Keauhou Resort Condo Guide 2026: Buying in Kailua-Kona

Keauhou Resort Condo Guide 2026: Buying in Kailua-Kona

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.

The Keauhou Resort Condo Guide 2026 explains the condominium, townhome and selected single-family options within Keauhou, at the southern edge of Kailua-Kona on the Big Island of Hawaiʻi. Unlike the gated luxury resorts of the Kohala Coast, Keauhou is an open resort-residential community connected to everyday Kona life.

Key Takeaways

• Keauhou includes oceanfront condos, golf-course townhomes, residential communities, new construction and hillside homes within a relatively compact part of Kailua-Kona.

• Many Keauhou residences provide more interior space, wider lanais and greater separation than condos along central Aliʻi Drive.

• Short-term vacation rental eligibility varies by property, County approval and association rules. It must be verified for each individual unit.

• Building position, airflow, stairs, insurance, association finances and ownership structure can matter as much as the community name.

• Keauhou combines resort amenities with a more residential atmosphere than many traditional Big Island resort communities.

Keauhou Resort Condo Guide 2026: Local Context

What kind of Kona lifestyle are you looking for?

Would you like to be close to the ocean, golf, shopping and restaurants, but prefer a little more space and a quieter atmosphere than central Aliʻi Drive?

Keauhou may be the right fit.

Emil and I have sold many condos within Keauhou Resort over the years. One thing I have learned is that Keauhou can be confusing to buyers who are new to the area. Keauhou is part of Kailua-Kona, and residents refer to it as just "Keauhou," not "Keauhou Resort." It does not have a gate, one entrance, or one clearly marked resort boundary. Keauhou is more of a residential community than a resort.

Keauhou is located at the southern edge of Kailua-Kona. It is not South Kona, which generally refers to communities farther south, including Honalo, Captain Cook, Kealakekua and beyond.

For this guide, I use the term Keauhou Resort to describe the resort-residential area makai, or ocean side, of Queen Kaʻahumanu Highway. My practical definition extends from Kahaluʻu Beach in the north to Keauhou Bay in the south.

Within this relatively compact area, buyers will find:

• Oceanfront condominiums

• Golf-course condos and townhomes

• Quiet residential communities

• New townhome construction

• Gated and non-gated subdivisions

• Hillside homes with ocean views

The purpose of this guide is simple: to make Keauhou real estate easier to understand before you compare individual properties.

A Resort Community Without a Resort Gate

Keauhou sits at the southern end of the Kailua-Kona coastal corridor.

It is close enough to central Kona for daily convenience, but it generally feels more relaxed and spacious. Residents have access to groceries, restaurants, medical offices, a movie theater, golf and ocean activities without needing to drive far.

Keauhou Shopping Center and the Outrigger Kona Resort & Spa serve as important community anchors.

Keauhou Bay provides access to boating, paddling and other ocean activities. Kahaluʻu Beach is one of Kona’s best-known locations for snorkeling and surfing.

An Open Resort-Residential Community

Keauhou has a history of coordinated resort and community planning, but it does not look or function like a conventional gated resort.

Kamehameha Schools is a major landowner and cultural steward in Keauhou. The relationship among the golf course, shopping center, hotel, residential communities and Keauhou Bay gives the area an organized resort-residential character.

At the same time, Keauhou remains open and connected to the surrounding community.

In the context of Hawaiʻi resort real estate, Keauhou occupies a useful middle ground. It offers many benefits associated with resort living without the formality or cost structure of the gated luxury resorts farther north along the Kohala Coast.

A More Residential Version of Resort Living

Visitors are part of Keauhou, but it is also a place where local residents shop, golf, meet friends and manage everyday life. That balance is one of its greatest strengths.

Keauhou does not feel entirely separated from Kona, nor does it place residents in the middle of the busiest parts of central Kailua-Kona.

There is a good mix of full-time residents, second-home owners, and visitors in Keauhou, creating a unique community.

Space, Terrain and Daily Comfort

One of the first differences buyers notice in Keauhou is space.

Many condominiums along central Aliʻi Drive were built on relatively small parcels. Buildings may be close together, and some floor plans are compact.

