Kona Palisades: Location, Climate, What to Know

If you are looking for a home in Kona that puts you close to shopping, beaches, the airport and the Kohala Coast without living in the middle of town, the area commonly known as Kona Palisades is worth considering.

There is an important distinction, however, that does not always come through in real estate descriptions: Kona Palisades is not one neighborhood, and the climate varies significantly with elevation.

What is “Kona Palisades?”

Many homes offer panoramic views.

Locally, “The Palisades” refers to a broad residential area above and around Kaiminani Drive in North Kona. The largest subdivision is Kona Palisades Estates, but it is surrounded by numerous other subdivisions, including Kona Coastview, Kona Wonderview, Kona Highlands, Keahole Heights and others. Each has its own boundaries, housing characteristics and, in some cases, its own association or no HOA at all.

Kaiminani Drive is the main route through the area. It begins at Queen Kaʻahumanu Highway, not far from Kona International Airport, and climbs the slopes of Hualālai toward Mamalahoa Highway. The elevation changes substantially along that route, reaching approximately 1,500 feet near the upper end.

That elevation difference matters.

Don’t assume every Palisades home has a cool climate

One of the reasons buyers are attracted to the upper Palisades is the climate. At higher elevations, temperatures are generally cooler than at the coast, and homes can benefit from afternoon trade winds. But the entire Palisades area does not have the same climate.

The lower portions of Kaiminani and some of the newer residential communities nearby are at considerably lower elevations. They may offer newer homes and convenient access to Kona, but they should not automatically be described as having the cooler upland climate associated with the upper Palisades.

Even within the established subdivisions, elevation varies. Kona Coastview, for example, extends across elevations reported from approximately 1,000 to 1,275 feet, while individual properties in Kona Wonderview and Kona Highlands are commonly around 1,100 feet. Upper Palisades properties can be substantially higher.

For a buyer who is specifically looking for a cooler Kona climate, I recommend looking at the elevation of the individual property, rather than relying on the neighborhood name.

That is one of the advantages of working with someone who knows the area property by property.

The location is the real advantage

The Palisades location is difficult to beat for buyers who want access to both Kona and the Kohala Coast.

Kona International Airport is immediately below the area, and Kailua-Kona’s shopping, restaurants, medical services and other amenities are a short drive away. Costco, Safeway and other major retailers are readily accessible, while downtown Kona provides additional restaurants, shops and services.

At the same time, the Palisades is one of the more convenient residential areas for people who work along the Kohala Coast. The route north toward the resorts is considerably more convenient than living farther south in Kona, while residents still have the much broader range of shopping and services available in Kailua-Kona.

This is one reason you will find people who work at the Kohala Coast resorts living in this part of North Kona. They can commute north to work while remaining close to the services and amenities of Kona.

Hawaiʻi Community College–Pālamanui

Another significant feature of the area is Hawaiʻi Community College–Pālamanui.

The campus is accessed directly from Kaiminani Drive, near the fire station, with the campus entrance approximately 1.2 miles farther along Ane Keohokalole Highway.

Pālamanui opened in 2015 and serves West Hawaiʻi with Hawaiʻi Community College programs as well as University of Hawaiʻi Center programs. Current offerings include associate degrees, certificates and access to additional degree programs through the University of Hawaiʻi system.

Its presence adds another useful resource to an area that was already well positioned between Kona’s employment and commercial centers and the communities farther north.

Homes and neighborhoods

Housing in the Palisades area varies considerably because the area developed over many decades and encompasses multiple subdivisions.

You will find older homes dating from the 1960s and 1970s alongside homes built much more recently. Lot sizes also vary considerably, from conventional residential lots to substantially larger properties. Some neighborhoods have underground utilities, while others have overhead utilities. HOA requirements and fees likewise vary by subdivision.

Many homes have ocean or coastline views because of the area’s elevation and position on the slopes of Hualālai. Upper-elevation properties may also have more vegetation and a distinctly different environment from the drier, lower portions of North Kona.

The area can therefore offer several different types of residential living within a relatively small geographic area. A buyer who wants a newer home may find a better fit in one of the newer developments, while another buyer may prefer an established neighborhood with larger lots, mature landscaping and older homes that have been renovated over time.

Outdoor recreation

Living in the Palisades puts you within easy driving distance of the beaches and parks along the North Kona and Kohala Coast.

Kekaha Kai State Park, Honokōhau and other coastal areas are accessible from North Kona, as are the beaches and resort areas farther north. Makalei Golf Club is also nearby.

The elevation means you are not living at the beach, however. Beach access requires a drive, as do virtually all shopping and daily errands. For some buyers, that is a reasonable tradeoff for having a quieter residential setting and, at higher elevations, a more comfortable climate.

A few practical considerations

The Palisades is a car-dependent area. There are no commercial centers within the residential neighborhoods themselves, so grocery shopping, dining, medical appointments, schools and other errands require driving.

That is not necessarily a disadvantage. In fact, the location is one of the reasons the area appeals to full-time residents. You can live in a quiet residential neighborhood and still reach the airport, Costco, restaurants, medical services and other Kona amenities without a long drive.

The important questions are more specific:

• How high is the property?
• Which subdivision is it actually in?
• Does it have an HOA, and what does that HOA cover?
• What are the utilities and road arrangements for that particular property?
• How long will the commute be to the places you use most often?

Those details can make a meaningful difference between two homes that are both casually described as being “in Kona Palisades.”

Is Kona Palisades right for you?

The Palisades area is a good example of why location on Hawaiʻi Island needs to be considered at a more detailed level than simply looking at a town or ZIP code.

If your priority is being close to Kona’s shopping, restaurants, airport and medical services while also having convenient access to the Kohala Coast, this part of North Kona deserves consideration. If climate is important, however, look carefully at elevation. The upper portions can offer the cooler conditions many buyers are seeking, while lower-elevation neighborhoods nearby can feel much more like coastal Kona.

The result is a range of residential options: established neighborhoods, newer subdivisions, larger lots, ocean views, different HOA structures and a variety of elevations—all within a relatively compact part of North Kona.

For buyers considering the area, I recommend evaluating the specific property and its elevation, rather than relying on the neighborhood name alone.

With Aloha!

Carol Porter, REALTOR®

Hawaii Real Estate Salesperson RS-87584

Better Homes and Gardens Real Estate Island Lifestyle

Direct: 808-769-0727 or 650-274-5200