Living on Big Island Blog
A Beautiful House in Hawaii for $150,000? What’s the Catch?
Beautiful homes in Puna, Pahoa and Volcano sometimes list for $150,000. Learn why these Big Island homes can be so cheap, and what buyers should check about permits, financing, utilities and construction.
Single-Wall Homes in Hilo: Old-School Construction That Still Works
Single-wall homes are everywhere in Hilo, but many mainland buyers have never seen one before. Here’s how they’re built, why I like them, and what buyers should look for.
Why Are 3-Acre Lots on the Big Island So Cheap?
Three-acre lots in East Hawaii can look surprisingly cheap, but road conditions, neighborhood, grid access, and site preparation can make two similar properties very different.
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 transient vacation rental rules are now in effect, with countywide registration required for hosted and unhosted rentals. Here’s what changed, who’s affected, and what owners need to know.
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.
Homesteading on the Big Island: The Real Estate Reality Behind the Dream
Thinking about buying land, an off-grid home, or agricultural property on the Big Island? Here are practical answers to common buyer questions about zoning, financing, insurance, utilities, permits, catchment water, and the true cost of rural property in Hawaiʻi.
Tropical, Not Terrifying: The Truth About Big Island Bugs
One question that comes up all the time from people thinking about moving to the Big Island is simple: how bad are the bugs? It is a fair question. When people hear "tropical island," they often assume the bug situation must be intense. A lot of Americans also grow up...
East Hawaii Humidity Is Unavoidable, But Mold Doesn’t Have to Be
Humidity is part of life on the East Side of Hawaiʻi, but mold problems are often preventable. Learn practical ways to manage airflow, moisture, drainage, and building design
Hawaii County Zoning (Hilo Side): What You Need to Know, and Why It’s So Confusing
A practical guide to Hawaiʻi County zoning on the east side: State land use districts vs county zoning, what the numbers mean, and common traps.
First-Time Homebuyer Loan Options in Hawaiʻi – (Plus Local Down Payment Help)
Not sure which first-time homebuyer loan fits your situation, or where to find legitimate down payment assistance in Hawaiʻi? This post covers the typical loan options first, then shares a sourced list of local resources and programs you can use to get started.
New to the Big Island? What Lava Zones Mean for Your Home Search
People who are new to the Big Island even a lot of folks who move here from Oʻahu, Maui, or Kauaʻi – often get hung up on one thing when they start browsing listings and see Lava Zones.
Volcano Village Spotlight – A Big Island Hidden Gem
Nestled at roughly 4,000 feet on the slopes of Mount Kīlauea, Volcano Village feels like a world apart from the rest of Hawaiʻi Island. Cooler air, misty mornings, and towering trees set the tone. This is not resort Hawaiʻi. It’s quiet, creative, and deeply rooted in...
A Seller Credit Is Better Than a Lower Purchase Price – Social Media Clickbait or Real?
This is one of those viral tips that is not a gimmick – it’s just math. For FHA buyers, a seller credit cannot replace your down payment, but it can often be used toward discount points. That difference can change your monthly payment more than a small price reduction. Here’s a realistic example using a $450,000 FHA loan.
If You Think All Big Land South of Hilo Is Ready for Farming or Grazing, Think Again
Vacant Land south of Hilo isn’t all the same. Some parcels have real soil and established grazing pasture, while others sit on young lava rock with almost no soil at all for farming.
Buying in the $1M to $1.5M Range on the Hilo Side: Three Smart Paths to Consider
Buying in the $1M to $1.5M range on the Hilo side can be both exciting and complex. Here are three smart paths to consider depending on your goals, from updating an older home to building equity through renovations or buying below $1M for flexibility.
New Affordable Rental Rates in Hawaiʻi County: A Step Backward?
Hawaiʻi County quietly lowered affordable rent caps in key Puna ZIP codes, making it harder for landlords to participate in the program. My own rent cap dropped $167, and I recently lost hurricane coverage on a single-wall rental. Affordable housing shouldn’t come at the cost of financial sustainability.
Want to Buy Your First Home in Hawai’i, But Your Credit Score is Holding You Back?
Think you’re stuck renting forever because of your credit score? You’re not. Plenty of first-time buyers start out with “bad credit” and still make it happen. With a few simple moves and a 90-day plan, you can raise your score, build confidence, and put yourself in a real position to buy your first home.
Spotlight on Waimea (Kamuela)
Waimea, also known as Kamuela, sits in the uplands of North Hawaiʻi. It’s not what most people picture when they think of Hawaii—there are no palm-lined beaches here. Instead, you’ll see sweeping pastures, grazing cattle, and old stone walls
Left Out in the Storm: When Your Hurricane Insurance Disappears
State Farm is dropping hurricane insurance for homes with single-wall construction in Hawaii — including mine. No call. Just a form letter. As a homeowner and realtor, I’m sounding the alarm. This decision impacts mortgages, kills deals, and threatens thousands of local families living in legal, livable homes built to the standards of their time. Here’s what it means, why it’s happening, and what limited options remain.
Is It Possible to Build Over a Stream on Agricultural Land in Hawaiʻi?
A client recently asked me whether they could build a bridge or culvert across a seasonal stream on their property in Hilo. I didn’t have an immediate answer—so I did some digging.
