A moving guide to Hawaiʻi Island · by Carol Porter, REALTOR®
Moving to Hawaii:
The Big Island Guide
What do I need to know about living on the island of Hawaiʻi,
from choosing a district to closing on a home?
Yes, you can move to Hawaii, and the Big Island, officially the island of Hawaiʻi, is where many people choose to start. It can be the most affordable of the main Hawaiian islands for many buyers, is the most diverse in climate and landscape, and it is big enough to hold both quiet ranch country and resort living.
For the current numbers behind that affordability, see the live market statistics. This guide covers everything else: districts, the move itself, insurance and taxes, and what it costs to live here.
Why the Big Island?
The island of Hawaiʻi is the largest of the Hawaiian Islands, big enough that its districts feel like different worlds. Within a day you can move from the dry, sunny Kohala Coast through green ranch country and rainforest to volcanic high country, and the island holds ten of the world's fourteen climate zones. Life moves at a different pace here, and space comes a little easier than on the other islands, which draws buyers who want room to live rather than a resort-card version of Hawaii.
That variety is the reason district knowledge matters more here than almost anywhere else. For the classic comparison between the two best-known coasts, read Kohala Coast or Kona? in the Journal.
Where should I live on the Big Island?
There is no single best district; there is the district that fits how you want to live.
These short profiles point you to the full area guides, and the climate guide explains the weather differences that drive most of the decision.
Kohala Coast
The resort shoreline of Mauna Kea, Mauna Lani, Waikoloa, and Hualālai: beaches, golf, and the island's most dependable sunshine.
Read the guide
North Kohala
Hāwī and Kapaʻau, the birthplace of King Kamehameha I, ranch land, and large-acreage parcels above a dramatic coast.
Read the guide
Waimea (Kamuela)
The cool upcountry town between the Kohala Mountains and Mauna Kea: green pastures, paniolo heritage, and a real community.
Read the guide
North Kona
Kailua-Kona town, the bay, and the sunny coast below Hualālai, with town conveniences and dependable weather.
Read the guide
South Kona
Coffee country on the slopes: Hōnaunau, Captain Cook, and Kealakekua, where farms climb toward Mauna Loa.
Read the guide
Waimea · North Kohala · Hāmākua
Green country and old Hawaiʻi: upcountry towns, historic valleys, and the rainforest coast of Hāmākua.
Read the guide
Hilo
The windward county seat: rainforest climate, a historic downtown, Hilo Bay, gardens and beaches, and a working town with everyday life.
Read the guide
North Hilo
Green landscapes, historic plantation communities, and rural living along the windward coast. North Hilo encompasses Laupāhoehoe, Nīnole, Pāpaʻaloa, and ʻŌʻōkala. Its small communities, agricultural properties, and dramatic coastline appeal to buyers seeking a quieter setting, with Hilo and Honokaʻa providing many of the area’s shopping and services.
Explore North Hilo
Puna
The windward east side: rainforest uplands around Keaʻau and Mountain View, the plantation town of Pāhoa, and a young lava coast at the foot of Kīlauea.
Read the guide
Kaʻū
The vast, quiet south from Nāʻālehu to Ocean View: black-sand beaches, Kaʻū coffee country, wide-open land and the island's most distinctive due-diligence questions.
Read the guide
The climate guide
Read this before you choose anything: one island, ten of the world's fourteen climate zones.
Read the guide
Which neighborhoods and communities deserve a closer look?
The district guides above set the scene. These lifestyle guides and Journal articles go deeper on specific places, from resort neighborhoods to upcountry towns, so you can compare locations before you fly over.
Community and neighborhood guides
- Kona, two districts
North Kona's town and coast, South Kona's coffee country, and how to choose your side of the district line.
- Kūkiʻo
The private club community on the North Kona shoreline, fronting Kūkiʻo and Kākapa Bays.
- Hualālai Resort
An oceanfront resort community at Kaʻūpūlehu built around the Four Seasons.
- Waikoloa Beach Resort
The coastal resort with its hotels, marketplaces, golf, and ʻAnaehoʻomalu Bay.
- Mauna Lani Resort
Historic fishponds, beaches, golf, and homes from fairway to oceanfront.
- Mauna Kea Resort
The original resort: Kaunaʻoa Bay, Hāpuna Beach, and the neighborhoods around both.
- Puakō
The old Hawaiian beach community with tide pools, petroglyphs, and a genuine local shoreline.
- Kawaihae
The small working harbor town, with boat ramps and Puʻukoholā Heiau beside the bay.
- Kohala Waterfront
Gated oceanfront living: 50 custom homesites above Kaiʻōpae Bay, north of Kawaihae.
- Kohala by the Sea
A gated community of one-plus-acre lots minutes north of the resorts.
- Kohala Estates
The established neighborhood on the slopes above the coast: view lots and ranch-style character.
- Kohala Ranch
An upcountry-coast ranch community of estate lots, pasture, and equestrian life.
- Waikoloa Village
The coast's residential town up the hill: a real year-round community and the more affordable option.
- Waimea
The upcountry hub for shopping, services, medical care, and paniolo heritage.
Neighborhood deep dives in the Journal
- Living in Waimea
What buyers should know about upcountry Waimea: weather, community, and daily life.
- Hāmākua Coast
Green gulches, historic towns, and rural living along the windward coast.
- Waikoloa Village
The South Kohala community uphill from the resorts, in depth.
- Kona Palisades
A Kailua-Kona neighborhood: location, climate, and what to know before you look.
- Puʻu Lani Ranch
Gated living on the slopes of Mauna Kea.
- Waikii Ranch
Equestrian living above Waimea.
Also considering Puna or Kaʻū? Read my guides, Buying in Puna and Buying in Kaʻū.
