By Kai Ioh | October 2025
The Big Island market is showing mixed signals as we close out October.
Condos are tightening, with inventory shrinking and balance returning after last year’s turbulence.
Single-family homes are shifting into neutral territory as supply builds and pricing adjusts.
Meanwhile, resort communities—especially at the high end—continue to move, supported by limited inventory and lifestyle-driven demand.
Overall, success right now depends on smart pricing, timing, and clear strategy.
A Clear Sign of Change
One of the strongest indicators of market adjustment is an increase in price reductions.
A year ago, during the height of the Hawaii condo insurance crisis, 42.8% of condo listings on the Big Island had cut their prices, compared with 18.6% of single-family homes.
Today, those numbers have climbed to 48.1% for condos and 37.4% for single-family homes.
That’s a notable change—but it doesn’t mean the market is weakening. It means it’s normalizing.
Condos Rebalancing, Homes Resetting
Condominiums are finally stabilizing after a turbulent year. Inventory has tightened, and they are finding their footing again.
Buyers remain selective, but demand has returned for quality units with upgrades or rental potential.
In contrast, the single-family sector has eased into neutral gear. Inventory is higher, and sellers are adjusting prices to meet the market. Homes priced correctly still move quickly; those that overshoot often need time—and a reduction—to attract attention. The median days on market for sold homes is still 28 days.
Resort Properties Still Strong
Supply has been getting tighter in the resorts, keeping prices resilient, and most buyers in this segment are more motivated by lifestyle. Among the resorts, Mauna Lani has shown the most activity, with the Active-to-Pending ratio now close to 1:1. The price adjustments seen there appear to have helped bring the market back into balance. Even in resorts, accurate pricing and strong presentation make all the difference.
Price Reductions ≠ Weak Market
A price cut isn’t a red flag—it’s a course correction.
Many sellers initially price with optimism; when feedback and market response come in, adjustments follow. Some agents may also be too optimistic at the beginning. We are in 2025, not in 2022. The prices have leveled, but sellers do not need to fire sale.
The price adjustments create genuine opportunities for buyers, creating a neutral market.
The key is understanding context: a well-positioned home at the right price still sells.
Local Knowledge Matters More Than Ever
The Big Island’s value landscape can’t be defined by algorithms.
Microclimates, ocean proximity, elevation, and home design all affect desirability and price.
Zestimates or national averages rarely capture the nuance here.
That’s why hyper-local insight, based on experience and real-time data, remains essential. The market is maturing, balance is returning, and informed strategy matters more than ever.
If you’re thinking about buying or selling this season, focus on timing, pricing, and presentation.
That’s where success lies in today’s evolving Big Island market.