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Keaau, HI

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STR Regulations for Keaau, Hawaii

Overview: Are Short-Term Rentals Allowed in Keaau, HI?

  • Explicit answer: Yes. Short-term vacation rentals (STVRs) are allowed in Keaau and across Hawaii County, but they are regulated by the County and must comply with zoning and registration requirements.
  • The current framework is Ordinance 2018-114 (Bill 108), which defines where STVRs are permitted, sets operating standards, and provides a path for existing STVRs to obtain a Nonconforming Use Certificate (NUC). The Planning Department administers the ordinance through Planning Department Rule 23.
  • A new registration law for hosted transient vacation rentals (TVRs/STVRs) was adopted in 2025 as Ordinance 25-50. As of the latest county communications (September 2025), the effective date is expected to be delayed from December 20, 2025 to March 2026, to allow time for implementation and operator compliance. This hosted STVR registration program sits alongside the existing Bill 108 rules for unhosted STVRs, and both apply to properties in Keaau.

How to Start a Short-Term Rental Business in This Market (Keaau, Hawaii County)

Follow these steps to launch and operate a compliant STVR:

  1. Confirm zoning eligibility
  • Determine your Tax Map Key (TMK) and zoning using the County Real Property Tax website. Check whether your property is in a zoning district that allows STVRs (e.g., resort/visitordestination zones) or if you’ll rely on a Nonconforming Use Certificate (NUC) if the use predates the ordinance.
  • Reference: Hawaii County Zoning & Land Use resources; Planning Department “Find out my zoning” tool.
  1. Choose the pathway under the current framework
  • New STVR in an allowed zoning district: Apply for STVR registration under Bill 108/Rule 23.
  • Existing STVR operating prior to Bill 108 (or outside an allowed zoning district at the time): Apply for a Nonconforming Use Certificate (NUC) and renew annually.
  1. Obtain state tax accounts (required for all transient accommodations)
  • General Excise Tax (GET) license: State Department of Taxation.
  • Transient Accommodations Tax (TAT) registration: State Department of Taxation. Note: You must collect and remit GET and TAT on all bookings. These are state-level obligations that apply to all STVRs in Hawaii.
  1. Prepare the STVR/NUC application package
  • Download and complete:
    • STVR Registration Form (03.31.2022) and STVR Statement of Compliance (03.31.2022).
    • For NUC holders: Nonconforming Use Certificate Renewal Application (03.31.2022) and NUC Annual Renewal Statement of Compliance (03.31.2022).
    • For changes of information: STVR Change of Information Application (03.31.2022) and Statement of Compliance.
  • Note: The application packet also references the “Reachable Person” requirement in Rule 23 (a local contact for the property).
  1. Submit to Hawaii County Planning Department
  • Submit at the East Hawaii (Hilo) office for Keaau-area properties (see Contact Information below).
  • Fees for the hosted TVR registration program (Ordinance 25-50) are described in recent county news: $250 initial registration for hosted rentals ($500 for unhosted), with annual renewals at $100 (hosted) and $250 (unhosted). Hosting platforms (e.g., Airbnb, Vrbo) must also register and pay a $1,000 fee and report monthly listing data. The effective date is expected to be extended to March 2026.
  • Existing Rule 23 fees under Bill 108 may also apply to applications processed under the current STVR program. Confirm current fee schedules with the Planning Department.
  1. Comply with operational requirements and hosting platform registration
  • Maintain and enforce quiet hours, guest limits, and conduct standards; keep required safety equipment (e.g., fire extinguishers) on site; ensure your listing reflects permit status and contact details for the “Reachable Person.”
  • If hosting through online platforms, ensure both the property and platform registrations are current; platforms must register and submit monthly data under Ordinance 25-50.
  1. Ongoing compliance
  • Renew the NUC annually if applicable.
  • Maintain tax compliance (GET/TAT) and respond to any county requests for information or inspections.
  • Track any updates to Rule 23 or new registration rules that may affect hosted rentals.

Required Documents, Permits, Licenses, and Guidelines

  • County-level documents
    • STVR Registration Form (03.31.2022) and STVR Statement of Compliance (03.31.2022).
    • Nonconforming Use Certificate (NUC) Renewal Application (03.31.2022) and NUC Annual Renewal Statement of Compliance (03.31.2022).
    • STVR Change of Information Application (03.31.2022) and Statement of Compliance.
    • Planning Department Rule 23 (procedures for processing STVRs).
    • Ordinance 2018-114 (Bill 108) — STVR regulatory framework.
  • State-level documents
    • State of Hawaii General Excise Tax (GET) license.
    • Transient Accommodations Tax (TAT) registration.
  • Supporting materials
    • Property ownership documentation.
    • TMK number (obtain via the Real Property Tax website).
    • Floor plans/site plans as needed for application and inspections.
  • Hosting platforms (expected under new registration law)
    • Platform registration and $1,000 fee (for Airbnb/Vrbo/etc.); monthly reporting of listings and activity.
  • Renewal cadence
    • NUCs must be renewed annually.