Spoiler: it’s doable—with the right approvals.
Did you know Hawaii has some on the lowest property tax rates in the country?
Did you know Hawaii has some on the lowest property tax rates in the country? Hawaiʻi County property taxes depend on more than a home’s assessed value. Your tax classification, homeowner exemption, age, and how you use the property can make a substantial difference.
Hilo: The Heart of the East Side
Hilo is the hub. It’s where you buy your tools, see your doctor, drop the kids at school, and grab poke for dinner. It’s not just the largest town on the east side—it’s the center of gravity for everyday life in East Hawaiʻi. And while it doesn’t have the polish of a resort town, what it does have is far more valuable: authenticity.
Where My Off-Grid Journey Began
At 24, I joined the Peace Corps and was sent to a remote village in Gabon—accessible only by boat and untouched by modern utilities. No electricity, no running water, no grid. We built our own showers, filtered river water, and lit our nights with kerosene lanterns. I didn’t think of it as “off-grid” back then—it was just life. That experience reshaped how I think about comfort, resilience, and what it really means to live simply. This is where my off-grid journey began.
🌱 What Dwellings Can You Legally Build on Agricultural Land in Hawai‘i County?
What dwellings can I legally build on agricultural land in Hawai‘i County? And how can Agritourism help?
I’ve got another mini research project for you this week: What can I legally build on Ag land, even without permits? And some info about how to use Ag tourism as part of the process.
What to Expect When Buying an Off-Grid Home on the Big Island of Hawaiʻi
Thinking about going off-grid on the Big Island? You’re not alone. Whether it’s water catchment, solar power, or a septic system, living off-grid in Hawaiʻi means building a self-sufficient lifestyle that works with the land—not against it. In this post, I break down what to expect, what it really costs, and what to watch out for when buying or building an off-grid home.
🌴1031 Exchange Questions You Need to Answer Before Buying Your Next Property 🏡
If you're planning to buy your next investment property on the Big Island using a 1031 exchange, there’s a lot to consider before you make a move. A 1031 exchange is a powerful tax strategy that allows you to defer capital gains taxes when selling an investment...
Thinking About Building on Conservation Land on the Hāmākua Coast? Here’s What to Expect
“Building a home on Hawaiʻi’s Conservation land is possible — but it’s a serious process that demands patience, planning, and respect for the land. Here’s what you need to know before you take the first step.
So You Thought You Could Build an ADU on Your Ag Land? Think Again.
Thinking about building an ADU on your ag-zoned property in Hawai‘i County? While Bill 123 made it seem like you can, the fine print says otherwise. Unless your land is County-zoned Agricultural and falls within the State Urban District, the law likely doesn’t apply. Most ag lots on the Big Island are in the State Agricultural District—where strict farm dwelling rules still apply. Here’s what that means for your building plans.
The Big Island’s Crappiest Problem: Cesspools, Septic Systems, and How to Deal With It
Hawaiʻi law now requires all cesspools to be upgraded or replaced by 2050—but what does that really mean for buyers and owners on the Big Island? In this post, I break down how to check if a property has a cesspool, what it takes to install a septic system, and the real costs and challenges of complying with Act 125. Whether you’re buying land or selling an older home, this is one issue you don’t want to overlook.
Steps to Apply for the Ag Use Exemption in Hawai‘i County
Thinking about buying agricultural land in Hawai‘i County? If your property is being used for farming or grazing you may qualify for a major property tax break. Learn how to apply for the Agricultural Use Dedication, what documents you’ll need, and how much you could save on your tax bill.
How did you go from consulting to becoming a real estate broker? Simple answer: it’s my ikigai.
What most people from my corporate life didn’t see was the other half of my story—renovating homes after hours, volunteering with Habitat, building with my hands. Becoming a Realtor wasn’t a pivot. It was alignment. That’s ikigai.
🐜 Termites in Hawaii: Not If, But When
In Hawaii, it’s not a question of if your home will get termites—but when. With year-round warm, humid weather, the islands are a hotspot for destructive pests like Formosan and drywood termites. This post covers how to identify early signs of infestation, practical steps for prevention, and the most effective treatment options to protect your home and wallet.
Hosted Vacation Rentals and Ag Land on the Big Island: What You Need to Know (2025 Update)
Thinking about starting a hosted Airbnb on ag-zoned land in Hawaiʻi? Learn what’s legal on the Big Island in 2025, including hosted rental rules, Bill 123, and how state law affects ag land use.
What to Look for When Inspecting a Catchment Tank
Water catchment systems are common here on the East Side of the Big Island, where they provide essential water for many homes. As part of my home inspection services, I pay close attention to several key elements to ensure these systems are functioning properly....
I didn’t follow a career path—I built one. From Carpenter to Project Manager, Back to Carpenter, to Coach, to Real Estate Broker
So if you’re standing at a crossroads—wondering if it’s too late to pivot, or too risky to want more—here’s what I’ll tell you: Your career doesn’t need to look linear. It just needs to feel like you.
Don’t Give Up On ‘The Dream’: The Entrepreneurial Path Was Never Meant to Be Straight
Some people stumble into entrepreneurship. Others are born into it. For me, it was always a calling—even before I had the words to describe it.