Akemi Rubenstein Big Island Hawaii Realtor

07/17/2026

Aloha friends!

If you own a home on the Big Island and rent it short-term, the news lately has probably left you a little confused. Three separate things (registration, zoning, and what even counts as "short-term") keep getting tangled together, and I kept hearing the same questions from clients.

So I called the two county offices that actually handle this and wrote up the plain-language version. The part that surprises people most: for registration, short-term now means anything under 180 days. So if you have been renting for two months, or five, and figured you were long-term and off the hook, once registration opens it will be mandatory for you too.

Full breakdown here: https://hawaiisweethome.com/blog/everybody-is-talking-about-bill-147-not-many-are-talking-about-your-taxes

Two useful county pages while you are at it:
Planning Department (registration and zoning): https://www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals
Real Property Tax Office (confirm your parcel): https://hawaiipropertytax.com/

None of this is tax or legal advice, and I am not a CPA. If you have a hosted rental, I would love to know how you are thinking about it.

Warmest Mahalo,

Akemi

07/17/2026

Aloha!

A homesite worth a closer look at Hokulia: Lot 233, Phase 1.

A 1.06-acre homesite at 396 feet of elevation, with sweeping ocean views framed by the slopes of Hualalai and Mauna Loa. Room to build and space to breathe.

For anyone who plays, this is the part I'd point to first. The sales price includes a Club at Hokulia Membership ($150,000), which means access to the Jack Nicklaus Signature 18-hole course.

It was routed to open up ocean views at nearly every tee box and green, and it sits sheltered from the strong winds that reach golfers in many other parts of Hawaii (gentle breezes and warm temperatures most of the year). It ranks consistently among the best private courses in the state.

Hokulia spans 1,260 uncrowded acres along the Kona Coast, with three miles of elevated, west-facing shoreline, set apart from the busier resort areas. Members also enjoy the clubhouse, the Pavilion restaurant, ocean adventures, sports courts, and aquatic activities.

81-6551 MAMAKA PL, KEALAKEKUA, HI 96750
(Hokuklia, Phase I)

$475,000 FS (MLS 723309)
https://hokulia.com/home-search/listings/3774712872649348084-81-6551-MAMAKA-PL

If you would like the full details or a look at the course, I am happy to walk you through it. What matters most to you in a homesite here, the view or the golf?

Mahalo.

Akemi Rubenstein | Realtor Salesperson
Hawaii Life, also a member of the Hokulia Sales Team
[email protected] | +1 (808) 960-1804

07/12/2026

Aloha!

One of the questions I get often, from mainland buyers and from clients in Japan alike, is "why are some condos so much cheaper than others?"

More often than not, the answer comes down to one word: leasehold.

To explain what that means, I have to start with its opposite, fee simple.

Fee simple means you own the land and the home outright (no end date, no landowner).

Leasehold means you own the home itself, but you lease the land under it from the landowner, usually paying ground rent (a periodic payment for the use of the land), for a set term that eventually runs out unless there is a path to buy the land later.

That difference is often why two similar listings can sit so far apart in price. If one looks surprisingly low, leasehold is frequently the reason.

It is not necessarily a bad thing, but it is something you want to understand fully before you fall for the price (how many years are left on the lease, when the ground rent resets, and whether converting to fee simple is even possible).

Save this post, and if you ever want me to pull the ownership details on a specific listing, just ask.

Mahalo.

07/10/2026

Aloha from the Big Island of Hawaii!

One of the first questions my buyers ask, whether they are calling from the mainland or from Japan, is "so how long does this actually take?"

The honest answer is that it depends on your contract, but the steps almost always run in the same order, and knowing that order takes a lot of the worry out of it.

The part that surprises most first-time buyers here is the very end: in Hawaii you sign a few days before closing, and the home only becomes officially yours when the sale records with the State of Hawaii Bureau of Conveyances.

Buying a home on Hawaii Island is a personal decision, and everyone’s timing and priorities are different. Whenever the time feels right, I am here to listen, answer your questions, and help you understand your options so you can make the decision that feels right for you.

07/05/2026

Wishing you and your family a happy and safe 4th of July.

I hope your day is filled with good food, good company, and a little time to relax and enjoy the summer.

As always, I’m grateful to stay connected with you.

Warmest Aloha,
Akemi

01/11/2026

12/26/2025

Mele Kalikimaka from Hawaiʻi 🎄🌴

Wishing you warmth, joy, and peaceful moments this holiday season.

Whether you’re here enjoying the island breeze or dreaming of a place to call home someday, Hawaiʻi always welcomes you with open arms.

Mahalo for your continued trust and connection this year.
Warmest holiday wishes from the islands ✨

ハワイ島から、メレ・カリキマカ🎄🌴
このホリデーシーズンが、あたたかく穏やかな時間となりますように。
旅で訪れる場所としても、いつか「帰る場所」としても、ハワイはいつも変わらず、やさしく迎えてくれます。
今年もご縁に心から感謝を込めて。
島から、あたたかなホリデーのご挨拶です🌺

12/06/2025

Want to see all these hibiscus varieties in one place? Head to your local home center’s garden section! 🌺

(Though selection varies by day, so please be understanding if some varieties aren’t available)

Missing the island life? Come visit us anytime!

And if you fall in love with it… we’d love to help you call Hawaii Island home 🏡

📍Akemi Rubenstein | Hawaii Life
Hawaii Island Specialist [email protected]
📱 (808) 960-1804
🌐 HawaiiSweetHome.com

10/24/2025

🌿 雄大な自然に囲まれた静寂の地
コハラランチ（Kohala Ranch）は、ハワイ島北部に位置する広大な土地。
海と山を一望できる贅沢なロケーションで、
自然と調和したハワイライフを叶えます。

A Serene Sanctuary Surrounded by Nature
Kohala Ranch offers panoramic views of the ocean and mountains,
nestled in one of the most private and peaceful communities
on the Big Island of Hawaii.

🏠 Listed by Jim Allison / Hawaii Life
💼 Represented by Buyer Agent: Akemi Rubenshtein
💰 Listed for $595,000

🏝 looking forward to seeing your

🌈Akemi Rubenstein REALTOR ®
ルーベンスティンあけみ
RS-80127
Hawaii Life
808.960.1804
日本生まれ、日本育ち
ハワイ島在住25年
真心込めてご対応いたします。
安心して日本語でご連絡下さい。

#コハラランチ #ハワイ島不動産 #ハワイの土地 #ハワイ暮らし #ハワイ移住
#ハワイ別荘 #ハワイライフ #ビッグアイランド