Category: Miscellaneous

Big Island Events, June, 2026

Posted on by Judy

June is one of the most culturally significant months on the Hawaiian calendar. This year brings two major celebrations of King Kamehameha I — one in Kailua-Kona and one in North Kohala, the birthplace of the great king himself, along with a coffee festival!

154th Annual King Kamehameha Day Celebration Parade & Ho’olaule’a Saturday, June 6th — Historic Kailua Village, Kailua-Kona Parade begins at 9:00am

One of Hawaii’s most magnificent civic traditions, the King Kamehameha Day Floral Parade takes place in the first royal seat of the Kingdom of Hawaii. Regal pā’ū riders on horseback adorned in the flowers and colors of each of the eight Hawaiian Islands lead the procession, followed by hula hālau, community floats, and more.

After the parade, Hulihe’e Palace hosts the annual Ho’olaule’a — a celebration of music, art, and performances.

This year the parade also honors Barbara Kamilipua Nobriga, who served the celebration since 1967 as Chairwoman, Pā’ū Chair, princess, and queen, until her passing in April 2026. A fitting tribute to a remarkable woman.

Learn more at kamehamehaparadekona.org

Kamehameha Day Celebration — North Kohala Thursday, June 11th — Kapa’au, North Kohala

North Kohala is the birthplace of King Kamehameha I, and every June 11th — no matter what day of the week it falls on — the community gathers to honor its most famous son.

The celebration centers around Kapa’au and features a sacred sunrise procession, the draping of a 20-foot floral lei on the original Kamehameha statue, a traditional parade, and a vibrant community festival. People from across Hawaii Island and beyond make the journey to North Kohala for this event.

This one is close to home and deeply meaningful. If you haven’t experienced it, I’d encourage you to go.

Learn more at http://www.kamehamehadaycelebration.org

Ka’u 2026 Coffee Festival — Ka’u district June 14-20

This looks very cool. There’s an open house at the historic Pahala plantation manager’s home, with music, hula, and story telling on the 14th, from 6-9 p.m., along with the Ka’u Coffee Recipe Contest at the Ka’u Coffee Mill, also on June 14, from 6-8 p.m., then a hike with lunch in Wood Valley on the 18th from 9-2, and a visit to Aikane Plantation Coffee Farm and cattle ranch on the 19th from 10-3,. The grand finale is a ho’olaule’a at the Pahala Community Center on June 20. Learn more at kaucoffeefestival.com!

Coming Up

Check back each month for a new roundup of events happening across the Big Island. And if you’re curious about what makes Waimea and the Big Island such a special place to live, explore my blog for more local insights.

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.

Hawaii Fires and Rain: What Every Big Island Resident and Buyer Needs to Know

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Updated May 2026. Originally published August 2021.

Brush fires have always been part of life on the Big Island. But the stakes have changed. What was once an occasional nuisance has become one of the most serious considerations for anyone living in or moving to Hawaii.

The Wake-Up Call: Lahaina

In August 2023 a firestorm decimated the historic town of Lahaina on Maui, killing over 100 people and destroying more than 2,000 structures. It was one of the deadliest wildfires in American history. For those of us on the Big Island, it was a reminder that Hawaii’s wildfire risk is real, serious, and not limited to the dry leeward coast. Several fires broke out at the same time in the Kawaihae area, but no lives were lost.

The Mana Road Fire

The most dramatic illustration of Waimea’s own wildfire risk came in late July and early August 2021, when the Mana Road fire scorched more than 42,000 acres of mostly grassland above Waimea — largely on Parker Ranch — making it one of the largest wildland fires in recorded Hawaii history.

The fire started on arid Parker Ranch land south of the eastern outskirts of Waimea town. Very strong and gusty winds from the northeast drove it rapidly along dry pasture land on the northern slope of Mauna Kea. Delays in obtaining equipment and coordinating response allowed the fire to spread up the western flank of Mauna Kea, jump Old Saddle Road, and cross the road between Waimea and Waikoloa. Residents of Pu’ukapu Hawaiian Homestead and Waiki’i Ranch were ordered to evacuate, and the fire eventually triggered a third evacuation order for Waikoloa Village.

Two ranch houses were destroyed south of Waimea town, but homes in Waikoloa and Waiki’i suffered nothing worse than a heavy coat of smoke and ash. Parker Ranch temporarily lost a significant portion of its grazing land. Even though I live no more than six miles from where the fire started, I never smelled smoke — a testament to how dramatically conditions vary across just a few miles of terrain here.

