Owning a vacation rental on the Big Island’s Kohala Coast is a dream—but between rising costs, growing competition, and shifting guest expectations, it can also feel like a full-time job. Whether you're managing your home in Mauna Lani, Waikoloa Beach Resort, Mauna Kea, or Puako, protecting your revenue and delivering a 5-star guest experience has never been more important.

Here’s the good news: a few smart strategies can help you increase your income, reduce headaches, and earn better reviews—all while freeing up more of your time.

In this guide, we’ll walk through actionable ways to optimize your property’s performance, based on what’s working for successful vacation rental owners on the Kohala Coast right now.

1. Optimize Revenue with Smarter Pricing

Most owners are leaving money on the table by underpricing during peak demand—and overpricing during slower months. Dynamic pricing software like Beyond Pricing or Wheelhouse can help adjust nightly rates based on real-time demand, local events (like the IRONMAN 70.3 or Merrie Monarch), and booking trends across the Kohala Coast.

But software alone isn’t enough. The best-performing properties combine pricing tools with local market expertise. A professional revenue manager can:

• Monitor competitor rates within Waikoloa, Mauna Lani, and beyond
• Spot booking windows and trends unique to the Big Island
• Set minimum night rules that reduce gaps without scaring off bookings

Pro tip: This hybrid approach can boost annual revenue by 15–25%.

2. Improve Guest Reviews with Thoughtful Hospitality

Great reviews are the lifeblood of your rental’s success. They increase visibility on Airbnb and VRBO, improve conversion rates, and encourage repeat bookings. The best reviews often mention small touches that made a stay memorable.

Here’s what’s working in 2025:

Wow Moments Matter

Include something thoughtful and unexpected:

• Locally sourced welcome basket (macadamia nuts, Kona coffee, Big Island honey)
• A handwritten note welcoming back repeat guests
• Birthday or anniversary recognition with a lei or card

Communication is Everything

Set expectations before guests arrive:

• Clear check-in instructions with gate codes and parking tips
• Weather or surf forecasts for the week ahead
• Recommendations for local hikes, snorkel spots, and shave ice

Pro tip: Fast, friendly responses—especially to issues—turn potential complaints into glowing praise.

Equip Your Guests to Enjoy the Island of Hawai'i

Guests rave about amenities they didn’t expect:

• Beach gear (chairs, umbrellas, boogie boards)
• Pack-and-plays or high chairs for families
• A printed guidebook with local insider tips

Pro tip: Even better, build an online guidebook with links to your favorite spots in Puako, top beaches like Mauna Kea Beach, or fun places to grab a sunset drink like Lava Lava Beach Club.

3. Reduce Operating Costs Without Cutting Corners

While your nightly rate is important, what you keep is just as critical. Hawaii has some of the highest maintenance and utility costs in the nation. The average annual cost of owning a home in Hawaii is over $29,000—and that doesn’t include unexpected repairs.

Smart vacation rental owners are proactive:

• Preventative Maintenance: Quarterly A/C service, pest control, and gutter cleaning help avoid high-ticket emergencies.
• Energy Efficiency: Upgrade to ENERGY STAR appliances, install smart thermostats, and consider sensors that cut off A/C when doors are left open.
• Tax and Insurance Checkups: Reassess property tax assessments annually—many are based on outdated comps. Shop insurance policies each year, especially if you're in wind or lava zones.

These small changes protect your revenue and reduce vacancies from repair downtime.

4. Get More Direct Bookings

OTA (Online Travel Agency) platforms like Airbnb and VRBO are essential—but their fees eat into your margins, and you don’t own the guest relationship. Driving direct bookings helps you:

• Avoid 10–15% platform fees
• Capture repeat guests with no competition
• Build your own brand presence on the Kohala Coast

Smart ways to start:

• Launch a simple, mobile-friendly website (or work with a manager who has one)
• Use social media and email to stay in touch with past guests
• Offer perks for direct bookings (early check-in, flexible cancellations, or return guest discounts)

Pro tip: Want to see an example of an easy-to-use professional direct booking site? Check out CoralTree's Big Island vacation rental collection.

5. Consider Professional Management That Pays for Itself

If you’re self-managing—or working with a hands-off company—you may be doing more work than you need to for less return than you deserve.

Here’s what a proactive property manager should be doing for you:

• Maximizing Revenue: Ongoing pricing optimization, seasonal promotions, high-ROI amenity upgrades
• Protecting Your Home: Preventative maintenance, detailed inspections, 24/7 guest support
• Improving Reviews: Guest communication, hospitality touches, and local concierge-style service
• Boosting Bookings: SEO-driven direct booking site, repeat guest marketing, and listing optimization on major platforms

At CoralTree Residence Collection, our local Kohala Coast team treats your home like it’s our own. We manage a curated portfolio of vacation homes in Mauna Lani, Waikoloa Beach Resort, Mauna Kea, and Puako, combining deep market knowledge with unmatched hospitality.

Final Thoughts: Your Property Can Do More

Whether you're earning $60,000/year or $160,000/year from your rental, the difference between a good year and a great one often comes down to strategy.

If you’re feeling the weight of rising costs, middling reviews, or inconsistent bookings, now is the time to reassess. A few targeted changes—or the right management partner—can turn your Kohala Coast home into the effortless income property you always wanted.

Want to see how your vacation home compares?

Get a custom revenue projection and property audit from CoralTree’s Kohala Coast team—no pressure, no obligation. Request a Complimentary Consultation by contacting Matty Gaskill.