More than 11 years ago, I made the move to the Big Island with just 10 bags and four surfboards. Having spent my entire life in California, it was one of the biggest lifestyle changes I’d ever experienced.
Like many people moving to Hawaiʻi, I arrived excited about the beaches, warmer weather, and the slower pace of island life. What I quickly discovered was that living here is very different from vacationing here. There were plenty of little surprises and adjustments along the way, but looking back, I wouldn’t change the decision for anything.
Having experienced that transition myself, helping others relocate to the Big Island has become one of my favorite parts of real estate. Over the years, I’ve guided many buyers through the process, and while everyone arrives excited about beginning their next chapter, there are a few things that almost always come as a surprise.
Here are five things I wish every buyer knew before making the move to the Big Island.
1. Termites Are a Fact of Life
If you’re moving to Hawaiʻi from the mainland, one thing that often catches buyers off guard is seeing termite treatment listed on a seller’s disclosure. It’s natural to wonder if it’s a red flag.
The reality is that on the Big Island, termite treatment is simply a normal part of homeownership. Our warm, tropical climate allows termites to be active year-round, so even well-maintained and newer homes can experience termite activity.
That’s why nearly every real estate transaction includes a termite inspection for visual droppings only, and many homeowners choose to have preventative treatments or maintain an ongoing pest control plan. In many cases, seeing a history of termite treatment is actually a positive sign. It often tells me the homeowner has been proactive about protecting and maintaining the property rather than waiting for a problem to develop.
As a buyer, it’s important to understand that a history of termite treatment doesn’t automatically mean there’s a serious issue. Instead, it’s one of those aspects of owning a home in Hawaiʻi that’s simply part of living in a tropical environment.
2. Open Permits and Encroachments Are More Common Than You Think
It’s not uncommon to come across a home with an open building permit, an older addition that was never formally finalized, or a minor encroachment. If you’re moving from the mainland, that can sound concerning at first.
In Hawaiʻi, however, permitting can take considerably longer than many buyers are used to. Depending on the project, permits may take months, and in some cases even years, to obtain or close out. Older homes may also have improvements that were completed decades ago under different building standards or permitting practices.
None of this automatically makes a property a bad purchase. It simply means it’s important to understand what you’re buying. That’s where working with a knowledgeable local real estate agent, lender, escrow company, and home inspector becomes especially valuable. Together, they can help you understand any issues, explain your options, and make sure you have the information you need before moving forward with your purchase.
3. Ten Minutes Can Feel Like a Different Climate
One of the things that surprises many people moving to the Big Island is how dramatically the climate can change over a short distance.
It’s not unusual to drive 15 or 20 minutes and feel like you’ve entered a completely different environment. A home higher in elevation may be cool enough to enjoy your morning coffee in a sweatshirt, while another closer to the coast could have you opening the windows to catch the trade winds or turning on the air conditioning by the afternoon.
These differences have a real impact on everyday living. Some homes stay naturally comfortable year-round thanks to cooler elevations and steady breezes, while others receive more afternoon sun and benefit from air conditioning during the warmer months.
That’s why I always encourage buyers to visit a property more than once, if possible. See it at different times of the day, notice the temperature, the breeze, the sun exposure, and even how the neighborhood feels. Finding the right home isn’t just about the floor plan or the view. It’s also about finding the microclimate that best fits your lifestyle.
4. Shopping Requires a Little More Planning
One adjustment for many people moving to the Big Island is learning to plan a little further ahead.
While we have wonderful local businesses and home improvement stores, not everything is available immediately. Larger furniture orders, specialty appliances, custom cabinets, and certain building materials often need to be shipped from Oʻahu or the mainland. Depending on the item, delivery can take several weeks, and sometimes even a few months.
It’s simply part of island living. Whether you’re furnishing a new home or planning a remodel, ordering materials early and allowing extra time can save a lot of stress. Over time, you learn that a little patience and planning go a long way.
5. Not Every Home Has Mail Delivery or Trash Pickup
This is one of those differences that often catches buyers by surprise.
Depending on where you live, your mail may be delivered to a neighborhood mailbox or local post office rather than delivered directly to your home. In some of the Big Island’s more rural communities, homeowners also take their household trash to a nearby county transfer station because curbside pickup isn’t available.
It may feel different at first, but for those of us who live here, it’s simply part of island life. These routines quickly become second nature and are a small tradeoff for living in one of the most beautiful and diverse places in the world.
Final Thoughts
Living on the Big Island offers a lifestyle that’s hard to find anywhere else. From beautiful beaches and cooler upcountry towns to vibrant communities and year-round outdoor living, every part of the island has its own unique character.
Like any move, there are a few adjustments along the way. Understanding these differences before you buy helps set realistic expectations and makes the transition to island life much smoother.
If you’re thinking about making the move to the Big Island, I’d be happy to answer your questions, share what I’ve learned from helping other buyers relocate, and help you find not just the right home, but the community and lifestyle that best fit your goals.
