What $400K buys you in every Big Island region

$400,000 is close to the island-wide median sale price. But what that money buys varies wildly depending on where you look. Here's a realistic picture for each region.

Puna: 3bd/2ba on 1-3 acres, grade 3

In Puna, $400K puts you well above median. You'll find a newer (2000s+) 3-bedroom home with 1,200-1,500 sqft on 1-3 acres. Likely in Hawaiian Acres or upper HPP. Catchment water, septic, paved road access. Maybe even a detached workshop or second structure. Lava zone 2.

Hilo: 3bd/1ba fixer on a small lot

In Hilo, $400K is below median. You're looking at an older (1960s-70s) plantation-style home, probably 1,000-1,200 sqft, on a 6,000-8,000 sqft lot. Grade 2-3. Needs work. The good news: county water, sewer, paved road, walking distance to actual town.

Hamakua: 2bd cottage on 2-5 acres

On the Hamakua Coast, $400K gets you agricultural land with a modest cottage. Think 800-1,000 sqft, older construction, but sitting on a beautiful multi-acre parcel with ocean or valley views. Remote. Quiet. Wet.

North Kohala: bare land or a tiny fixer

In North Kohala, $400K barely cracks the market for improved property. You might find a small older home in Hawi town, or a nice buildable lot in Kohala by the Sea. The Kohala Ranch lots alone start at $300K+.

South Kohala / Waimea: a condo or Waikoloa townhome

In South Kohala, $400K means Waikoloa Village. Specifically, a 2-bedroom townhome or condo. Single-family homes in Waimea town start around $600K. The resort coast is $1M+.

Kona: a condo or very dated small home

In Kona, $400K gets you a 1-2 bedroom condo in Kailua-Kona or a very dated small home (sub-1,000 sqft) in the mauka subdivisions. For a proper single-family home, budget $550K+.

Ka'u: a nice 3bd/2ba home on acreage

In Ka'u, $400K is luxury territory. You'll find a well-maintained 3-bedroom home, 1,400-1,800 sqft, grade 3-4, on 1-3 acres in Discovery Harbour or upper Ocean View. Maybe even ocean views.