Is Kona’s Real Estate Market Favoring Buyers? A Deep Dive into Home Prices
A coworker recently wrote an article about how 21% of homes on Oʻahu are selling above list price. The title immediately grabbed my attention and sparked my curiosity—how does the Big Island market compare for single-family homes in Kailua-Kona?
So, I went down the rabbit hole, diving into the data for single-family homes in Kailua-Kona, our largest real estate market on the West Side of the Big Island. I was especially curious about price points and whether our luxury market behaves differently.
We already know condos are favoring buyers right now, but what does the data say about single-family homes? Are we in a buyer’s market? Are homes still selling over asking?
Kailua-Kona Single-Family Homes: What the Data Shows
To get a clear picture, I analyzed homes sold since the beginning of the year (2025) and organized them by price range to identify key trends.
Luxury Homes Show Bigger Price Drops:
As prices rise, so do the reductions—an essential insight for buyers looking for negotiation opportunities.
| Price Range | Lowest Price Decrease | Median Price Decrease | Highest Price Decrease | Sale to List Price | Median Days on the Market |
| Under $1M | $2,000 | $38,000 | $101,000 | 96.5% | 45 |
| $1M-$1.5M | $18,000 | $42,000 | $124,000 | 97.22% | 59 |
| $1.5M-$2M | $10,000 | $63,000 | $199,000 | 93.84% | 64 |
| $2M–$3M | $45,000 | $98,000 | $274,000 | 93.26% | 79 |
| $3M–$4M | $100,000 | $158,000 | $234,300 | 96.28% | 19 |
Takeaway: The higher the price point, the more flexible the sellers are with negotiations. Buyers in the luxury market should explore price history and days on the market for potential leverage to get a better price on their home.
Sales-to-List Price Shows Where the Competition Is:
- Homes in the $1M–$1.5M range are selling at 97.22% of the list price, showing stronger competition.
- In contrast, homes in the $2M—$3M range are selling at 93.26%, indicating more room for negotiation.
Buyer Insight: In the more active $1M–$1.5M range, buyers may need to move quickly and expect less flexibility. Higher-end homes, however, offer more potential for value if priced right.
Days on Market Highlights Opportunity:
- $3M–$4M homes are selling quickly—averaging just 19 days on the market.
- $2M–$3M homes are sitting longer, averaging 79 days.
What this means: Some luxury homes are priced to move fast, while others linger, which could mean they were overpriced to start and may present opportunities for well-timed offers.
Most Active Price Range: $1M–$1.5M:
With the highest sales in this price point, it’s clear this is where the most substantial demand lies. Homes in this price range tend to sell faster and closer to the asking price, making it a competitive segment for buyers.
What This Means for Buyers in Kailua-Kona:
Whether you’re looking at entry-level or luxury properties, the data shows clear patterns:
- The Kailua-Kona single-family home market offers more negotiating room, and very few homes are selling over asking price.
- Buyers with higher price points have greater leverage, especially on homes that have been sitting longer.
- Homes in the mid-range are still moving fast and often close to asking price, signaling stronger competition.
- With more homes coming up for sale, the market is shifting to favor buyers.
Understanding these trends can help you time your offer, set realistic expectations, and potentially secure a better deal.
If you’re considering buying a home in Kailua-Kona on the Big Island of Hawaii, now might be the right time to look at what’s available—and which homes offer the most value.
With Aloha,
Leeana
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