Waikoloa Vacation Rental Management

After years of managing condos on the Big Island of Hawaii we have decided to start one of the first blogs on the Big Island focused solely on Hawaii vacations. If you have an upcoming vacation you will want to check out our recommended activities and helpful information.

We also decided to take it a step further to allow anyone that has vacationed in Hawaii to comment. We included general topics for each complex as well as activities on the Island.

This area is dedicated to anyone posting about any areas that they feel may benefit future Hawaii vacationers as well as future vacationers using it to get questions answered they may have about their Hawaii Vacation.

Recent Posts

Hawaii Struggles to Enforce Legislation Regarding Vacation Rentals

March 24th, 2010

The vacation rental industry is a large part of the Hawaii economy.  Not only does it play a large role in tourism, but it also is a large contibutor to state taxes due to the transient accommodations tax.  Just recently with the struggles of the economy the state and counties have had a hard time enforcing policies that have been set to regulate the industry.

The first issue is non conforming use of homes.  This is when the homeowners attempt to rent their properties out as vacation rentals when the land use ordinance does not allow for that property to be a vacation rental.  In these instances the fines can range from $50-$1000/day.  Many homeowners can reach $100,000 in fines quickly.  Typically if the county brings the issue to the homeowners attention and it is dealt with in a timely manner the fine will be drastically reduced up to 75%.  If it is not dealt with in a timely manner then the county can enforce the maximum penalty since this non conforming use falls in the category of the homeowner doing it solely for financial gain.

The second issue is homeowners attempting to rent their properties out on their own and not being fully aware of the taxes for vacation rentals.  For vacation rentals not only do you have the general excise tax, but you also have the transient accommodations tax of over 8%.  This tax was raised by 1% in 2009 and will be raised another percent in 2010.  There are a substantial amount of owners that do not pay this tax.  Another fair amount of owners were unaware of the tax increases and did not charge the guests accordingly and did not pay the state the correct amount.  Failing to pay the correct taxes for a vacation rental is fraud and homeowners can potentially be imprisioned.

Where the battle of legislation comes into play is that the counties would like to see the tax records from the state to see who is paying transient accommodations taxes.  The counties are confident that most people do pay at least a portion of the transient accommodations taxes to avoid legal issues.  If the counties could gain access to this information then they could compare the data to the land use ordinances to see who is renting their home out as a vacation rental in an area where this is not allowed.  The state of Hawaii tax department can not share the information with the counties due to legislation.   The two have battled for over a year now and no agreement has been met.

As the economy continues to struggle the state of Hawaii is bound to see this as a greater issue in the future.  Many second homeowners are doing what they feel they need to do to keep possession of their home and not lose it to foreclosure.  Hopefully in the near future the counties and state can reach an agreement to help policies be enforced.

Waikoloa Beach Resort Condo Ratings

March 12th, 2010

Over the years of running a vacation rental business in the Waikoloa Beach Resort I have come across numerous web sites that rank the vacation rental complexes at Waikoloa Beach Resort.  The thing that seems to amaze me is that most of the companies aren’t even located in Hawaii so I have a hard time understanding why they feel they would be able to correctly rate the properties.

Here are my rankings taking into account what I think along with what guests have mentioned to me over the years.

Kolea
Kolea is by far the most luxurious complex at Waikoloa Beach Resort.  The average selling price of a villa there is almost double that of any other complex at Waikoloa Beach Resort, which supports the fact that they are very nice and in an excellent location.

Pros- Only beachfront vacation rental complex; Spacious lanais with grills; Luxurious interior finishes; Solid construction; Easy access to all the Waikoloa Beach Resort amenities
Cons- Small pool

Halii Kai
Halii Kai is in a middle class of its own.  It is nicer than the other complexes at Waikoloa Beach Resort, but falls short of Kolea. The Halii Kai Ocean Club is the most attractive feature of Halii Kai.  The Ocean Club is on a bluff overlooking the ocean and features a multi-layer heated resort style pool, restaurant, and fitness hale.

Pros- Halii Kai Ocean Club; Spectacular views from the buildings towards the front of the property; Tennis court
Cons- Small Interiors; average construction; distant from the amenities at Waikoloa Beach Resort.

