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.
