Quick Answer: North Kona's single-family home market softened further over the twelve months ending June 2026, with the median price down 6.1% to $1,225,000, according to Hawaii Information Service MLS data. Condos fell even more, down 12.3% to a median of $570,000. North Kona inventory now sits at 6.61 months of supply, which favors buyers, and homes are taking an average of 83 days to sell. Sellers are still getting about 92 cents on every listed dollar, a sign the market hasn't fully turned in buyers' favor either.

Is North Kona Currently a Buyer's or Seller's Market?

North Kona has moved into buyer's market territory. Months of inventory measures how long it would take to sell everything currently listed at the current sales pace, and anything above roughly six months typically favors buyers. North Kona sits at 6.61 months, with 409 active listings and 77 homes under contract as of the end of June. In a typical month, about 15 out of every 100 active listings go under contract, a monthly absorption rate of 15.12%. Homes are also taking longer to sell, averaging 83 days on market, and sellers are settling for roughly 92% of their original list price on average. None of this points to a market in freefall. It points to a market where buyers finally have room to negotiate after several years of the opposite being true.

How Much Are Single-Family Homes Selling For in North Kona?

The median single-family home price in North Kona is $1,225,000, down 6.1% from $1,305,045 a year earlier. Sales held nearly steady, 197 closings compared to 198 the year before, but total sales volume actually rose, from $451.7 million to $492.2 million. Fewer sales at a lower median but more total dollars changing hands points to bigger transactions carrying more weight this year, consistent with the resort and luxury activity North Kona is known for, places like Kohanaiki and Four Seasons Hualalai. A typical buyer today is negotiating a meaningfully better price than they would have a year ago, even as the island's high end keeps pulling total dollar volume up.

What's Happening in the North Kona Condo Market?

Condos have softened faster than single-family homes. The median condo price fell 12.3% year over year, from $650,000 to $570,000, on 151 sales compared to 163 the year before. Total condo sales volume dropped from $181.6 million to $160.3 million. Condo buyers, who rely on financing more often than luxury single-family buyers, are also facing a 30-year fixed mortgage rate that averaged 6.58% for the week of July 23, 2026, according to Freddie Mac's Primary Mortgage Market Survey, and that rate has been climbing through the month rather than easing. Higher borrowing costs on top of already-declining prices help explain why condo sellers are under more pressure than sellers of single-family homes right now.

How Does Inventory Compare Between Condos and Single-Family Homes?

Across Hawaii Island as a whole, condos consistently carry more months of supply than single-family homes, and that gap helps explain why North Kona condo prices are falling faster. Island-wide, single-family homes sit at 6.07 months of inventory with an average of 78 days on market, while condos run higher at 8.25 months of inventory and 88 days on market. More supply relative to demand gives buyers more room to negotiate, which is exactly what's showing up in North Kona's condo pricing. Land tells a similar story at the island level, with 10.24 months of inventory, the most of any property type tracked.

What's Happening in the North Kona Land Market?

Land sales in North Kona are actually picking up even as prices soften. The median land price fell 9.1%, from $770,000 to $700,000, but the number of parcels sold rose from 28 to 31, and total sales volume jumped more than 50%, from $46.6 million to $70.2 million. More parcels changing hands at a higher combined dollar value, even with the median price down, suggests larger or higher-value parcels are moving this year, a sign that buyers with development or long-term holding plans are still active in North Kona even as the resale housing market cools.

Is Now a Good Time to Sell in North Kona?

If you're weighing a sale, the honest picture is a market that still works for well-priced homes but no longer rewards ambitious pricing the way it did a year or two ago. A 91.82% list-to-sold ratio means most sellers are accepting real negotiation, not holding firm at asking price, and 83 days is a longer wait than sellers got used to during the tightest years of this market. Single-family sellers are in a stronger position than condo sellers, given the 6.1% price decline in homes versus 12.3% in condos. Whatever your property type, pricing it accurately from day one matters more in a 6.61-month-supply market than it did in a two- or three-month-supply market.

