Big Island

As of May 2026, Kailua-Kona, Hilo, Waikoloa, Volcano have 7,036 active Airbnb and VRBO listings. This represents a 3% decrease from the previous year.

The average Airbnb or VRBO in Big Island generates $64K per year. High-performing properties earn $181K/year, while low-performing properties earn $28K/year. This significant spread highlights a bifurcated market where top-tier assets capture outsized revenue despite a 12% industry-wide decline, suggesting that high-performers possess unique competitive advantages that insulate them from broader market volatility.

Average home prices in Big Island vary by property size: 1-bedroom properties cost approximately $261K, 2-bedroom homes average $518K, 3-bedroom properties are around $524K, and 4+ bedroom homes average $878K. These prices reflect median home values across the Kailua-Kona, Hilo, Waikoloa, Volcano area.

Airbnb and VRBO can be profitable in Big Island, with an average gross yield of 10% across all properties. High-performing properties achieve yields up to 29%, which is considered top for short-term rental investment. The wide gap between average and peak yields indicates that returns are heavily influenced by individual asset positioning rather than uniform market growth.

The average occupancy rate for Airbnbs and VRBOs in Big Island is 41%. This occupancy level, combined with an average nightly rate of $419, results in a RevPAR (revenue per available room) of $120 per day.

4+ bedroom properties demonstrate the strongest performance in Big Island, with an average gross yield of 17% and annual revenue of $162K. These properties balance purchase price ($878K), operating costs, and rental demand most effectively in the Big Island market.

Short-term rental regulations vary by jurisdiction in the Big Island area. Kailua-Kona: Strict. Nonconforming Use Certificate required (new permits banned since 1989), owner must live on-island. Active enforcement with hefty fines, illegal rentals regularly shut down. Hilo: Strict. Same Big Island rules - NUC required, no new permits since 1989. County actively pursues violations with $10k+ daily fines. Waikoloa: Strict. Big Island NUC rules apply, though resort zones more permissive. Enforcement active, neighbors report violations frequently. Volcano: Strict. NUC required, grandfathered only. Remote location but enforcement consistent, county uses online monitoring. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Big Island Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 3% year-over-year, while RevPAR has decreased 12%. This indicates balanced supply-demand dynamics. The contraction in both supply and revenue suggests that the market is currently recalibrating, as declining inventory has yet to stabilize the downward pressure on property-level earnings.

Launch around December, 2-3 months before peak winter season (March peaks). This pre-peak timing lets you build reviews when competition is -10% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-September) when gaining traction is harder.

The most common amenities in Big Island listings include: Kitchen (95%), Washing Machine (83%), Air Conditioning (70%), Balcony (67%), Tv (63%). Amenities that boost revenue the most include Air Conditioning, Pool, Hot Tub, with Air Conditioning properties earning approximately 57% more ($97K/year vs $62K/year).

Monthly estimated revenue per listing in Big Island over the last 12 months: May: $3K, June: $3K, July: $3K, August: $3K, September: $2K, October: $3K, November: $3K, December: $5K, January: $5K, February: $5K, March: $6K, April: $5K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Big Island is $419, up 11% year-over-year. By property size: 1-bedroom properties average $222/night, 2-bedroom properties average $381/night, 3-bedroom properties average $589/night, 4+ bedroom properties average $1K/night. Rates peak in March and are lowest in May.

Guests in Big Island book an average of 46 days in advance, down 22% from last year. By property size: 1-bedroom: 42 days, 2-bedroom: 46 days, 3-bedroom: 53 days, 4+ bedroom: 57 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Big Island Airbnb and VRBO market has seen the following changes: supply declined 3%, revenue per listing decreased 12%, occupancy fell 7%, average nightly rates increased 11%, and lead time decreased 22%. These shifting metrics signal a tightening market where hosts are prioritizing higher rates to offset lower occupancy, despite shorter booking windows.

In Big Island, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Tuesday and are lowest on Sunday. Weekends show 7% higher occupancy than weekdays.