Aloha, this is Jeff Gaughan with Kona Homes and Condos. My last market post covered the first half of 2025 and leaned on island-wide sales statistics. This update works differently: every number below comes from the live MLS listings on this site, pulled on October 11, 2026, for the two districts that make up most of the Kona Coast, North Kona and South Kohala.
Most of the people I work with are mainland US and Canadian buyers looking at a second home or a vacation-rental condo, so I split the numbers by homes and condos, and I broke out the three resort areas that come up most often: Waikoloa Beach Resort, Mauna Lani and Mauna Kea.
How to read these numbers. Counts, price ranges and medians describe homes currently listed for sale (as of October 11, 2026), at their asking prices. They are not sale prices. The active count includes some listings marked "active under contract." "Homes" means single-family residential listings and "condos" means condo listings, as the MLS classifies them; townhouses, land and rentals are not included. The numbers change daily, so please treat them as a snapshot, not a forecast.
The snapshot at a glance (active listings, as of October 11, 2026)
| Area and type | Active listings | Lowest ask | Median ask | Highest ask |
|---|---|---|---|---|
| North Kona condos | 202 | $80,000 | $575,000 | $5,650,000 |
| North Kona homes | 195 | $395,000 | $1,468,000 | $34,000,000 |
| South Kohala condos | 140 | $255,000 | $1,125,444 | $6,975,000 |
| South Kohala homes | 100 | $450,000 | $1,395,000 | $28,900,000 |
Medians are calculated from the individual listing prices in the MLS feed on this site. For South Kohala condos the median falls between two listings ($1,125,000 and $1,125,888), so I averaged them.
North Kona: Kailua-Kona, Keauhou, Holualoa and surrounding areas
North Kona condos
As of October 11, 2026, there are 202 condos listed in North Kona, with asking prices from $80,000 to $5,650,000. The median ask is $575,000 and the average is about $709,000. The average comes out to roughly $716 per square foot of living area. About 55 percent of them (111 of 202) are listed at $600,000 or less, and 77 are listed under $500,000.
North Kona homes
There are 195 single-family homes listed in North Kona, from $395,000 to $34,000,000. The median ask is $1,468,000 and the average is about $2.14 million; a handful of very high-priced listings pull the average well above the median. Roughly 43 percent (83 of 195) are listed at $1,250,000 or less, and 104 are at $1,500,000 or less. The average list price per square foot is roughly $837.
In the last three months, the MLS data on this site shows 39 condo sales and 92 home sales closed in North Kona. I am only quoting counts here, not sale prices (more on that below).
South Kohala: Waikoloa, Mauna Lani, Mauna Kea and Waimea (Kamuela)
South Kohala condos
There are 140 condos listed in South Kohala, from $255,000 to $6,975,000. The median ask is about $1.125 million and the average is about $1.32 million, or roughly $917 per square foot. That median is almost double North Kona's condo median, and it reflects how much of the South Kohala condo inventory sits in the resorts: at least 81 of the 140 are in the three resort areas covered below. Sixty-two of the 140 are listed at $1,000,000 or less, and 69 are at $1,100,000 or less.
Inside that count, Waikoloa Village (the residential community, separate from the beach resort) has 41 condos listed from $255,000 to $749,000, averaging about $474,000. In the last three months, 34 South Kohala condo sales closed.
South Kohala homes
There are 100 single-family homes listed in South Kohala, from $450,000 to $28,900,000. The median ask is $1,395,000 and the average is about $3.82 million, again pulled up by a small group of luxury listings. Forty-four are listed at $1,250,000 or less and 67 are at $2,000,000 or less. The average list price per square foot is roughly $1,091. In the last three months, 40 South Kohala home sales closed.
The resort areas (condos), as of October 11, 2026
These are the condo markets most of my second-home and vacation-rental buyers ask about. The MLS files each building under a neighborhood or subdivision name, so I used those names to group them.
| Resort area (condos) | Active listings | Lowest ask | Median ask | Highest ask | Avg. list price per sq ft | Closed, last 3 months |
|---|---|---|---|---|---|---|
| Waikoloa Beach Resort | 41 | $749,000 | $1,100,000 | $1,599,000 | about $816 | 7 |
| Mauna Lani Resort | 31 | $1,030,000 | $1,495,000 | $2,750,000 | about $1,001 | 10 |
| Mauna Kea (Uplands at Mauna Kea) | 9 | $1,799,000 | $2,745,000 | $4,200,000 | about $1,364 | 2 |
- Waikoloa Beach Resort: 41 condos, with 22 of them listed at $1,100,000 or less.
- Mauna Lani: 31 condos, with 17 listed at $1,500,000 or less.
- Mauna Kea: a small group of 9 condos, all in the Uplands at Mauna Kea. The MLS files a few other condos near the resort under different subdivision names, so the true resort-area count is somewhat higher than 9. Ask me and I will pull the full list for you.
Treat the Mauna Kea row with extra care. With only nine listings, one or two price changes will move the median noticeably.
What this data does not show
This page shows active inventory and a simple count of recent closings. I have not included sold prices or days on market here, because I would rather leave them out than estimate them. For pending and sold activity, please use the market report pages for each area:
- North Kona market report
- South Kohala market report
- Waikoloa Beach Resort market report
- Mauna Lani Resort market report
What this means for buyers
Here is how I read these numbers when I talk with buyers. I am not predicting where prices go, just pointing out what the listings show today.
- You have a lot to choose from in condos. With 202 condos listed in North Kona and 140 in South Kohala, you can compare several buildings before you decide. Take your time with that comparison.
- North Kona and South Kohala are different price worlds. The median condo ask in North Kona is $575,000, while in South Kohala it is about $1.125 million. Where you start looking should match your budget and how you plan to use the place.
- Waikoloa Village condos and the beach resort condos are not the same thing. Waikoloa Village has 41 condos listed from $255,000 to $749,000. The beach resort starts at $749,000. If a lower entry price is the goal, that is a different search than the resort buildings.
- Asking price is not sale price. Everything above is what sellers are asking. Before you write an offer on a specific unit, I will pull recent closed sales for that building so you can see where similar units actually sold.
- Each building has its own rules and costs. HOA fees, reserves, and rental rules vary a lot from one building to the next. If you plan to rent your place to vacationers, we should confirm what is allowed in that building and that location before you offer, not after.
If you are buying from the mainland or from Canada, reach out and we can talk through how to search and tour remotely before you ever book a flight.
Where to go next
- New to buying on the Big Island? Start with my buyer guides.
- Browse all current condos for sale.
- Browse all current homes for sale.
Want me to narrow this down to your price range, a specific building, or a vacation-rental plan? Send me a note and I will put together a short list with recent closed sales for those buildings.
Jeff Gaughan, REALTOR (RS-81116), eXp Realty, Kona Homes and Condos. Phone: 808-491-8115. Listing data from the MLS feed on this site, pulled October 11, 2026; deemed reliable but not guaranteed. Not tax, legal or lending advice.