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Pahoa, HI

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STR Regulations for Pahoa, Hawaii

Overview: Are Short-Term Rentals Allowed in Pāhoa?

  • Yes—short-term vacation rentals (STVRs) are allowed in Hawaii County when your property is located in an eligible zoning district. Under Hawaii County Ordinance 2018‑114 (Bill 108) and Planning Department Rule 23, STVRs are permitted in:
    • Visitor-zoned (V) districts,
    • General Commercial (CG) districts,
    • Commercial/Visitor (CV) districts,
    • Residential and commercial zoning districts within General Plan Resort and Resort Node areas,
    • Residential Multifamily (RM) districts for multifamily dwellings with a condominium property regime.
  • If your property does not sit within an eligible zoning district but was operating an STVR before April 1, 2019, you may be eligible to continue under a Nonconforming Use Certificate (NUC) with annual renewals.
  • Because Pāhoa is an unincorporated community within the Puna district, permitted zones and historical resort nodes (if any) determine eligibility; verify your specific parcel using county zoning tools and official maps.

How to Start an STVR Business in Pāhoa

  • Confirm zoning eligibility:
    • Obtain your Tax Map Key (TMK) and use county resources to verify zoning and setbacks. The county provides TMK lookups and zone maps. Proceed only if the property is in a permitted district or qualifies for NUC.
  • Decide your compliance path:
    • New STVR in an eligible zone: Apply for a county STVR registration.
    • Legacy operation outside eligible zones: Apply for a Nonconforming Use Certificate (NUC) and renew annually.
  • Obtain state tax licenses:
    • Transient Accommodations Tax (TAT) license and General Excise Tax (GET) license from the Hawaii Department of Taxation before or alongside your county application.
  • Assemble your filing package:
    • Complete the county registration or NUC forms (download below), prepare site and floor plans, and gather ownership and operator data.
  • Submit and track:
    • File with the Hawaii County Planning Department; pay the filing fee and maintain ongoing tax remittances.

Required Documents, Permits, Licenses, and Guidelines

  • County applications and forms:
    • STVR Registration Packet:
      • STVR Registration Form (03.31.2022)
      • STVR Statement of Compliance (03.31.2022)
    • NUC (for legacy operations):
      • NUC Renewal Application (03.31.2022)
      • NUC Annual Renewal Statement of Compliance (03.31.2022)
    • Change of Information (for owner/reachable person or property changes):
      • Change of Information Application (03.31.2022ii)
      • Change of Information Statement of Compliance (03.31.2022)
  • Required contents of filings (per county guidance):
    • Property address and TMK
    • Owner, applicant, and “reachable person” contact details
    • Final approvals from the Building Division (for habitability)
    • State TAT and GET license numbers
    • Site plan showing boundaries, setbacks, structures, driveway access, pools, ancillary buildings, overhangs, designated parking, and reference points (roadway, shoreline, etc.), plus a table of square footage per structure
    • Floor plan identifying all rooms and their uses
    • Statement of compliance with county rules
    • Filing fee ($500 for STVR registration)
  • State licenses (Hawaii Department of Taxation):
    • TAT license and GET license (required before or concurrent with county registration)
  • Additional operational items (industry-standard and often requested by platforms/guests):
    • Local contact person available 24/7; contact information must be provided to guests and posted on the property
    • Safety and occupancy documentation (e.g., maximum occupancy, fire exits, parking plan, trash collection rules, house rules); include in your informational binder and listing
    • Liability insurance appropriate to the property and operation (common industry practice; confirm any county-specific minimums directly with Planning)
  • Reference rules and ordinances:
    • Planning Department Rule 23 (procedures for processing and managing STVRs)
    • Ordinance 2018‑114 (Bill 108) (zoning allowances and standards)
    • Hawaii County Planning Department Rules of Practice and Procedure (procedural framework)

Regulations for STVRs (City/County/State)

  • County (Hawaii County) – Ordinance 2018‑114 and Rule 23:
    • Allowed districts: V, CG, CV; residential/commercial zones within General Plan Resort or Resort Node areas; RM (multifamily, with condo regime).
    • Nonconforming Use: Legacy STVRs operating outside eligible zones prior to April 1, 2019 may continue with an NUC and annual renewals.
    • Operational standards: Noise, parking, occupancy, and neighborhood compatibility standards apply; each STVR must designate a local contact available 24/7.
    • Registration: Not transferable; changes in owner, reachable person, or property modifications require a new or amended filing.
  • State (Hawaii):
    • Transient accommodations are defined as rentals for fewer than 180 consecutive days.
    • TAT and GET apply to STVR income; register with the Department of Taxation and remit as required.
    • SB 2919 (signed May 3, 2024) clarifies county authority to regulate the time, place, manner, and duration of transient accommodations and allows counties to phase out STVRs in residential or agricultural zones. Hawaii County continues to refine local ordinances consistent with this authority.
  • State tax rates (commonly cited):
    • GET: approximately 4–4.5% statewide depending on county surcharges
    • State TAT: 10.25%
    • County Transient Accommodations Tax: Hawaii County assesses an additional 3% TAT (paid to the county) Note: Rates and rules change; confirm with the Department of Taxation and the Hawaii County Finance Department before filing.