Many Keauhou condos and townhomes offer larger interiors, wider lanais and more landscaped common areas. Here in Hawaii, a covered lanai is an extension of the living room. It is one of the most important factors when choosing condos. Some communities include private entrances, garages or two-level layouts that feel closer to a home than a conventional apartment-style condominium.

This does not mean every Keauhou condo is large or private. Floor plan, building position and elevation still matter. However, buyers seeking more breathing room than central Aliʻi Drive often find Keauhou appealing.

How Keauhou’s Terrain Shapes the View

Keauhou’s sloping terrain is another important characteristic.

The land in Keauhou rises relatively quickly from the coastline. This can create good ocean views without placing a residence far inland. Also, the breeze feels much cooler than in other parts of Kona due to proximity to the coastline. The air does not need to travel far to reach the property. A home at approximately 400 feet of elevation in Keauhou may still be relatively close to the ocean. A property at the same elevation near the airport may sit farther from the coastline because the terrain is flatter.

Kona Country Club and the Golf Lifestyle

Kona Country Club is one of Keauhou’s defining features.

The public 18-hole course is approximately six miles from central Kailua-Kona. It is known for its coastal setting, ocean views, and natural terrain.

I have played many resort courses on the Big Island. Kona Country Club's course condition may not be perfect like other resort courses like Mauna Lani, Nanea or Kūkiʻo, but several of its oceanfront holes are genuinely special.

In my opinion, the course provides better direct ocean views than many more expensive resort courses.

The Golf Course Benefits Non-Golfers Too

Several Keauhou condominium communities face the fairways.

The course creates wider view corridors, open green space and greater separation between buildings. Instead of looking directly into another residence, an owner may look across the golf course toward the ocean.

That adds more than visual appeal. It can create a quieter and more peaceful daily environment.

Golf-course frontage still requires careful evaluation. Buyers should consider golf-ball exposure, early-morning maintenance, cart traffic and the precise direction of the view.

A beautiful fairway view is valuable. A lanai directly in the landing area may require a little extra study.

The 2026 Keauhou Condo Market

Based on year-to-date MLS review through July 2026, the median sale price for a Keauhou condo was approximately $758,000.

By comparison, the median sale price for other Kona condos was approximately $531,000.

Market time also differed substantially.

These figures do not mean every Keauhou condo is more expensive or will sell quickly.

Keauhou includes oceanfront residences, golf-front condos, residential townhomes, older walk-up buildings, leasehold interests and vacation-rental properties. Condition, view, location and rental eligibility can produce significant price differences, including between units in the same community.

The numbers suggest that buyers recognize Keauhou’s combination of space, setting and convenience.

Keauhou Condos and Townhomes by Location

The easiest way to understand Keauhou condos is to divide the resort into four general sections:

1. Kahaluʻu Beach

2. Aliʻi Drive and Central Keauhou

3. Mauka Keauhou

4. Keauhou Bay

Each area provides a different version of the Keauhou lifestyle.

Kahaluʻu Beach Condos

Kahaluʻu Beach forms the northern end of the area covered by this guide.

This location is particularly attractive to buyers who want convenient access to snorkeling, surfing, and the shoreline.

The tradeoff is activity. Depending on the building and unit position, beach traffic and road noise may be more noticeable during the day.

Beach Villas at Kahaluʻu

Beach Villas at Kahaluʻu is the newest of the three communities. Its main attraction is location. Owners can reach Kahaluʻu Beach without loading snorkeling or surf equipment into a car.

With only 26 units, it is also smaller than most Keauhou condominium developments.

Kahaluʻu Bay Villas and Makoleʻa

Kahaluʻu Bay Villas and Makoleʻa are intimate communities with a more residential feeling. A small association can provide privacy and a quieter atmosphere, but buyers should review reserves, insurance and maintenance planning carefully.

Aliʻi Drive and Central Keauhou Condos

This section includes several of Keauhou’s best-known condominium communities.

Residents are generally close to Keauhou Shopping Center, Kona Country Club and the main route into Historic Kailua Village.

Keauhou Kona Surf & Racquet Club

Keauhou Kona Surf & Racquet Club is one of Keauhou’s largest and most recognizable communities.

Its buildings, floor plans, and views vary considerably. Some residences have conventional condominium layouts, while others are townhouse-style units. A limited number occupy excellent oceanfront positions. Building location makes a major difference.

