By Kai Ioh and KE TEAM Hawaii
Kai Ioh is a luxury real estate advisor based in Kona, Hawai‘i, specializing in second home, resort, and ultra-high-net-worth markets across the Big Island.
Kainani Above Keauhou Bay, a planned luxury townhome community in Keauhou, just above Keauhou Bay on the Big Island of Hawai‘i. For Kona and Kohala Coast buyers who have been waiting for newer inventory with ocean views, resort-style amenities, and easier ownership, this is one of the more notable projects to watch in 2026.
Key Takeaways
Kainani Above Keauhou Bay is planned as a 120-townhome community on approximately 24.5 acres in Keauhou.
The first 10 units, including model homes, are now under construction, with pricing and reservations expected in July 2026.
The location is close to Keauhou Shopping Center, Kona Country Club, Keauhou Bay, ocean activities, dining, and daily conveniences.
The project may appeal to second-home buyers, future retirees, and full-time Kona residents who want newer construction without managing a single-family home.
Final pricing, HOA fees, rental rules, reservation terms, and project documents still need to be reviewed carefully.
What Is Kainani Above Keauhou Bay New Construction?
Kainani Above Keauhou Bay is a planned luxury townhome development located between Kaulana and Keauhou Shopping Center, just above Keauhou Bay. The project is expected to include 120 townhomes on approximately 24.5 acres, which keeps the density under five units per acre.
That lower-density layout is important in the Kona context. Unlike many mainland communities, Big Island buyers often look for open space, view corridors, privacy, and a sense of connection to the land. In Keauhou, those qualities can matter as much as the floor plan itself.
The first 10 units, including model units, are now under construction. Pricing is expected to be announced in July 2026, with reservations also planned to begin in July.
Why Does the Keauhou Location Matter?
Keauhou has always had a distinct personality within Kona. As it is a master plan community in Kailua-Kona, it feels calmer, upscale, and more connected to the ocean.
Kainani’s location is one of its biggest strengths. Keauhou Shopping Center is within walking distance and offers groceries, restaurants, a movie theater, and the weekly farmers market. Kona Country Club is nearby. Keauhou Bay is also close, with access to paddling, boating, and the well-known manta ray night snorkel tours. And short-term vacation rentals are allowed with a 3-day minimum.
For daily life, that convenience matters. For second-home ownership, it matters even more. A home that is easy to use tends to be used more often. Very technical real estate wisdom, I know.
How Does Kainani Fit Into Kona’s New-Construction Market?
New construction in Kona is always worth paying attention to, especially when it appears in Keauhou.
The last brand-new townhome project I was involved with in this area was Na Hale O Keauhou in 2005. That project was extremely popular, and buyers had to go through a lottery. It showed how strong demand can be when new construction, the right location, and the Keauhou lifestyle come together.
Nearly two decades later, Kainani may become another important new-construction opportunity in this part of Kona. The market is different now, of course. Buyers are more focused on HOA costs, insurance, rental rules, construction quality, and long-term flexibility. But the basic appeal of Keauhou has not gone away.
What Amenities Are Planned at Kainani?
Kainani is planned as a gated community with ocean views from every unit and a resort-style amenity package.
Planned amenities include:
Pools, spas, and private cabanas
Fitness center
Men’s and women’s locker rooms and saunas
Pickleball courts
Clubhouse and gathering areas
Landscaped walking paths
In the context of Hawai‘i resort living, amenities are not just extras. They shape how the home is actually used. Buyers often want to arrive, relax, host family, exercise, and enjoy the outdoors without needing to maintain a large private property. And we were told that the developer will build amenities.
That is one reason townhome living can work well in Kona. It offers more space than many condos, but generally requires less day-to-day responsibility than a single-family home.
What Floor Plans Are Expected?
Kainani is expected to offer four floor plans:
Plan 1: 2 bedrooms, 2.5 baths, 1,497 sq ft
Plan 2: 3 bedrooms, 2.5 baths 1,684 sq ft
Plan 3: 3 bedrooms, 2.5 baths 1,715 sq ft
Plan 4: 4 bedrooms, 3.5 baths 1,990 sq ft
These sizes are interesting because they sit in a practical middle ground. They are large enough for comfortable island living, visiting family, and longer stays, but still easier to manage than most single-family homes.
Expected interior features include quartz counters, soft-close shaker cabinets, Bosch appliances, spacious lanais, and upgraded design packages. C.S. Wo furniture packages may also be available.
What Do We Know About Pricing?
Official pricing has not been released yet.
