenity package anchored by an expansive clubhouse. Within Mauna Lani and Mauna Kea, certain subdivisions with prime ocean proximity and resort access can also perform strongly over time. Many of these properties are held long-term, reflecting their legacy value.
Real example (pricing): Several Kukio sales have exceeded $50 million in recent years. In Kohanaiki, new custom homes commonly range from about $10 million to $40 million depending on location, size, and finish level.
Can I short-term rent my luxury home in Kukio, Hualālai, or other Big Island resorts?
Quick answer: Policies vary by community. Kukio prohibits short-term rentals, while Hualālai and many areas within Mauna Lani and Mauna Kea allow them with specific guidelines.
This is a critical question for buyers who want to offset ownership costs. The answer is not uniform across luxury communities, and confirming the rules for a specific property is essential. Kukio has a strict no short-term rental policy. If your primary goal is rental income, it is not the right fit.
Hualālai (Four Seasons) permits short-term rentals, often through a resort-managed program or approved agencies, which can allow owners to generate income when not in residence. Many communities within Mauna Lani and Mauna Kea also allow vacation rentals, although individual associations or subdivisions may have additional rules. Verifying the exact policy is an important part of proper due diligence.
Real example (income range): A luxury condo in a short-term-rental-approved community at Mauna Lani may generate roughly $80,000–$120,000 in gross annual rental income depending on occupancy, management, and seasonality. A comparable home in Kukio would generate zero short-term rental income by design.
What’s the newest luxury development on the Big Island, and what does it offer?
Quick answer: Kohanaiki is one of the newer major luxury developments on the Kona–Kohala Coast, known for contemporary homes and an extensive amenity package anchored by a large clubhouse.
When buyers ask about “newest,” they are often looking for communities that have expanded significantly in the last decade and offer a modern approach to luxury living. Kohanaiki is a standout option for contemporary architecture, newer construction, and today’s preferred features, including smart-home readiness and energy-conscious design.
The community is also known for a major clubhouse and resort-style amenities that support a highly active lifestyle, including wellness, dining, and recreation. For buyers who want a newer product and an amenity-rich environment, Kohanaiki can be a strong fit.
Real example (pricing): Custom homes in Kohanaiki commonly range from about $10 million to $40 million depending on location, size, and finish level.
Which Big Island resort was built by the Rockefellers, and what makes it unique today?
Quick answer: Mauna Kea Resort was originally developed by Laurance S. Rockefeller. It remains distinctive for its legacy character, a range of architectural styles, and two championship golf courses.
This question points directly to Mauna Kea Resort. Laurance S. Rockefeller developed the Mauna Kea Beach Hotel in 1965, helping establish luxury tourism on the Big Island. That history gives Mauna Kea a unique identity and a sense of timelessness that differs from newer resort communities.
Today, Mauna Kea is known for a blend of established elegance, varied residential architecture, and celebrated recreation. It features two championship golf courses: the Mauna Kea Golf Course (Robert Trent Jones Sr.) and the Hapuna Golf Course. Buyers who value legacy, classic Hawaiʻi resort style, and a more established community often gravitate here.
Real example (pricing): Ocean-view homes in Mauna Kea communities can command roughly $8 million to $20 million depending on location, condition, and view corridors.
The bottom line: your luxury home on the Kona–Kohala Coast
Choosing the right luxury neighborhood on the Big Island’s Kona–Kohala Coast is personal and depends on lifestyle preferences, investment goals, and the amenities you value most. Whether you’re drawn to the privacy of Kukio, the resort lifestyle of Hualālai, the modern feel of Kohanaiki, or the legacy character of Mauna Lani and Mauna Kea, each community offers a different path to your Hawaiʻi dream.
We also have dedicated pages on our website for each of these resorts, where you can explore available homes, recent sales, and community information: thehawaiiteam.com.
I would not be surprised to see continued strong demand for these premier luxury properties, especially given limited inventory and the lifestyle advantages these communities offer. We would be honored to be of service.
Frequently asked questions
Q: Can I manage a Hawaiʻi rental property from California?
A: Yes. Many owners manage remotely by hiring professional property management companies that handle bookings, guest services, maintenance, and cleaning.
Q: What are the hidden costs of owning a vacation rental in Hawaiʻi?
A: In addition to the purchase price, consider property taxes, HOA fees, insurance, utilities, and professional management fees (often 20–35% of gross rental income). These should be included in any investment analysis.
Q: Is Waikoloa or Mauna Kea better for rental income?
A: Both can perform well, but Mauna Kea often commands higher nightly rates due to prestige and resort amenities. Waikoloa Beach Resort typically offers a wider range of price points and property types, which can broaden the potential renter pool, though average revenue per property may be lower.
Q: How much does a vacation rental in Kona cost?
A: Pricing varies widely by property type and location. Condominiums may start around $1.5 million, while luxury homes in premier resorts can range from $5 million to $80+ million depending on frontage, views, size, and amenities.
Q: What questions should I ask when interviewing Kona realtors?
A: Ask about their experience with luxury properties on the Kona–Kohala Coast, their knowledge of specific resort communities, their marketing approach for high-net-worth buyers and sellers, their local service provider network, and their ability to clearly explain rental policies and due diligence.