Category: Miscellaneous

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. As someone who has lived and worked in Waimea for over 58 years, I find this market fascinating right now — and full of opportunity for informed buyers.

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 before making any offer, 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 with over 30 years of experience. She can be reached at judy@livinginwaimea.com or 808-885-5588.

Buying a Home in Waimea Under $1 Million: What You Need to Know Right Now

Posted on by Judy

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

If you’ve been thinking about buying a home in Waimea, now might be a very good time to take a serious look.

What’s Available Right Now

There are currently four homes listed in Waimea under $1 million, ranging from $710,000 to $970,000. All four are show-ready and well-presented. These are not distressed properties or fixer-uppers — these are homes whose owners have done the right things to prepare for sale. The fact that some have been sitting on the market for anywhere from 41 to 125 days does not appear to be driven by any deficiency in the properties themselves, although one has tenants who are not always cooperative, and another has large and noisy dogs next door, but by mortgage rates and general economic uncertainty. Most have already seen at least one price reduction.

It’s worth noting that six properties in the $1M and under price range are currently in escrow and four have sold in the last 30 days — so the market is active. Buyers are buying — they’re just being selective.

You can view the current listings I’m referencing here: Waimea Town Single Family Homes $1M and Under

For buyers with cash or who can secure financing, this is an opportunity worth taking seriously.

Where Are These Homes?

All four are located east of Waimea town center. The east side of town gets more rainfall than the town center or the west side. If you love the sun, that’s worth knowing. On the other hand, the east side is less windy, less dusty, and carries significantly lower fire risk — which is not a small consideration on the Big Island. None of these homes are within walking distance of the town center, but all are easily accessible by car.

Why Waimea?

For those unfamiliar with Waimea, let me tell you why people love it. This is paniolo country!  A genuine Hawaiian ranch town, set among beautiful mountains with a cool, crisp climate that feels nothing like the rest of the island. It is home to two well-regarded private schools with strong records of sending graduates to top universities, as well as public elementary and intermediate schools and a very popular Hawaiian immersion charter school. It is the headquarters for the Keck and Canada-France-Hawaii observatories. It has a wonderful theater, and its restaurant scene is exceptional — known throughout the state for fresh, regional cuisine.

And it is just a short drive from some of the most beautiful beaches in the world.

Most people from Hawaii already know about Waimea and love it. For mainland buyers relocating to the Big Island, it often comes as a revelation.

Hawaii-Specific Things Buyers Should Know

Buying in Hawaii is not quite like buying anywhere else, and Waimea has its own specifics worth understanding.

County water:

All four current listings are on county water, which is straightforward and one less thing to worry about.

Cesspools:

Many older Waimea homes have cesspools rather than septic systems. The State of Hawaii has mandated that all cesspools be converted to septic systems by 2050. If you’re buying a home with a cesspool, factor eventual conversion costs into your thinking. It’s worth getting a ball park estimate during your due diligence period.

Fee simple ownership:

All current listings are fee simple, meaning you own the land outright. This is what most buyers prefer and expect, but it’s always worth confirming in Hawaii where leasehold properties do exist.

Lava zone:

Waimea sits in lava zone 8 or 9, which is the lowest risk category on the Big Island. This is not a concern for buyers in this area.

Property taxes:

Hawaii has relatively low property tax rates, but when you buy a new property you should be aware that qualifying for the homeowner exemption rate takes a little time. Budget for a potential bump in your property tax bill for the first year or so, and make a visit to the Real Property Tax office part of your due diligence process.

Is Now a Good Time to Buy?

In my professional opinion, yes — if you have the cash or can qualify for financing. Prices in this range are reasonable for what Waimea offers, the available homes are in excellent condition, and sellers have already demonstrated flexibility with price reductions. I can’t predict whether prices will go lower, but I can tell you that well-priced, move-in ready homes in Waimea don’t stay available forever.

If you’d like to talk through any of these properties or the buying process in general, I’d love to hear from you. And please check back for future updates as the market changes.

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. 

What’s going on with Ag land in Hawaii

Posted on by Judy

I don’t get the sense that policy-makers at the state or county level have a clear idea of what they’re trying to accomplish. Are they trying to maximize tax revenue, increase food security, or maybe do both at once? (good luck!)

The county of Hawaii has various real property tax rates for different types of property. Agricultural rates are higher than homeowner rates. Assessed values also depend upon the uses made of land. Within the agricultural classification, there are different and higher assessed values for intensive uses such as crop growth, compared to pasture. Assessed values for ag land are always below fair market value.

The county, or at least some council members, take the position that agricultural land owners are being “subsidized” by other real property tax payers. That has never made any sense to me. I pay homeowner rates on my home, and my pasture is assessed and taxed as agricultural land. Someone with a house that was their primary residence, on a 10,000 square foot lot, would pay less than I do, but would be likely to make the same or higher demands on public resources as I do.

If they’re trying to promote food security, the county should be granting the ag rate to anyone who is growing a food crop or raising animals for slaughter, or even just preserving the option to do so in the future, whether at a commercial level or for person consumption. But that is not the case. Instead, they are granting ag rates to people who grow ornamentals, which can’t be eaten but which are an excellent way to transporting pests from one area of the Big Island to another, or even farther.

And there is more to agriculture than the production of crops or animals for human consumption. The Big Island is home to many ranches and horse trail rides. The horses get old. Is pasturing them, either while they’re working or after they’re retired, an agricultural use? It should be, but how does that fit in to the schemes being dreamed up?

At the state level, they seem equally confused about what they are trying to accomplish. They want to acknowledge that subsistence agriculture is a valid use of agricultural land, which is definitely a step in the right direction, but they seem to be stumbling around in the dark in terms of what they are trying to accomplish. Their as yet vague ideas are likely to require more paperwork from small land holders, more taxes to pay the salaries of civil servants who may not have any idea of what they are supposed to be looking for, and will almost certainly result in further consolidation of land holdings, as the small holders are unable to jump through the hoops set for them by misguided and ill informed politicians and bureaucrats. Frankly, rather than making sausage, as Tim Richards is quoted as saying, I’d prefer that the policy makers proceed with a clear understanding of the goals they wish to accomplish. All I see, again and again, is that the policy makers feel as though some land owners are “cheating” and should pay more.

The Kingdom of Hawaii was Overthrown by Force

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On this July 4th, it is worth keeping in mind that Hawaii’s inclusion in the United States was the result of an unlawful overthrow of a legitimate government. The Kingdom of Hawaii was overthrown by force.

The history of that era is readily available. It was greed and racism, dressed up as sanctimonious good intentions, that led to the overthrow.

The overthrow led to the destruction of a different but successful and sustainable system of governance, and hastened the plunder of Hawaii’s abundant resources.

Obviously, this is not a wrong that can be righted by the return to the earlier government. The harm cannot be entirely undone.

But it is worth keeping in mind on this day when Americans celebrate their independence from England that Hawaiians have been far less fortunate.