Are AOAO or HOA fees at Waikoloa Beach Resort confusing you? You’re not alone. When you compare condos across the resort, fees can vary a lot, and it’s not always clear what you’re paying for. In a few minutes, you’ll learn what AOAO and HOA fees typically cover, where to verify the details, what ranges to expect, and how to budget confidently for a second home. Let’s dive in.
AOAO vs. HOA in Hawaii
In Hawaii, most resort condominiums are managed by an AOAO (Association of Apartment Owners). The AOAO’s powers and owner rights are set by the building’s governing documents and by state law in the Hawaii Revised Statutes Chapter 514B.
You should always review the official association package before you buy. The resale package typically includes the current budget, reserve study, insurance declarations, minutes, rules, and financial statements. The Hawaii DCCA Condominium Section offers consumer resources that explain these disclosures and your rights.
Your roadmap to official numbers
Ask the property manager or AOAO secretary for the most current documents. Request the budget, balance sheet, reserve study, insurance summary, CC&Rs/bylaws, rules, and any master association agreements. These documents are the source of truth for monthly dues and exactly what they cover.
What AOAO fees usually cover
Coverage varies by building, but at Waikoloa Beach Resort you’ll often see:
- Building and common-area maintenance: roof, exterior walls, balconies (as common elements), lobbies, hallways, and stairwells.
- Common utilities and services: water, sewer, and common-area electricity. Some include trash service.
- Amenities and operations: pool and spa upkeep, fitness center, landscaping, security, and sometimes shuttle or front-desk services.
- Insurance for common elements: a master policy for the building shell and shared areas (you still need your own HO-6 policy for interiors and personal items).
- Management and admin: property management, accounting, legal, and admin costs.
- Reserves for capital repairs: funding long-term items like roofs, paving, elevator service, and pool replastering.
What fees usually do not cover
Confirm details for each building, but most AOAOs do not include:
- Electricity for your unit if it is separately metered, in-unit maintenance, or your personal contents insurance.
- Property taxes billed by Hawaii County to you as the owner.
- Phone or internet service unless a bulk package is included for all owners.
- Rental-related taxes if you rent your unit (you are responsible for TAT and GET compliance).
Typical monthly fee ranges at Waikoloa Beach Resort
Exact dues vary by building, unit size, and amenity level. The ranges below are planning estimates only. Always verify the current dues schedule for the specific unit.
- Low-amenity condo enclaves (limited amenities): approximately $300–$600 per month for a 1–2 bedroom unit.
- Mid-range resort condos (pools, landscaping, on-site management): approximately $600–$1,200 per month for a 1–2 bedroom unit.
- Full-service resort or luxury enclaves (hotel-like services): approximately $1,200–$3,000+ per month for 1–3 bedroom units, and potentially higher for large or premium residences.
You can also compare on a rough per-square-foot basis: about $0.50 to $3.00+ per square foot per month depending on service level. Use this only as a comparative tool, not a substitute for the actual dues schedule.
Why fees differ
Several cost drivers explain the spread between buildings:
- Amenity load: more pools, fitness centers, tennis courts, or security increase operating costs.
- Staffing: front desk, concierge, and 24/7 security add significant expense.
- Utilities and landscaping: extensive grounds and irrigation raise common utility usage.
- Building age and reserves: older buildings or those with deferred maintenance often require higher reserve funding and may levy special assessments.
- Insurance costs: coastal exposure and building condition can drive higher master policy premiums.
- Rental intensity: high guest turnover can increase wear and operational costs.
Budgeting smart for a second home
Plan beyond the monthly dues so your cash flow is predictable year-round.
- Verify today’s dues and tomorrow’s plans: ask for the current budget, reserve study, balance sheet, and recent meeting minutes that note any planned increases or projects.
- Prepare for special assessments: ask about upcoming projects in the next 3–5 years. Keep an emergency fund equal to 3–12 months of dues plus a buffer for one medium assessment.
