March 26, 2026

Letter from Big Island, Hawaii - March 2026

Aloha! This is Chiaki Yamada with KW-Big Island. As we welcome the arrival of spring, the State of Hawaii is currently recovering from the damage inflicted by a “Kona Low,” the most impactful storm experienced in the last 50 years. The storm's aftermath highlights the importance of being aware of the island’s flood zones. If you'd like to check whether your property is in a flood zone, please visit this site and enter your address: Flood Zone Information.

The Kona real estate market continues to move slower than anticipated, especially for what is typically considered peak season in Hawai`i. However, with recent drops in interest rates, we are seeing more activity among local buyers, particularly in the residential sector for properties priced under $2 million. Conversely, the luxury market for homes priced above $2.5 million is slowing due to decreased demand from off the island. This winter, more residents are either selling or buying to accommodate relocations or to upgrade or downsize.

While some listings have been withdrawn or expired without securing buyers, there is currently about six months of inventory for both residential properties and condos, giving buyers more options. At the same time, although some sellers remain firm on pricing, it is essential to pair desirable features with competitive pricing to attract interest, as not all properties are finding buyers in the current market.

In the residential sector of Kona, the average closing price in the last 30 days has reached 91% of the original asking price and approximately 95% of reduced asking prices. This slight increase in the discount rate suggests a gradual decline in pricing for buyers.

As of March 16, 2026, here’s an overview of the Kona residential market, including active listings, properties under contract, the pending ratio, and other market insights. Please keep in mind that market conditions can vary significantly by price range, and it is currently taking longer to secure buyers, with the average days on the market now at 107 days.

In Kona’s condo market, inventory remains high while buying activity is low but steady. The highest inventory levels are found in properties priced between $500,000 and $1 million. Like the residential market, ocean view condos offered at competitive prices are attracting buyers more quickly. Presently, the Kona condo market is classified as a "buyer's market," with average days on the market reaching 120. Over the past 30 days, properties have closed at an average price of 93% of the original asking price and 96% of the revised asking price. The smaller discount rate compared to residential properties indicates that prices are stabilizing following the recent market shift.

For those looking to invest in the Kona condo market, now appears to be an opportune time, with increased activity and potential for favorable deals.

I am here to provide you with a detailed market analysis for your neighborhood. If you or anyone you know may be thinking of buying, selling or both, I would be happy to be of service!
Posted in My News
March 13, 2026

Hawai'i’s Ongoing Effort to Balance Taxes, Housing, and Everyday Costs

Each year, Hawaiʻi’s legislative session brings new conversations about how to support local families and strengthen island communities. The 2026 session, which runs through May 8, has once again placed a spotlight on topics many residents talk about often, the cost of living, housing, and how government policies can help ease everyday financial pressure.

A big part of the discussion this year centers on adjustments to the tax relief package approved in 2024, which was originally designed to provide long-term tax savings for residents. Lawmakers are now looking at ways to continue that relief while also expanding certain tax credits that directly support working families.

Under the current proposals, tax relief would continue for households earning up to $350,000 for joint filers, $262,500 for heads of household, and $175,000 for individual filers. Programs like the Earned Income Tax Credit and the Food Excise Tax Credit are also part of the conversation, since they help offset some of the everyday costs families face.

Housing is another topic closely tied to these discussions. One proposal being considered would adjust the state’s conveyance tax on higher-value home sales, particularly properties valued above $2.2 million. Lawmakers estimate the change could generate about $170 million in funding that may support housing programs, infrastructure improvements, and land conservation efforts across the state.

For many residents, these policy discussions connect directly to daily life. Whether it’s housing availability, the cost of groceries, or the ability to stay rooted in the same community, decisions made during the legislative session can influence the long-term direction of the islands.

At the end of the day, most people in Hawaiʻi share a similar hope, finding ways to keep the islands livable for local families while planning responsibly for the future. Conversations around taxes, housing, and public investment are all part of that larger effort.

Even when opinions differ, the goal remains the same: building a future where communities across Hawaiʻi can continue to grow, adapt, and thrive for generations to come.

