Buying a Condo in Kona: Fees, Rental Rules, and What to Check

Buying a condo in Kona means comparing more than price. Before you make an offer, check the monthly association fees and what they cover, the reserve fund, the rental rules, and whether the land is fee simple or leasehold.

Key takeaways

• Kona condos are concentrated in Kailua-Kona and Keauhou.

• Two condos at the same price can have very different monthly costs.

• Some condos are leasehold, and rental rules differ by complex.

• An inspection is still wise for a condo.

What to compare between condos

Kona condos range from small units near Kailua Village to oceanfront and golf course condos in Keauhou. Two Kona condos at the same price can be very different to own. Monthly association fees, what those fees cover, and the health of the building's reserve fund all affect the real cost.

Read the fine print before you buy. That includes association documents, pet rules, parking, and whether the condo allows vacation rentals. Some Kona condo buildings allow short term rentals and some do not, so buyers who plan to rent should check first.

Many Kona condos are sold furnished and ready to use. Confirm what stays with the unit, and get a home inspection, even for a condo.

Where Kona's condos are

Most Kona condos are in Kailua-Kona, along and above Aliʻi Drive, and in Keauhou. Some complexes sit directly on the ocean. Others are a short walk from town or overlook a golf course. Each complex has its own feel, from quiet residential buildings to lively vacation rental properties.

What is a leasehold condo in Kona?

Some Kona condos are leasehold, which means the owner leases the land under the building for a set term. Leasehold condos cost less to buy but need a careful look at the remaining lease term and the lease rent. Confirm the land tenure for every condo you consider.

Financing a condo

Lenders look at the building as well as the buyer. They may ask about the association's budget, reserves, insurance, and how many units are rented. A buyer using a loan should have the lender review the complex early. Ask your agent to gather the association documents a lender will need.

Common questions

Can I rent out a condo in Kona?

It depends on the complex and on county rules. Some complexes allow vacation rentals, some require longer stays, and some do not allow rentals.

Are Kona condos a good second home?

Many buyers choose a condo as a second home because upkeep is shared and many are sold furnished. Fees and rules vary, so each complex should be reviewed.

Moving to something smaller? See Downsizing in Kona: How to Choose an Easier Home.

Sources: Hawaiʻi Real Estate Branch, resources for condominium owners; County of Hawaiʻi Planning Department, short term vacation rentals.

About the author: Maile Woodhall (pronounced Miley) is a licensed Hawaiʻi REALTOR (RS-88019) with The Agency Team Hawaii, eXp Realty (RB-21841), born and raised in Kona. Questions? Call or text (808) 482-5800.

Related guides: Buying a home in Kona; What should I know about condo fees and HOA rules in Kona?; Can I rent out my Kona condo on Airbnb or Vrbo?; What is the difference between leasehold and fee simple property in Kona?.

Last updated: October 2026.