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What are the plans for the project?

Waikoloa Land Company has thoughtfully proposed Kumu Hou – plans to improve the master-planned resort community for the benefit of Hawai‘i Island residents and visitors. Meaning “renewed purpose”, Kumu Hou includes:

  • 900 newly planned timeshare units and twenty-five single-family residential lots (in accordance with the general plan) plus 264 previously approved Hilton Grand Vacation timeshare units
  • Over three acres of new public parks and trails for public use and to facilitate beach access
  • New amenities – community center, retail space, operations center and parking – to support timeshare units
  • Re-imagined 27-hole golf experience, modern clubhouse and driving range
  • Not less than 142 affordable workforce rental housing units for kamaʻāina, exceeding commitment previously satisfied.  The first within a Kohala Coast resort footprint 

Kumu Hou, meaning “renewed purpose”, will ensure Waikoloa and the Kohala Coast remain competitive with other destinations around the world, create jobs and homes for local residents, while making a significant investment in the future.

Who will benefit from the affordable workforce housing you’re creating?

Our promise to develop workforce housing within the bounds of our resort as part of this project is a commitment inspired by our founders as well as the late Mayor Billy Kenoi. Mayor Billy’s support during the early conception of Kumu Hou led us to engage Stanford Carr Development for the creation of no fewer than 140 workforce housing rental units for island residents, consisting of one-, two- and three-bedroom residences.

Stanford Carr Development and Waikoloa Land Company were thoughtful in establishing the eligibility requirements to ensure residents working on the Kohala Coast could qualify for housing at Kumu Hou. With that in mind, 60% of the units will be reserved for households earning 30% to 60% of the County Area Median Income (AMI) while 40% will be allocated for households earning up to 120% AMI.

What are the current affordable housing guidelines?

For reference, current affordable housing guidelines include:

  • At 30% AMI
    • Single person – $18,000 income
    • Family of four – $25,680 income
  • At 60% AMI
    • Single person – $36,000 income
    • Family of four – $51,360 income
  • At 80% AMI
    • Single person – $48,000 income
    • Family of four – $68,480 income
  • At 100% AMI
    • Single person – $60,000 income
    • Family of four – $85,600 income
  • At 120% AMI
    • Single person – $72,000 income
    • Family of four – $102,720 income

Will the housing be reserved for island residents?

Yes, the affordable workforce housing at Kumu Hou will be available exclusively to island residents. It’s our intent that it will expand affordable accommodations for individuals and families, especially those who work in the region

Where will the housing be located?

We believe Waikoloa Land Company will be the first West Hawaii resort developer to advance affordable workforce housing within the resort’s footprint. The housing is planned on a site of approximately 25 acres, located south of Queens’ Marketplace.

What steps is the developer taking to use water responsibly?

Responsible water usage is extremely important to us to ensure we protect the community’s precious natural resources. Kumu Hou has thoughtfully planned its water usage, reducing withdrawals from the ʻAnaehoʻomalu aquifer while seeking landscape solutions to offset freshwater needs from the Waimea aquifer.

Where will the project be located?

The project will be located on three parcels of land currently owned by Waikoloa Land Company and Hilton Kingsland. The three parcels are separated by Waikoloa Beach Drive. Area A, north of Waikoloa Beach Drive, is approximately 45.9 acres. Area B, south of Waikoloa Beach Drive, is approximately 133.8 acres. Area C, south of the northern portion of Waikoloa Beach Drive, is 3.1 acres.

How will the project impact the natural environment?

Waikoloa Land Company is taking every measure to protect and preserve the environment and cultural sites throughout the development. It is currently in the process of conducting numerous studies to assess the environmental and cultural impact of the proposed project.

Minimal impact is expected as the majority of the development will occur on repurposed land. The proposed changes are aligned with existing entitlements for the resort.

Waikoloa Beach Resort is home to many precious cultural sites – ʻAnaehoʻomalu Bay, petroglyphs, anchialine ponds, trails, Kahapapa and Kuʻualiʻi fishponds. Waikoloa Land Company has stewarded and protected these sites during Waikoloa’s four decades, and Kumu Hou is not expected to impact any of these sites.

Who are the developers of the project?