Keauhou Gardens and Kona Coast Resort

Keauhou Gardens can be confusing because the development includes individually owned condominiums and a later phase operated primarily as Kona Coast Resort timeshares.

The names are sometimes used interchangeably, but the ownership structures are not necessarily the same.

Individually owned Keauhou Gardens residences are often known for generous floor plans. This can appeal to buyers seeking more space than many centrally located Kona condos provide.

Nā Hale O Keauhou

Nā Hale O Keauhou has a newer, more residential feel than many established Keauhou developments.

Its gated entrance, townhouse-style floor plans and garages appeal to buyers who want the comfort and storage of a home with condominium-style exterior maintenance.

It may work well for full-time residents, second-home owners and families who need more room than a traditional resort condo provides. Some do not like the stairs, but the view from the upper floor tends to be excellent.

Country Club Villas

Country Club Villas is closely connected to the Kona Country Club lifestyle.

Many residences have large lanais overlooking the fairways, often with ocean views beyond the course. The open setting and generous floor plans create a relaxed atmosphere.

Stairs are an important consideration. Buyers should select the building and floor level based not only on the view, but also on mobility, privacy and long-term use.

Keauhou Akahi and Keauhou Punahele

Keauhou Akahi and Keauhou Punahele offer an established Keauhou atmosphere near the golf course.

The value and daily experience of each residence depend heavily on floor level, view, sun exposure, airflow and renovation quality. Older construction is not automatically a negative.

The important questions are how well the residence has been updated and how responsibly the association has maintained the buildings.

Mauka Keauhou Condos and Townhomes

The Mauka communities sit higher on the slope.

They generally have a quieter and more residential feeling. Several do not permit short-term vacation rentals, which may appeal to full-time and seasonal residents who prefer less visitor activity.

Kaulana at Kona

Kaulana at Kona offers a quiet residential atmosphere and elevated setting. It may appeal to buyers who value ocean views, additional airflow and less vacation-rental activity. With approximately 44 units, it is also more intimate than many larger Keauhou communities.

Villas at Keauhou Estates

Villas at Keauhou Estates includes lower-density, duplex-style residences.

Some updated properties feel more like private homes than conventional condos. The community can be a good fit for someone who wants additional space and privacy without assuming all the exterior maintenance responsibilities of a single-family home.

Kainani Above Keauhou Bay

Kainani Above Keauhou Bay introduces something Keauhou has had very little of in recent years: new townhome construction.

The planned community includes two-, three- and four-bedroom residences with garages, lanais, ocean views and resort-style amenities.

As of July 2026, the developer advertised starting prices of:

• $1,399,500 for a two-bedroom plan

• $1,599,500 for a three-bedroom plan

• $1,699,500 for a four-bedroom plan

As of the end of July 2026, the community is building first 10 units and amenity center.

Kainani may appeal to buyers who like Keauhou but want to be in a more modern resort setting with contemporary amenities.

Hale Kehau

Hale Kehau is a small residential community with unusually spacious residences.

Its mixture of duplexes and a detached unit creates a setting closer to a single-family neighborhood. It may appeal to buyers who prioritize interior space, privacy and quiet over direct oceanfront positioning.

Keauhou Bay Condos

The Keauhou Bay area forms the makai side of the resort-residential community.

This location provides convenient access to Keauhou Bay, the Outrigger resort, ocean activities and the southern portion of Kona Country Club.

Some communities have oceanfront or golf-front positions that are difficult to reproduce elsewhere in Kailua-Kona.

Keauhou Palena

Keauhou Palena offers golf-course frontage in a peaceful setting but typically with no ocean views. The specific building, floor and orientation determine the quality of the view, airflow and privacy.

Kanaloa at Kona

Kanaloa at Kona is one of Keauhou’s best-known resort condominium communities.

Depending on the building, a residence may be oceanfront, golf-front or surrounded by landscaped grounds. Floor plans are often larger than those found in central Kona.

Kanaloa also has an established history of resort and vacation-rental use. Buyers must still confirm County registration, management options and association rules.

Keauhou Resort

The condominium community named Keauhou Resort should not be confused with the broader Keauhou Resort area described in this guide.

The development contains two-story townhouse-style units.