By the Numbers

• North Kona single-family median price: $1,225,000, down 6.1% year over year
• North Kona condo median price: $570,000, down 12.3% year over year
• North Kona land median price: $700,000, down 9.1% year over year
• North Kona months of inventory (all property types): 6.61 months
• North Kona average days on market: 83 days
• North Kona final list price to sold price ratio: 91.82%
• North Kona monthly absorption rate: 15.12%
• 30-year fixed mortgage rate (week of July 23, 2026): 6.58%

The Bottom Line

North Kona has shifted into a market that favors buyers, with single-family homes softening moderately and condos softening more sharply. Sellers who price accurately and expect real negotiation are still finding buyers within a matter of months. If you're on the fence about listing, the numbers say this is a market for patience and realistic pricing, not for testing the top of the range.

Frequently Asked Questions

Is North Kona a buyer's market or seller's market in 2026?
North Kona sits at 6.61 months of inventory, which is generally considered buyer-favoring territory, with homes averaging 83 days on market and sellers accepting about 92% of their original list price.

Why are condo prices falling faster than single-family home prices?
Condos carry more months of supply than single-family homes across Hawaii Island, 8.25 months versus 6.07, giving condo buyers more room to negotiate, and condo buyers are also more exposed to today's 6.58% mortgage rate.

How long does it take to sell a home in North Kona right now?
Homes are averaging 83 days on market, longer than in recent tighter years, though well-priced properties are still moving within that window.

How much are sellers negotiating off their asking price?
North Kona's final list price to sold price ratio is 91.82%, meaning sellers are typically accepting about 8% below their original list price.

Should I wait for mortgage rates to drop before buying?
Rates have been climbing through July 2026, from 6.43% early in the month to 6.58% by July 23, so there's no clear signal that waiting will bring a lower rate in the near term.

Sources

• Hawaii Information Service (https://www.hawaiiinformation.com/monthly-market-statistics/) — North Kona and Hawaii Island sales price, inventory, days on market, and absorption data compiled directly from MLS statistics by Rhondall Rapoza, Island Land Company Inc.
• Freddie Mac Primary Mortgage Market Survey (https://www.freddiemac.com/pmms) — 30-year fixed mortgage rate, week of July 23, 2026

Rhondall Rapoza, Realtor® | Island Land Company Inc. | RB-19468
Phone: (808) 329-7170 | Email: rhonnie@rhonnierapoza.com
Curious what your home is worth? Find out instantly → https://www.islandlandcompany.com/home-value/

Aloha everyone, what a summer it has been.  I have been away from my monthly blogs the past couple months, but for good reasons, I promise.  I was fortunate enough to join a competitive paddling team.  I was able to paddle for the Kai Opua Canoe Club out of Kamakahonu Beach.  It was a very fruitful season as I was able to try something completely new as well as meet a lot of new friends and establish almost a whole new community and form new bonds with my teammates as well as other paddlers.  The season also saw success come my way as I was able to be a part of the Novice B Mixed (3 men and 3 women) state championship crew, the races were held at Lahaina Beach Park in Maui, HI.  We ended up taking first place across all teams from all the Islands.  

Believe it or not, being from Nebraska, I had never paddled before this year.  It was awesome to put in the work and really see and feel the improvement throughout the season. The season is not quite over as I will be participating in a couple long distance races here for about the next month or so.  

Now back to business, I wanted to take a minute to shoot you all straight about the current market here on the big Island.  As you may or may not know the Fed is set to meet again on September 16th, with a verdict on a possible new interest rate coming on September 17th.  The interest rates play a huge role on home prices as well as the housing market inventory and turnover.  Interest rates going down tend to have an inverse effect on home prices, so when rates go down the prices will go up.  When interest rates go down the number of homes being transacted on in the market will also go up.  Usually more homes are coming onto the market as well as more homes being sold.  Currently the interest rates have hovered right around the mid 6%. 

Home prices have been dropping steadily over the past two months or so.  Today is not the day of listing your home and selling it the same week (in the majority of cases).  I have noticed a large amount of price reductions as well as a majority of homes selling for less than the asking price. I would say that we are in a pseudo-buyers market.  I add some hesitancy to that because the interest rates are still high. Now if you are able to feasibly pay cash or mostly cash I do think now is a great time to dive into the market. 

Aloha everyone and happy April to all! I hope you all were able to have a fantastic Easter full of great surprises from the Easter bunny possible including plenty of chocolates. This month has been a pretty interesting one for most of us I would say. As always, possibly full of both good and bad.  Currently as we all may be aware the number one topic in most news cycles today are the tariffs being put in place by our country's administration.  I figured this would be a good time to talk about this as the tariffs are impacting pretty much everything in my personal day to day life.  