- Insure correctly: buy an HO-6 policy for your interior, personal property, and liability. Confirm the AOAO’s master policy deductible and how it could be assessed to owners.
- Track outside costs: plan for Hawaii County property taxes, in-unit electricity, and internet or cable if not bulk-billed. See county tax resources on the Hawaii County real property tax site.
- If you plan to rent: confirm the building’s rental rules, then factor Hawaii’s Transient Accommodations Tax and General Excise Tax. Start with the Hawaii Department of Taxation for guidance, and review county short-term rental requirements with the Hawaii County Planning Department.
- Get familiar with reserves: strong reserves can reduce the risk of big surprise assessments. The Community Associations Institute offers guidance on reserves.
A simple cash flow sketch can help: monthly AOAO dues plus mortgage, property taxes, utilities, insurance, and rental management fees (if applicable) equals your total monthly cost. Use conservative estimates for rental income if you plan to offset costs.
Due diligence checklist you can use
Copy these prompts into your notes when comparing buildings. The AOAO’s resale package and property manager are your primary sources for answers.
- Basic facts
- Association name, management company contact, and board/AOAO secretary contact
- Current monthly dues and billing frequency
- Any special assessments planned, amount, and timeline
- Financials and reserves
- Current-year budget and most recent actuals (P&L and balance sheet)
- Reserve study date and current reserve fund balance
- Dues history for the last 3 years and current delinquency rate
- Insurance and liability
- Master policy declarations and deductible amount
- What the master policy covers versus what your HO-6 should cover
- Inclusions checklist (mark included/not included for your short list)
- Water, sewer, trash, common-area electricity, unit electricity metering
- Cable or bulk internet
- Pool and spa, fitness center, landscaping, security, elevator service, pest control, front desk/concierge
- Rules and restrictions
- Short-term rental allowed, registration steps, and any guest-use fees
- Long-term rental minimums, pet policy, parking rules
- Maintenance and capital projects
- Recent major repairs (last 5 years) and planned projects (next 3 years)
- Special assessments in the last 5 years and their purpose
- Governance and legal
- Recent board minutes, any pending litigation, and master association relationships
How a local advisor helps you compare
Each Waikoloa Beach Resort enclave tells a different story through its budget, reserves, insurance, and amenities. A local expert can gather the right documents fast, read between the lines on reserves and planned projects, and help you align the lifestyle you want with a total cost of ownership that makes sense.
If you’re ready to evaluate specific buildings, compare dues line by line, or build a realistic condo budget, reach out to Chelsey Tanoai for concierge guidance tailored to West Hawaii’s resort market.
FAQs
What is an AOAO fee at Waikoloa Beach Resort?
- AOAO fees are monthly assessments paid to the Association of Apartment Owners that fund building maintenance, shared utilities, amenities, management, insurance for common areas, and reserves; coverage varies by building, so verify the resale package before you buy.
How much are HOA or AOAO fees for Waikoloa Beach Resort condos?
- Planning estimates range from about $300–$600 for low-amenity condos, $600–$1,200 for mid-range resort condos, and $1,200–$3,000+ for full-service properties, with exact dues set by each association’s budget.
Do AOAO fees include utilities in Waikoloa Beach Resort?
- Many associations include water, sewer, and common-area electricity, and some include trash or a bulk cable/internet package; unit electricity and personal services are often separate, so confirm the building’s inclusions list.
How do special assessments work in Hawaii condos?
- When reserves are not enough to fund large projects, the AOAO may levy a special assessment on owners; review the reserve study, minutes, and planned projects to gauge this risk under HRS Chapter 514B.
What should I budget beyond AOAO dues for a Waikoloa second home?
- Plan for county property taxes, unit electricity, insurance (HO-6), internet or cable if not bulk-billed, and if renting, state TAT and GET plus any management and cleaning costs.
Where can I verify rental taxes and county rules for short-term rentals?
- Start with the Hawaii Department of Taxation for TAT and GET, and review the Hawaii County Planning Department for local short-term rental requirements.
