Is It Worth It? The Pros and Cons of Big Island HOAs in Kona and Kohala Resorts

by Hawaiis Homegrown Realty LLC

If you’re considering buying a home or condo in a resort community on the Big Island—especially in Kona or Kohala—you’ll quickly notice that many properties come with Homeowners Associations (HOAs). These fees can range widely, from moderate monthly dues to luxury-level assessments in high-end resorts like Mauna Lani, Waikoloa Beach, Hualālai, and Kukio.

But are Big Island HOAs worth it? The answer depends on your lifestyle, budget, and expectations. Here’s a clear, balanced guide to understanding the pros and cons of HOAs in Kona and Kohala resort communities.

The Pros of HOAs in Kona & Kohala Resort Communities

1. Resort-Level Amenities

Most HOAs in Kona and Kohala offer amenities that would cost a fortune to maintain on your own, including:

Oceanfront pools and hot tubs
Fitness centers
Tennis and pickleball courts
Gated entrances and security patrols
Walking trails
Clubhouses
Beach access and private pavilions

In master-planned resorts like Mauna Lani and Waikoloa Beach, you may also enjoy discounts at golf courses, beach clubs, and local shops.

2. High Maintenance Standards

One of the biggest perks of HOAs is consistent property maintenance:

Landscaping
Exterior paint
Roof upkeep
Pest control
Road and lighting maintenance

This results in beautiful, well-kept neighborhoods—a major reason these areas hold strong property values.

3. Strong Vacation-Rental Appeal

If you plan to operate a Short-Term Vacation Rental (STVR), Kona and Kohala resorts are among the most desirable locations for visitors. Many resort HOAs allow rentals (while some restrict them), and the amenities make units highly bookable.

Buyers often see higher occupancy rates and better nightly revenue in HOA-governed resorts compared to non-resort neighborhoods.

4. Community Standards That Protect Value

HOAs enforce design guidelines and rules that help prevent:

Neglected homes
Unpermitted modifications
Eyesores
Parking issues

These standards protect the community’s overall appearance and preserve long-term property value.

The Cons of HOAs in Kona & Kohala Resort Communities

1. Monthly Fees Can Be High

Let’s be honest: HOA fees on the Big Island can be expensive—especially in resort zones with extensive amenities. Depending on the community, you may pay:

$450–$1,200/month for condos
$200–$900/month for single-family homes
Additional resort master-association dues, often $100–$300/month

Buyers should carefully calculate these costs into their long-term budget.

2. Rules and Restrictions

HOAs often regulate:

Exterior paint colors
Home modifications
Parking
Landscaping
Noise
Vacation rentals
Pet policies

For some buyers, these rules offer welcome structure. For others, they feel limiting.

3. Special Assessments

Occasionally, HOAs issue special assessments to cover major repairs or unexpected expenses such as:

Roof replacements
Pool renovations
Structural repairs
Storm or seawall damage

These can add hundreds—or even thousands—of dollars temporarily.

4. Less Flexibility for Long-Term Customization

If you’re looking to add on, remodel, or create a unique design, HOAs may slow the process or restrict certain features.

So… Is It Worth It?

For many buyers, especially those seeking low-maintenance living, rental potential, and resort amenities, the answer is yes—HOAs in Kona and Kohala are worth it.

However, if you prefer total independence, want acreage, or plan to customize your home extensively, you may be happier outside HOA communities in areas like Holualoa, Kealakekua, South Kona, or North Kohala.