The first thing that I noticed when these tariffs first started was that I clearly did not learn correctly in school. I don’t think a textbook could fully relay the magnitude and the wide effect tariffs have on us all.  Thus I’ve spent a lot of time recently trying to research (mostly through google and youtube university) the pros and the cons of what tariffs are.  I am not here to condemn or promote the tariffs being put in place as I feel that is for individuals to formulate their own opinions on.  I instead want to find whether the tariffs being proposed or put in place are a net positive or negative.  

As is the case far too often now, it is hard to find an objective write up on the strategies being put into place.  Upon a first google you will see for the first 5 or so links that pop up tell you that either our country and economy is doomed (run to the store and grab toilet paper) or that this is the best political move America has made in the past century.  Are either of these true? I really don’t know yet, this is the first time I have experienced this in my lifetime as it may be for some of you.  One good website I found on tariffs themselves is from Oxford Economics. What I personally appreciated is this article just goes over just the basics of what a tariff really is.  What effects does a tariff have on domestic and foreign economies?  Speaking for myself, before I formulate an opinion on something I would like to have a basic understanding on what it is I have an opinion on. 

I will hyperlink the article here:

https://www.oxfordeconomics.com/resource/tariffs-101-what-are-they-and-how-do-they-work/

As a little insight as to how my own personal opinion forming process works, here is  funny little example: I just imagine if I went to a car show.  To give some background I know a little bit about cars, a basic idea really, but I couldn’t tell you why when you turn the key, or push the button and that thing just fires right up and can go from 0-60.  If I went to this car show (and I have been to a few) I could tell which styles appeal to me, or if a certain paint color is alluring. If I look under the hood I would have no clue what I am even seeing. I wouldn’t know what kind of horsepower is being put out or whether this car was put together well or not. Thus I really would need to know how the car works to tell you which engine is my favorite or which year and model is the best.  (But that sounds like a hobby I just don’t need right now).

On the positive side, one thing that I offer to you all is that we as a people are oftentimes a lot tougher and can make it through a lot more than we often give ourselves credit for.  I am sure you all could share with me stories upon stories from yourself of tough times and trials that you’ve gone through or are going through right now.  And guess what, you made it through that and you will continue to make it through whatever comes your way.  Just ask Rocky Balboa.  

Written by Nate Konecky R-S

Aloha everyone and welcome back.  This may sound like a broken record, but it is crazy to think that we are almost ¼ of the way through 2025.  For those of you reading this from a far I hope the seasons are changing for you and with that it brings the sense of a new year and molting into the newness of 2025.  For those of us who are fortunate enough to call the islands home, I hope you just keep on L-I-V-I-N (to quote Mathew McConaughey from dazed and confused).  A brief update on myself I have been doing well, trying to stay out of trouble and making my way through life.  Meeting new friends and hearing more and more interesting stories everyday.  Day to day, the Royal Ali’i Subdivision is underway as there are multiple lots undergoing construction as I am writing this now.  It is very cool to see with a 6 month/yearly eye (day to day it can tend to look the same every day, but I assure you lots of progress is being made).  My main focus right now is helping some clients, and friends, sell a beautiful 2 bed 2 bath condo in the serene Kona Sea Villas complex.

This month I have been wrestling with what to share with you, then it came to me about 3 times in a week and I thought… Huh, maybe that is something that other folks would find interesting.  The premise that came to me was the lost art of bartering and negotiation.  In a conversation with my sister, who is selling her own house back in Nebraska, she had asked me: “why did I get no interest at our original price, but when I lowered the asking price down $10,000 we got a lot of attention and multiple offers at that newer low price?”  The question that she was asking was why don’t more people offer below the listing price and bring their best in an offer at the original listing price.  This was a great question, and what I was able to come up with in my mind was that in our world and our society today the art of bartering and negotiation has kind of taken a back seat. NOT TO SAY THIS IS TRUE FOR EVERYBODY (as I know my mother will probably be reading this and she drives one of the hardest bargains I’ve ever seen or experienced, trust me.)