Source: Hawaiʻi Income Tax Cuts: Lawmakers Chip Away At Promised Savings

Posted in Community News
March 6, 2026

Understanding North Kona’s Water Supply

Water has always played a quiet but important role in how communities grow in West Hawaiʻi. In North Kona, much of that water comes from the Keauhou aquifer, a natural underground source that supports homes, schools, farms, and local businesses across the region.

On average, about 14 million gallons of water are pumped from the aquifer each day. Even with population growth and development in the area, current usage remains well within the aquifer’s capacity. The state estimates the aquifer’s sustainable yield at around 38 million gallons per day, meaning current pumpage is only about 37% of that level.

Most of the water distributed by the county serves everyday needs. Roughly 53% goes toward residential use, helping supply homes throughout the community. Another 31% supports municipal uses, including schools, public facilities, and local services. Agriculture accounts for about 14%, reflecting the continued importance of farming across Hawaiʻi Island.

While there is still room within the aquifer’s current capacity, long-term planning remains part of the conversation. Studies looking at rainfall patterns and climate trends suggest groundwater recharge, the natural process that refills aquifers, could shift in the future. Some projections estimate recharge levels could decrease between 21% and 53%, depending on rainfall conditions over time.

To better understand these changes, the state has begun an adaptive management plan focused on monitoring the Keauhou aquifer more closely. The initiative includes improved data collection, regular reporting, and the construction of two deep monitoring wells, funded through approximately $4.2 million approved by the state Legislature in 2025.

For many people in Kona, water is simply part of daily life, something that flows quietly behind the scenes. But it also represents an important natural resource that helps support the region’s future. Careful monitoring and thoughtful planning help ensure that North Kona’s water supply can continue to meet the needs of the community while protecting the island’s natural systems.

In a place like Hawaiʻi, conversations about water often come down to balance, supporting growth while caring for the resources that make island life possible.

 

Source: North Kona’s Primary Aquifer Provides Plenty Of Water — For Now

Posted in Community News
Feb. 27, 2026

A Step Toward Balance in Hawaii County’s Housing Landscape

A new proposal from the Hawaiʻi County Council is taking an important first step toward reshaping how high-value second homes are taxed across the island.

Under the measure, often referred to as Bill 128, the county is considering the creation of a Tier 3 residential tax category for non-owner-occupied properties valued above $4 million. The proposal recently passed its first reading, signaling early support for a more layered and equitable property tax system.

If adopted, the new tier would apply primarily to luxury second homes, many of which are located in West Hawaiʻi, and would build upon earlier changes that already introduced a higher tax bracket for properties valued over $2 million.

At its core, the proposal is designed to protect local homeowners while asking more from high-value, non-primary residences. Owner-occupied homes with exemptions would remain unaffected, helping to maintain stability for residents who call Hawaiʻi home year-round.

Supporters of the measure view it as a way to create better balance in the housing market, ensuring that those who benefit most from Hawaiʻi’s real estate landscape contribute more toward the services and infrastructure that sustain it. It also reflects a growing conversation across the islands about fairness, sustainability, and long-term housing access.

While final tax rates will be determined during upcoming budget discussions, the proposal opens the door for meaningful dialogue about how to support local communities, strengthen public resources, and thoughtfully manage growth in high-value property segments.

As the bill moves forward, it represents another step in Hawaiʻi County’s ongoing effort to align housing policy with the needs and priorities of the people who live and work here every day.

 

Source: Proposed new Hawaiʻi County tax rate for luxury second homes passes first reading

Posted in Community News
Feb. 27, 2026

My Listings - February 2026

MLS 723797

Luxury Statement Home

Bayview Estates in Keauhou

78-7021 Kewalo St., Kailua Kona, Hi 96740

4 Bed / 4 Bath & 2 Half Bath, Living Area 3,857 sq.ft.,
Land Area 16,479 sq.ft. 


Infinity Pool, Spa, and fully paid 33-panel photovoltaic system 

Offered for $3,950,000 !
 