The rest of the vacation rentals all fall within the same class of properties.  Although they they are close in value, there are some that are a little more desireable than others.

Vista Waikoloa
Pros- Centrally located within Waikoloa Beach Resort; Good construction; Large lanais; Heated swimming pool
Cons- Road noise for many of the buildings; Many of the interiors are outdated

The Shores at Waikoloa Beach Resort
Pros- Good construction; Resort style pool; Tennis Court
Cons- Many interiors are outdates

Colony Villas at Waikoloa Beach Resort
Pros- Townhome style so there is no other properties above you; Nice pools; Quiet location
Cons- Distant from the amenities of Waikoloa Beach Resort

Beach Villas at Waikoloa Beach Resort
Pros- Nice interiors; Convenient location to the amenities of Waikoloa Beach Resort
Cons- Poor construction

Waikoloa Beach Resort Fairway Villas
Pros- Nice interiors; Convenient location to the amenities of Waikoloa Beach Resort
Cons- Poor construction; Small pool area

Waikoloa Vacation Rentals to Expand to Hualalai

March 9th, 2010

After focusing their efforts on the Waikoloa Beach Resort, Waikoloa Vacation Rentals has decided to expand their scope of vacation rentals on the Big Island of Hawaii to include more at Mauna Lani and Hualalai.

While Waikoloa Vacation Rentals currently has three of the nicest condo rentals at Mauna Lani they decided to expand to some of the private homes in the area at Pauoa Beach. Pauoa Beach is known to be the most luxurious destination at Mauna Lani Resort and has a wide range of upscale living. The majority of Pauoa Beach is custom homes that offer spectacular ocean and beach views and range in rental rates from $2000-$5000/night. There were also several two bedroom hales “cottages” built along the golf course, which offer the luxuries of Pauoa Beach at $1000/night. All guests of Pauoa Beach get to enjoy the luxuries of the Pauoa Beach Club and easy access to Pauoa Beach.

While Waikoloa Vacation Rentals currently does not manage any properties at Hualalai, they are set to put a lot of marketing efforts into the area in hopes to acquire some of these magnificent private homes and villas. Hualalai is known to be the most luxurious resort on the Big Island of Hawaii and is home of the Four Seasons Hualalai, one of the only five star hotels in the area. The values of these homes range in price up to $32 million. There are also a number of multi million dollar villas scattered throughout the resort.

By the end of 2010, Waikoloa Vacation Rentals is expecting to have one of the largest selections of luxury vacation rentals along the Kohala coast of the Big Island of Hawaii.

Waikoloa Beach Resort Calendar of Events for March 2010

March 6th, 2010

Click here for Waikoloa Beach Resort Calendar of Events for March 2010.

Enjoy Some of the fine Big Island of Hawaii Beaches While Staying at Waikoloa Beach Resort

February 21st, 2010

The Big Island of Hawaii is one of the most diverse places on the earth.  Given this, there are a variety of unique beaches on the island that offer something for everyone.  From green sand beaches to fun filled state parks, the Big Island has it all.

Green Sand Beach at South Point 

The Green Sand Beach is located at the very south end of the Big Island. It is in a very remote location but worth the effort to see. To reach the beach, go down the South Point Road. Follow the road to the left and go to the boat ramp. If the soil is dry and you have a 4-wheel drive vehicle, you can drive farther. However, we recommend you park near the ramp and walk the mile to the beach. You will have to descend the remains of a collapsed cinder cone to the beach. This is steep and somewhat precarious. The beach is the result of the front half of a cinder cone collapsing into the ocean, leaving a sandy beach.  There are no public facilities in this area.
Click here to view directions from Waikoloa Beach Resort to the Green Sand Beach. 

A’Bay at Waikoloa Beach Resort
A’Bay is the only sandy beach in the Waikoloa Beach Resort, which is one of the top vacation destinations for families.  This crescent moon shaped beach spans over  a mile in length and sits just in front of the Waikoloa Beach Marriott and Kolea at Waikoloa Beach Resort giving these guests easy access.  The Queens Shops are also a short walk away if you decide to take a break for lunch.  Given that this beach sits on a bay, it is great for children and there is very little surf.  Ocean Sports has a shack on the beach making beach toys, snorkel gear, and water sport equipment readily available.  A’Bay is a five star beach for families with small children.