Anyways, in all seriousness we no longer really barter or negotiate prices on much that we buy.  If we go to the grocery store to buy potatoes, a bag of potatoes costs $8. There’s not much that you can do or say about that… I think..? (If anyone wants to look into bartering with your local grocery store let me know if you have any success.)  Another example, if you go in to get a new phone or clothes, we pay what they tell us.  In my opinion the only two areas really still open in day to day life for bartering and negotiation are in real estate and cars.  

A week or so ago I had some clients who were in town and wanted to go look at some properties.  After viewing a beautiful house on a hill they had asked me, “how much lower than the listing price could we offer them without  it being offensive?”  Another great question, and my answer was that an offer only becomes offensive if the market has told them so.  For example, if a home is listed at $1M and I were to write an offer for $600k two days after the home was listed on the market.  To me that is a fair offer in the sense that at least we can get a conversation started.  Then the negotiation would begin.  Now that same offer would be insulting to a seller if the seller already has a full price offer in hand.  At that point it wouldn’t be a waste of time to write up frankly.  

That is what was on my mind this month and I hope you all have a fantastic April coming your way.  I look forward to hearing and seeing you in the near future. 

Written by Nate Konecky R-S

Greetings everyone, amazing to think that we are already almost through the second month of 2025.  To start with a couple personal items I had a great start to my month.  I was able to visit Winter Park, Colorado earlier this month for a few days.  My best friend lives in Denver, so I flew in and we headed up to the mountain.  We were fortunate enough to have prime conditions as we were up there while 18 inches of fresh snow fell in 36 hours.  (According to some of the workers there this was the first time that it had snowed there in about 3 weeks!).  The views were second to none and it was beautiful. Growing up in the midwest and then moving to Hawaii I have a perspective of both climates and now living in a tropical environment it is super nice to visit the snow and cold.  *Disclaimer* as I say that I am well aware that back home where I grew up it is -30 Fahrenheit with the wind chill.  I cannot complain at all with the ability to travel and see such beautiful places and go spend time on a mountain with people that mean so much to me. Now if I were to bring up draw backs on the experience I must say the air sure was thin that high up and you would catch me in a full body shiver on about every lift back up the mountain.  

I am now back in the saddle here on the Big Island, work is in full swing both in Real Estate and at the Restaurant.  My plans for this season is to try and enjoy what I have been given here on the Big Island and that currently is great waves.  Winter would be surf season here and I am behind on my surfing.  I am going to try to make it back into the water as much as I can (responsibility of course).  

On a more serious note I wanted to give a little update on the real estate market here on the Big Island… It has been a little while since I gave y’all a little check up on that.  One of the most fascinating statistics that I saw was that the median home price sold on the Island was up 39.2% in January 2025 as compared to January 2024.  The total number of homes sold was also up 90%.  What is interesting about these numbers both from a mathematical perspective and a boots on the ground perspective is that I have noticed this as well but with a little twist.  January as well as into February up to this point  have been busy times compared to last year.  I do believe that this is across all facets on the island.  Just driving through town there seemingly are more people around and in the shops and restaurants.  According to HawaiiGuide.Com the Big Island is projected to see a 3% increase in tourism this year.  How does this relate to the real estate market would be the question, right? Now my best guestimate based on what I see and notice through my daily inventory checks would be that there are more residential homes selling as a by-product of price adjustments within the market.  To set an example, there was a house listed last year in February.  This home was listed at $1.25M.  It was a beautiful house in a renowned gated community very close to town. To give a little bit of background on the comparable sales in this area, this was the first home within that subdivision that was priced over a million dollars. Was this house worth that price? The market would’ve said no, being that the home sat on the market for several months.  That same house just sold in January at a new price of $1.125M.  A congratulations is in order to the sellers of this home, and long story short this single home essentially reset this subdivisions market as I now have seen multiple other homes in this neighborhood go onto the market for over $1M.   

The data also backs up my guestimate, with the sale-to-list price being down about 1%  from last year as well as the number of price reductions being up 19%.  In conclusion I think we are seeing more inventory moving, by no means are we in a bull market, but there are more homes selling as a result of prices settling in a middle ground.  Now take the term “lowered prices” with a grain of salt as these prices are lower relative to the spikes that were seen in 2022. 

I will leave us here and I bid you a fantastic upcoming March, I want to thank you all for the time you took to read this and the various kind words whenever I see anyone of you who reads out in public.  Be a friend, tell a friend something nice and have a fantastic rest of your day!

