Trying to choose between Mauna Lani’s oceanfront estates, gated residences, and resort condos can feel overwhelming. You want the right mix of privacy, amenities, and rental flexibility, and you want clear answers before you fly in for showings. This guide gives you a practical, side‑by‑side look at the major neighborhoods so you can narrow your list with confidence. You’ll see who each area fits best, what fees typically cover, how rentals work, and what to verify before you write an offer. Let’s dive in.
Mauna Lani at a glance
Mauna Lani sits on the Kohala Coast of Hawai‘i Island with two championship golf courses, a private owners’ Beach Club, shops, and resort hotels. Many owners enjoy resort‑level benefits like Beach Club access and golf/fitness discounts through the master association’s owner program. You can review resort amenities and services on the Mauna Lani Resort Association site for a quick orientation of what the master program covers and maintains. See the resort amenities and services overview.
Most purchases here include two layers of governance: your neighborhood AOAO or HOA, plus the Mauna Lani Resort Association. Expect separate dues and design guidelines for each layer.
How to choose your neighborhood
Start with your top priorities:
- Oceanfront privacy or walk‑to‑beach access
- Modern, turnkey living with private pool vs. lower‑maintenance townhome or condo
- Rental income potential and any minimum‑stay rules
- HOA fees and what they include
- Proximity to golf, shops, and the Beach Club
Use the sections below to match your lifestyle, use plan, and budget.
Oceanfront estate enclaves
These are the highest tier for privacy, views, and direct beach access. Inventory is limited and values are site‑specific.
Pauoa Beach
- Best for: Privacy‑first luxury buyers who want an oceanfront setting adjacent to the Mauna Lani Beach Club.
- What you’ll find: Large custom estates with multi‑suite layouts, private pools, and high‑end island architecture.
- Amenities and fees: Gated entry plus a dedicated Pauoa Beach Club with fitness, lap pool, and concierge‑style services. Expect materially higher master/amenity costs than typical condos because of private‑club operations.
- Rentals: Many owners use homes as second residences and some do short‑term rentals. Confirm sub‑HOA CC&Rs and any minimum‑stay rules before modeling income.
- Price signals: Recent activity shows sales in the multi‑million range at the very top of the market. Values vary widely by lot and view.
49 Black Sand Beach
- Best for: Ultra‑premium oceanfront buyers drawn to a rare black‑sand cove setting and private club lifestyle.
- What you’ll find: Custom estates with resort‑grade finishes and a private oceanfront Beach Club.
- Amenities and fees: Exclusive owner facilities and concierge services drive higher master amenity costs.
- Rentals: Status is AOAO‑ and county‑specific. Verify each property’s STVR eligibility and any neighborhood restrictions.
- Price signals: Select oceanfront estates have traded well into eight figures. Use current, site‑specific comps.
The Cape
- Best for: Buyers who want a very small, discreet oceanfront cluster within walking distance of the Beach Club.
- What you’ll find: A limited collection of large custom homes, rarely available.
- Amenities and fees: Gated and self‑contained. Fees exist but can be lower than larger club communities due to scale.
- Price signals: Historic trades show multi‑million values that depend on lot position and improvements.
Boutique gated residences
Smaller gated enclaves that deliver modern homes, private pools, and convenient access to the resort core.
Residences of Lauleʻa
- Best for: Turnkey second‑home buyers who want newer construction and a private‑residence feel near the Beach Club.
- What you’ll find: Contemporary residences with private pools and managed landscaping within a boutique gated setting.
- Rentals: Vacation‑rental use occurs in this enclave, subject to HOA rules and county registration. Always verify minimum‑stay and management requirements.
- Price signals: Often in the low‑to‑mid single‑digit millions for finished, move‑in‑ready homes.
Champion Ridge and Nohea
- Best for: Buyers seeking a custom or semi‑custom home on a larger lot, close to golf and resort conveniences.
- What you’ll find: Champion Ridge offers estate‑sized lots and shared green spaces. Nohea is a small, gated single‑family community with an amenity center near the Auberge and Shops at Mauna Lani.
- Fees and operations: Expect gated access and neighborhood amenities; monthly HOA charges vary by lot size and community features.
- Price signals: Finished homes and premium lots typically trade in the mid‑to‑upper single‑digit millions, with raw lots pricing below finished residences.
Golf‑adjacent villages and townhomes
These neighborhoods balance space, value, and easier maintenance. Many allow short‑term rentals, which can offset carrying costs.
KaMilo
- Best for: Modern, low‑maintenance living with the feel of a home. Popular with owners who value rental flexibility.
- What you’ll find: Paired homes, cottages, and detached residences with larger footprints than typical condos.
- Amenities and fees: Gated neighborhood with a recreation village including pools, fitness hale, and gathering spaces. HOA typically covers landscaping, exterior maintenance, community insurance, and shared facilities. The original developer FAQ notes that short‑term rentals are allowed subject to community rules and that owners remain responsible for interior contents insurance and electricity. Review the KaMilo HOA FAQ.
- Price signals: Resales commonly range from the high ones to low threes depending on size, finish, and views.
Kulalani, Fairways, Villages, Islands, Palm Villas
- Best for: Value‑conscious resort owners and investor‑owners seeking proven rental demand.
- What you’ll find: 2–3 bedroom townhomes and low‑rise condos, many with attached garages and large lanais.
