What to Know About Short-Term Rental Regulations in Kamuela, HI for 2026

The median sale price in the Waimea and Kamuela area is roughly $977,000, and homes sit on the market an average of 111 days. If you're buying a short-term rental in Kamuela with the idea of offsetting those costs through rental income, the first thing you need to understand is the regulatory landscape - because it changed in 2026.

Kamuela is unincorporated, so it falls entirely under Hawaii County jurisdiction for vacation rental law. The county rolled out Ordinance 25-50 in 2026, and with it came a new registration system covering both hosted and unhosted properties. If you're evaluating a purchase with short-term rental income in mind, this is the framework you're working within.

How Hawaii County Defines Short-Term Rentals

Hawaii County Council passed Bill 47, now codified as Ordinance 25-50, which created a countywide registration system for short-term rentals. Operators were required to register by July 1, 2026, with fines up to $10,000 for unregistered properties.

This replaced older, patchwork frameworks with a single unified system tracking every property operating as a short-term rental across the Big Island. No exceptions for location - whether your parcel is near the town center or out in an agricultural zone, you need to be in the county's registry to operate legally.

The 180-Day Threshold

Hawaii County defines a Short-Term Vacation Rental (STVR) - also called a Transient Vacation Rental (TVR) - as any dwelling unit rented for less than 180 consecutive days. The county's original 2018 ordinance used a 30-consecutive-day threshold for unhosted rentals. The 2026 rules expanded that to match the state's definition.

That's a meaningful shift. Owners offering three-month or four-month leases now fall under STVR registration requirements. Rent a home for 180 consecutive days or more, and you're looking at a long-term lease - outside these vacation rental regulations entirely.

Hosted and Unhosted Classifications

The county draws a clear line between hosted and unhosted rentals. A hosted STVR operates out of the owner's primary residence; an unhosted STVR is a non-owner-occupied investment property.

Both require annual registration under current law. Regardless of whether you live on the premises, you'll need to show proof of tax compliance and meet specific health and safety requirements.

Zoning Rules and Property Types in Kamuela

There are no zoning codes exclusive to Kamuela or Waimea - the area follows Hawai'i County Code Chapter 25, the same countywide code that governs the rest of the island. That code dictates where residential and commercial activities can legally take place.

When you're evaluating a property in the South Kohala area, verify the specific parcel's zoning through the County GIS maps or directly with the Planning Department. Don't assume - zoning determines whether STVR use is permitted on that parcel at all. Operating one requires the property to sit in an approved district, and current buyers should focus on properties zoned correctly for their intended use from the start.

County Zoning Districts

Common zoning designations in the area include RS (Single-Family Residential), RM (Multiple-Family Residential, ranging from RM-1.25 to RM-30), A (Agricultural), FA, CG (General Commercial), and V (Village). Each carries different allowances for transient accommodations.

Cross-reference the zoning code with the latest STVR rules before you make any assumptions about a property's rental potential. The Planning Department handles these determinations and will give you the definitive answer on what a specific parcel allows.

Homeowners Association Rules

Even if county zoning gives a property the green light, an HOA can still shut down short-term rentals entirely. Many subdivisions in the Kamuela area have covenants that prohibit leases shorter than six months or a year.

County approval doesn't override an HOA's covenants, conditions, and restrictions (CC&Rs). Review the community documents during escrow - before you close, not after.

Applying for a Short-Term Vacation Rental Permit

The Hawaii County Planning Department manages STVR registration through its EPIC online submittal system, which handles applications, renewals, and compliance tracking. That's your starting point.

The application requires detailed property information and payment of the applicable fees. Under the older STVR/NUC permit process, the county charged a processing fee of around $500 with a 60 to 90-day turnaround. The online system streamlines the initial intake, but you still need the right paperwork assembled before you apply. An incomplete application delays registration - and a delayed registration means you can't legally host guests.

Required Documents and Safety Checks

Properties must have final building, electrical, and plumbing approvals, or equivalent documentation such as a Certificate of Occupancy. The county's compliance guidance also requires smoke alarms, carbon monoxide detectors where applicable, fire extinguishers, safe egress routes, and posted evacuation instructions.

The Planning Department may request a site inspection after accepting your application to verify the property aligns with Hawai'i County Code Chapter 25. Confirm all safety requirements with the County Building Division before you submit.

Registration Fees

Under Ordinance 25-50, annual fees depend on property classification. Hosted STVRs run $250 per year; unhosted STVRs run $500 per year.

These fees recur annually. Build them into your budget from day one.

Taxes and Financial Compliance for Hosts

Short-term rental operators in Hawaii County must collect and remit three separate taxes on rental income. Tax compliance is also tied directly to the registration system - you'll need to show proof that you're current on your tax obligations to register or renew.

Some booking platforms handle certain taxes automatically. Don't rely on that assumption. Verify exactly which taxes your platform remits and which ones require you to pay directly to the state and county. The legal responsibility sits with the property owner regardless.

State and County Tax Rates

As of January 1, 2026, Hawaii's state Transient Accommodations Tax (TAT) rate is 11%, up from 10.25%. The state also levies a 4% General Excise Tax (GET) on rental income. Hawaii County adds its own county-level Transient Accommodations Tax surcharge (HCTAT) of 3%.

All three need to be factored into your nightly rates. Underpricing because you forgot the tax math is an avoidable problem.

Managing Payments

Hosts must register with the Hawaii Department of Taxation to receive GET and TAT license numbers. Those numbers are required on all online property listings and advertisements.

Failing to pay the correct state and county taxes can result in revocation of your STVR registration. If quarterly or monthly filings aren't something you want to manage yourself, a property manager or accountant familiar with Hawaii's tax system can handle the automation.

Frequently Asked Questions

Do I need a permit to operate a short-term rental in Kamuela, HI?

Yes. Hawaii County requires all short-term vacation rentals to register annually under Ordinance 25-50. You must submit your application through the county's EPIC online system and pay the yearly fee.

What are the zoning restrictions for Airbnb properties in Kamuela, HI?

Zoning is handled countywide under Hawai'i County Code Chapter 25, which includes districts like RS, RM, A, FA, CG, and V. Verify your specific parcel's zoning via the County GIS maps to confirm whether transient accommodations are permitted.

How much are lodging taxes for short-term rentals in Kamuela, HI?

Operators must pay an 11% state Transient Accommodations Tax (TAT), a 3% county surcharge (HCTAT), and a 4% state General Excise Tax (GET). These percentages apply to the gross rental income.

Can I legally rent out an Ohana unit or guest house as a short-term rental in Kamuela?

It depends on the property's zoning and permits. The county requires final building, electrical, and plumbing approvals for the specific structure, and it must meet the definition and zoning requirements of an STVR.

Are there different regulations for hosted versus unhosted short-term rentals in Kamuela, HI?

Yes. Both require annual registration, but hosted STVRs cost $250 per year and unhosted STVRs cost $500 per year.

What are the penalties for operating an unregistered short-term rental in Kamuela?

Operating an unregistered STVR can result in fines of up to $10,000. Registration and tax compliance are enforced by the county to ensure all properties meet local guidelines.