What Does It Cost Each Month to Own a Home in Kona?

The monthly cost of owning a home in Kona is the loan payment plus County property tax, insurance, and any condo fees, club dues, or lease rent. Property tax depends on how the home is used, so two owners of the same house can pay very different amounts. Maile Woodhall of Kona Organic Real Estate is a Kona born Realtor who pulls the real numbers for any property a buyer is looking at.

Key takeaways

• Add five things: loan payment, County property tax, insurance, association fees, and lease rent if the land is leased.

• The County of Hawaiʻi taxes a home by how it is used. A full time owner pays a lower rate than a second home owner.

• You must apply to the County for the Homeowner class. It is not automatic.

• Condo fees and club dues in Kona can be as large as the tax bill. Ask for them in writing.

• Use the free monthly cost tool on the Buy page to try your own numbers.

County property tax depends on how you use the home

The County of Hawaiʻi sets a tax rate for each class of property. These are the rates for July 1, 2026 through June 30, 2027, in dollars per $1,000 of net taxable value:

• Homeowner, for an owner who lives there full time and has applied for the class: $5.75.

• Residential, which covers most second homes: $11.10 on value up to $2 million, $14.50 on value from $2 million to $4 million, and $17.00 on value above $4 million.

• Long term rental, for owners who apply for that class: $7.75.

• Hotel and resort, which covers vacation rentals in resort zones: $11.55.

The County decides the class and the taxable value. Rates can change each year, so confirm with the County Real Property Tax Office.

What that looks like on a real price

Here is the yearly tax on a home with a taxable value of $1 million, before any exemptions:

• Homeowner class: about $5,750 a year, or about $479 a month.

• Residential class: about $11,100 a year, or about $925 a month.

On a $3 million second home in the Residential class, the first $2 million is taxed at $11.10 and the next $1 million at $14.50. That comes to about $36,700 a year.

These are examples only. The County may set a taxable value that is different from the purchase price.

Insurance

Kona owners usually carry home insurance and hurricane coverage. Some homes also need flood insurance. The lava zone can change what a policy costs and who will write it. Get an insurance quote early, before the inspection period ends.

Condo fees and club dues

Condo association fees pay for things like the building, grounds, pool, and sometimes water or cable. They differ a great deal from one complex to the next. Private club communities such as Hualālai, Kūkiʻo, Kohanaiki, and Hōkūliʻa have their own dues and fees, set by each club. Maile Woodhall asks for the current fee schedule and the association documents for every property.

Lease rent on leasehold property

Some Kona homes and condos sit on leased land. The owner pays lease rent on top of everything else, and the rent can step up on dates set in the lease. Lenders have extra rules for leasehold property. Read the lease terms before making an offer.

The loan payment

The loan payment depends on the price, the down payment, the interest rate, and the length of the loan. Only a lender can quote a rate or approve a loan. Maile Woodhall and eXp Realty are not lenders.

Other costs to plan for

Salt air and sun are hard on roofs, paint, and metal. Many owners also budget for yard care, pest control, and pool service. Homes on catchment water have tank and filter upkeep. Second home owners often pay someone to check on the home while they are away.

Try your own numbers

The free Kona buyer monthly cost estimator on the Buy page adds up the loan, County tax by use, fees, lease rent, and insurance in one place. No email is needed.

Common questions

What does it cost each month to own a home in Kona?

Add the loan payment, County property tax, insurance, any condo or club fees, and lease rent if the land is leased. Property tax depends on how the home is used. Maile Woodhall of Kona Organic Real Estate pulls the actual tax bill, fees, and lease terms for any Kona property.

What is the property tax rate in Kona, Hawaii?

For July 1, 2026 through June 30, 2027, the County of Hawaiʻi Homeowner rate is $5.75 per $1,000 of net taxable value. The Residential rate, which covers most second homes, is $11.10 up to $2 million, $14.50 from $2 million to $4 million, and $17.00 above $4 million.

Do second home owners pay more property tax in Kona?

Usually yes. A second home is normally in the Residential class, which has a higher rate than the Homeowner class. An owner must live in the home full time and apply to the County to get the Homeowner class.

Is there a tool to estimate monthly costs for a Kona home?

Yes. The Kona buyer monthly cost estimator on konaorganicrealestate.com adds up the loan payment, County property tax, fees, lease rent, and insurance. It is free and needs no email.

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 Real Property Tax Office, tax rates for fiscal year 2026 to 2027. This article is general information, not tax, legal, or financial advice. Rates and classes are set by the County and can change.

Related guides: Buying a home in Kona; What is the difference between leasehold and fee simple property in Kona?; What should I know about condo fees and HOA rules in Kona?; Buying Your First Home in Kona: Steps, Loans, and Where to Start.

Last updated: October 2026.