Jacqueline Mylroie, Realtor

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Jacqueline Mylroie, Realtor Hawaiʻi Luxury Real Estate | Kohala Coast, Hawaiʻi Island
Real estate advisory, sales & property management for resort, residential and investment properties.

Local insight on development, housing and the market.

Higher rates don’t necessarily mean a deal can’t work. They just make how you structure it more important.Across the Koh...
09/29/2026

Higher rates don’t necessarily mean a deal can’t work. They just make how you structure it more important.

Across the Kohala Coast—from Waikoloa Village to Waikoloa Beach Resort, Mauna Lani and the surrounding resort market—I’m seeing more room for buyers and sellers to get creative.

Lower the rate. Lower the price. Use a credit.

The right answer isn’t the same for every property or every buyer. Sometimes the better negotiation isn’t simply asking, “How much will they come down?” It’s asking, “What would actually make this deal work?”

If you’re buying, selling, or just trying to understand your options in this market, send me a message. I’m happy to help you run through the numbers and strategy.

Jacqueline Mylroie, MPPM
Realtor, Hawai’i Luxury Real Estate

Waikōloa Green — on my Development Watchlist.You may have seen that County Council postponed action again on the propose...
09/22/2026

Waikōloa Green — on my Development Watchlist.

You may have seen that County Council postponed action again on the proposed Waikōloa Green development. The headline is the delay, but I think the more interesting story is why.

The roughly 716-acre project south of Waikōloa Village proposes about 400 multifamily units plus approximately 275 family-agricultural lots, along with agricultural, renewable-energy and open-space areas. Bills 186 and 187 are the land-use and zoning changes needed to move it forward.

Before advancing the bills, Council has been digging further into some pretty practical questions: water, school capacity, drainage, wildfire resilience, affordable-housing timing and the infrastructure needed to support more growth in Waikōloa. Bill 187 has already been amended to add additional conditions addressing several of those issues.

Here’s where it gets interesting.

Waikōloa needs housing. It’s also a community that has grown considerably while some of the same infrastructure conversations—particularly roads and emergency access—have been going on for years.

So this is becoming a bigger conversation than one development: How do we add housing while making sure the infrastructure grows with it?

Bills 186 and 187 remain pending. I’ll keep following the County record and share another update when there’s actually something new to report.

Sources: Hawaiʻi County Planning Department and County Council records.

For Waikōloa residents: what infrastructure change would make the biggest difference as the Village continues to grow?

Jacqueline Mylroie, MPPM
Realtor, Hawai’i Luxury Real Estate

A potentially important update for Hawaiʻi Island real estate investors.The IRS has granted disaster-related tax relief ...
09/22/2026

A potentially important update for Hawaiʻi Island real estate investors.

The IRS has granted disaster-related tax relief following the May 22 earthquake — and the covered area includes all of Hawaiʻi County, including the Kohala Coast, Waikoloa, Waimea and Kona.

For qualifying taxpayers, certain deadlines falling between May 22, 2026 and February 1, 2027 have been postponed to February 1, 2027.

Importantly for real estate investors, this may include certain 1031 Exchange 45-day identification and 180-day exchange deadlines.

If you have a 1031 underway — or recently sold investment property — this is worth looking into.

And my usual disclaimer: I’m a Realtor, not a tax accountant or the IRS. Check with your 1031 Qualified Intermediary, CPA or tax preparer to confirm whether the relief applies to your specific situation and what your deadlines are.

A little-known piece of disaster relief that could make a meaningful difference for some Hawaiʻi Island property owners.

Jacqueline Mylroie, MPPM
Realtor, Hawai’i Luxury Real Estate

There are nearly 150 acres inside Mauna Lani Resort that still haven’t been developed.I’ve been following the plans for ...
09/19/2026

There are nearly 150 acres inside Mauna Lani Resort that still haven’t been developed.

I’ve been following the plans for Site M, the large undeveloped area north of Mauna Lani Drive, because the owners are asking the County to amend the existing plan and extend the development timeline another 10 years.

This isn’t a new development proposal. Site M was approved back in 2008 for as many as 691 residential units and 516 hotel keys. Almost 20 years later, much of it still hasn’t been built.

What’s interesting to me is that the new proposal actually scales that plan back: 551 residential units and 374 hotel keys, along with eliminating the proposed golf course and conference center, preserving more open space and adding an emergency evacuation road.

If you own in Mauna Lani, obviously this is worth watching. It’s one of the resort’s last major undeveloped areas and whatever is eventually built becomes part of the community you already own in.

But I think the bigger story is what it says about development on the Kohala Coast in general.

We talk a lot about housing inventory and future development as though approved projects translate quickly into new homes. Site M is a pretty good example of why that isn’t necessarily the case. This property has had development approvals since 2008 and is now asking for another decade—while proposing fewer units than were originally approved.

There are also the practical impacts to watch: traffic and infrastructure, hotel capacity, open space and what additional residential inventory eventually looks like. More speed tables on N. Kaniku?

The application is still moving through the County planning process, so I’m watching what happens next and will update this as there’s something substantive to report.

I’m curious what other people on the Kohala Coast are watching most closely here—additional housing, resort growth, traffic/infrastructure, or keeping more of the area as open space?

