Kona First Time Home Buyer Guide: How to Buy Your First Home, Step by Step

Oct 21

4 min read

Updated: 3 days ago

Buying a first home in Kona, Hawaiʻi follows the same basic steps as anywhere else, with a few island twists. Kona born Realtor Maile Woodhall walks first time buyers through each one. This guide lays out the steps in order and the Kona questions to ask along the way.

Key takeaways

Start with a lender, not a listing. Know your budget before you shop.
Ask lenders about first time buyer programs, including the State of Hawaiʻi's Hale Kamaʻāina Mortgage Program.
In Kona, check leasehold or fee simple, water, wastewater, lava zone, and association fees on every home.
Escrow in Kona usually takes about 30 to 60 days once an offer is accepted.

Step 1: Set your budget and talk to a lender

A first time buyer in Kona should talk to a lender before looking at homes. A pre-approval letter shows sellers you can buy, and it tells you what monthly payment fits. Count the whole monthly cost, not only the loan: property tax, insurance, and any association fees or lease rent. The Kona buyer monthly cost estimator adds these up.

Step 2: Ask about Hawaiʻi first time buyer programs

The Hawaiʻi Housing Finance and Development Corporation (HHFDC), a State agency, runs the Hale Kamaʻāina Mortgage Program for qualifying first time buyers. It was formerly called Hula Mae. The program works through participating lenders, and HHFDC keeps the current list and rules on its website. Ask your lender whether you qualify. Program rules and rates are set by the State and the lenders, and they change.

Step 3: Choose a Kona Realtor

A buyer's agent in Kona helps you find homes, writes the offer, and guides you through inspections and escrow. Look for someone who knows the neighborhoods and answers quickly. The guide How do I choose a Realtor in Kona? lists the questions to ask.

Step 4: Search with Kona in mind

First time buyers in Kona run into questions that rarely come up on the mainland. Check these on every home:

Leasehold or fee simple. A leasehold home sits on leased land, so the buyer owns the home but not the ground. See Leasehold vs Fee Simple in Kona.
Water. County water or a rain catchment tank.
Wastewater. Sewer, septic, or a cesspool. Hawaiʻi State law requires every cesspool to be upgraded or converted by 2050.
Lava zone. Look it up by the property's tax map key. See What Lava Zone Is Kona In?
Condo or association fees. Ask what the fee covers and read the association rules. See Kona Condo Fees and HOA Rules.

Step 5: Make an offer

Your Realtor writes the offer on a Hawaiʻi purchase contract. It sets the price, your deposit, the closing date, and how many days you have for inspections and other checks. In Hawaiʻi, sellers of most homes complete a written disclosure statement that tells buyers what the seller knows about the property. Read it closely.

Step 6: Inspections and reviews

During the inspection period, hire a home inspector and read every document you receive: the disclosure, the title report, and any association papers. Ask about termites, the roof, the water system, and wastewater. If something comes up, your Realtor can help you ask for a repair, a credit, or more time, within the terms of the contract.

Step 7: Escrow and closing

Escrow in Kona usually takes about 30 to 60 days once an offer is accepted. An escrow company holds the money and the documents until everything is signed and recorded. Buyers who live on the mainland can sign closing papers with a notary where they live.

Step 8: After you move in

If the Kona home is your main residence, file a home exemption claim with the County of Hawaiʻi Real Property Tax Office. It can lower your property tax. Ask the County for the current amounts and deadlines.

Common questions

How long does it take to buy a first home in Kona?

Escrow usually takes about 30 to 60 days after an offer is accepted. The search before that can take a few weeks or many months, depending on budget and how many homes fit.

Are there first time home buyer programs in Hawaiʻi?

Yes. The State's Hawaiʻi Housing Finance and Development Corporation runs the Hale Kamaʻāina Mortgage Program, formerly Hula Mae, through participating lenders. Ask a lender whether you qualify.

What is different about buying a home in Kona?

Kona buyers check things mainland buyers rarely do: leasehold or fee simple, County water or catchment, cesspools, lava zone, and association rules.

Sources: Hawaiʻi Housing Finance and Development Corporation; Consumer Financial Protection Bureau, buying a house.

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.

Last updated: October 2026.