Approaching the home is an experience in itself—you ascend a gently sloping driveway lined with graceful palms that guide you to the entrance. Floating steps across a tranquil koi pond welcome you inside, where a vaulted great room with soaring 17.5-ft ceilings, abundant natural light, and refreshing cross breezes set the tone. Brazilian Tigerwood flooring enhances the open floor plan, seamlessly connecting the living room and gourmet kitchen to an expansive lanai. Just beyond, an infinity-edge pool, spa, and built-in wet bar create the perfect space for entertaining with breathtaking views.
More Photos and Info
3D Matterport
Modern Hawaiian Luxury Home at Kona Vistas!
 
MLS 726535

Vacant Dream Home Site!

Level, cleared, and construction-ready.

Bayview Estates

78-6996 Ola Kino St., Kailua-Kona, HI 96740

Land Area 15,076 sq.ft.


Offered for $749,000
 
This 15,076-square-foot lot is ideal for a buyer ready to build. Located in the upscale, gated community of Bayview Estates, the property is level, cleared, and construction-ready. Perched on a hillside at approximately 520 feet in elevation, a home built on this upper portion of the neighborhood will enjoy comfortable temperatures, refreshing island breezes, and beautiful ocean and sunset views.
More Photos and Info
Construction Ready! Vacant Dream Home Site!
 
MLS 726071

Dream Home Site with Approved Plan

Keauhou Estates Lot 134

78-6832 Kuhinanui St., Kailua-Kona, HI 96740

Land Area 26,229 sq.ft.

with an approved and permitted home plan


Offered for $788,000
 
Located in the premier, well-established gated community of Keauhou Estates, this large, exceptional lot overlooks Kahalu`u Beach and the Kona Coast. The neighborhood features a secure, gated entrance with round-the-clock security, ensuring privacy and peace of mind.

The lot includes a complete set of approved and permitted plans for a spectacular 3,300-square-foot, 5-bedroom, 5.5-bath residence designed by a protégé of renowned island architect Lucky Bennett. The planned home, Hale La‘i (“quiet refuge”), features three ensuite bedrooms with an additional guest bath upstairs.
More Photos and Info
Build your dream home!
Posted in Selling Your Home
Feb. 25, 2026

Letter from Big Island, Hawaii - February 2026

Aloha! This is Chiaki Yamada with KW-Big Island. It’s been a “fire and ice” month as weather has brought snow to the tops of Maunakea and Mauna Loa mountains, and Kilauea has had another short but stunning eruptive phase.

In February the real estate market has shown increased activity compared to January, with a notable rise in buying activity leading to more properties entering escrow. However, the overall market momentum remains subdued. Properties with ocean views and competitive pricing are selling quickly, indicating that motivated buyers are present, but are waiting for the right opportunities at attractive prices. Conversely, some sellers possess the financial stability to maintain their asking prices, hoping for a market recovery. As a result, prices are holding steady rather than experiencing drastic declines, although more properties are remaining on the market for longer periods. The combination of desirable features and competitive pricing is essential for attracting buyers, as currently not all properties are finding takers.

This winter's high season has been notably slower than usual, with fewer individuals actively exploring the real estate market. This trend may present opportunities for committed buyers, and we anticipate gradual resurgence as we progress into the coming months.

In Kona’s residential sector, January experienced an 11% increase in inventory, as well as a 22% rise in the pending sale ratio. These figures indicate a market improvement, characterized by more available inventory and a higher number of properties entering escrowHomes priced under $1.5 million have been the most active over the past 30 days, while properties exceeding $2.5 million have seen less buyer interest. This winter, I have observed that some buyers appear to be in a holding pattern rather than taking decisive action.

In the last 30 days, the average closing price has reached 91% of the original asking price and approximately 94% of the reduced asking price. This increase in the discount rate compared to last month suggests a gradual decline in pricing for buyers.

