If you’ve been looking at condos in Waikoloa and you keep seeing HOA fees that seem high — or you’re not sure what an AOAO even is — you’re not alone.

AOAO vs. HOA — WHAT’S THE DIFFERENCE

In Hawaii, most condo associations are called AOAOs — Associations of Apartment Owners — rather than HOAs. The terminology is different, but the concept is similar: it’s the governing body responsible for maintaining the building and common areas, funded by monthly assessments paid by each unit owner. Your rights and the AOAO’s powers are governed by Hawaii Revised Statutes Chapter 514B.

WHAT DO THE FEES ACTUALLY COVER

Every building is different, so the first thing you should do is request the full resale package — budget, reserve study, insurance summary, CC&Rs, bylaws, and recent meeting minutes. That package tells you exactly what you’re paying for.

That said, here’s what you’ll typically see included at Waikoloa Beach Resort:

• Building and common area maintenance: roofs, exteriors, lobbies, hallways, landscaping
• Shared utilities: water, sewer, common area electricity, sometimes trash
• Amenities: pool and spa upkeep, fitness center, security, sometimes shuttle service
• Master insurance policy for the building shell and common areas (not your interior — that’s your own HO-6)
• Property management, accounting, and reserves for future capital projects

What’s usually not included: your in-unit electricity if it’s separately metered, your personal contents insurance, property taxes, phone or internet (unless the building has a bulk agreement), and any rental-related taxes.

WHAT SHOULD I EXPECT TO PAY?

Fees vary significantly based on the building’s amenity level, age, staffing, and insurance costs. As a general planning range:

• Simpler complexes with limited amenities: roughly $300–$600/month for a 1–2 bedroom
• Mid-range resort condos with pools, landscaping, management: roughly $600–$1,200/month
• Full-service buildings with concierge, security, hotel-style services: $1,200–$3,000+/month

These are estimates — always verify the actual dues schedule for any unit you’re seriously considering.

WHY DO FEES VARY SO MUCH

It comes down to what the building offers and what it costs to run it. More pools, more staff, more landscaping, and more complex systems all cost money. Older buildings or those with deferred maintenance often carry higher reserves to prepare for upcoming capital projects. Coastal buildings also face higher insurance premiums because of salt exposure and wind risk.

WHAT TO WATCH FOR

Beyond the monthly dues, pay attention to: the reserve fund balance (healthy reserves = lower risk of surprise assessments), any pending or planned special assessments, and the building’s insurance deductible (which can sometimes be passed to owners).

Also, if you plan to rent: confirm that the building allows it, understand what registration and tax compliance looks like, and factor those costs into your cash flow model.

MY ADVICE

Before you write an offer on any condo in Waikoloa, spend time with the resale package. A few hours understanding the financials can save you from a very expensive surprise down the road. I review these documents with every buyer I work with — it’s one of the most important parts of the due diligence process.

Questions about a specific building? Reach out and I’m happy to walk through it with you.