Local Authority Contacts (Hawaii County Planning Department)

  • West Hawai‘i (Kona) Office
    • 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 Hawai‘i (Hilo) Office
    • Address: Aupuni Center, Suite 3, 101 Pauahi Street, Hilo, HI 96720
    • Phone: 808‑961‑8288
    • Fax: 808‑961‑8742
  • Hours: 7:45 AM – 4:30 PM, Monday–Friday
  • Email: planning@hawaiicounty.gov
  • Planning Department contact page and staff directory are available on the county website

Source Links

Notes for Investors

  • Because county rules are parcel-specific and zoning is decisive, always verify eligibility before purchasing or committing capital to an STVR in Pāhoa.
  • If your parcel is outside permitted zones but you have verifiable pre‑2019 operations, budget for annual NUC renewals and any additional compliance obligations.
  • Align your listing and guest operations with county standards (occupancy, parking, noise, posted contact information) and maintain robust safety and documentation practices to reduce risk and streamline inspections or complaints.

What do Airbnb hosts actually earn in Pahoa?

Pahoa hosts earn a median $26,065/year with $134 ADR and 68% occupancy.

Top performers pull in $39,662+ per year.

See the full Pahoa market breakdown

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Pahoa

Market Saturation Score

036912
Mild Saturation
4/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Pahoa Market Analysis

Photos of Pahoa

Overview of Pahoa

Pahoa is a small, eclectic town situated in the Puna District of Hawaii County on the eastern side of the Big Island of Hawaii. With a population of roughly 900 people, it has long drawn a free-spirited, artistic community drawn to the area's lush rainforests, volcanic soils, and laid-back island lifestyle. Pahoa is best known as a gateway to one of the world's most active volcanic landscapes and as a base for exploring the dramatic coastline of lower Puna. The nearest major city is Hilo, the county seat of Hawaii County, which lies approximately 15 to 20 miles to the north along the Hawaii Belt Road. Pahoa's compact historic downtown is lined with wooden storefronts housing local eateries, art galleries, and small markets that reflect the town's distinctive character shaped by waves of immigration and counter-cultural settlement.

A short drive south of town, Hawaii Volcanoes National Park protects the volcanic summit of Kilauea and a vast landscape of craters, lava tubes, and coastal cliffs. The park entrance from the Pahoa side, via the town of Volcano, is roughly a 45-minute drive and offers visitors the chance to walk through Thurston Lava Tube, peer into the steaming Halemaumau crater, and traverse the Chain of Craters Road as it descends toward the sea. The park's ongoing volcanic activity continues to make it one of the most visited natural sites in the United States, and its proximity to Pahoa is a major draw for travelers staying on this side of the island.

Just a few minutes northeast of Pahoa's center, Lava Tree State Monument preserves an otherworldly forest of lava molds formed when a 1790 lava flow engulfed the trunks of an ohia tree grove, leaving hollow stone casts behind. The short loop trail through the park is a popular stop for visitors wanting a quick, immersive encounter with the island's volcanic geology without committing to a longer hike. The site captures, in a single quiet walk, the powerful relationship between lava and vegetation that defines much of the Puna landscape.

South of town along the Red Road, Kehena Beach draws visitors with its striking black sand and rugged surf, while a short drive further brings travelers to Ahalanui Hot Ponds, a geothermally warmed swimming area set within a botanical garden near the coast. These coastal stops, together with the smaller communities of Kalapana and Kaimu—where newer black sand beaches formed after 1990s lava flows reshaped the shoreline—make Pahoa an excellent launch point for exploring the full range of Puna's natural attractions.

Pahoa offers short-term rental owners a uniquely compelling proposition: a destination defined by Hawaii's most powerful geological forces, supported by a genuine local community rather than a resort-style environment. Visitors who book stays here come seeking lava flows, black sand beaches, hot springs, and rainforest hikes, often combining their trip with day excursions to Hawaii Volcanoes National Park and the eastern coastline. With limited traditional hotel inventory in the area, well-located vacation rentals in and around Pahoa serve as both a comfortable base camp and a direct connection to one of the most geologically active regions on Earth.

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