There have been many smaller brush fires over the years. This is not a one-time event. It is an ongoing reality of life in this part of the island.

Waimea and the Dry Side

Brush fires are common on the dry side of Waimea and the leeward coast. The pattern is familiar to longtime residents: lush grass grows after a good rain, and if it is not grazed down it eventually dries and becomes excellent fuel. Waimea, Waikoloa, and Kawaihae are all identified as high-risk wildfire zones on the Big Island.

Fires can start in surprising ways. A few years ago a fire broke out not far from Waimea Middle School — believed to have started when a catalytic converter on a car that had pulled over on the road ignited the dry grass. There was property damage but no loss of life. We were fortunate.

In recent years the National Weather Service has issued red flag warnings for critical fire weather conditions covering North Kohala, South Kohala, and interior portions of the Big Island, with wind gusts up to 50 mph and humidity as low as 40%. Hawaiian Electric has begun monitoring conditions and may shut off power lines in communities with high wildfire exposure — a direct response to the role downed power lines played in the Lahaina disaster.

The Wet Side Is Not Immune

People assume that the windward side of the island — the Hamakua Coast, the wet side of Waimea — is safe from fire. It is not.

In 2021 a fire burned 1,400 acres near Paauilo on the Hamakua Coast. The fuel source was the abandoned eucalyptus plantations that dot that landscape. When the sugar plantations closed, someone decided to plant eucalyptus for pulp. The trees were planted too close together to be mechanically harvested, the project was abandoned, and brush grew up between the trees. It apparently didn’t take much to light the whole place on fire. Those plantations are still there.

Where I Chose to Live — and Why

I deliberately chose the wet side of Waimea. Having practiced water law in Colorado I like the idea of plentiful water at all times — and I like to sleep at night. Worrying about fire keeps me up. I may have overdone it slightly in terms of rainfall, but I’d rather have too much rain than too little.

I have clients who want to live on the dry side regardless of the fire risk. I understand the draw — ocean views with Maui in the background, warmer temperatures, the absence of mud. When I want any of those things I drive to the Kohala Coast for a brief visit. I’m always glad to get back to the cooler, greener, calmer world on the wet side.

What This Means for Buyers

Wildfire risk is now a mandatory consideration when buying property anywhere on the Big Island — not just the obvious leeward areas. Here is what I recommend as part of any due diligence process:

  • Check the property’s wildfire risk zone — the Northwest Hawaii Community Wildfire Protection Plan identifies specific communities at risk including Waimea, Kohala Ranch, Waikoloa, and many others
  • Ask about defensible space around the property
  • Investigate fire insurance availability and cost before making an offer — as I discuss in my post on What You Need to Know Before Moving to the Big Island, insurance has become significantly more expensive and harder to obtain in fire-prone areas
  • Know your evacuation routes

The Bigger Picture

Hawaii’s wildfire problem is fundamentally a land management problem. Experts point to invasive fire-prone grasses that have overtaken vast areas of the islands as the primary fuel source for most wildfires. When I was a child it was routine to see black skies and flakes of burned sugar cane — fields were burned after harvest before a new crop was planted. We need to find modern equivalents of that kind of land management, or we need to stop building in fire-prone areas. Preferably both.

The beauty of the Big Island is inseparable from its landscapes. Protecting those landscapes — and the people who live among them — requires taking fire risk seriously.

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.

Creative Strategies for Buyers and Sellers in an Uncertain Market

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May 2026

The Hawaii Island real estate market is active. Homes are going into escrow. But look a little closer and a more complicated picture emerges.

Nearly every buyer I have encountered recently needs to sell their existing home before they can purchase a new one. Mortgage rates remain high. And the broader economic environment has made buyers cautious about committing to major financial decisions.

The Economic Context

Buyers’ hesitation right now is not irrational — it is a reasonable response to a uncertain environment. Two major forces are at work simultaneously.

The conflict in Iran and the closure of the Strait of Hormuz has caused what the International Energy Agency has characterized as the largest supply disruption in the history of the global oil market, with oil prices surging significantly and ongoing concerns about both energy and food security. For the Federal Reserve, sustained high oil prices create an impossible position — caught between inflation that pushes rates higher and pressure to bring rates down.

Layered on top of that is unpredictable federal trade and tariff policy that has added its own uncertainty to an already stressed economy. High mortgage rates have dampened the real estate market, while rising insurance premiums are eating into operating costs — and now surging energy prices are adding further pressure on consumers and businesses alike.

