Oceanfront vs. Ocean View Homes on the Big Island: Pros, Cons & Costs

Buying a home near the ocean is one of the biggest draws to living on Hawaiʻi Island. But not all “ocean properties” are the same. One of the most common decisions buyers face is choosing between oceanfront and ocean view homes. While both offer stunning scenery and island lifestyle appeal, they differ significantly in cost, maintenance, and long-term value.

Here’s how to decide which option fits your goals, budget, and lifestyle.

What Is an Oceanfront Home?

An oceanfront home sits directly on the shoreline, with no properties between you and the Pacific. These homes offer unobstructed views, immediate ocean access, and the sound of waves as part of daily life.

On the Big Island, oceanfront properties are most commonly found along the Kona coast, including areas near Kailua-Kona and parts of the Kohala Coast.

Pros of Oceanfront Homes

• Direct ocean access and unobstructed views

• Strong prestige and emotional appeal

• High demand for luxury buyers and vacation rentals

• Exceptional sunsets, breezes, and wildlife viewing

Cons of Oceanfront Homes

• Significantly higher purchase prices

• Increased maintenance due to salt air and exposure

• Higher insurance costs, especially in flood or erosion zones

• Potential restrictions related to shoreline setbacks

Oceanfront homes are ideal for buyers prioritizing experience and exclusivity over budget flexibility.

What Is an Ocean View Home?

An ocean view home is not directly on the water but offers visible ocean scenery from certain vantage points — often from lanais, living areas, or upper floors. These homes may sit across the street from the ocean or higher up on slopes, capturing sweeping views without shoreline exposure.

Ocean view homes are common throughout Kona, South Kohala, and elevated communities across the island.

Pros of Ocean View Homes

• Lower purchase price compared to oceanfront

• Reduced exposure to salt, wind, and erosion

• Easier insurance options and lower maintenance costs

• Often better elevation for panoramic views

Cons of Ocean View Homes

• Views may be partially obstructed

• No direct beach or shoreline access

• Future development could impact sightlines

For many buyers, ocean view homes provide the best balance of value and lifestyle.

Cost Differences: What Should You Expect?

Price gaps between oceanfront and ocean view homes on the Big Island can be substantial.

• Oceanfront homes often command a 30–70% premium (or more) over comparable ocean view properties.

• Ocean view homes offer more flexibility across price points and neighborhoods, making them accessible to a wider range of buyers.

In addition to the purchase price, oceanfront owners should budget for:

• More frequent exterior maintenance

• Higher insurance premiums

• Potential long-term shoreline management considerations

Investment & Resale Considerations

Oceanfront properties tend to hold long-term value due to scarcity, but they appeal to a smaller buyer pool and come with higher ownership costs.

Ocean view homes often:

• Sell faster

• Appeal to both full-time residents and second-home buyers

• Offer stronger cash-flow potential due to lower expenses

If rental income or long-term flexibility is part of your plan, ocean view homes often provide a more predictable return.

Which Is Right for You?

Choose oceanfront if:

• Budget is flexible

• You value direct ocean access and prestige

• You’re comfortable with higher maintenance and insurance costs

Choose ocean view if:

• You want ocean scenery with fewer risks

• You’re focused on long-term value and flexibility

• You prefer lower ownership and operating costs

Final Thoughts

Both oceanfront and ocean view homes offer exceptional Big Island living — but the right choice depends on your priorities. Understanding the true costs, lifestyle impact, and long-term considerations will help you make a confident decision that aligns with your island goals.