Updated April 2026. Originally published 2021.
Living on the Big Island is unlike living anywhere else. Here are some things you should consider before deciding to move to Waimea, or anywhere else on the Big Island.
People romanticize moving to Hawaii, and honestly, who can blame them? But the Big Island is not Maui or Oahu, and Waimea is not Kona or Hilo. Before you make one of the biggest decisions of your life, here are some things to consider — straight talk from someone whose family has lived in Waimea for 60+ years.
Stay Informed About Local Government
What’s happening in County and State government can significantly affect where you choose to live and what you can do with your property. Subscribe to the free email headlines from West Hawaii Today and the Hilo Tribune, the Island’s two main papers. Civil Beat covers the State and does an excellent job reporting on the major issues we face. If you’re considering Waimea specifically, subscribe to the Waimea Community Association newsletter. For those interested in the history and culture of this remarkable ranch town, the Paniolo Preservation Society newsletter is excellent.
Healthcare Is Scarce and Getting Scarcer
Primary care physicians are genuinely hard to find. Specialists typically fly in from Oahu, or require you to travel there. Some surgeons will see patients here but require you to fly to Honolulu for the actual procedure.
The situation has worsened in recent years. North Hawaii Community Hospital in Waimea has declined significantly. Kona Community Hospital has long been considered inadequate. Hilo Medical Center is reasonably good for certain things. The acute care facility in Honokaa is worth knowing about — it has genuinely saved lives by stabilizing patients and directing them to Hilo. Had those patients been sent to North Hawaii Community Hospital instead, they likely would have been flown off island to Honolulu or Maui.
The underlying problem is reimbursement rates. Hawaii’s dominant health insurer has driven reimbursements so low that as doctors age out or simply leave, replacements are not coming. If you or anyone in your family has health issues requiring frequent or specialized care, investigate this thoroughly before committing to a move. This is not something to discover after you’ve bought a house.
Beyond the practical medical limitations, there is an emotional and logistical reality that people rarely consider until they’re living it: when a family member requires treatment on another island, someone has to go with them. Managing a serious illness from across the ocean — coordinating care on Oahu while maintaining a home, a job, and a family here — puts an enormous strain on families. It’s worth thinking carefully about your family’s health situation and support network before making the move.
Schools: A Complicated Picture
Waimea has an unusual school landscape for a town its size. There are two well-regarded private schools — Hawaii Preparatory Academy and Parker School — both of which regularly send graduates to elite universities. Kanu O Ka Aina, a Hawaiian language immersion charter school, is beloved by many families. There is also a charter intermediate school and a standard public elementary school.
My honest observation after nearly 60 years here: the private schools provide a good academic foundation, but students may find themselves underprepared for the breadth of coursework at highly competitive universities, where many classmates will have taken AP classes in subjects that simply aren’t offered at smaller schools. If an Ivy League or top-tier university is the goal, supplemental tutoring and mainland summer programs are worth considering.
There is also a social dimension worth understanding. In a town this size, having so many children in private schools creates two largely separate communities living side by side with limited interaction. Church and sports provide some opportunities for getting to know members of the other community, but its limited. Whether that matters to you depends on your values and your family, but it’s worth knowing before you arrive.
Property Insurance Has Become a Serious Issue
This has changed dramatically in recent years and catches many buyers off guard. Even for properties with no loss history in areas not considered high risk, insurance has become significantly more expensive and harder to obtain. Underwriters are requiring much more documentation before approving policies.
For condos, affordable insurance is increasingly difficult to find. In Lava Zones 1 and 2 — which cover parts of the lower Puna district and some Kona areas — available coverage may be capped around $450,000, which is having a direct downward effect on property values in those areas. Wildfire risk is now a consideration across much of the island, including areas along the Hamakua Coast that people assume are safe because of higher rainfall. Make property insurance availability and cost a mandatory part of your due diligence before closing on any Big Island property.
Vacation Rentals and the Housing Shortage
If you’re planning to spend time on the island before committing to a purchase — which I strongly recommend — finding a place to stay is harder than it used to be. The County has progressively tightened regulations on vacation rentals in residential areas, largely in response to a genuine housing crisis. When investors buy homes and convert them to short-term rentals, it removes housing from an already tight market and drives up prices for residents.
The result is that housing on the Big Island is expensive relative to local wages, short-term rental options in residential neighborhoods are limited, and longer-term rentals typically require a lease of at least six months. Bed and breakfasts are still permitted. If you can manage it, spending real time — ideally several months — in the specific area you’re considering is invaluable. The differences between Waimea’s dry west side and wet east side, between Waimea and Waikoloa, between Kona and Hilo, are enormous. Don’t buy until you’ve experienced them firsthand.
The Cost of Living Is High and Rising
Hawaii has always been expensive, but costs have risen sharply in recent years. Gas currently runs over $6 per gallon for regular and over $9 per gallon for diesel. Nearly everything is shipped in, which means grocery prices, building materials, and everyday goods cost significantly more than on the mainland. This is not a temporary situation — if anything, costs are likely to continue rising. Run the numbers carefully before assuming your mainland budget will translate.
Water Quality: A Genuine Bright Spot
One genuinely pleasant surprise for many newcomers: water quality on the Big Island is generally excellent and the Department of Water Supply does a commendable job of monitoring quality and maintaining a diverse set of water systems across the island. That said, taste varies depending on the source. Waimea’s tap water is wonderful. Other areas? Less so. If you’re someone who drinks tap water, taste it before you buy the house.
Remote Work: A Reality Check
Many people move to the Big Island planning to work remotely, and it works well for some. But a pattern has emerged: after a few years, many remote workers find they need or want to be closer to their office, colleagues, or professional community. Before making the move, think honestly about whether your remote work arrangement is truly permanent, and what your options would be if it changed.
My Best Advice
Do your research, stay informed, and if at all possible spend extended time here before you buy. The Big Island is a genuinely extraordinary place to live — I’ve chosen it for nearly 40 years and have no regrets. But it asks something of you in return: flexibility, self-sufficiency, respect for those around you, and realistic expectations. Come with those, and you’ll likely love it. Come without them, and you may find yourself back on the mainland sooner than you planned.
Questions? I’d love to hear from you.
Judy S. Howard, Esq. is a Realtor Broker with COMPASS in Waimea, Hawaii, and a licensed Hawaii attorney with over 30 years of experience. She can be reached at judy@livinginwaimea.com or 808-885-5588.