The result is a buyer pool that is active but cautious — and a market where creative thinking on both sides of a transaction is more valuable than ever.

Seller Credits for Point Buydowns

This is my preferred strategy in the current market for motivated sellers.

Instead of reducing the price, the seller offers a credit at closing that the buyer uses to reduce their mortgage interest rate.

Why I prefer this to a price reduction: A price reduction is permanent and shows up on every real estate website as a signal that something may be wrong with the property. A seller credit achieves a similar effect on the buyer’s monthly payment without the stigma — and without reducing the comparable sale price for your neighbors.

Why sellers should consider it: In a market where buyers are stretched, making the monthly payment more manageable may be the difference between a sale and a listing that sits. The net to the seller is modestly lower, but a transaction that closes is worth more than a perfect price that never materializes.

Owner or Seller Financing

For the right seller in the right situation, owner financing can result in a higher net than a traditional sale. Instead of taking a lump sum and reinvesting it at current rates, the seller becomes the bank — receiving monthly payments at an agreed interest rate, often more attractive than what savings accounts or CDs currently offer.

The downside is real and worth understanding clearly: if the buyer defaults, the seller must foreclose. Foreclosure in Hawaii is not fast, not cheap, and not simple. This is not a casual arrangement — it requires careful legal documentation and confidence in the buyer’s ability to perform.

As both a realtor and a licensed attorney I can help direct sellers to experts who can structure these transactions properly.

Contingent Offers With a Kick-Out Clause

A contingent offer means the buyer’s purchase depends on selling their existing home first. Many sellers are accepting these in the current market — which reflects how motivated sellers are to move forward.

The kick-out clause offers some protection: the seller accepts the contingent offer but retains the right to continue marketing. If another buyer comes along, the original buyer gets a short window — typically 72 hours — to remove the contingency or step aside.

The complexity in the current environment is that buyers counting on a specific net from their home sale are making assumptions about a market that is difficult to predict right now. Both buyers and sellers entering contingent transactions should go in with realistic expectations and a clear plan for what happens if the numbers don’t work out as anticipated.

The Price Reduction

A price reduction is the most visible tool available. It triggers immediate alerts on Zillow, Realtor.com, and every other real estate portal for everyone who has saved your listing.

I’m not a fan of price reductions as a first strategy — they are a one-way door and they set a new comparable for your neighborhood. But if a property has been sitting and visibility is the problem, a price reduction is effective at generating renewed attention quickly.

What’s Right for Your Situation

There is no universal answer. The right strategy depends on your timeline, your financial situation, your motivation to move, and what the property looks like relative to current market conditions.

What I can offer is an honest conversation about your realistic options — without sugarcoating and without the cheerleading that sometimes passes for real estate advice. If you are a buyer or seller in Waimea or North Hawaii feeling uncertain about your next move, reach out. This is exactly the kind of situation where having a realtor who is also a licensed attorney makes a meaningful difference.

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.

Hawaii Island Real Estate Market Update: May 2026

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Market Overview

The 2026 Hawaii Island market is active and finding its footing after a few years of unusual volatility.

In Kona, buyers finally have room to breathe. The frantic pace of recent years has eased, inventory has improved, and there are opportunities to negotiate and take the time needed to find the right property.

Hilo remains steady, with consistent demand particularly for well-located neighborhood homes.

Up in North Kohala, the space, beauty, and slower pace of life continue to attract serious buyers, and spring has brought renewed interest.

Here in Waimea, well-priced, well-presented homes are moving — sometimes quickly. Properties that linger tend to do so for a reason, whether price, location, or condition.

If you’re considering buying or selling in Waimea, Hamakua, or North Kohala, now is a good time to have an honest conversation about what the data actually shows. I have current, detailed knowledge of this market and I’m happy to share. Reach out anytime.

The Best Time to List Your House

Timing matters. A recent Redfin analysis found that late April hits a sweet spot for sellers — buyers are active, but the market isn’t yet flooded with competing listings. There are typically about 8% fewer homes for sale at the end of April than at the summer peak, meaning less competition for sellers.

Data also shows that May and April have historically had the lowest share of price cuts — in six of the past ten years, May was the month sellers were least likely to have to reduce their asking price.

For buyers, the best deals tend to emerge in late summer and early fall, when discounts off original asking prices peak — that’s the window when both selection and negotiating leverage are working in a buyer’s favor.