How do I actually make the move?
Four practical steps, in the order most people take them.
Ship your car and household goods
Most people moving to the Big Island ship their belongings from the mainland, and many bring a car as well. Get quotes from several shippers well ahead of time, decide what is worth the cost of moving versus replacing, and expect the logistics to take longer than a mainland move. Start this step early: it is the one that most often sets the calendar.
Transfer your driver's license and register your car
After you establish residency in Hawaiʻi, you are expected to switch to a Hawaiʻi driver's license and register your vehicles within the required period. On Hawaiʻi Island, county offices handle licenses and registration, so check the current requirements, documents, and appointment process before you arrive.
Set up utilities, water, and internet
Utility connections are not automatic, and the process differs by district. Some homes are on county water while others run on catchment or private systems, and electricity, propane, and internet options vary widely between resort communities and rural acreage. Confirm what the address actually has before you plan around it, and start the connection process before you land.
Arrange healthcare and remote work
Hawaiʻi Island has community hospitals and clinics across its districts, with specialists more concentrated in the larger towns, and many new residents keep telehealth relationships with mainland providers. Remote work is common here, but confirm that your employer allows out-of-state work and that the internet at your new home can support it. Both are easier to sort out before you commit to an address.
What should you read before you start the move?
Two guides carry most of the practical detail.
- Relocation essentials covers climate, getting here, healthcare, schools, utilities, permitting, and the honest realities of a move to the Kohala Coast.
- 20 Things to Know Before Buying a Home on Hawaiʻi Island is the practical checklist for a first purchase, from insurance to lava zones.
Expanded, in-depth guides for each of these steps are coming soon. If you want help planning a specific move, reach out and we will map it out together.
What about insurance and property taxes?
Insurance
Hawaiʻi Island is different from the mainland when it comes to homeowners insurance. Policies here account for hurricane wind exposure, and a property's location in a lava zone can change what coverage is available and how much it costs. Flood insurance matters in specific coastal and low-lying areas, so the coverage question is really a question about the address. Your lender and the property's homeowners association may each require coverages you would not otherwise buy.
Property taxes
Property taxes on Hawaiʻi Island are set by Hawaiʻi County, and the rate you pay depends on how the property is classified and which exemptions you qualify for. The owner-occupant exemption, for example, lowers the effective rate for a primary residence, while second homes, vacation rentals, and other classes can be taxed at different levels. A careful budget accounts for the property's actual tax class rather than a single island-wide figure.
General information only. This is not legal, tax, or insurance advice. Hawaiʻi's rules, rates, and available coverages change, and every property is different, so verify the details that apply to your situation with a qualified professional before you rely on them.
What does it cost to live on the Big Island?
No single price tag describes living here. The island's market spans resort condominiums and ranch acreage, and the right budget depends on the district, the property class, and the lifestyle you plan. For the real numbers, the live market statistics page collects current Hawaiʻi Island and West Hawaiʻi figures with their sources and as-of dates.
For the money steps of a purchase, work through the Hawaiʻi Island Buyer Guide: set a budget you can comfortably own on the what you can comfortably own page, prepare an offer, and understand closing before you get there. Start with the guide's overview and move through the parts that apply to you.
Deeper reading on costs and due diligence
- Is that HOA fee really high? How to evaluate Hawaiʻi resort HOA fees before you commit to one.
- Buying a Hawaiʻi home with stock options explains how tech buyers can put equity to work in an island purchase.
- Oceanfront property on Hawaiʻi Island walks through what buyers and sellers of coastal homes need to know.
- Wastewater systems is the question that matters most on rural properties: how does the home treat water?
- Can a Big Island vacation rental pay for itself? works honestly through the economics of a short-term rental.
- Wire fraud protection explains how to keep your closing funds safe, a real concern in every transaction.
Can I buy from the mainland?
Yes, you can. Buyers regularly purchase Hawaiʻi Island homes from the mainland, with virtual tours, thorough investigation, and local professionals handling inspections and closing on your behalf. My full guide, Buying from the Mainland and Planning a Move to Hawaiʻi Island, walks through how the process works and how to plan the move itself, so the two decisions stay connected.
Your questions, answered
The questions people ask most often when they first research a move. If yours isn't here, just reach out.
Can I buy a home in Hawaii if I don't live there?
Yes, you can. Out-of-state buyers purchase Hawaiʻi Island homes regularly, with virtual tours, remote documents, and local professionals handling the details. Start with where to live to focus the search, then read buying from the mainland for how the process works.
Which Hawaiian island should I move to?
There is no single right answer, but the Big Island is the choice for buyers who want the most variety: the largest land area, the widest range of climates, and both resort and ranch living. It is the most affordable of the main islands for many buyers and big enough to feel spacious. The why the Big Island and where to live sections give you the framework for your own answer.
Do I need to ship my car to Hawaii?
Not necessarily. Many people ship a car, but others sell before moving and buy again on the island, and the right choice depends on the vehicle, its condition, and your plans. Shipping takes planning and adds to the move budget, so think about it early. The move steps above lay out the practical order of things.
Is the Big Island the same as Hawaii?
The Big Island is the island of Hawaiʻi, the largest of the Hawaiian Islands, and the state of Hawaiʻi is made up of this island and the others around it. In everyday conversation, the Big Island nearly always means the island of Hawaiʻi, which is exactly what this guide covers.
Moving to Hawaiʻi Island? Let's talk it through.
Whether you are still comparing districts or already booking the shipper, I can help you make sense of the island, the market, and the steps ahead. Reach out and we will start with your questions.
With aloha,
Carol Porter
REALTOR® · RS-87584 · HI · Better Homes and Gardens Real Estate Island Lifestyle