Black Sand Beach at Pololu Valley
Pololu Valley is one of the most beautiful places on the Big Island of Hawaii.  Located at the bottom of the valley is a beautiful black sand beach, which offers a setting for amazing photographs and tranquility.  Pololu Valley is a hikers dream.  It is about a 30 minute hike down into the valley, which great aerial photographs available along the way.  Once you reach the bottom of the trail you will find a beautiful beach along with a lot more landscape to hike.  The water at Pololu Vally is typically very rough so you will want to be very cautious if you enter.  The Black Sand Beach at Pololu Valley is an excellent beach for photographs and for the adventurous person.

View Directions to Pololu Valley From Waikoloa Beach Resort

Hapuna Beach State Park
Hapuna Beach is the most well known beach on the Big Island of Hawaii.  Hapuna Beach features is one of the largest white sand beaches on the Big Island of Hawaii.  The waters are also very friendly for families, with the exception of the winter months where you can find very rough surf.  There are picnic tables, bar b que pits, as well as showers for use while spending the day there.  Hapuna Beach State Park is a great beach for anyone.

View Directions to Hapuna Beach State Part From Waikoloa Beach Resort

Mauna Lani Bay
The beach at Mauna Lani Bay is a snorkelers dream.  Mauna Lani Bay offers calm waters with a white sand beach just in front of the Mauna Lani Bay hotel.  The Mauna Lani Bay hotel has a program where they raise sea turtles and then release them when they are ready.  This happens on July 4, Turtle Independence Day.  Due to this many sea turtles call the Mauna Lani Bay “home”.  While spending a day at Mauna Lani Bay you are sure to see turtles swimming in the waters as well as resting on the beach.  Mauna Lani Bay is great for families and snorkelers.

View Directions to Mauna Lani Bay From Waikoloa Beach Resort

TV Shows and Commercials Garner Attention for Waikoloa Beach Resort Vacation Rentals

February 16th, 2010

As the economy continues to struggle people are finding it more necessary to take a vacation and get away from the “stresses of life”.  Many people that once desired all the amenities and services of hotels have moved to staying in vacation rentals in order to save some money.  Just recently there were two great examples of the move towards staying in vacation rentals on the television.

HomeAway, one of the leading vacation rental marketers, launched the first vacation rental advertisement during the Super Bowl.  They brought back Chevy Chase and portrayed the hotel experience as a really bad one.  Not only was it great for HomeAway, but it also increased awareness of vacation rentals as an option for vacations.

The Bachelor is a television show that has been aired for years.  I think they have had close to a dozen seasons.  As the show comes to an end the setting is typically in a beautiful location and they stay in one of the finest hotels there.  This year it was set in St. Lucia in the Bahamas where many people are familiar with the hotel chains such as Sandals Resorts that operate there.  Instead of staying in these notable resorts, they stayed in two and three bedroom luxury vacation rentals with private pools and jacuzzis.  It was not something that they really publicized, but it just once again built peoples awareness of vacation rentals.

Kolea vs. Halii Kai

January 24th, 2010

Kolea and Halii Kai are the top two vacation rental complexes at the Waikoloa Beach Resort. Both of them are very different and offer a unique experience. Many vacationers who have been to the Waikoloa Beach Resort know which complex is best for them and many people who have not been to the Waikoloa Beach Resort have a hard time deciding which property is best for them. Below is some helpful information about the two complexes.

Location

Kolea is located on A’Bay, the only sandy beach at the Waikoloa Beach Resort. The two hotels and the Waikoloa Kings and Queens Shops are also within ¼ mile of Kolea. Halii Kai is located on the signature hole of the Waikoloa Beach golf course in a more private setting and is roughly a mile from the beach at A’Bay and 1/2 mile from the Waikoloa Kings and Queens Shops..

Views
Both complexes have a wide range of views. The front row condos at Kolea offer ocean, beach, and mountain views. The condos nestled in behind them offer mostly mountain and garden views with a few condos offering ocean views. The condos on the oceanfront at Halii Kai offer spectacular solid ocean views. Other buildings towards the front of Halii Kai offer a view of the signature hole of the Waikoloa Beach Course and the ocean. As you travel away from the front of the property most of the condos have fairway and garden views.