Specific Regulations: Short-Term Rentals in Keaau, HI (City/County/State)

  • County (Hawaii County) — current framework (Bill 108/Rule 23)
    • Where allowed: STVRs are permitted in certain zoning districts (e.g., visitordestination/resort areas). Outside those districts, existing STVRs may qualify for a Nonconforming Use Certificate (NUC) to continue operation.
    • Operating standards: The ordinance establishes conduct and operational standards (quiet hours, guest limits, safety measures) that must be observed by all STVRs. The Planning Department enforces compliance and issues permits/certificates under Rule 23.
    • Enforcement and penalties: Enforcement mechanisms exist under Rule 23 and the County’s code enforcement process.
  • County (Hawaii County) — Ordinance 25-50 (hosted TVR registration)
    • Scope: Establishes a registration program specifically for hosted transient vacation rentals; unhosted rentals are already regulated under Bill 108.
    • Fees: Hosted STVR initial registration $250; unhosted $500. Annual renewals: $100 (hosted), $250 (unhosted). Hosting platforms must register ($1,000) and provide monthly listing data.
    • Penalties: Unregistered rentals face fines from $1,000 to $10,000; continued violations may trigger daily penalties and liens.
    • Timing: Effective date is likely delayed from December 20, 2025 to March 2026 (as of September 2025 reporting).
  • State (Hawaii) — taxes and general requirements
    • General Excise Tax (GET): All STVRs must obtain a GET license and remit the tax.
    • Transient Accommodations Tax (TAT): All STVRs must register and remit TAT on bookings.

Local Authority Contact Information (Keaau/Hawaii County)

  • Hawaii County Planning Department — East Hawaii (Hilo) Office
    • Address: Aupuni Center, 101 Pauahi Street, Suite 3, Hilo, HI 96720
    • Phone: 808-961-8288
    • Fax: 808-961-8742
    • Hours: 7:45 AM – 4:30 PM, Monday–Friday
    • Email: planning@hawaiicounty.gov
  • Hawaii County Planning Department — West Hawaii (Kona) Office (for additional assistance)
    • Address: West Hawaii Civic Center, Building E, 2nd Floor, 74-5044 Ane Keohokalole Highway, Kailua-Kona, HI 96740
    • Phone: 808-323-4770
    • Fax: 808-327-3563
  • County Program and Regulatory Updates (for the new hosted STVR registration)
    • County Transient Accommodation Regulations website: www.hawaiicountytar.com
    • Webinar and information on registration timing are hosted at this site.

Links to Source Pages and Key Documents

What do Airbnb hosts actually earn in Keaau?

Keaau hosts earn a median $35,983/year with $160 ADR and 72% occupancy.

Top performers pull in $57,165+ per year.

See the full Keaau market breakdown

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Keaau

Market Saturation Score

036912
Mild Saturation
2/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Keaau Market Analysis

Photos of Keaau

Overview of Keaau

Keaau is a small census-designated place in Hawaii County, on the eastern coast of the Big Island of Hawaii, with a population of roughly 2,500 residents. Set along the windward slopes of Mauna Loa at an elevation of a few hundred feet, it has the feel of a laid-back residential town framed by lush tropical foliage, working farms, and the volcanic terrain that defines much of the island's southern flank. Keaau is best known as a convenient stepping-off point for visitors heading to Hawaii Volcanoes National Park, and it sits just about ten miles south of Hilo, the island's largest town and main gateway through the international airport.

The marquee attraction within a short drive of Keaau is Hawaii Volcanoes National Park, located roughly twenty to twenty-five minutes to the southwest along Highway 11. The park encompasses two of the world's most active volcanoes, Kilauea and Mauna Loa, and offers visitors the chance to walk through lava fields, peer into steaming craters, and explore rain forest and coastal trails. Its dramatic landscapes and ongoing volcanic activity make it one of the most distinctive national parks in the United States.

Just to the north, the waterfalls and botanical scenery of the Hamakua Coast provide a striking contrast to the volcanic south. Akaka Falls State Park, about a thirty-minute drive from Keaau, features a 442-foot waterfall set within a dense tropical valley of orchids, bamboo, and towering ferns. A short network of paved loop trails makes the park accessible to visitors of all abilities and is one of the most photographed natural sites on the windward side of the island.

The town of Hilo itself, only about ten miles to the north, broadens the range of experiences available to anyone staying in Keaau. Its historic downtown fronts a scenic bay and is home to attractions such as the Pacific Tsunami Museum, the Lyman Museum, and the Imiloa Astronomy Center, as well as a thriving farmers' market, local eateries, and art galleries. The surrounding coastline also offers black-lava tide pools, snorkeling lagoons, and riverfront parks that draw visitors year-round.

Together, these draws make Keaau a compelling base for short-term rentals. Visitors can enjoy the quiet, residential character of a small Big Island community while staying within easy reach of one of the world's great national parks, the cultural and culinary offerings of Hilo, and the rainforest waterfalls of the Hamakua Coast, all without the higher nightly rates and busier traffic of the more heavily marketed resort areas.

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