Keauhou Kai

Keauhou Kai is a small residential building with approximately 18 units. Because inventory is limited, an individual listing may be difficult to compare with recent sales. Buyers should carefully review the building’s maintenance history, insurance, reserves and plans for future capital projects.

Mauna Loa Village

Mauna Loa Village requires a different level of due diligence.

The property includes leasehold interests and substantial timeshare use, with only 14 are held by individual condominium owners. KE Team has been involved in 7 of 14 individually owned unit transactions.

Leasehold ownership is not automatically a poor choice, but it must be understood. Buyers should review the land lease, remaining term, renegotiation provisions, financing options, rental program and likely resale market before making an offer.

Can Keauhou Condos Be Used as Short-Term Vacation Rentals?

Short-term vacation rental eligibility is one of the most misunderstood parts of buying a Keauhou condo.

It is not enough to hear that “the complex allows STVR.”

Hawaiʻi County regulates short-term vacation rentals, including registration, permitted locations and compliance requirements. A condominium association may impose additional restrictions.

Before purchasing a property for short-term rental use, confirm:

• County zoning and current STVR eligibility

• The individual property’s registration or certificate

• Association rental restrictions

• Minimum rental periods

• On-island management requirements

• Insurance availability

• Historical rental performance

• Cleaning, management and operating costs

A listing description is only a starting point. Every property should be verified individually during the due-diligence period. No vacation rental property is treated equally.

Single-Family Communities Within Keauhou Resort

Although this guide focuses primarily on condos and townhomes, the Keauhou resort-residential area also includes several single-family communities.

Keauhou Estates

Keauhou Estates is one of a small number of 24-hour guarded residential subdivisions in Kona.

Its elevated location can provide strong ocean views, airflow and privacy. Lots are generally larger than those in Hōlua Kai, and the community includes a broad range of custom homes.

Bayview Estates

Bayview Estates is a newer gated community with a clean residential feeling.

Homes are generally positioned to take advantage of Keauhou’s slope and ocean views. It may appeal to buyers who want a luxury residential environment without regular short-term rental activity.

Hōlua Kai

Hōlua Kai sits closer to the ocean near Kona Country Club’s third and fourth holes.

Because the community is by the ocean, most homes do not have the elevated views found in Keauhou Estates or Bayview Estates. The tradeoff is convenient access to the coastline, golf course and Keauhou Bay.

The Older Keauhou Bay Subdivision

North of Keauhou Bay is an older residential area with a very different character. Here, buyers will find traditional beach houses, older island homes and several renovated properties.

The neighborhood does not have the polished appearance of a newer gated subdivision, but its location and history are difficult to recreate. For some buyers, that authenticity is exactly the attraction.

What Should a Keauhou Buyer Compare?

The view is important, but it should not be the only consideration.

Intended Use

Consider whether the property will be a full-time home, second residence or vacation rental.

A two-level townhome may be ideal for a family but less practical for someone seeking single-level living. An older top-floor condominium may offer the best view but require daily stairs.

Think about how you will actually live in the residence, not only how it appears during a showing.

Building and Unit Position

Two units within the same community can have completely different values and living experiences.

One may face the ocean. Another may face a parking area. One may receive excellent airflow, while another receives strong afternoon sun.

When possible, visit the property at different times of day.

Association Finances

Review the association budget, reserves, insurance, meeting minutes, recent assessments and planned capital projects. Older construction is not necessarily a problem. Many established Keauhou properties offer spacious floor plans and large lanais.

The more important question is whether the buildings have been maintained and whether the association is financially prepared for future work.

Condominium Insurance

Insurance has become an increasingly important part of condominium due diligence in Hawaiʻi. Many AOAOs went through insurance special assessments in recent years. Insurance conditions can affect monthly ownership costs, financing and the ability to resell a property.

Fee-Simple and Leasehold Ownership

Most buyers prefer fee-simple ownership, but leasehold properties may have lower purchase prices.

That discount exists for a reason. Review the lease expiration, renegotiation schedule, surrender provisions, financing options and likely resale market. A leasehold price should not be compared directly with a fee-simple price without understanding the underlying land agreement.

View Versus Convenience

An older, higher unit may offer a better view but require more stairs.

