Living on Big Island Realty
Expertise on the East Side: From the Hamakua Coast to Hilo to Volcano Village.
Living on Big Island Realty helps buyers and sellers across Hilo and East Hawaiʻi with friendly, knowledgeable, local support. Whether you are looking for a neighborhood home close to town, a quiet property at higher elevation, or land with room to grow, we will guide you with honest answers and clear expectations. We also bring specialized insight into off-grid living, catchment and solar systems, agricultural lots, and Big Island microclimates. Our goal is to be the best real estate office in Hilo by helping you find the right fit for your lifestyle and your budget.

Total Commitment to Your Real Estate Dreams
Buyer Representation
Guiding you through every step of the home-buying process, from property search to closing, with expert advice tailored to your needs.
Seller Representation
Maximize your property's value with strategic marketing and negotiation expertise, ensuring a smooth and profitable sale.
Rental Property Management
Offering reliable management services for long-term rental properties, ensuring peace of mind and optimal returns.
Investor Support & Market Insight
Helping buyers and property owners understand Hawaiʻi’s real estate trends, rental potential, and local regulations to make informed decisions.
Off-Grid Living Solutions
Specializing in sustainable and off-grid properties, offering guidance on legalities, utilities, and lifestyle adjustments.
Community Integration
Helping newcomers connect with local communities, fostering a sense of belonging and understanding of island life.
Steps to Buying or Selling a Home on the Big Island
Buying Steps
1
Research the Market
Begin by exploring neighborhoods and property types that fit your lifestyle and budget. Consider factors such as proximity to amenities, climate, and community vibe.
2
Find a Knowledgeable real estate broker
Choose a real estate broker with local expertise who can guide you through the nuances of the Big Island real estate market and help you find the perfect home.
3
Secure Financing
Work with a lender to get pre-approved for a mortgage, ensuring you have a clear understanding of your financial options and limitations.
Selling Steps
1
Understand Your Home’s Value
Start by researching recent sales and current market trends in your area to accurately price your property and maximize your potential return.
2
Partner with an Experienced real estate broker
Select a real estate broker who specializes in Big Island properties to expertly market your home, attract qualified buyers, and navigate negotiations smoothly.
3
Prepare Your Home for Sale
Boost your home’s appeal through strategic staging, minor repairs, and professional photography to showcase its best features and attract strong offers.
Living on Big Island Realty Blog
After Hurricane Lala, Are You Reconsidering Your Move to the Big Island?
Hurricane Lala was a reality check. Here’s what the storm revealed about choosing the right property on the Big Island.
What Big Island’s New Short-Term Rental Law Means for Property Owners, Buyers, and Hosts (updated August 2026)
Hawaiʻi Island’s new short-term rental law, Bill 47, takes effect Dec 20, 2025. See who benefits, who’s at risk, and how to prepare.
From Roof to Faucet: Understanding Catchment Water on the Big Island
Rainwater catchment is common in East Hawaiʻi, and it can provide excellent water when the system is designed and maintained well. The key difference is that buyers need to understand the full system: roof, gutters, tank, pump, filters, UV treatment, and often reverse osmosis for drinking water. Catchment takes maintenance, but it is also part of what makes it possible to live affordably in some of the most beautiful parts of the Big Island.
New Hawaii County Tax Rate for Big Island Long-Term Rentals
Hawaii County has introduced a new Long Term Rental property tax classification for qualified Big Island rental owners. The 2026-2027 tax rate is $7.75 per $1,000 of net taxable value, which may mean meaningful savings for eligible long-term rental properties. Owners must apply annually by December 31.
Moving to Hawaiʻi With Pets: What We Learned Doing It Twice
We have moved to Hawaiʻi with pets twice, and the biggest lesson is simple: start earlier than you think. The rules are manageable, but the timeline, paperwork, airport release, and island-specific details matter.
Should You Buy Your Big Island Home Under an LLC?
Buying a Big Island home under an LLC may sound smart, but it can cost you valuable homeowner tax benefits. Before you choose an ownership structure, understand how an LLC could affect your Hawaiʻi County homeowner exemption, tax class, and 3% assessment cap.
Frequently Asked Questions (FAQ)
1) What areas do you serve on the Big Island?
We are based in Hilo and primarily serve Hilo, Puna, Volcano, and the Hāmākua Coast. If you are looking outside East Hawaiʻi, we can still help or point you to the right local resource.
2) Do you work with first-time homebuyers?
Yes. We work with first-time buyers and can walk you through the full process from loan prep and neighborhood guidance to making an offer, inspections, escrow, and closing.
3) I’m moving from the mainland. Can you help me narrow down areas before I visit?
Yes. We can do a quick call to understand your priorities (weather, budget, lifestyle, utilities, commute) and recommend areas to focus on. We can also do virtual showings when it makes sense.
4) How do showings work? Do I need to sign anything first?
For most showings, a buyer representation agreement is required before we tour properties. We keep it straightforward and we’ll explain what it covers before you sign anything.
5) What are lava zones and should I avoid certain areas?
Lava zones are a risk rating based on historic lava flow paths. They are one factor among many, along with insurance, access, utilities, and resale. We’ll help you understand the tradeoffs for the specific areas you are considering.
6) What’s the best first step if I’m thinking about buying or selling?
A short conversation. For buyers, we’ll talk about timeline, budget, financing, and must-haves. For sellers, we’ll talk about condition, timing, pricing strategy, and what to fix (and what not to).
Contact Us
Ready to explore your real estate options on the Big Island? Whether you’re just starting research or planning a visit, reach out. I’m happy to do a quick, no-pressure call to help you get clear on areas, budgets, and next steps..
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