6 Things You Must Know Before Buying a Condo in West Hawaii

If you’re looking at condos in West Hawaii, HOA fees are probably one of the first things that caught your attention — and maybe gave you a little sticker shock. I get it. When you’re comparing what you’d pay on the mainland to what you’re seeing here in West Hawaii, the numbers can feel way off. But here’s the thing: they’re not apples to apples, and once you understand why, it actually changes everything.

Eric and I have been helping mainland buyers and local residents navigate the local market for over 6 years and HOA fees are one of the most misunderstood parts of buying a condo here. So we put together this video breaking down the six things you really need to know before you buy a condo in West Hawaii. (Eric says this information is like eating broccoli, but your financial health is just as important as your physical one!) 

1. You Can’t Compare West Hawaii Fees to Mainland Fees

This is the big one. If you see an HOA fee of $700 or $800 a month and immediately think “that’s too high,” you’re using the wrong benchmark. The cost of maintaining property on a volcanic island in the middle of the Pacific is genuinely different — and I’ll explain exactly why in the points below.

2. Your Fees Cover More Than You Think

In West Hawaii, HOA fees typically include property insurance, water and sewer, landscaping, pool and common area maintenance, exterior building upkeep, management company fees, and contributions to the reserve fund. Some associations also cover cable, internet, or pest control. When you break it down, that monthly number starts to make a lot more sense.

3. Island Life Comes With Real Cost Factors

Salt air is hard on buildings. Labor costs are higher here because we’re an island with a limited contractor pool. And every single piece of building material — lumber, roofing, pipe — has to be shipped across the Pacific. All of that gets baked into what it costs to maintain these properties, and your HOA fees reflect that reality.

4. Low Fees Can Actually Be the Red Flag

This surprises a lot of buyers. If an association has unusually low fees, it might mean they’re not adequately funding their reserves — and that can lead to something called a special assessment, which is essentially an emergency bill sent to every owner when the association doesn’t have enough money to cover a major repair. Those assessments can run anywhere from a few thousand to tens of thousands of dollars per unit. Low fees now can mean a big surprise later.

5. The Reserve Study Is the Document You Need to See

Most mainland buyers have never heard of a reserve study, but it’s one of the most important documents in your due diligence. It’s a financial health report for the entire building — projecting when major components like the roof, parking lot, plumbing, and elevators will need replacement and whether the association has the funds to cover it.

When you’re reading one, here’s what to focus on:

Percent Funded — This is the big number. It tells you what percentage of future repair costs the association has already saved. Here’s a simple way to think about it: 70% or above is healthy and means the association is in good financial shape. Between 50–70% is moderate — not a dealbreaker, but worth asking questions. Below 50% is a warning sign, and anything under 30% should give you serious pause. A low percent funded number means the association may not have enough in reserves to cover upcoming repairs without levying a special assessment on owners.

The Component List — This shows every major item the association is responsible for maintaining — things like the roof, elevators, pool equipment, paving, and exterior painting — along with when each one is scheduled for replacement. You want to see a realistic timeline and reasonable cost estimates.

The Funding Plan — This tells you whether the association is on track to cover those future costs or whether they’re falling behind. If they’re behind, fee increases or special assessments are likely coming.

6. High Fees + Healthy Reserves = A Smart Investment

When you put it all together, a higher HOA fee at an association that’s well-funded and well-maintained is often a much better investment than a lower fee at a complex that’s behind on repairs and underfunded. The math really does work out — you just have to know how to look at it.

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West Hawaii has some incredible condo communities up and down the coast, from Kona all the way up through Kohala. Understanding HOA fees is one of the keys to finding the right fit for your goals, whether you’re looking for a vacation home, an investment property, or a place to call home full time.

If you’d like to talk through what this looks like for a specific property you’re considering, I’d love to connect.

Book a buyer consultation by emailing me at Julie@Ziemelis.com