Have you come across a property you love in Kailua-Kona and then seen “CPR” in the listing? You are not alone. Many luxury and land buyers encounter Condominium Property Regime projects when shopping estate lots, resort homes, or development parcels on the Kohala Coast. This guide gives you a clear, practical understanding of how CPRs work in Hawai‘i, how they differ from subdivisions, and what to verify before you buy. Let’s dive in.

What a CPR is in Hawai‘i

A Condominium Property Regime is a legal framework that creates separately owned “units” along with shared common elements on a single property. Units can be apartments in a building or horizontal land units on large parcels that share roads, drainage, or open space. The structure is established by recorded condominium documents that define ownership, rights, responsibilities, and shared areas.

On the Big Island, CPRs are used for traditional condos, townhouse communities, and land condominium projects. In land condominium settings, you may purchase a fee simple lot for your home, but roadways, gates, utilities, or landscaping are managed as common elements under the CPR.

CPR vs. subdivision in practice

A subdivision divides land into separate county lots that typically receive individual Tax Map Keys and recorded plats. County processes often govern infrastructure dedication and approvals. A CPR creates separate units by declaration and recorded plans, and the underlying land may remain a single tax parcel even though units can be bought and sold like separate properties.

Here is what that means for you:

• Title and taxes: A CPR unit may or may not have its own TMK and separate property tax bill. Always verify how your unit is assessed.
• Infrastructure and maintenance: Shared roads, drainage, landscaping, and utilities are generally set out in the CPR declaration and bylaws, not county maintenance schedules.
• Conversions and changes: Changing a CPR into separate fee lots, or the reverse, can be complex and may require additional approvals.

How CPRs are used on the Kohala Coast

On resort corridors like Mauna Kea, Mauna Lani, Kukio, and Hualalai, CPRs allow developers to sell distinctive homes or estate lots while managing shared amenities under one framework. You will see:

• Land condominium units: Estate lots sold fee simple, with common elements such as gated entries, private roads, and utility corridors.
• Mixed regimes: Condominium buildings and separate land units within the same overarching CPR.
• Multi-layer governance: A resort association and a neighborhood CPR or HOA can exist alongside private club entities.

The documents that control your rights

Every CPR is governed by recorded documents that define what you own and how you use it:

• Declaration of Condominium and CC&Rs: Establishes unit boundaries, common elements, use restrictions, voting rights, and assessment obligations.
• Bylaws and Rules: Cover board structure, meetings, and day-to-day governance and compliance.
• Plats, plans, and unit descriptions: Provide the legal descriptions and maps you will rely on to confirm boundaries, easements, and access.
• Association operations: An AOAO or HOA enforces rules, sets budgets, and manages common elements.

Key issues to verify in Kailua-Kona CPRs

When you evaluate a CPR unit on the Kohala Coast, give focused attention to these items:

• Private roads and access: Who maintains gates, paving, and drainage, how often, and at what standard. Confirm cost allocation.
• Water and utilities: County water, private wells, or shared systems each carry different responsibilities. Check sewer versus septic, electrical access, and maintenance lines.
• Design review and build rules: Architectural controls, minimum sizes, and timelines can impact your plans.
• Short-term rental rules: TVR limitations can exist at the county level or within resort and association rules.
• Coastal and environmental factors: Shoreline setbacks, SMA permitting, and erosion risks require early review for oceanfront or near-shore properties.

Due diligence checklist for buyers

Use this CPR-specific checklist to protect your interests and timeline:

1. Recorded governing documents
   • Obtain the Declaration or CC&Rs, Bylaws, Rules, recorded plats, and amendments.
2. Plats and unit descriptions
   • Verify boundaries, easements, access, and common elements.
3. County status and approvals
   • Check subdivision status if any, SMA permits, building permits, shoreline certification, and code compliance.
4. Title search and liens
   • Order a full title report for the unit and review any association liens or assessments.
5. Association financials
   • Review the budget, reserve study if available, financial statements, delinquency reports, and special assessment history.
6. Meeting minutes and litigation
   • Read recent minutes and request information on any pending or threatened claims.
7. Insurance
   • Confirm what the master policy covers and what falls to you. Review limits, deductibles, and hazard exclusions.
8. Utilities and wastewater
   • Confirm water source, sewer or septic status, and who maintains lines and meters.
9. Access and maintenance
   • Clarify responsibility for roads, gates, drainage, and landscaping, and whether access is private or public.
10. Environmental and hazard checks
    • Review flood zones, lava hazard zones, erosion risks, and conservation constraints.
11. Permitting and buildability
    • Engage local specialists to verify what can be built and what permits apply to your intended use.
12. Rental and TVR status
    • Confirm whether short-term rentals are permitted and what approvals are in place or required.
13. Financing fit
    • Ask lenders familiar with Hawai‘i CPRs about eligibility and project requirements.
14. Taxes and TMK treatment
    • Verify whether your unit has a separate TMK and tax bill and review historical assessments.
15. Local conversations
    • Speak with the association manager and neighbors about practical issues like water reliability and road conditions.

Financing, taxes, and closing logistics

Not every CPR is eligible for every type of loan. Lenders often review the association’s financial health, reserve posture, and any litigation before approving financing. Confirm eligibility early, especially for smaller or atypical regimes.

A CPR unit can have a separate TMK and its own tax bill, but this is not automatic. Your title report and the county tax office records will clarify how your unit is identified and assessed. Understanding this early helps you compare holding costs and plan for closing.

Smart next steps for confident buyers

As you move forward, assemble the right team. A local real estate attorney can interpret the declaration and bylaws. A title company can help you navigate the Bureau of Conveyances or Land Court records. A surveyor, civil engineer, and land use planner can confirm buildability, shoreline and SMA issues, and utility feasibility. Pair these specialists with a lender familiar with CPRs and a local broker who knows the specific resort or community rules.

If you want a discreet, end-to-end process for a luxury estate, resort home, or land purchase in Kailua-Kona, align your due diligence with your lifestyle vision from the start. Clarify how you plan to use the property, then confirm that the CPR’s rules, infrastructure, and finances support that plan. With the right preparation, you can secure the privacy, views, and amenities you expect while protecting long-term value.

Ready to evaluate a CPR property with clarity and confidence? For private guidance, curated tours, and a smooth, concierge experience, connect with Doreen Trudeau.

FAQs

What is a Condominium Property Regime in Hawai‘i real estate?

• A CPR is a legal structure that creates separately owned units with shared common elements, governed by recorded condominium documents.

How is a CPR different from a county subdivision in Kailua-Kona?

• A subdivision creates separate county lots and TMKs, while a CPR creates units by declaration and plans, and the underlying land may remain one tax parcel.

Will my CPR unit have its own TMK and separate tax bill?

• Sometimes yes and sometimes no, depending on how the CPR was recorded and processed; verify through recorded plats and county tax records.

Who maintains private roads, gates, and shared utilities in a CPR?

• The CPR declaration and bylaws set maintenance duties, which are usually carried out by the association and funded by owner assessments.

Are CPR properties on the Kohala Coast eligible for conventional loans?

• Many are, but lenders review association financials, reserves, occupancy, and litigation, so confirm eligibility with a Hawai‘i-experienced lender early.

Can I build my preferred home on a CPR land unit near the coast?

• Buildability depends on county zoning, CPR design controls, utility availability, and coastal rules such as shoreline setbacks and SMA permitting.

What should I check before buying a CPR estate lot in Kailua-Kona?

• Review recorded CPR documents, association financials, title and liens, utilities, access, environmental hazards, rental rules, taxes, and build permits with local specialists.