Private Resorts

Market Snapshot

Private Resorts — 2026

• Median Price

  Kukio $21.5M | Four Seasons Hualalai $15.5M | Kohanaiki recent $21M sale

• Price Range

  $4M smaller villas to $60M+ oceanfront compounds

• Price / Sq Ft

  Kukio >$4,500 | Hualalai ~$2,815

• Avg Days on Market

  Often traded quietly / off-market

• YoY Change

  Hualalai +5.5% YoY; Kukio ~17% annual appreciation over the last 5 years

• Inventory Trend

  Tight — scarcity, membership access, and private-market relationships gate supply

• Property Types

  Custom estate homes, oceanfront parcels, Hualalai villas & bungalows, Kukio custom estates, Kohanaiki cottages and estate homes (Hale Ka Hala residences from ~$5M)

KE Team Hawaii Big Island Resort 2026 mid-year market report

Housing Stock

What you can buy in Private Resorts

Hualalai offers a mix of Crescent villas, fairway homes, and oceanfront estates on roughly half-acre to one-acre lots with classic Hawaiian plantation and contemporary-tropical architecture. Kukio’s custom estates sit on larger one- to three-acre parcels, with a small oceanfront tier hosting the island’s most significant compound properties. Kohanaiki features a newer inventory of cottages, golf homes, and oceanfront estate homes in a cleaner, modern-island aesthetic.

Typical buyer: Buyers are ultra-high-net-worth individuals, Fortune 500 executives, tech founders, and generational-wealth families who arrive primarily by private aviation and value absolute discretion. These are typically second, third, or fourth homes chosen for the Big Island’s unmatched combination of weather, privacy, world-class golf, and the most refined private-club service experience in the Hawaiian Islands.

Frequently Asked

Private Resorts — questions we hear

What are the Big Island’s private club resorts?

The Big Island’s three flagship private-club resort communities are Hualalai Resort (home to Four Seasons Resort Hualalai and Jack Nicklaus Signature golf), Kukio (a quieter Tom Fazio-designed club adjacent to Kua Bay), and Kohanaiki (a newer Rees Jones-designed club with a 67,000-square-foot clubhouse). All three are fully gated, member-owned, and sit along the sunny North Kona coastline.

How much does membership cost at Hualalai or Kukio?

Initiation fees at Hualalai, Kukio, and Kohanaiki typically range from roughly $300,000 to over $1 million depending on membership category and year, with annual dues generally in the $40,000–$75,000 range. Membership is often tied to property ownership, and most clubs require sponsorship and board approval. Exact figures are confidential and provided directly to prospective buyers during the purchase process.

What’s the difference between Hualalai, Kukio, and Kohanaiki?

Hualalai is the most resort-oriented of the three, integrated with the Four Seasons and offering the largest amenity footprint. Kukio is the quietest and most private, with larger estate lots and a more understated, family-driven culture. Kohanaiki is the newest, with a more contemporary architectural style, a massive modern clubhouse, and strong appeal to younger UHNW families and tech-sector buyers.

Can you buy at Kukio without being a member?

In practical terms, no. Kukio, Hualalai, and Kohanaiki all structure their communities so that home and lot purchases require simultaneous club membership, which must be sponsored and approved. While the property deed itself is separate from the membership, buyers should expect the two transactions to proceed together. An experienced local agent is essential to navigate the sponsorship and approval process.

What do homes cost in Big Island’s private clubs?

Each club trades in its own tier. Kukio 2026 mid-year median is $21.5M with price per square foot over $4,500, supported by roughly 17% annual appreciation over the last 5 years and a strong Silicon Valley feeder market. Four Seasons Hualalai mid-year median is $15.5M, up 5.5% YoY, at ~$2,815 per square foot. Kohanaiki (still about 60% built out) had a $21M front-row sale this year, with new Hale Ka Hala residences starting in the near-$5 million range. True oceanfront compounds and multi-parcel estates can reach $60M+.

Who are the architects of these private clubs?

The golf architecture reads like a who’s-who of the modern era. Hualalai’s resort course is a Jack Nicklaus Signature design, while the member-only Ke‘olu course was designed by Tom Weiskopf. Kukio’s private course was designed by Tom Fazio. Kohanaiki’s championship course was designed by Rees Jones. Residential architecture across all three clubs features top Hawaii and mainland firms specializing in tropical-modern estates.