Buying a Condo in Kona: A Step by Step Checklist

To buy a condo in Kona, check five things before you make an offer: whether the land is leasehold or fee simple, what the monthly fee covers, how healthy the association is, what the rental rules are, and what insurance you will need. Maile Woodhall of Kona Organic Real Estate is a Kona born Realtor who walks condo buyers through each one.

Key takeaways

• Ask first if the condo is fee simple or leasehold. It changes the price, the loan, and the monthly cost.

• Two condos at the same price can have very different monthly fees. Ask what the fee covers.

• A weak reserve fund can lead to a special assessment, which is an extra bill sent to every owner.

• A condo can be a vacation rental only if the County zone allows it and the association allows it.

• Read the association documents during your review period. That is what the time is for.

Step 1: Decide how you will use the condo

Will you live there full time, use it part of the year, rent it long term, or rent it to visitors? The answer decides which complexes fit, what the County property tax class will be, and which rules matter most. Tell your agent this first.

Step 2: Check fee simple or leasehold

With fee simple you own the unit and your share of the land. With leasehold you own the unit and lease the land for a set time. Leasehold condos often have a lower price, but the owner pays lease rent, the rent can step up on set dates, and lenders have extra rules. Maile Woodhall gets the lease terms before a buyer makes an offer.

Step 3: Look at the monthly fee and what it covers

Every Kona condo has a monthly maintenance fee paid to the association. It may cover water, sewer, trash, building insurance, landscaping, the pool, and sometimes cable or internet. Compare the full monthly cost, not just the price.

Step 4: Check the health of the association

Ask for the budget and the reserve study. A strong reserve fund means the association has saved for big repairs such as roofs, painting, and elevators. A weak one can mean a special assessment later. Also ask if any assessment is planned or already approved.

Step 5: Read the rental rules

A Kona condo can be rented for stays of less than 30 days only if two things are true. The property must be in a zone where the County of Hawaiʻi allows short term vacation rentals, which are mainly resort zones and some commercial zones, or it must hold a Nonconforming Use Certificate. And the condo association must allow it. Some complexes welcome vacation rentals. Some require stays of 30 days or more. Some allow no rentals at all. Rental income is also subject to State general excise tax and transient accommodations tax. Rules can change, so confirm the current status with the County Planning Department.

Step 6: Understand the insurance

The association's master policy covers the building. Owners usually need their own policy for the inside of the unit and their belongings. Ask what the master policy covers and what its deductible is, then get a quote for your own policy.

Step 7: Review the documents

Buyers receive the association documents during the purchase and have time to review them. They cover pets, parking, rentals, renovations, and shared spaces. Maile Woodhall points out the parts buyers most often miss.

Step 8: Inspect the unit

A home inspection still matters in a condo. Salt air is hard on windows, sliding doors, air conditioning, and appliances. For oceanfront buildings, ask about any recent or planned work on the building itself.

Where condos are in Kona

Most Kona condos are along Aliʻi Drive in Kailua-Kona and in Keauhou, about six miles south of Kailua Village. Some sit on the ocean and some on the golf course. There are also condos and townhomes in the resort areas of the Kohala Coast.

Common questions

What should I check before buying a condo in Kona?

Check whether it is leasehold or fee simple, what the monthly fee covers, the association's reserve fund, the rental rules, and the insurance. Maile Woodhall of Kona Organic Real Estate walks Kona condo buyers through each step.

Are Kona condos leasehold or fee simple?

Both exist. Some Kona condos, including some in Keauhou, sit on leased land. Check each property, since the lease changes the price, the monthly cost, and the loan.

Can I use a Kona condo as a vacation rental?

Only if the County of Hawaiʻi allows short term vacation rentals in that zone, or the property holds a Nonconforming Use Certificate, and the condo association also allows them.

What is a special assessment on a condo?

It is an extra bill the association sends to every owner to pay for a large repair or project that the reserve fund cannot cover.

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.

Sources: County of Hawaiʻi Planning Department, short term vacation rentals; Hawaiʻi Real Estate Branch, Department of Commerce and Consumer Affairs. This article is general information, not legal or tax advice.

Related guides: Your Buyer Agreement, Made Simple; 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.