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Kamuela, HI

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STR Regulations for Kamuela, Hawaii

Overview: Are Short-Term Rentals Allowed in Kamuela, HI?

Yes, short-term rentals are allowed in Kamuela (Waimea), Hawaii County, but with significant restrictions and regulations. Short-term vacation rentals (STVRs) are permitted only in specific zoning districts and require proper registration with Hawaii County. As of December 2025, new comprehensive regulations (Ordinance 25-50) will enforce stricter registration, compliance, and oversight requirements.

Kamuela falls under Hawaii County's jurisdiction, and all STR operations must comply with county-level regulations. The property must be located in an eligible zoning district (resort, hotel, commercial, or multi-family commercial zones) or qualify for a Nonconforming Use Certificate (NUC) if operating prior to the 2018 regulations.

What do Airbnb hosts actually earn in Kamuela?

Kamuela hosts earn a median $46,006/year with $278 ADR and 63% occupancy.

Top performers pull in $75,283+ per year.

See the full Kamuela market breakdown

How to Start a Short-Term Rental Business in Kamuela

Step 1: Verify Zoning Compliance

Before proceeding, confirm your property is in an eligible zoning district. Permitted zones include:

  • Resort zones
  • Hotel zones
  • Commercial zones
  • Multi-family commercial zones

Properties in single-family residential and agricultural zones are not eligible for new STVR permits, though existing operations may qualify for NUC.

Step 2: Determine Rental Type

Choose between:

  • Hosted Rentals: You live on the property full-time
  • Unhosted Rentals: You do not live on the property

Step 3: Obtain Required Permits and Licenses

All STVRs must be registered with Hawaii County Planning Department before operating. New regulations effective December 20, 2025, require mandatory registration regardless of whether the rental is hosted or unhosted.

Step 4: Tax Registration

Register for and maintain current:

  • General Excise Tax (GET)
  • Transient Accommodations Tax (TAT)

Required Documents, Permits, Licenses, and Guidelines

Registration Requirements (Effective December 2025)

New applicants must provide:

  • Tax Map Key (TMK) number and property address
  • Owner and host contact information
  • Site drawing showing all structures and bedroom count
  • Health and safety compliance declaration
  • Proof of up-to-date property tax and TAT payments
  • GET and TAT registration numbers
  • Acknowledgment that operating a TVR may change property tax classification

Current Application Forms (Pre-2025 Ordinance)

  • Short-Term Vacation Rental Application Packet with instructions
  • STVR Statement of Compliance
  • Nonconforming Use Certificate Renewal Application (for existing operations)
  • NUC Annual Renewal Statement of Compliance
  • STVR Change of Information Application (for ownership changes or property modifications)

Permits and Licenses

  • STVR Registration Certificate (issued by Planning Department)
  • Nonconforming Use Certificate (for properties operating prior to 2018)
  • GET License (from Hawaii State Department of Taxation)
  • TAT Registration (from Hawaii State Department of Taxation)

Guidelines and Standards

  • Maximum of 5 bedrooms per rental unit
  • On-island contact requirement for all rentals
  • Compliance with health and safety standards
  • Adherence to zoning requirements

Specific Regulations for Short-Term Rentals

Hawaii County Level (Kamuela Jurisdiction)

Zoning Restrictions:

  • New STVRs prohibited in single-family residential and agricultural zones
  • Only allowed in resort, hotel, commercial, and multi-family commercial zones
  • Existing operations may continue with NUC

Size Limitations:

  • Maximum 5 bedrooms per rental unit
  • цель To prevent overdevelopment of large rental properties in residential areas

Registration and Fees (Under New 2025 Ordinance):

  • Initial Registration: $250 for hosted rentals, $500 for unhosted rentals
  • Annual Renewals: $100 for hosted rentals, $250 for unhosted rentals
  • Late Renewals: 90-day grace period with $90 penalty
  • Change of Ownership: Registration expires 90 days after property transfer; new owner must re-register

Contact Requirements:

  • Every rental must have an on-island contact
  • Contact must be reachable by phone within one hour
  • Contact must be able to arrive at property within three hours for emergencies
  • Single contact cannot manage more than one property unless licensed property manager

Enforcement (2025 Ordinance):