Interiors
The standard finishes within Kolea condos are better than what you will find in a Halii Kai condo. The furnishings within each condo are supplied by the owners so that is not better in one place versus the other. The average condo at Kolea is much larger than the average Halii Kai condo. A Kolea condo ranges in size from 1200 to 2200 square feet and a Halii Kai condo ranges in size from 1000 to 1400 square feet.

Pools
Although both Kolea and Halii Kai have nice pool areas, the Halii Kai Ocean Club is a step above the Kolea Beach Club. The Halii Kai Ocean Club is situated on an oceanfront bluff and features a multi layered resort style pool. You will also find a restaurant, which has a very nice menu, and an open air fitness hale overlooking the ocean. The Kolea Beach Club has access to the beach at A’Bay. In addition to an infinity pool and lava rock Jacuzzi, the Kolea Beach Club has a sand bottom kids pool with a waterfall which is great for toddlers. There is also an open air fitness hale and a shaded lounging area there.

Waikoloa Beach Resort

January 9th, 2010

The Kohala Coast on the Big Island of Hawaii has become known as one of the premier vacation destinations in the world.  On this coast you will find the Waikoloa Beach Resort, which has expanded and offers two hotels, over 1000 vacation rentals, shopping, and activities for everyone.  It has recently been rated “The Top Vacation Destination in Hawaii for Families”.

The cornerstone of the Waikoloa Beach Resort is the Hilton Waikoloa.  This expansive hotel spans over 62 acres and consists of four towers and two large resort style pools.  Within the hotel you will find seven dining choices.  KPC is the nicest restaurant and is located on a bluff giving an amazing ambiance.  The Kona Pool is the most popular pool and consists of multiple jacuzzis, a grotto, and a waterslide.  The Kohala Pool is comprised of two pools connected by a “lazy river”.  You will also find a few smaller slides at this pool.  Since the Hilton Waikoloa is not located on the beach, they designed a lagoon area fed by the ocean.  Enjoy water activities and snorkeling here.

The Marriott at Waikoloa Beach Resort is the other hotel and is located on the beach, A’Bay.  You will also find shopping just a short walk from the Marriott.  The Marriott was just recently renovated and features a large infinity pool and with a small slide.

If you choose to stay in a vacation rental, the Waikoloa Beach Resort has the best selection on the Big Island.  From vacation rentals as low as $100/night to luxurious beachfront rentals as high as $600/night, there is a vacation rental for everyone.  Kolea is the most luxurious destination with some of its beachfront vacation rentals spanning over 2000 square feet and just minutes from the beach.  Halii Kai offers the best views and has the nicest pool area of any vacation rental complex on the coast.

Within the Waikoloa Beach Resort is the Kings Shops and Queens Shops.  You will find dining as well as an array of boutique stores here.  The Queens Shops has a Marketplace where you can do all your grocery shopping as well as get great local food.

There is a shack at the beach, A’Bay, which has beach toy rentals as well as snorkel gear.  The Hilton Waikoloa is home to DolphinQuest, which is another popular activity for children.  Here dolphins are raised and it gives you an opportunity to get to know them better as well as have close encounters.  If you are a golfer, the Waikoloa Kings and Beach courses offer a challenging game amongst a beautiful setting.

Please contact Waikoloa Vacation Rentals at WaikoloaVRM@aol.com or (808) 987-4519 if you have any questions about the Waikoloa Beach Resort.

ATV Outfitters Introduces Mountain Bike Outfitters

December 20th, 2009

In 2010, ATV Outfitters will be adding mountain bike tours to their list of tours on the north tip of the island.  Enjoy top of the line Santa Cruz mountain bikes as you ride along downhill trails with breathtaking coastal scenery.

Contact us at (808) 987-4519 for more information.

New Information for Kolea at Waikoloa Beach Resort

December 1st, 2009

We added some new features to our site for Kolea at Waikoloa Beach Resort.

We added an interactive map to the home page that allows you to select Kolea rentals based on their location.  This map is fully updated to show the completion of the private homes on the lots in front of the vacation rentals.  Currently there is no construction going on at Kolea on the private lots in front of the vacation rentals at Kolea.

You can come back to this map for any updates regarding construction or updates to rentals in our program.