Category: Real Estate

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

Posted on by admin

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.

Photo voltaic In Hawaii

Posted on by Judy
Photo Voltaic in Hawaii-no utility lines here!

Photo Voltaic in Hawaii? You have options!

Interested in photo voltaic in Hawaii? Hawaii is well situated for those wishing to turn the sun’s energy into electricity. Even if you chose to live in an area which is frequently cloudy-like my home-you can live a fairly normal life without being tied into the electrical grid. Or, if you live in a spot that is served by HELCO, the electric company, you may be able to tie into the grid. Here’s where to find more information about tying into the grid: https://www.hawaiielectriclight.com/products-and-services/customer-renewable-programs

Living off grid

I have been living off grid for over twenty years. The technology has improved a great deal in that time. I have a basic system, and an excellent photo voltaic technician, and the experience is almost invisible on most days. I don’t use as much power as some other households might consume, and every once in a while I am completely stumped when my system stops working, but I am happy living off grid

There are much fancier systems, in much fancier homes! Some seem as though they would require an electrical engineering degree (or an on-site technician) to keep working properly. I think that in any off-grid home, the occupant must have an interest in at least the general theory of how the various components operate.

Grid tie ins

HELCO has gone through several iterations of its grid-tie in program, with each becoming less generous than the previous one. I recently sold a small house in Luala’i, Waimea, that had 20 photo voltaic panels and a monthly utility bill of $22. That home had the benefit of an older contract with HELCO, and the occupants could use almost any conceivable amount of electricity and still not owe more than the base amount.

At times, HELCO suspends new contracts altogether. This seems silly, since Hawaii has set of goal of 100% clean energy by 2045 http://www.hawaiicleanenergyinitiative.org/

There is a plausible explanation, however. There was such a rush to photo voltaics that the remaining customers were left shouldering too great a share of the overhead costs. I don’t think the utility chose the best solution-discourage photo voltaic-but that is the path they have chosen.

Ready? Not so fast!

Many people dream of building a home in the middle of some gorgeous pasture, with views to the ocean and space to roam. Photo voltaic systems play a part in many of those dreams. Some think they might rent out cottages on the land to generate some additional income. Hawaii has recently clamped down on vacation rentals, see https://livinginwaimea.com/2019/03/30/hawaii-county-restricts-vacation-rentals/

There are also other restrictions on land use in agriculturally zoned areas, see https://livinginwaimea.com/2018/10/12/hawaii-county-agricultural-land-use-restrictions/

Photo voltaic in Hawaii, yes! Maybe with a few more draw backs than you would like, but it is definitely feasible in Hawaii. Generating income from vacation rentals on agricultural land, nope. Building multiple dwellings on agricultural land, almost certainly not. Getting the benefit of the very low assessed value on agricultural lands without actively engaging in an agricultural, probably not for long! The County audits use, and will change your property tax classification if it does not find agricultural use. See https://livinginwaimea.com/2019/03/29/kohala-ranch-property-taxes/

Moving to Hawaii. Will I be disappointed?

Posted on by Judy
Waipio Valley camp fire. Photo by Sarah Anderson

What If I Don’t Love Living in Hawaii?

It’s a fair question — and an important one. Moving to Hawaii is expensive, logistically complex, and life-changing. Not everyone is happy here, and you owe it to yourself to do everything possible to make sure it’s the right move before you commit.

Visit Multiple Times and Stay as Long as You Can

Come more than once. Stay in different areas. The Big Island alone has dramatic differences between regions — Waimea’s cool ranch country feels nothing like Kona’s sunny leeward coast, which feels nothing like Hilo’s lush rainy east side. What suits one person perfectly drives another person away.

Finding places to stay has become more challenging since Hawaii County tightened vacation rental regulations in residential neighborhoods, but bed and breakfasts are still available and longer term rentals can sometimes be arranged. The investment of time and money to truly experience an area before buying there is always worth it.

The People May Surprise You

I hear this again and again from people who move here: it’s not just the place they fall in love with — it’s the people. Come with an open heart and treat the people you meet with genuine kindness and respect, and most will repay you with the aloha these islands are known for.

Do Your Research

Your realtor is a valuable source of information about what life here is really like day to day — not just the real estate transaction. The State of Hawaii also maintains a helpful newcomers guide.

And if you want the unvarnished truth about what to expect — healthcare, schools, cost of living, insurance, and more — read my longer post: What You Need to Know Before Moving to the Big Island.

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.

Humpback Research in Hawaii

Posted on by Judy

No, this is not a humpback and has nothing to do with humpback research in Hawaii.  I was just looking for a picture to post, and remembered I took this for my daughter a few months back.  This elderly ewe was named Panda, and she lived to be about 13 because my daughter absolutely insisted that I take her to the vet when we spotted her as a newborn, wriggling on the grass in the pasture, abandoned by her mother.  She was one of a pair, and definitely got the short end of the stick.  She was less than half her brother’s size, and hideously misshapen because he had taken so much room in the womb!  The vet didn’t think much of her chances, but we brought her in and my daughter bottle fed her, and she lived to a ripe old age!  I love bottle fed lambs, and the sheep they become, because they are as friendly as dogs.  As with all sheep that I’ve ever been around, they have a very calming influence on me.  For that reason alone, they are worth the effort it takes to keep them healthy!


