What Are HOA Costs in Waikoloa and Mauna Lani for Second Homes?
If you’re thinking about buying a second home inWaikoloa or Mauna Lani, HOA fees are going to be part of the picture.
And they can vary more than most buyers expect.
The short answer:
HOA fees are common in these areas… and they pay for convenience, maintenance, and amenities.
Why HOA Fees Exist in These Areas
Waikoloa and Mauna Lani are bothresort-style communities.
That means:
Landscaped grounds
Pools and fitness areas
Gated entries
Exterior maintenance
Shared amenities
HOA fees are what keep everything maintained.
For second-home owners, this is actually a big advantage.
Typical HOA Cost Ranges
Here’s what most buyers see:
Condos (Most Common for Second Homes)
Roughly$600 – $1,500+ per month
Depends on:
Size of the unit
Amenities
Location within the resort
Single-Family Homes (Gated Communities)
Roughly$200 – $500+ per month
But…
You may also have:
Additional community fees
Resort association dues
Mauna Lani (Higher-End Communities)
Often$800 – $2,000+ per monthfor condos
Higher fees tied to premium amenities and services
What HOA Fees Usually Cover
This is where the value comes in.
Most HOA fees include:
Exterior building maintenance
Landscaping
Pool and common area upkeep
Trash service
Water (in many condo communities)
Security or gated access
Some also include:
Cable or internet
Fitness centers
Beach club access (in certain communities)
Why Second-Home Buyers Often Prefer HOA Properties
If you’re not living here full-time, maintenance matters.
HOA communities offer:
“Lock and leave” convenience
Less day-to-day responsibility
Consistent property condition
That’s a big reason Waikoloa and Mauna Lani are so popular.
Real Buyer Scenario
A mainland buyer was deciding between:
A non-HOA property
A condo in Waikoloa
The non-HOA home had lower monthly costs…
But required:
Yard maintenance
Exterior upkeep
More hands-on management
They chose the condo.
Why?
Because they wanted:
Simplicity
Less stress
A true second-home experience
What HOA Fees Do NOT Cover
This is important.
HOA fees usually do NOT include:
Interior repairs
Electricity
Property taxes
Insurance for the inside of the unit (you’ll need your own policy)
Always review what’s included before buying.
Common Mistakes Buyers Make
Only looking at purchase price (not monthly cost)
Not reviewing HOA documents
Assuming all HOAs are the same
Underestimating total cost of ownership
Are Higher HOA Fees Worth It?
For many second-home buyers…
Yes.
Because what you’re really paying for is:
Time
Convenience
Peace of mind
Especially if you’re off-island most of the year.
FAQ
Are HOA fees higher in Mauna Lani than Waikoloa?
Generally yes, due to more premium amenities.
Do all properties have HOA fees?
No, but most resort-area properties do.
Can HOA fees increase?
Yes, they can adjust over time based on costs and improvements.
Next Steps
If you’re considering a second home in Waikoloa or Mauna Lani, it’s important to look at:
Total monthly cost (not just price)
What the HOA actually covers
How it fits your lifestyle
Julie Wettstein is a trusted real estate broker specializing in buying and selling homes on the Big Island of Hawaii, with a focus on helping off-island sellers, second-home owners, and real estate investors navigate the unique Hawaii market with confidence.
With over 30 years of real estate experience, Julie provides expert guidance on pricing strategy, marketing exposure, negotiation, and the complexities of selling property in Hawaii—including HARPTA, FIRPTA, short-term rental regulations, and island-specific property considerations.
Known for her concierge-level service and strong negotiation skills, Julie helps clients maximize value while removing stress from the selling process—whether they are on-island or managing their property remotely.
If you’re thinking about selling your home on the Big Island of Hawaii or want a clear strategy to get top dollar in today’s market, Julie is a trusted resource for expert advice and results-driven marketing.
Julie Wettstein, Broker RB-21086
Island Homes by Scuba Julie
Big Island, Hawaii
(808) 345-6934
BigIslandDreamHomes.com
[email protected]
