Kona Condos for Sale

Kona condos for sale span the four-mile Ali‘i Drive oceanfront corridor between Kailua Bay and Keauhou, plus the resort-zoned Keauhou complexes farther south. The dominant inventory is 1970s–80s low-rise oceanfront condo product built during the Kailua-Kona resort development era — Kona Makai, Kona By The Sea, Kona Reef, Casa De Emdeko, Alii Villas, plus Keauhou Kona Surf & Racquet Club, Kanaloa at Kona, and similar resort complexes. Most permit short-term vacation rentals under Hawaii County V (Resort) zoning, making this one of the most active investor and second-home condo markets in Hawaii.

Kona Condos Market Snapshot

The 2026 Kona condo market trades at a median sale price near $725K, with average days on market around 75 days and inventory rising year-over-year per Hawaii Information Service MLS data as of May 2026.

Pricing spans $375K studios to $3.5M+ oceanfront penthouse units. Price per square foot runs $850–$1,400 for the Ali‘i Drive corridor, varying by view orientation, floor, complex amenities, and renovation level. Short-term rental performance varies meaningfully by complex — direct oceanfront units with recent renovations command meaningful premiums in both sale price and nightly rates.

A Brief History of Kona Condos

The Ali‘i Drive condo corridor was developed primarily in the 1970s and 1980s as Kailua-Kona transitioned from sleepy historic village to a major Hawaii visitor destination. Most complexes were built between 1970 and 1990, with design vocabularies typical of that era — low-rise oceanfront product, shared pool and BBQ amenities, and unit floor plans designed for vacation use. Subsequent decades have brought multiple rounds of common-area and unit-level renovation, producing meaningful variation in finish quality across what was originally similar product.

What Schools Serve Kona Condos

Kona condo addresses are served by the Kealakehe complex of the Hawaii Department of Education, feeding Kealakehe Elementary, Intermediate, and High in Kailua-Kona (Hawaii DOE, 2025–2026).

Most condo owners use the units as second homes or short-term rentals rather than full-time residences, so school assignment is less commonly a primary buyer factor. Hawaii Preparatory Academy (HPA) in Waimea is the dominant private school choice for the rare owner-occupant families.

Neighborhood Character and Daily Life

Kona condo ownership is structured around walkable Ali‘i Drive, oceanfront views, and short-term rental investment — meaningfully different from gated Kohala Coast resort condos.

What stands out about Ali‘i Drive condo ownership compared with Kohala Coast resort condos is the walkable Kailua-Kona village context. Owners and renters can walk to dinner at Kona Inn or Huggo’s, browse Ali‘i Drive shopping, snorkel at Kahalu‘u Beach Park, and engage with the historic Kailua-Kona village fabric. The tradeoff is a smaller amenity program at the complex level — no resort hotel, no golf course on-site, no club membership — which means lower HOA fees and more attainable entry pricing.

Architecture and the Built Environment

Kona condo unit floor plans typically run 500–1,400 square feet for studios and one-bedroom units and 900–1,800 square feet for two-bedroom units. The 1970s–80s era construction has been substantially updated through unit-level renovation programs; recently renovated units command meaningful pricing premiums over original-condition inventory. Most complexes feature shared saltwater or fresh pools, BBQ areas, and limited fitness or business facilities. Architecture is straightforward low-rise contemporary Hawaiian with open lanais oriented to sunset.

Established Ali‘i Drive and Keauhou Condo Complexes

Kona Makai — oceanfront low-rise on Ali‘i Drive. Kona By The Sea — direct oceanfront with strong sunset exposure. Kona Reef — oceanfront low-rise with pool. Casa De Emdeko — garden-style complex with pool. Alii Villas — established mid-size oceanfront. Keauhou Kona Surf & Racquet Club — large resort complex with multiple amenities. Kanaloa at Kona — Keauhou-area resort condo product. See specific complex pages for unit-level detail.

Where Kona Condos Sits

Kona Condos sits at approximately 19.6406° N, 155.9969° W on Hawaii Island. The map below centers on the community.

Commute and Connectivity

Most Ali‘i Drive condos sit 10–20 minutes south of Kona International Airport (KOA) via Kuakini Highway and Ali‘i Drive. The Kailua-Kona village core is walkable from the northern end of the corridor. Keauhou Shopping Center serves the southern end. Kahalu‘u Beach is mid-corridor for snorkeling and beach access.

Adjacent Communities

The Ali‘i Drive condo corridor sits between Kailua-Kona village to the north and Keauhou to the south. Specific complexes include Kona Makai and similar oceanfront low-rises. Comparable resort condo product on the Kohala Coast lives at Mauna Lani and Waikoloa Beach Resort.

Frequently Asked Questions

What is the median price for Kona condos in 2026?

The 2026 Kona condo median sale price is approximately $725K, with the range running from $375K studio and one-bedroom entries to $3.5M+ oceanfront penthouse units per Hawaii Information Service MLS data as of May 2026.

Can I short-term rent a Kona condo?

Most established Ali‘i Drive and Keauhou condo complexes (Kona Makai, Kona By The Sea, Kona Reef, Casa De Emdeko, Alii Villas, Kanaloa at Kona, Keauhou Kona Surf & Racquet Club) are zoned V (Resort) under Hawaii County code and permit short-term vacation rentals. Verify per complex and per unit during due diligence.

Which Kona condo complex is the best value?

Best-value answer depends on buyer goals. For rental income, oceanfront-facing units at Kona Makai, Kona By The Sea, or Kona Reef typically perform strongest. For lower HOA fees, garden-style complexes like Casa De Emdeko or Alii Villas often offer lower carry. For full-resort amenities, Kanaloa at Kona and Keauhou Kona Surf & Racquet Club offer broader on-site programs. Request a side-by-side complex comparison during due diligence.

How does Kona condo pricing compare to Kohala Coast condos?

Ali‘i Drive and Keauhou condo entry pricing is substantially below Kohala Coast resort condo product — typical $500K–$1M for Kona oceanfront one-bedroom units vs. $1.6M+ entry at Mauna Lani villa complexes. The Kohala Coast resort condos carry larger amenity programs, mandatory or optional resort club access, and higher HOA fees that account for much of the differential.

What HOA fees apply to Kona condos?

HOA fees vary widely by complex but typically cover building exterior, pool and common-area maintenance, master insurance, landscape, and shared utilities. Oceanfront complexes carry higher master insurance and salt-air maintenance reserves than inland or garden-style complexes. Total carry should be modeled per unit during due diligence.

Talk to KE Team Hawaii About Kona Condos

KE Team Hawaii — Kai Ioh and Emil Knysh of Compass — represents buyers and sellers across the Ali‘i Drive condo corridor and Keauhou resort complexes. Reach out for complex-by-complex performance data and side-by-side analysis. Start a conversation or browse live featured properties.