The humpbacks have left for the 2018/2019 season.

There were far fewer of them this year, and no one yet knows why. I hope that the humpback research in Hawaii will help to solve this mystery. I did not get a chance to get out on the water to listen to their songs, but I’ve done so in the past and know that it is a peak experience. For whatever reason, listening to recordings does not compare. Perhaps it is the fact that I’m not sitting quietly in a canoe of kindred souls, in what has to be one of the most beautiful places on earth, but I think it is more than that. I don’t think the recordings capture the sound as faithfully as I would like. Here’s a link to the Jupiter Research Foundation archive of humpback songs recorded off of Pauko: http://jupiterfoundation.org/whale-song-archive-hawaii

The Jupiter Research Foundation is a non-profit organization that is devoted to helping the humpbacks, and is seeking to build a center in Kawaihae harbor.

The organization has been in existence for quite a while, and actually live-streams whale songs from the Pauko Bay Area from mid-January till mid-March. They also have a webcam that provides views of the waters of Pauko Bay and parts of the Alenuihaha Channel. It is only operational during whale season, but it’s a great resource during that time period: http://jupiterfoundation.org/webcam. They have looked at many alternatives to increase their research facilities, and have identified Kawaihae Harbor as the most promising. Here’s a newspaper article about them: https://www.westhawaiitoday.com/2019/03/26/hawaii-news/marine-research-center-proposed-for-kawaihae-harbor/

The article does not say whether the proposed center will be open to the public, but the environmental assessment does. There will be no visitors’ center, but escorted school field trips may be permitted.

If you are really interested, the Environment Assessment produced as part of their attempt to build a facility at Kawaihae is an excellent read!

It is really well-written, gives an excellent overview of the history of the area and another marine research facility that will some day be built in Pauko, and describes some of the truly amazing inventions The Jupiter Foundation has already designed and implemented that have helped in the study of Humpbacks. Here’s a link: http://oeqc2.doh.hawaii.gov/EA_EIS_Library/2019-03-23-HA-DEA-Marine-Science-Center-at-Kawaihae-Harbor.pdf

Hawaii County land use restrictions for agriculturally zoned land.

Posted on by Judy

It is beautiful, but it is not for everyone!

Hawaii County is a place of great beauty and vast open spaces.  But it is also a place where the goals of food self-sufficiency and diversified and sustainable economic growth are taken seriously. At the moment, the County is heavily dependent on tourism, which leaves us in a precarious position when visitor numbers drop for any reason.  We also import an appalling percentage of our food, which leaves us vulnerable to vagaries of labor strikes and natural disasters.

Land zoned for agricultural use, Hawaii County.
Hawaii County and the State restrict use of agriculturally zoned lands

Agricultural lands receive favorable tax treatment.

First and foremost, the property taxes on land in agriculture are much lower than those on land used for residential purposes.  The actual rate is higher for some agricultural land than it is for some residential land, but the assessed values to which those rates are applied results in significantly lower taxes.  Grazing land, in particular, is assessed at about $10,000/acre for non-dedicated land, and is currently taxed at $9.35/$1000.  Homeowner rates are currently $6.15/$1000 of assessed value, but the land and improvements are assessed at market value. Also, those low homeowner rates apply only to primary residences, not to second homes or homes held for income or investment.  Rates are available here: http://www.hawaiipropertytax.com/tax_rates.html

So what constitutes an agricultural use, and where is County land use policy headed?

You can access a handy chart showing the permissible uses of land zoned in various ways here: http://www.hiplanningdept.com/wp-content/uploads/2017/09/Permitted-Uses-Table-091917.pdf

Some of the uses listed in the chart don’t do much to increase food production.  There is obvious value in keeping land in agricultural use, in the sense that it is much easier to later convert open land to food production than it is to restore land that has been used for residential, commercial or industrial purposes so that it can be safely used for such production.  But given the growing emphasis the State is placing on a diversified economy and food self-sufficiency, it is reasonable to expect increasing restrictions on use of agriculturally productive land for purposes other than food production and commercial agriculture.  The days during which a developer could easily purchase a pasture, get it rezoned and subdivided, and build and sell houses, are gone.

Current restrictions on use of agriculturally zoned land.

Even now, the number of dwellings, and the type of occupants of dwellings, are restricted on some agricultural lands.  Some lands are governed by the State Land Use Commission, and lands classified as less productive are subject to County regulation.  This is a huge topic, and while I could post links to every source that would need to be consulted in order to make a determination as to the governing body and restrictions on a given parcel, I instead advise anyone considering a purchase of agriculturally zoned land in Hawaii County to consult with the Hawaii County Planning Department.  Have the TMK of the parcel you are considering, and a planner should be able to outline for you all of the permitted and prohibited uses for that land.  See also https://livinginwaimea.com/2019/03/29/kohala-ranch-property-taxes/

Don’t plan on paying for your agricultural land purchase by selling agricultural goods!

If you want to make a profit on agriculture in Hawaii, your options are even more limited.  Some crops do reasonably well in some years, but given the cost of land, it is very difficult to thrive as a farmer or rancher in Hawaii, year in and year out.  Nonetheless, there are quite a few ranchers and farmers here.  Why?  Because even though it is very hard work, it is also endlessly interesting and occasionally very rewarding!