- Amenities and fees: Recreation centers often include two pools, spas, and fitness. AOAO fees typically include grounds care, exterior insurance, and some utilities. Fees vary by building and unit size.
- Rentals: Many of these complexes permit short‑term rentals. Confirm the AOAO’s minimum‑stay policy, any on‑site management requirements, and whether the unit holds a current county registration.
- Price signals: Updated 2–3 bedroom units often trade from the low‑to‑mid seven figures depending on location, view, and upgrades.
Resort‑style condominiums
Hotel‑style properties with front‑desk support and hospitality services appeal to owners who want a lighter management lift.
Mauna Lani Terrace
- Best for: Buyers who want an oceanfront condo close to shoreline trails and fishponds in a classic resort setting.
- What you’ll find: Low‑rise concrete buildings with large lanais and a central pool, spa, and pavilion.
- Fees and rentals: AOAO dues vary by building and unit. Many owners operate units as vacation rentals. Confirm minimum‑stay rules and whether any on‑site management is required.
Mauna Lani Point
- Best for: Owners who want professional resort management and guest services integrated into ownership.
- What you’ll find: Condos with access to front‑desk, housekeeping, and hospitality services. Some units may be in a hotel rental pool, which can change how you market and manage bookings.
- Learn more: Review the property’s services to understand owner and guest benefits. Explore Mauna Lani Point amenities.
HOA, rental rules, and taxes that affect returns
Understanding the fine print is essential to your net outcome and lifestyle flexibility.
- Master association and neighborhood AOAO: You will typically have both a resort‑level association and a neighborhood AOAO or HOA. The resort layer often covers shared amenities like the Beach Club, while the neighborhood AOAO manages building or subdivision common areas and rules. See the resort association’s scope of services.
- What dues often include: Landscape care, pool and recreation maintenance, common‑area insurance, and some utilities or pest control. Owners remain responsible for interior contents insurance and electricity in most communities. The KaMilo developer FAQ is a useful example of typical inclusions. Check the KaMilo HOA FAQ.
- Short‑term rental compliance: Many Mauna Lani communities allow STVRs, but each AOAO sets rules. Verify the unit’s rental history, any minimum‑stay policy, and management requirements. If a property participates in a hotel rental pool, different fee structures and occupancy rules can apply. Mauna Lani Point outlines how managed services work.
- State and county taxes: If you plan to rent, you must register for Hawai‘i state taxes and comply with county STVR rules. The Department of Taxation explains GET and TAT filing steps for owners. Review rental tax registration and filing guidance.
- 2026 TAT change: Hawai‘i’s 2025 legislation increases the state Transient Accommodations Tax by 0.75 percentage points to 11 percent starting January 1, 2026. Counties may add their own surcharges. Read the legislative update.
Due diligence checklist for buyers
Use this quick list to streamline your offer prep and inspection timeline.
- Request CC&Rs, current budget, reserve study, recent meeting minutes, and any pending special assessments from the AOAO/HOA.
- Confirm short‑term rental eligibility, minimum‑stay rules, and whether a unit holds a current county registration or nonconforming use certificate if required.
- Ask for recent rental income and occupancy statements if you are buying for yield; note whether the unit uses on‑site management or a hotel rental pool.
- Obtain insurance quotes that include liability, contents, wind/hurricane, flood, and coastal endorsements. Review any hazard disclosures tied to the property’s zone.
- Verify what each dues line item covers and whether utilities like water, cable, or internet are included.
Which community fits your goals?
- Privacy‑first luxury: Pauoa Beach, 49 Black Sand Beach, The Cape. Expect low inventory and premium operating costs aligned with private‑club facilities.
- Modern, turnkey living: Residences of Lauleʻa or KaMilo. Newer builds, private pools or robust rec centers, and strong proximity to resort amenities.
- Rental‑forward ownership: KaMilo (subject to rules), Kulalani, Fairways, Mauna Lani Terrace, and similar townhome/condo communities. Balance HOA costs against nightly rates and occupancy.
- Value within the resort: Fairways, Villages, Islands, Palm Villas. Lower entry points with continued access to the resort lifestyle.
Ready to explore Mauna Lani in person or via a curated short list? You deserve guidance that blends luxury marketing reach with local insight. Connect with Lovette Llantos to compare on‑market and off‑market options, clarify rental and HOA details, and position your offer for success.
FAQs
What is the Mauna Lani Resort Association and why does it matter?
- The master association oversees shared resort amenities and services like the Beach Club and owner programs, which layer on top of your neighborhood AOAO dues and rules.
Do most Mauna Lani neighborhoods allow short‑term rentals?
- Many do, but each AOAO sets its own policy, minimum‑stay rules, and management requirements. Always verify the property’s current eligibility and county registration.
How do HOA fees at Mauna Lani typically work?
- Dues often include landscape care, recreation facilities, common‑area insurance, and some utilities. Each AOAO is different, so confirm inclusions, reserves, and any special assessments.
What taxes apply if I rent my Mauna Lani property short‑term?
- You must register and file for Hawai‘i GET and TAT, plus any county surcharges. The state TAT increases to 11 percent on January 1, 2026.
Which Mauna Lani areas are closest to the Beach Club?
- Pauoa Beach and The Cape sit nearest, with oceanfront or walkable access. Several other communities offer convenient drives or paths depending on exact location.