  • Operating without registration: $1,000-$10,000 fines
  • Additional daily fines up to twice highest nightly rate
  • Cease-and-desist orders authorized
  • Property liens for unpaid fines
  • Booking platforms subject to $1,000 fee and reporting requirements

State of Hawaii Level

Tax Requirements:

  • General Excise Tax (GET): 4% state rate plus 0.5% local surcharge = 4.5%
  • Transient Accommodations Tax (TAT): 10.25% state rate
  • Hawaii County Transient Accommodations Tax (HCTAT): 3% (effective January 1, 2022)
  • Total effective tax rate: 17.75% (typically passed to guests)

Definitions:

  • Short-term rental: Rental period of 180 days or less
  • County regulation applies to rentals of 30 days or less
  • Hosted rentals remain in regulatory gray area on agricultural land

Contact Information for Local Authority

Hawaii County Planning Department

Primary Contact:

West Hawaii Office (Kona - Serves Kamuela/West Side):

  • Address: West Hawai'i Civic Center, Building E, 2nd Floor, 74-5044 Ane Keohokalole Highway, Kailua-Kona, HI 96740
  • Phone: (808) 323-4770
  • Fax: (808) 327-3563

East Hawaii Office (Hilo):

  • Address: Aupuni Center, Suite 3, 101 Pauahi Street, Hilo, HI 96720
  • Phone: (808) 961-8288
  • Fax: (808) 961-8742

Hours of Operation: 7:45 AM - 4:30 PM, Monday-Friday

Hawaii State Department of Taxation

  • Website: tax.hawaii.gov/
  • TAT/GET Registration: Contact state directly for licensing and tax registration

Links to Source Pages

Official Hawaii County Planning Department

Application Forms and Documents

Additional Resources

Important Note: This guide reflects regulations as of the provided content. Hawaii County continues to refine STVR policies, and new requirements under Ordinance 25-50 take effect December 20, 2025. Property owners and investors should consult the Hawaii County Planning Department directly for the most current information and requirements specific to their situation.

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Kamuela

Market Saturation Score

036912
High Saturation
8/ 12
months with declining YoY revenue
8–10 declining months: high saturation - supply likely outpacing demand.
View Full Kamuela Market Analysis

Photos of Kamuela

Overview of Kamuela

Kamuela, also commonly known as Waimea, is a small upcountry town on the northern slope of the Big Island of Hawaii. It sits in Hawaii County, the only county in the state that covers an entire island, and has a population of roughly 10,000 residents. The town is known for its cool, breezy climate, its rolling green pastures, and the paniolo (Hawaiian cowboy) ranching culture that still defines daily life. Kamuela is often considered the gateway to the Kohala Coast resort area and the saddle region that connects the island's two tallest mountains. It lies about 40 miles north of Hilo and roughly the same distance northwest of Kona, with the drive to either taking close to an hour over mountain roads.

Just north of town, the Puukoholā Heiau National Historic Site preserves a massive 18th-century Hawaiian temple built by Kamehameha I. Visitors can walk the grounds and learn about the site that helped unify the Hawaiian Islands, all within about a 15-minute drive from the center of Kamuela. The visitor center and short trail offer a quiet counterpoint to the resort beaches farther down the coast.

South of Kamuela, Mauna Kea rises to nearly 14,000 feet and is one of the world's premier astronomical sites. The Mauna Kea Observatories sit above the visitor station, which itself is about a 45-minute drive from town. Travelers who continue to the summit are rewarded with some of the clearest night skies on Earth, while those who stop at the visitor station can take part in stargazing programs and learn about the cultural significance the mountain holds for Native Hawaiians.

To the west, the Kohala Coast unfolds with its string of luxury resorts and several of the Big Island's most celebrated beaches. Hapuna Beach State Recreation Area, a wide crescent of white sand often ranked among the best in the United States, is roughly a 25-minute drive from Kamuela. Snorkelers gravitate to the calm waters of Mauna Kea Beach just up the road, and the surrounding resorts have helped establish the coast as a year-round destination for sun-seekers.

Together, these draws make Kamuela a compelling base for short-term rentals. Visitors get the cool, quiet atmosphere of a ranch town along with easy access to the beaches, resorts, and historic sites that make the Kohala region so popular. For travelers who want to experience both the high-elevation character of Hawaii's upcountry and the sun-soaked coast within the same day, Kamuela offers a rare combination of convenience and contrast.

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