Here in Waimea, seasonal trends are less dramatic than on the mainland, but the same principle applies — well-priced homes listed now, before summer inventory builds, have the best chance of attracting serious buyers quickly.

Read the full Redfin analysis here

What’s Happening Around the Island

I’m late posting this, so many of the events have come and gone. But the IRONMAN 70.3 Hawaii (Honu) takes place May 30th starting at 6:30am along the Kohala Coast. Whether competing or spectating, the energy along the Queen Ka’ahumanu Highway is electric.

Featured Listing

64-5252 Hohola Drive, Kamuela — $970,000 3 bedrooms, 2 bathrooms, 1,348 sq ft. Peace and quiet on a quarter-acre lot with amazing views of Mauna Kea, just minutes from the center of Waimea.

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.

Buying a Home in Waimea Between $1 Million and $2 Million: What the Data Tells Us

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Last updated: April 2026. Market conditions change frequently — contact me for the most current information.

If you’re looking at Waimea homes in the $1 million to $2 million range, the market is sending a clear message: price it right and it sells fast. Price it wrong and it sits.

What’s Available Right Now

There are currently ten active listings in Waimea between $1 million and $2 million, ranging from $1,040,000 to $1,699,000. Three more are already in escrow. You can view the current listings here: Waimea Town Single Family Homes $1M-$2M

Unlike the under-$1 million market where most listings are clustered on the east side of town, this price range is well spread across Waimea — east, west, and central. Buyers in this range have more geographic choice, and with it more variety in terms of rainfall, wind exposure, and proximity to town center.

What the Recent Sales Tell Us

Four properties have closed in this price range in the last 30 days, and the data is instructive.

Two properties sold within days of listing — one of them at 3.4% above asking price. These were well-priced, well-presented homes and the market responded immediately. At the other end of the spectrum, one property took 247 days to sell and closed at 12.8% below its original asking price.

The lesson is clear: in this price range, buyers are sophisticated and selective. They know value when they see it, and they move quickly. But they will not overpay.

A Word of Caution About Outliers

In any market, a property priced significantly below its neighbors deserves careful scrutiny. In the current Waimea inventory there is at least one active listing that has been on the market for over 300 days. When a property sits that long, there is usually a reason — and it may not be immediately obvious from the listing photos. I always recommend buyers work with a knowledgeable local realtor and invest in a thorough inspection during the due diligence period, particularly when a price seems unusually attractive relative to comparable properties.

Where Are These Homes?

This price range offers something the under-$1 million market largely does not: properties with meaningful acreage. Several listings sit on one acre or more, including some in the quieter outskirts of Waimea where you get more land, more privacy, and mountain views. For buyers coming from the mainland who dream of space and a genuine Hawaiian ranch lifestyle, this is where to look.

Lot sizes range from 0.14 acres in town to over 3 acres on the highway corridor. Square footage ranges from just over 1,000 square feet to over 6,000 square feet. This is a varied inventory with something for many different buyer profiles.

Who Buys in This Range?

Unlike the under-$1 million market which tends to attract local buyers, the $1 million to $2 million range draws both local residents and buyers relocating from the mainland. For mainland buyers, this price point can feel remarkably accessible compared to comparable properties in California, the Pacific Northwest, or the Northeast — and it comes with the added benefit of living in one of the most beautiful places on earth.

Hawaii-Specific Things Buyers Should Know

Most of the same considerations from my earlier post on the under-$1 million market apply here as well — county water, cesspool-to-septic conversion requirements, fee simple versus leasehold ownership, lava zone, and property tax homeowner exemption timing. I won’t repeat all of that here, but I’d encourage you to read that post if you haven’t already.

One additional consideration at this price point: properties with larger acreage may have agricultural zoning implications. If you’re buying land with the intention of farming, keeping horses or livestock, or building additional structures, it’s important to understand what the zoning allows. As both a realtor and a licensed Hawaii attorney, I can help you think through these issues before you commit.

Is Now a Good Time to Buy?

Yes — with eyes open. The data shows that well-priced properties in this range are moving quickly, sometimes above asking. If you find a home that fits your needs and is priced fairly, don’t assume you have weeks to think it over.

At the same time, there is enough inventory that you don’t need to panic. Take the time to understand what you’re buying, work with someone who knows this market deeply, and don’t be seduced by a low price without understanding why it’s low.

If you’d like to talk through any of these properties or the buying process in general, 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. She can be reached at judy@livinginwaimea.com or 808-885-5588.