Here are a few reasons it’s so easy to fall in love with homeownership: the sense of accomplishment, freedom of expression, and the chance to build wealth. Let me know: what’s your #1 reason for wanting to buy?

Hello everyone and happy 2025! Hope you are well and have had some time to settle into the new year.  Not too much new on my end.  I was fortunate enough to go spend the past Christmas and New Years with my family in Nebraska.  

Life at the Royal Ali’i Subdivision has been moving along well.  We have now sold 14 of the 19 lots that we have available. Construction on 8 of them has been completed  and currently as I am writing this  two more are under construction.  There has also been a price change on the middle sized home and lots.  The extended 3 bed 3.5 bath (1,820 sq ft) is now priced at $1,299,000, dropped down from $1,350,000. 

As far as the rest of the real estate market I would say that it has sped up in the past two months as compared to October and November.  The North Kona market right now in particular has seen an influx of condominiums, I would guess that this is due to the insurance premiums rising. This is not just a local situation, with condos, as insurance issues are on the rise nationwide. If you are unfamiliar with the situation, to briefly explain, coastal states such as California, Florida, and Hawaii are experiencing Home Owners Association (HOA) fee spikes due to insurance costs rising for the buildings. This insurance spike then falls on the owners as the amount of the insurance premium increase is placed on the members of the HOA (the owners in the complex). On the positive side of this coin, condo prices themselves have significantly dropped, but HOA fees sadly are not known to go down once they rise, but here is to hoping that I am wrong.  

To wrap it up this month I wanted to share one of the most impactful things I heard this last month.  It came from a message from the Pastor at the church I attend.  His message was that as the New Year is upon us it is very easy to look past last year in anticipation and excitement for the New Year.  We all get so busy with making resolutions and plans but never really acknowledge the last year that we just went through.  2024 was a vastly different experience for everyone.  Some folks had a great year.  I myself was fortunate enough to grow a lot as a person and learn a ton of lessons.  To my dismay this growth and the things I learned along the way did not come in the easy ways all of the time.  As I am learning however, that is all part of growing up.  So I myself was ready to move onto this new year but this message still really resonated with me. So I have tried to take the past month to look back on my last year.  All in all it really was a great year for me.  I got to live in one of the most beautiful places on earth, I have a family that loves and believes in me, and I have been surrounded by friends of all ages and backgrounds who make my life so enjoyable even on the hardest of days.  I encourage you to look back and reflect on the last year, if it was an awesome year. GREAT! If it was a trying year, what is the silver lining that you can take away from that? Even if that silver lining is as simple as, “hey, I made it through that.” 

Written by Nate Konecky R-S

Today, 17% of homebuyers are choosing multi-generational homes — that’s when you buy a house with your parents, adult children, or even distant relatives. What makes that noteworthy is that 17% is actually the highest level ever recorded by the National Association of Realtors (NAR). But what’s driving the recent rise in multi-generational living?

Top Benefits of Choosing a Multi-Generational Home

In the past, homebuyers often opted for multi-generational homes to make it easier to care for their parents. And while that’s still a key reason, it’s not the only one. Right now, there’s another powerful motivator: affordability.

According to the latest data from NAR, cost savings are the main reason more people are choosing to live with family today.

The rising cost of homeownership is making it harder for many people to afford a home on their own. This has led to more families pooling their resources to make buying a home possible.

By combining incomes and sharing expenses like the mortgage, utility bills, and more, multi-generational living offers a way to overcome financial challenges that might otherwise put homeownership out of reach. As Rick Sharga, Founder and CEO at CJ Patrick Company, explains:

“There are a few ways to improve affordability, at least marginally. . . purchase a property with a family member — there are a growing number of multi-generational households across the country today, and affordability is one of the reasons for this.”

You may even find it helps you afford a bigger home than you would have been able to on your own. So, if you need more room, but can’t afford it with today’s rates and prices, this could be an option to still get the space you need.

On top of the financial benefits, it could also bring your family closer together and strengthen your bonds by getting more quality time together.

Bottom Line

If you’re considering a move, buying a multi-generational home might be worth exploring – especially if your budget is stretched too thin on your own.

Let’s discuss your needs and find a home that fits your family’s unique situation.