🏡 QUALIFIED TENANTS SEEKING HOMES | WAIKOLOA & KOHALA COASTI’m currently representing fully vetted, income-verified prof...
09/19/2026

🏡 QUALIFIED TENANTS SEEKING HOMES | WAIKOLOA & KOHALA COAST

I’m currently representing fully vetted, income-verified professionals seeking long-term housing:

#1 — 1 Bedroom Ohana / Apartment
• 1–2 year lease preferred
• Pet negotiable

#2 — Private Home
• Up to 3 bedrooms
• Furnished preferred
• Privacy is priority
• 6–12 month lease

I specialize in executive rental placement and representation for professionals working along the Kohala Coast, connecting qualified tenants with homeowners—including properties that may never be publicly advertised.

For homeowners: If you have a second home, guest house, ohana, or investment property that could be available, I’d love to hear from you. Even if you haven’t decided to rent, I’m happy to discuss current demand, potential rental value, lease terms, and whether one of my clients may be a fit.

Have a property in mind? Send me a private message and let’s start a conversation.

Jacqueline Mylroie, MPPM
Realtor, Hawaiʻi Luxury Real Estate

If you own a second home on Hawaiʻi Island, who picks up the phone when you’re not here?That question has become a littl...
09/08/2026

If you own a second home on Hawaiʻi Island, who picks up the phone when you’re not here?

That question has become a little more important under Hawaiʻi County’s new vacation-rental rules.

A few things second homeowners should know:

• The County’s TVR definition now generally reaches rentals of fewer than 180 consecutive days—not simply the traditional “under 30 days” vacation rental.

• Your designated “reachable” person needs to be able to respond by phone within one hour and, when requested, physically respond to the property within three hours.

• And being someone’s local contact is not necessarily the same thing as being their property manager. Hawaiʻi’s real-estate licensing requirements depend on what that person is actually doing for you, not simply what you call the role.

That last point is where I think there’s a lot of confusion.

You absolutely can self-manage. You may not need full-service property management at all. But if you own here part-time, it’s worth getting very clear about who handles what when you’re off island—and whether the arrangement you’ve created actually fits the rules.

I put together a longer explanation specifically for second homeowners, including the difference between a reachable person, caretaker/home manager and licensed property management.

Comment “LOCAL” and I’ll send you the full article + Hawaiʻi County’s current TVR information.

Bill 147 | The bigger question may be the underwriting.As Hawaiʻi County’s transient rental landscape evolves, I think t...
09/05/2026

Bill 147 | The bigger question may be the underwriting.

As Hawaiʻi County’s transient rental landscape evolves, I think there’s a bigger question for buyers and property owners:

How do you underwrite a property when the assumptions behind the investment are changing?

As of September 1, Ordinance 25-50 is in effect, establishing a County registration framework for transient accommodations. Meanwhile, Bill 147 remains under consideration, addressing where and how transient accommodations may operate under County land-use regulations.

Add potential changes to property-tax treatment, insurance and operating costs—and, at the federal level, renewed 100% bonus depreciation for certain qualifying property—and the investment equation becomes more nuanced.

A property may offer compelling tax treatment—but does the investment still make sense before the tax benefit?

Rental income may look attractive—but how much regulatory risk should be assigned to that future income?

And perhaps most importantly: What assumptions are we making today that may not hold five years from now?

These aren’t simply regulatory or tax questions. They’re underwriting questions.

USE + REGULATION + TAXATION + INSURANCE + OPERATING COSTS + EXIT

As Bill 147 moves through the County process, I’m watching not simply what the rules say, but how they may change the investment thesis.

— Jacqueline Mylroie, MPPM, Realtor®
Hawaiʻi Luxury Real Estate

Informational commentary only. Tax, legal and investment consequences vary by property and owner.

08/29/2026

Something interesting is happening in Kohala Coast commercial real estate.

In March, Alexander & Baldwin’s $2.3 billion acquisition closed, bringing a major Hawaiʻi commercial portfolio — including Queens’ Marketplace in Waikōloa Beach Resort — under new ownership.

Then this summer, The Shops at Mauna Lani changed hands in a separate transaction, with BH Properties acquiring the center for approximately $26 million.

Different investors. Different portfolios. Different strategies.

But there’s an interesting common thread worth watching: existing commercial real estate in supply-constrained Hawaiʻi communities, with grocery and necessity-driven traffic at its core.

Foodland Farms anchors The Shops at Mauna Lani. Queens’ Marketplace serves a similar everyday function for Waikōloa Beach Resort and the surrounding Kohala Coast. These aren’t simply places tourists shop. They provide groceries, restaurants, services and gathering places that residents, employees, second homeowners and visitors return to again and again.

That matters because commercial investment doesn’t happen in isolation.

When we talk about residential real estate on the Kohala Coast, we naturally focus on the home — views, architecture, amenities, golf, beach access and inventory. But part of a community’s long-term desirability is also determined by what exists around the home.

Where can you buy groceries? Have dinner? Meet someone for coffee? Access services? And perhaps most importantly in a land-constrained market: how difficult would that commercial infrastructure be to recreate somewhere else?

Two transactions don’t make a trend, and I wouldn’t suggest grocery anchors alone drove either acquisition. But together, they offer an interesting glimpse into what sophisticated investors may value about Hawaiʻi commercial real estate.

And for residential owners and investors, that’s worth paying attention to.

Investing on Hawaiʻi Island? Let’s talk about the opportunities—and what’s happening around them.

Jacqueline Mylroie, MPPM
Realtor, Hawai’i Luxury Real Estate

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