Waikoloa Condo Maintenance Fees on the Rise: What You Need to Know
If you’ve been following the Waikoloa real estate market, you may have noticed a sharp rise in monthly maintenance fees (AOAO dues) across many condominium complexes. While these increases have taken many by surprise, they stem from various underlying factors that are important to understand—especially when considering their impact on condo affordability for buyers, sellers, and current owners.
Why Are Waikoloa Condo Maintenance Fees Increasing?
Several factors have contributed to the rising costs:
- Sudden spike in insurance premiums due to increased risk of wildfires and hurricanes.
- Some insurance providers are pulling out of the Hawaii market, limiting coverage options and increasing costs for remaining policies.
- Deferred maintenance projects that now require immediate attention and funding. The average age of a Waikoloa Beach condo is 25 years, while the average age of a Waikoloa Village condo is 34 years
- Need to increase reserve funds to prepare for future large-scale repairs and increase replacements costs.
Waikoloa Maintenance Fee Increases by Condo Complex
Below is a breakdown of AOAO fee increases across various Waikoloa condo complexes calculated by cost per living square foot. This data is sourced from the MLS using information from active listings and recent sales. As such, it is deemed reliable but not guaranteed. We encourage buyers to verify all fees before purchasing.
| Waikoloa Beach | Previous | Current | Change |
| Fairway Villas at Waikoloa Beach | $ 1.00 | $ 1.52 | 52.0% |
| Halii Kai | $ 0.85 | $ 1.05 | 23.8% |
| Kolea | $ 1.01 | $ 1.26 | 24.8% |
| Shores at Waikoloa | $ 1.12 | $ 1.42 | 26.8% |
| Waikoloa Beach Villas | $ 1.00 | $ 1.27 | 27.0% |
| Waikoloa Colony Villas | $ 0.84 | $ 1.02 | 21.4% |
| Vista Waikoloa | $ 0.97 | $ 1.17 | 20.6% |
| Waikoloa Village | Previous | Current | Change |
| 17th Fairway | $ 0.49 | $ 0.55 | 12.4% |
| Elima Lani | $ 0.63 | $ 0.92 | 46.3% |
| Fairway Terrace | $ 0.83 | $ 1.35 | 61.6% |
| Greens at Waikoloa | $ 0.83 | $ 0.83 | 0.0% |
| Makana Kai at Wehilani | $ 0.49 | $ 0.88 | 79.6% |
| Paniolo Club I & II | $ 0.65 | $ 0.92 | 41.5% |
| Paniolo Gardens | $ 0.70 | $ 0.79 | 12.9% |
| Pointe at Waikoloa | $ 0.51 | $ 0.82 | 62.9% |
| Waikoloa Fairways | $ 0.67 | $ 0.74 | 10.4% |
| Waikoloa Hills | $ 0.59 | $ 0.74 | 25.4% |
| Waikoloa Village Condominium | $ 0.91 | $ 0.97 | 6.6% |
| Waikoloa Villas Ph I & II | $ 0.75 | $ 1.10 | 46.7% |
Notable Condos to Highlight
Amongst the 19 condo complex in the Waikoloa Beach Resort and Waikoloa Village, the following storylines stood out to us.
- Makana Kai at Wehilani experienced the most significant increase, with fees rising from $0.49 to $0.88 per square foot—a staggering 79.6% jump.
- The Greens at Waikoloa has not experienced an increase in fees, as their current insurance policy runs from May 1, 2024, to April 30, 2025, keeping costs stable for now. We will update this report when information about the policy renewal becomes available.
- Kolea has both a monthly AOAO fee and an additional associate fee of $845 / month that grants you access to the impressive Kolea Beach Club, which overlooks Anaehoomalu Bay.
Important Notes About this Report
This report is intended to provide our readers with an overview of AOAO fee trends in Waikoloa, but there are key details to consider when interpreting the data. AOAO fees vary widely between complexes, as different properties include various services such as water, cable, TV, pool access, other amenities, and onsite management. Because of these variations, no two AOAO fees are the same.
Buyers should be aware that some complexes have different monthly dues based on bedroom count. In cases where this applies, an average cost per square foot is used to provide a more consistent comparison.
Additionally, the AOAO fees presented in this report do not include additional HOA dues such as the Waikoloa Village Association fee, which is an additional $90 per month ($1,080 per year).
We strive to provide the most accurate and up-to-date information. If you have updated AOAO fee data or insights, we encourage you to submit information to help us improve our reports. Your contributions help ensure that this report remains a valuable resource for buyers and homeowners alike.
What You Can Do Next
Understanding AOAO fees is an essential part of making an informed condo purchase. Here are some steps you can take to navigate these changes
- Review your budget – Factor in AOAO fees when determining what you can afford.
- Verify fees with the AOAO – Always confirm the most current fees and what they cover.
- Compare complexes – Look at how fees differ between properties and what amenities they include.
- Consider future increases – Ask about planned assessments or potential fee hikes.
- Get involved – If you are a condo owner, join the board or at a minimum attend the meetings.
- Consult a real estate professional – Work with an expert to help you interpret costs and make the best decision.
Final Thoughts
While increasing maintenance fees may seem like a drawback, they do not necessarily mean that buying a condo in Waikoloa is a bad choice. These fees support the upkeep, amenities, and long-term sustainability of the complexes, ensuring a well-maintained living environment. Additionally, as a result of these fee increases, there has been a spike in inventory, leading to lower property prices and creating new opportunities for buyers. If you’re considering purchasing a Waikoloa condo, it’s essential to factor in these costs while also taking advantage of the shifting market dynamics. Have questions or need expert guidance? Contact us today!
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