As of February 17, 2026, here is an overview of the Kona Residential Market, detailing active listings, properties under contract, the pending ratio, and additional market insights. Please note that market conditions can vary significantly by price range, and it is currently taking longer to secure buyers, with the average days on market now at 102 days

In Kona’s condo market, inventory remains high while buying activity is on the rise. There has been a substantial increase in sales pending, up by 48% compared to last month, leading to a 4% decrease in overall inventory. This trend indicates a growing demand for condos, particularly those suitable for vacation rentals, which are increasingly sought after by buyers. 

Like the residential market, ocean view condos offered at competitive prices are attracting buyers more quickly. As of now, the Kona condo market is classified as a "buyer's market," with average days on the market reaching 120. Over the past 30 days, properties have closed at an average price that is 94% of the original asking price and 97% of the revised asking price. The smaller discount rate compared to residential properties suggests prices are stabilizing following the recent market shift.

For those looking to invest in the Kona condo market, this appears to be an opportune time, with increased activity and potential for favorable deals.

I am here to provide you with a detailed market analysis for your neighborhood. If you or anyone you know may be thinking of buying, selling or both, I would be happy to be of service!
Posted in My News
Feb. 19, 2026

A More Connected Future for Care in Hawaii

Across the islands, many families share the same concern: finding care that is both accessible and affordable without having to navigate a complicated system. With rising costs and limited provider availability, even routine care can sometimes feel out of reach.

A new collaboration between Hawai‘i Pacific Health and Hawai‘i Medical Service Association aims to change that experience by forming One Health Hawaiʻi, a nonprofit organization focused on better coordination across the state’s health services.

At its core, the idea is to bring different parts of the healthcare system into closer alignment, so patients experience fewer gaps, smoother communication, and more consistent support throughout their care journey. When systems connect more effectively, it can open the door to simpler scheduling, clearer information sharing, and less administrative burden for both patients and providers.

For local communities, this kind of alignment could gradually improve access to services, strengthen neighborhood clinics and hospitals, and create more opportunities for healthcare workers to serve where they are needed most. Over time, the goal is to make care more sustainable while helping families feel more confident about their options.

Choice remains an important part of the plan. People will still be able to select the doctors, facilities, and coverage that work best for them, while benefiting from a system that is designed to work together more seamlessly behind the scenes.

While no single change can solve every challenge, efforts like this reflect a shared commitment to building a stronger, more supportive health environment across Hawaiʻi, one that prioritizes connection, community, and long-term well-being.

 

Source: Strengthening Hawai‘i’s Health Ecosystem

Posted in Community News
Feb. 12, 2026

Kealakehe Elementary’s $16 Million Expansion Brings New Space for Growing Families

There’s something meaningful about seeing new classrooms rise in a neighborhood. It’s a sign that families are here, that the community is growing, and that there’s long-term investment in the next generation.

Kealakehe Elementary has officially broken ground on a $16 million classroom building that will add more than 13,000 square feet of new learning space to the campus. The two-story building will include four classrooms, special education areas, faculty offices, and an outdoor learning space, with completion expected in September 2027.

For many in West Hawaiʻi, one of the most practical improvements will be the addition of two pedestrian bridges connecting the upper and lower portions of the school’s sloped campus. Navigating between those levels has long been a challenge, so the added accessibility and safety will make everyday routines easier for students, teachers, and families alike.

Projects like this often go beyond bricks and square footage. Schools are gathering places, where friendships form, parents connect, and communities build roots. Expanding Kealakehe Elementary reflects not just student needs today, but confidence in the future of Kona’s families.

As construction moves forward toward its 2027 completion, it’s encouraging to see continued investment in local education. For many residents, improvements like this represent stability, growth, and a commitment to supporting keiki for years to come.

Source: Kealakehe Elementary breaks ground on $16 million classroom building

Posted in Community News
Jan. 30, 2026

What Hawaii’s 2025 Visitor Numbers Say About the Bigger Picture

Tourism has always been part of Hawaiʻi’s everyday rhythm, and the 2025 visitor numbers offer a useful snapshot of where things stand now, less as a headline, and more as context.

