Buying at Waikoloa or Mauna Lani on the Kohala Coast: What to Know

Waikoloa Beach Resort and Mauna Lani are resort communities on the Kohala Coast, north of Kailua-Kona. Waikoloa has the most condos and townhomes and the broadest price range, while Mauna Lani is built around two golf courses with estate homes on the ocean and the fairways. Compare monthly costs and rental rules for the specific unit before you make an offer.

Key takeaways

• Waikoloa Beach Resort has the largest supply of condos and townhomes on the Kohala Coast and the broadest price range.

• Mauna Lani is built around two golf courses, with condos, townhomes, and estate homes on the ocean and the fairways.

• Association fees, resort assessments, and rental rules differ from one complex to the next. Compare them before comparing prices.

• Buyers who plan to rent should confirm the rental rules for the specific unit before making an offer.

Where Waikoloa and Mauna Lani are

Both resorts sit on the Kohala Coast, the sunniest stretch of the Big Island, north of Kailua-Kona and the Kona airport. Waikoloa Beach Resort wraps around ʻAnaehoʻomalu Bay and includes two golf courses, shopping and dining, and large resort hotels. Mauna Lani is a short drive farther north, with two golf courses of its own, resort hotels, and a quieter feel.

One point trips up many mainland buyers. Waikoloa Beach Resort is not the same place as Waikoloa Village. The Village is a separate residential community several miles inland and uphill, with its own prices and its own weather. Both show up as Waikoloa in a home search, so check the map first.

What buyers find at each resort

Waikoloa Beach Resort has the most choices. Buyers find condos and townhomes in many different complexes, from smaller units to large townhomes on the golf course, along with a limited number of single family homes. That depth of supply gives buyers room to compare and to negotiate.

Mauna Lani offers condos and townhomes as well, plus gated neighborhoods of estate homes on the ocean and along the fairways. Buyers at the top of the market often compare Mauna Lani with Mauna Kea Resort just to the north and with the private clubs of North Kona, such as Hualālai, Kūkiʻo, and Kohanaiki.

Monthly costs to compare

Two condos at the same price can cost very different amounts to own. Line up the association fee and exactly what it covers, any resort association assessment, the cost of an optional beach or golf club membership, property tax, and insurance. Buyers who plan to rent should add management fees and Hawaiʻi's transient accommodations and general excise taxes on rental income.

Also ask each association about planned special assessments and the condition of the reserve fund, since a large repair bill can follow a new owner.

Vacation rental rules

Many Kohala Coast buyers want rental income when they are not using the home. The County of Hawaiʻi regulates short term vacation rentals, and each association sets its own rules on top of that. Many resort complexes allow vacation rentals, but not all do, and some set minimum stays. The safe step is to confirm the rules for the specific unit in the association documents and with the County before making an offer, and to ask the seller for the unit's rental history.

Kohala Coast or Kona?

Many resort buyers also look at Kona. The Kohala Coast is drier and sunnier, with a resort setting, beaches, and golf close at hand. Kona puts an owner closer to town, the airport, and everyday services, and it offers more kinds of neighborhoods across a wider range of prices. Compare the weather, drive times, and price so you choose the area that fits how you will use the home.

Buying from the mainland

Buyers who are still on the mainland can set up a custom search so new listings arrive the day they are listed, and tour homes by video. Review the association documents carefully during escrow. Inspections, insurance, and closing can all be handled from a distance, and buyers can sign with a notary wherever they live.

Common questions

What monthly costs should a Kohala Coast condo buyer compare?

The association fee and what it covers, any resort association assessment, the cost of an optional beach or golf club membership, property tax, and insurance. Buyers who plan to rent should add management fees and the taxes on rental income.

Is Waikoloa Beach Resort the same as Waikoloa Village?

No. Waikoloa Beach Resort is on the coast, with the beach, golf, shops, and hotels. Waikoloa Village is a separate residential community several miles inland and uphill. Both show up as Waikoloa in a home search, so check the map before comparing prices.

Can a Waikoloa or Mauna Lani condo be used as a vacation rental?

Many complexes in both resorts allow vacation rentals, but the rules differ from one complex to the next. Confirm the association's rental rules and the County of Hawaiʻi short term vacation rental requirements for the specific unit before making an offer.

Comparing communities? See the guide to Kona luxury resort communities: Kohanaiki, Kūkiʻo, Hualālai, Hōkūliʻa, Keauhou, Waikoloa and Mauna Lani side by side.

Sources: County of Hawaiʻi Real Property Tax Office; Hawaiʻi Real Estate Branch, resources for condominium owners.

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; Multimillion Dollar Homes and Estates in Kona: What Buyers and Sellers Should Know; How to Sell a Luxury Home in Kona: A Listing Agent's Guide; Buying an Oceanfront Home in Kona: Rules, Costs, and What to Check.

Last updated: October 2026.