Your Questions, Answered

We know you have questions. You've waited years—maybe decades—for this opportunity. Here's everything you need to know about Villages of Laʻi ʻŌpua, the RWOTP program, and what to expect.

Eligibility & Waitlist

  • Yes. All 125 Village 4 lots are reserved exclusively for DHHL beneficiaries. Your waitlist position (application date) determines your selection order.

  • DHHL manages island-wide waitlists. If you're on the Hawaii Island residential waitlist, you're eligible. Check with DHHL to confirm your status.

  • DHHL has specific succession rules. Contact DHHL directly about waitlist transfers or beneficiary changes.

  • You can select one of the 25 market-rate lots (no income restrictions). If all market lots are taken, you'll be deferred—you keep your waitlist position for the next DHHL project. You are not penalized.

Income & Qualification

  • A third-party certifier will verify your household income and size, then assign you to a "bucket" (A, B, C, or D). Your bucket determines which lots you can choose from. See the RWOTP page for income limits.

  • All income from all household members over 18: wages, self-employment, Social Security, disability, child support, pensions, rental income, etc. The certifier will request documentation.

  • You keep renting at the affordable rate. You are not forced to buy or move out. You can try to purchase later when your situation improves. This is your home—you are safe here.

The RWOTP Program

  • You rent the home for up to 15 years at an affordable rate (30% of your income). A portion of your rent builds equity toward future purchase. At Year 16, you can buy the home at a subsidized price—or keep renting if you're not ready. [See full RWOTP details →]

  • No. It's called an "option" because it's your choice. If you're not ready, you keep renting. Nobody will pressure you.

  • It varies by income tier, but typically 50–70% of market value. The exact price is set when you sign your rental agreement, so you know the number from Day 1.

  • Not under standard RWOTP rules (federal program requires 15-year compliance period). After Year 16, you have the option anytime.

Homes & Models

  • You choose from 3 pre-designed models (2BR, 3BR, 4BR) and select exterior finishes (siding color, roof color, etc.). Interior layouts are fixed to keep costs down, but you can make changes after you purchase.

  • Not in Village 4—this is a turn-key program designed to eliminate construction risk. The 25 market lots allow customization after purchase, but the initial home is still one of the 3 models.

  • Full kitchen (cabinets, countertops, appliances), bathrooms (fixtures, vanities), flooring, windows, doors, and all utility connections. You bring your furniture and personal items.

  • Yes. Mason Architects designed them specifically for North Kona—trade wind ventilation, covered outdoor living, energy-efficient cooling, and durable materials for island weather.

Land & Lease

  • You lease the land from DHHL on a 99-year homestead lease (renewable). You own the home once you purchase it. This is standard for all DHHL homesteads.

  • No. DHHL trust land is tax-exempt. You will never pay property tax during the rental period or after you purchase the home.

  • After you purchase, yes—but DHHL lease terms apply. The buyer must be a DHHL beneficiary (50% blood quantum). Check with DHHL for current succession and sale rules.

  • Not during the 15-year RWOTP rental period (federal program restriction). After you purchase at Year 16, yes—you can add an ADU, renovate, or expand. Market buyers can build an ADU from Day 1.

Lot Selection

  • Lot selection happens at in-person meetings. Names are called in waitlist order (oldest application first). When your name is called, you choose from the lots available to your income bucket. Your choice is final.

  • Yes. DHHL and Kalanianaole Development will provide maps, site plans, and lot details before selection meetings. You can drive through the site (roads are paved and lots are marked).

  • Choose another from your available options. If no lots in your income tier are left, you're deferred—you keep your waitlist position for the next DHHL project.

  • Lot selection is in waitlist order, so you can't coordinate in advance. But if your family members are called near each other, they can choose adjacent lots.

Construction & Move In

  • First move-ins begin April 2027. Homes are delivered in phases over 4–6 months. You'll receive your estimated completion date after lot selection.

  • If there are delays beyond our control, you'll be notified immediately and given an updated timeline. You are not penalized and your lot is held.

  • No. Water, sewer, and power are connected as part of home delivery. You'll set up your own electric account with HELCO, but the infrastructure is ready.

Financing & Costs

  • No down payment is required to move in. You pay first month's rent and a security deposit. When you purchase at Year 16, you may need a down payment depending on your mortgage (NAHASDA and USDA loans often require little to no down payment).

  • You keep renting. The RWOTP program is designed so you're never forced to buy. If you can't qualify for a mortgage, you stay as a renter at the same affordable rate.

  • Yes. Kalanianaole Development connects RWOTP participants with financial counseling, credit repair, and down payment assistance programs (NAHASDA, USDA 502, etc.).

    • RWOTP Rent: 30% of your gross monthly income (verified annually)

    • Homeowner's Insurance: ~$150–$200/month (required)

    • Utilities: Electric (HELCO), water/sewer (DHHL), internet/phone (your choice)

    • Maintenance: You're responsible for interior upkeep; exterior/structural covered during rental period

Program Partners

  • We're a native Hawaiian-led development company founded to turn DHHL trust lands into affordable homeownership opportunities. We're not a mainland developer—we're locally rooted and committed to beneficiaries, not profit maximization.

  • DHHL provides the land, verifies beneficiary eligibility, manages the waitlist, and oversees the lease process. DHHL remains your landlord for the 99-year homestead lease.

  • Mason Architects, led by Sun-Ik Ham. They specialize in affordable housing and designed these homes specifically for Hawaii Island families and climate.