The developer has hinted that pricing may be close to comparable resort-style communities such as Hali‘i Kai at Waikoloa. As of now, golf course units at Hali‘i Kai generally start in the mid-$1M range, with stronger ocean-view units approaching $2M or more, depending on view, condition, and location.
That comparison is useful, but only as a rough framework. Keauhou and Waikoloa are not the same market. Kainani is a different project, in a different location, with its own HOA structure, views, finish levels, rental rules, and long-term ownership considerations.
The July pricing announcement will matter.
How Should Buyers Evaluate Kainani?
Buyers should look beyond the headline price.
For Kainani, the key questions will likely include:
What are the final prices by floor plan and view category?
What are the HOA fees and what do they include?
What are the reservation terms?
What finishes are standard, and what upgrades cost extra?
How will construction be phased?
What views will each unit actually have?
How does the ownership experience compare with existing Kona and Kohala Coast communities?
In Kona luxury and second-home markets, view plane, lanai usability, amenities, parking, storage, rental flexibility, and HOA reserves all deserve careful review.
What Is My Take on Kainani?
We are watching Kainani closely.
Kona has not had many brand-new townhome/condo opportunities of this scale in the past 20 years. Buyers often ask for newer construction, ocean views, resort amenities, walkability, and easier ownership. That combination is not easy to find.
Kainani may not be for everyone. We still need to see final pricing, HOA details, rental rules, reservation terms, finish packages, and project documents. But from a market perspective, it could become one of the most talked-about new projects in Kona in recent years.
For buyers considering a second home, retirement home, or future move to the Big Island, Kainani is a project worth watching with a careful eye and a calm spreadsheet.
We will keep you updated on pricing, availability, floor plans, reservation terms, HOA details, and project features.
Stay tuned!
Frequently Asked Questions
What is Kainani Above Keauhou Bay?
Kainani Above Keauhou Bay is a planned luxury townhome community in Keauhou, just above Keauhou Bay in Kona on the Big Island of Hawai‘i. The project is expected to include 120 townhomes on approximately 24.5 acres, with ocean views from every unit and resort-style amenities.
Where is Kainani Above Keauhou Bay located?
Kainani is planned between Kaulana and Keauhou Shopping Center, above Keauhou Bay. The location is close to groceries, restaurants, a movie theater, the weekly farmers market, Kona Country Club, Keauhou Bay, and ocean activities such as boating, paddling, and manta ray night snorkel tours.
When will pricing be released for Kainani Above Keauhou Bay?
Pricing is expected to be announced in July 2026. Reservations are also planned to begin in July 2026. Until official pricing and reservation documents are released, buyers should treat all pricing expectations as preliminary.
How many townhomes are planned at Kainani?
Kainani is planned for 120 townhomes on approximately 24.5 acres. That equals under five units per acre, which may help preserve a lower-density feel compared with many mainland-style townhome communities.
What floor plans are expected at Kainani?
Kainani is expected to offer four floor plans ranging from approximately 1,497 to 1,990 square feet. The plans are expected to include two-, three-, and four-bedroom layouts, with 2.5 to 3.5 baths depending on the plan.
What amenities are planned at Kainani?
Planned amenities include pools, spas, private cabanas, a fitness center, men’s and women’s locker rooms, saunas, pickleball courts, clubhouse areas, gathering spaces, and landscaped walking paths. Final amenities are subject to change until the project documents are finalized.
Is Kainani a good fit for second-home buyers?
Kainani may be a good fit for some second-home buyers because it combines newer construction, ocean views, resort-style amenities, and proximity to shopping and ocean activities. However, buyers should review HOA fees, rental rules, reservation terms, and maintenance responsibilities before deciding.
How does Keauhou differ from Waikoloa or the Kohala Coast?
Keauhou is part of the Kona market and has a more residential, ocean-oriented feel close to Kailua-Kona. Waikoloa and the Kohala Coast include major resort areas with different pricing patterns, resort structures, and ownership experiences. Comparisons can be useful, but they are not exact.
What should buyers review before reserving a unit at Kainani?
Buyers should review final pricing, HOA fees, rental rules, view orientation, finish specifications, upgrade costs, parking, storage, construction phasing, reservation terms, and cancellation rights. In Kona, lifestyle fit and ownership costs are just as important as the purchase price.
Why is new construction in Keauhou important?
New construction in Keauhou is important because brand-new townhome inventory in this area has been limited for many years. The last major new townhome project I was involved with nearby was Na Hale O Keauhou in 2005, which had strong buyer demand and a lottery process.