Waikoloa Land Company, which has stewarded Waikoloa for over 40 years, is the developer of the project. Waikoloa Land Company designed, developed, and together with partners, operates the Waikoloa Beach Resort.

Why are you developing timeshares instead of resorts?

Timeshare resorts attract visitors who are more likely to return to Hawai‘i and spend more outside of the resort. Historically, timeshare resorts have proven to be more resilient.


Ultimately, timeshare is an alternative to the traditional resort that provides a stable and preferred visitor base, resilience, and proven stability – qualities that help Hawaiʻi create a more sustainable, diverse economy in the long-term


  • Hawaiʻi timeshare resorts have an average occupancy of 90.6% in 2019, highest among the major timeshare destinations.
  • Timeshare properties on Hawaiʻi Island have consistently outperformed hotel occupancy rates by a wide margin over the same period. 88.8% vs. 77.0% respectively
  • High occupancy of timeshare resorts benefits employees at the timeshare resorts by providing consistent work hours throughout the year.
  • Businesses near timeshare resorts, such as locally-owned restaurants, golf courses and shopping centers also benefit from the steady high level of occupancy that timeshare provides
  • Timeshare owners return to their “home resorts” more often than hotel guests. The average timeshare visitor has visited Hawaiʻi nearly nine times.
  • Waikoloa Beach Resort is the only master-planned resort on the Kohala Coast that includes timeshare.
  • Timeshare resorts are generally the first to return to operation and enjoy higher occupancy than hotels after an economic downturn.


Source: Hawaiʻi Tourism Authority

When will the project start?

Waikoloa Land Company is currently in the planning and permitting stages of the project. If approved, construction could begin in 2025 and the first units online in 2027.

How will the project benefit the community?

Kumu Hou will create jobs and homes for local residents and contribute to strengthening the community. Specifically, Kumu Hou is expected to generate:

  • Approximately 260-520 full-time equivalent (FTE) development related and construction jobs each year for the state of Hawaiʻi
  • Estimated 470 permanent full-time equivalent (FTE) direct jobs at buildout for the state of Hawaiʻi
  • Estimated 610 permanent full-time equivalent (FTE) indirect jobs at buildout for the state of Hawaiʻi 
  • Estimated $10 million per year in NET additional tax revenue to Hawai‘i County at completion 
  • Up to $50 million per year in NET additional GET, TAT and other tax revenues to the State of Hawaiʻi during construction 
  • Estimated $11 million per year in NET additional GET, TAT and other tax revenues to the State of Hawaiʻi at buildout 
  • Addition of not less than 142 affordable workforce rental housing units within the resort footprint
  • This project will commit upwards of $45 million to The Waikoloa Foundation through a unique endowment that will be used to preserve and support Hawai‘i’s culture and environment – particularly those aspects precious to the Kohala Coast of Hawai‘i Island.
  • Dedication of the Parker Ranch Recreation building at ʻAnaeho‘omalu Bay to develop a cultural center for both the resident and visitor communities

Why does the project eliminate part of the golf course?

Consistent with national trends that are reflected locally, we have experienced a decline in golf play by over 30% compared to our peak. Our proposed plans allow us to continue offering residents and visitors an unforgettable golf experience with 27-holes, a new clubhouse and driving range, while also expanding our master-planned resort community in a thoughtful way.

What steps is the developer taking to make sure the project is done properly?

Waikoloa Land Company has served as a responsible owner and steward of its 31,000 acres on the Kohala Coast for over 40 years. It is currently in the process of conducting numerous studies to assess the impact of the proposed project.

Kumu Hou fits within the existing entitlements for the resort area and the majority of the project will be built on previously developed and entitled lands, mitigating environmental impacts.

Will the project create jobs for the community?

Yes, the project will create:

  • Approximately 260-520 full-time equivalent (FTE) development related and construction jobs each year for the state of Hawaiʻi
  • Over 1,000 permanent full-time equivalent (FTE) operational jobs at completion

Who else is involved in the project?

The project team includes PBR HAWAII & Associates, a leading planning and landscape architecture firm. PBR HAWAII & Associates has provided professional services to most major land owners and developers in Hawaiʻi in addition to the various governmental agencies.

Who do I contact if I have additional questions?

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