By the end of the year, Hawaiʻi welcomed about 9.64 million visitors, slightly below 2024 and still short of the 10.4 million arrivals seen in 2019. At the same time, total visitor spending reached roughly $21.75 billion, with average daily spending climbing to about $273 per person, the highest level on record in nominal terms.

What stands out is the balance. Fewer visitors paired with stronger spending suggests a shift toward a steadier, more manageable pace, one that can support local businesses and jobs without pushing communities beyond their limits. It points to demand that’s still there, just moving a little differently than before.

There were also signs of gradual recovery in international travel. Arrivals from Japan rose to around 731,900, while the U.S. market continued to carry much of the volume. Canada sent about 394,300 visitors, reflecting a year influenced by economic uncertainty rather than a loss of interest in Hawaiʻi.

Performance varied across the islands. Some areas saw softer arrival numbers but stronger spending, while others continued working through recovery. Statewide hotel occupancy averaged about 73.9%, showing that the visitor economy remained active, even as businesses adjusted to rising costs.

Looking ahead, there’s reason for cautious optimism. Hawaiʻi continues to attract people who value the place, visitors who are intentional about being here, often staying longer, supporting local businesses, and returning year after year. That kind of steady interest tends to build resilience, not just in tourism, but across the broader local economy.

Progress here has never been about rushing back to peak numbers. It’s about finding balance, protecting what makes these islands special, and moving forward in a way that supports both residents and the many small businesses that depend on a healthy, sustainable pace. From that perspective, the numbers from 2025 feel less like a warning sign and more like a reminder that steady steps still move us forward.

Source: Hawaii visitor arrivals end 2025 well below pre-pandemic peak

Posted in Community News
Jan. 26, 2026

Letter from Big Island, Hawaii - January 2026

Aloha! This is Chiaki Yamada with KW-Big Island. The start of the new year is a time for renewal and fresh possibilities. I hope you’re staying warm and comfortable, as we’re experiencing winter surf and breathtaking tropical sunsets here in Hawaii.

We entered January expecting our usual jump in real estate activity, but things have been a bit quieter this winter. Buyer interest has been steady rather than rushed, and tourism is also softer compared to past years.

The slower pace may be attributed to consumer uncertainty regarding both domestic and foreign policies, with inflation affecting everyday life. As a result, fewer people seem to be exploring the real estate market, creating potential opportunities for those who are still looking to buy, and we’re anticipating a gradual pickup as we move into the coming months.

In the residential sector in Kona, January has seen an 8% increase in inventory, while the pending ratio has decreased by 16%. This indicates more available properties but less demand from buyers. Homes priced under $1 million, which are typically the most affordable, are experiencing noticeable decreases in buying activity. Consequently, most price ranges have shifted to a buyer's market. Interestingly, properties in the $2–$3 million range are seeing comparatively stronger demand and are holding in what’s considered a neutral market. Over the past 30 days, the average closing price was 92% of the original asking price, approximately 97% of the reduced price. This highlights the importance of pricing based on recent sales rather than solely on current listings.

As of January 19, 2026, here’s an overview of the Kona Residential Market, including active listings, properties under contract, the pending ratio, and market insights. Please note that market conditions vary by price range, and it is currently taking longer to find buyers, with average days on the market now at 102 days.

In the condo market in Kona, we have observed a significant increase in inventory, which has risen over 26% compared to two months ago. At the same time, the pending ratio has decreased by 40%. Similar to the residential market, this trend of more inventory coupled with reduced buying demand indicates a shift more towards a "buyer's market."

As of January 19, 2026, here is the latest information on the Kona Condo Market, including active listings, properties under contract, the pending ratio, and market insights. Currently, the market is classified as a "buyer's market," with properties averaging 124 days on the market. In the last 30 days, the average closing sale price was 91% of the original asking price and 94% of the reduced price. 

I am here to provide you with a detailed market analysis in your neighborhood. If you or anyone you know may be thinking of buying, selling or both, I would be happy to be of service!
Posted in My News