An oceanfront unit may provide exceptional scenery but experience greater salt exposure and exterior maintenance.

A golf-front residence may feel peaceful but receive early-morning course activity.

There is no perfect property for every buyer. The right choice depends on how you plan to use the residence and which tradeoffs matter most to you.

The Future of Keauhou Bay

Keauhou Bay is the focus of a significant long-term planning effort.

Kamehameha Schools has proposed implementing the Keauhou Bay Management Plan on approximately 29 acres. The stated objective is to integrate culture and education with viable commercial activity.

The proposal includes reorganizing some commercial uses and parking, creating a cultural and educational center, improving access and developing low-impact lodging on the resort-zoned plateau mauka of the bay. The Final Environmental Impact Statement was accepted in September 2025.

That does not mean every part of the proposal is fully permitted or guaranteed to be built on a specific schedule.

Further County permitting and public review remain important. There has also been community opposition and ongoing legal activity concerning parts of the proposal.

For buyers, the practical approach is to remain informed without making assumptions. Improvements to cultural education, parking, public access and commercial organization could strengthen the Keauhou Bay experience.

At the same time, major plans often change during permitting, legal review and community consultation.

There is considerable anticipation, but this remains a plan to watch rather than a completed project.

Is Keauhou Resort Right for You?

Keauhou is not a gated luxury resort in the traditional Kohala Coast sense.

It does not have the private clubs associated with Kūkiʻo or Hualālai. It does not have the formal resort entrances or long sandy beaches associated with Mauna Kea and Mauna Lani.

Keauhou offers something different.

It provides access to the Kailua-Kona lifestyle without placing residents in the middle of central Kona. It combines golf, ocean activities, shopping, dining, Hawaiian history and a broad range of residential choices. It is more of a residential community than a resort.

A buyer can choose an oceanfront condominium, golf-course townhome, quiet residential community, new development or hillside home with an expansive ocean view. Many residences are larger than comparable condos along central Aliʻi Drive. The atmosphere is relaxed, and the location is practical.

The key is understanding how you will use the property and evaluating the details of the individual residence.

If you want Keauhou living, call us. We have a very special Bayview Estates($4.5M), and a villa at Keauhou Estates($1.2M) is waiting for you.

Frequently Asked Questions

Where is Keauhou Resort in Kona?

For this guide, Keauhou Resort means the resort-residential area on the ocean side of Queen Kaʻahumanu Highway, extending roughly from Kahaluʻu Beach to Keauhou Bay. It sits at the southern edge of Kailua-Kona on the Big Island of Hawaiʻi.

Is Keauhou the same as South Kona?

No. Keauhou is at the southern edge of Kailua-Kona. South Kona generally refers to communities farther south, including Honalo, Kealakekua and Captain Cook.

Is Keauhou Resort gated?

No. Keauhou is an open resort-residential area without a single gate, entrance or private-club membership requirement. Individual residential communities within Keauhou may be gated.

Why are many Keauhou condos larger than central Kona condos?

Many Keauhou communities were developed on larger parcels and include wider lanais, landscaped grounds and greater separation between buildings. Some residences also have garages, private entrances or townhouse-style layouts.

Can Keauhou condos be used as short-term vacation rentals?

Some may qualify, but eligibility must be confirmed for the individual property. County registration, zoning, association rules, insurance and the transferability of existing approvals should all be reviewed.

What should buyers review in a Keauhou condominium association?

Buyers should review the budget, reserves, insurance, meeting minutes, assessments, maintenance history and planned capital projects. A large floor plan or strong view does not offset an association that is financially unprepared.

What is the difference between Keauhou Gardens and Kona Coast Resort?

Keauhou Gardens includes individually owned condominium residences. A later phase is operated primarily as Kona Coast Resort and includes timeshare interests. Buyers should confirm the exact phase, ownership structure and association.

Are all Keauhou condos fee simple?

No. Mauna Loa Village includes leasehold interests and substantial timeshare use. Buyers considering leasehold ownership should review the remaining lease term, renegotiation provisions, financing options and resale conditions.

This guide is provided for general educational purposes. Community details, unit counts, amenities, ownership structures, association rules, rental eligibility, pricing and market statistics should be independently verified through current MLS records, County records, condominium documents and association management before purchasing.