What fees usually cover
Building insurance, common-area upkeep and electricity, management, and savings for future repairs (reserves). Many Oʻahu buildings also include water and sewer, and some include cable, internet, or even electricity and A/C.
Oʻahu condo buying guide
Buying a condo on Oʻahu
Condos are the most common way to own a home on Oʻahu, and the most misunderstood. Here's what to check on fees, insurance, building age, leasehold, and loan approvals before you fall in love with the view.
Why so many Oʻahu buyers choose a condo
On an island where single-family homes often run over a million dollars, a condo or townhome is how many first-time buyers, military families, and downsizers get into the market.
There are usually far more condos for sale on Oʻahu than single-family homes, so you have more choices and often more room to negotiate. The trade-off is that you're buying into a building and an association, not just a home, and that's where most of the surprises hide.
- Condos for sale (Apr 2026)
- About 2,480
- Single-family homes for sale
- About 750
- Median days on market
- 41 (vs. 24 for houses)
- Monthly fees
- Almost always
- Land tenure
- Mostly fee simple, some leasehold
Oʻahu condos at a glance
Inventory and days-on-market figures are for April 2026, from Honolulu Board of REALTORS® data as reported by Locations.
Maintenance fees: what you're really paying for
Every condo has a monthly maintenance fee paid to the association (often called the AOAO). Two buildings with the same price can have very different fees, so always compare the total monthly cost, not just the mortgage.
Why fees have been rising
Insurance for condo buildings has gotten much more expensive in Hawaiʻi, and many buildings from the 1970s and 1980s need major repairs. Both show up in your monthly fee.
How to compare
Ask what's included, how much fees have gone up in the last few years and why, and whether an increase is already planned. We pull this for every building you're considering.
6 Oʻahu-specific checks before you buy
These are the issues we see trip up buyers most often. We check each one before you make an offer, so there are no surprises in escrow.
- The building's insuranceAsk whether the master policy fully covers the building, including hurricane, and whether it was recently dropped or moved to a pricier carrier. Gaps can make a unit harder to finance and resell.
- Reserves and special assessmentsA healthy reserve fund means fewer surprise bills. Look for planned repairs like re-piping, concrete spalling, windows, or elevators, and any special assessment already approved or being discussed.
- Fire sprinklers in older high-risesMany Honolulu high-rises built before 1975 don't have sprinklers. City law requires these buildings to either install them or pass a fire and life safety evaluation, and the cost can mean higher fees or an assessment. Ask where the building stands.
- Leasehold vs. fee simpleIn a leasehold building you own the unit but lease the land, with lease rent and an end date. Many lenders require the lease to run well past the end of your loan, so check the expiration date first.
- VA and FHA approvalTo use a VA or FHA loan, the building usually has to be on that program's approved list. Many Oʻahu buildings aren't, so we check before you tour.
- House rulesPets (and size limits), parking stalls, storage, renovation rules, and rental rules vary a lot from building to building. Make sure they fit how you plan to live.
Reading the condo documents
After your offer is accepted, the seller provides the building's documents and you get a set amount of time to review them. This is your chance to walk away if something doesn't look right.
We read them with you. Condo documents can run hundreds of pages. We'll flag the parts that matter and help you ask the managing agent the right questions.
What to look for
- Board minutes: upcoming repairs, disputes, lawsuits, and talk of assessments.
- Budget and financials: whether the association runs a deficit and how much fees are going up.
- Reserve study: how much is saved compared with the repairs coming due.
- Insurance summary: what's covered, including hurricane, and the claims history.
- Managing agent disclosure: known problems like termites, plumbing, roof, or concrete issues.
- Declaration and house rules: your parking and storage, pet rules, and rental limits.
Where to find condos and townhomes on Oʻahu
From high-rise views in town to townhomes with a yard out west, here's where most condo buyers look.
Waikīkī
The most condos on the island, from studios to oceanfront towers. Popular with buyers who want walkability, and the main area where short-term rentals may be allowed.
Ala Moana and Kakaʻako
Newer towers with modern amenities near shopping, restaurants, and the waterfront. Some of the highest condo prices on the island.
Honolulu neighborhoods
Mid-rise and walk-up buildings in Mōʻiliʻili, Makiki, Mānoa, and beyond, often at lower prices than the newer towers.
Kapolei and ʻEwa Beach
Newer townhomes and condos with garages and HOA amenities. Often a great first home, with an easy drive to Pearl Harbor-Hickam.
Mililani and Central Oʻahu
Townhome communities close to Schofield Barracks and Wheeler, with parks and schools nearby.
Windward and East Oʻahu
Townhomes and low-rise condos in Kāneʻohe and Hawaiʻi Kai, with mountain, bay, and marina views.
Military family using a VA loan? See our PCS to Oʻahu guide for VA tips, BAH, and neighborhoods near every base.
Oʻahu condo FAQ
Straight answers to the questions condo buyers ask us most.
What are condo maintenance fees in Hawaiʻi?
Maintenance fees are monthly payments to the condo association that cover building insurance, common-area upkeep, management, and savings for future repairs. Many Oʻahu buildings also include water and sewer, and some include cable, internet, or electricity. Fees vary widely from building to building.
Why are condo fees going up in Hawaiʻi?
Mainly because insurance for condo buildings has become much more expensive and harder to get, and because many older buildings need major repairs. Both costs are passed to owners through maintenance fees or special assessments.
What is a special assessment?
A special assessment is a one-time or temporary charge the association bills owners for a major cost the reserves can't cover, such as re-piping, concrete repairs, or fire sprinklers. Always check the board minutes for any approved or planned assessment before you buy.
Can I use a VA loan to buy a condo on Oʻahu?
Yes, if the building is VA-approved. Many Oʻahu condo buildings aren't on the VA's approved list, so check before you make an offer. Some buildings can get approved, but it takes time.
What is a leasehold condo?
In a leasehold condo, you own the unit but lease the land under the building for a set number of years, usually paying lease rent. Leasehold units often cost less up front, but financing and resale depend heavily on how many years are left on the lease.
Do older Honolulu high-rises need fire sprinklers?
Many Honolulu residential high-rises built before 1975 don't have fire sprinklers. City law requires these buildings to either install sprinklers or pass a fire and life safety evaluation, and the deadlines have been extended more than once. Ask where a building stands and how any work will be paid for.
Can I rent out my Oʻahu condo short-term?
Usually not. Short-term vacation rentals are tightly limited on Oʻahu outside resort areas like parts of Waikīkī and Ko Olina, and many buildings restrict rentals in their house rules. Check both the city rules and the building's rules before buying as an investment.
Found a condo you love?
Send it to us. We'll check the fees, insurance, reserves, and loan approvals before you make an offer, at no cost to you.