Hilo Terrace was likely the first condominium on the Big Island, completed in 1963. While Hilo was home to the earliest developments, Kona now has the largest concentration of condos by a wide margin due to its strong visitor industry. The importance of tourism is also why such a high percentage of Big Island condos allow short-term renting.
Below is an overview of the island’s three primary condo regions - Kona, Waimea (Kamuela) and Hilo - and what makes each unique.
Note: We do not include the residential communities in Hualalai or Kohanaiki (both in Kona), which are often structured under a CPR but function as single-family homes. Kona Kona has the largest selection of condos on the island, with development beginning in the mid-1960s and growing to approximately 100 condo communities today. Just north of Kona is
Waikoloa Beach Resort, opened in 1981 and still expanding with new homes and condos.
High-end oceanfront properties include
Kanaloa at Kona,
Hale Pohaku,
Hale Kai O Kona and
Royal Sea Cliff. Mid-range choices such as
Alii Lani,
Kona Isle and
Kona Sea Villas offer excellent value, while the more affordable end includes
Kona Mansions V,
Kona Bali Kai and
Kailua Village.
Kona also offers a full resort lifestyle with calm-water beaches, oceanfront golf, tennis facilities and well-known annual events such as the Ironman World Championship. Most of the island’s short-term-rental-friendly condos are located here, making Kona the most active condo market on the Big Island.
Waimea (Kamuela) Waimea began as a ranching center in the mid-1800s and later expanded to coastal resort development, particularly within
Mauna Kea Resort and
Mauna Lani Resort, where many of the island’s most exclusive condo communities are found.
This region features some of Hawaii’s best white-sand beaches - including Hapuna Beach and Kaunaoa Beach - and offers cooler temperatures and a quieter, residential feel compared to Kona. Golf is a major draw, with the Mauna Kea, Hapuna, and Mauna Lani courses located nearby.
Waimea provides multiple tennis options, access to coastline and inland hiking trails, and holds several annual events, most notably the Parker Ranch July 4th Rodeo.
Hilo Hilo offers a more historic and traditional Hawaii lifestyle, with fewer high-end condos than the west side. Some of the more notable condos in Hilo include
Hale Kahakai,
Hale Moana and
Maunaloa Shores.
Residents enjoy Hilo Bayfront Beach Park, Coconut Island, and two nearby golf courses - the Naniloa Golf Course and the Hilo Municipal Golf Course. Hilo is also home to the world-renowned Merrie Monarch Festival, celebrating Hawaii’s finest hula performers every April.
Big Island History The Big Island was the birthplace of Kamehameha I, who united the Hawaiian Islands into a single kingdom. From the mid-19th century onward, the island’s economy was dominated by sugar plantations, along with coffee farming in Kona and ranching in the Kohala region.
As sugar declined in the late 20th century, tourism became the island’s major economic driver, transforming coastal areas into resort and residential communities while preserving much of the island’s rural character inland.
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