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County in Hawaii

Kauai County, Hawaii

Kauai County is a county in Hawaii with 73,731 residents, No. 4 of 5 by population. In Kauai County, the FHA loan limit for a one-unit home is $1,110,900, and a typical home is worth $873,200. To rent a 2-bedroom apartment at Fair Market Rent ($2,105 a month) without going over 30% of your income, you need to earn about $40.48 an hour.

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  • Typical home price

    $873,200

    +4% vs. Hawaii +162% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Kauai
    • Hawaii
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $2,105 a month

    −15% vs. Hawaii +20% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Kauai
    • Hawaii
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $1,110,900

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Kauai
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.21% of value per year

    −22% vs. Hawaii −78% vs. U.S.

    $1,866 a year for the typical owner

    • Kauai
    • Hawaii
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,014,244
1.9% more than 12 months ago
Typical rent
$4,456 a month
13% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Kauai County today?

With an FHA loan and the minimum down payment, a typical home would cost about $6,852 a month: 84% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $293,636 a year; the typical income here is $97,668. 69% of households own their home, more than in Hawaii (63%). The typical property tax is $1,866 a year (about 0.21% of home value), lower than in Hawaii. This is a high-cost area for FHA: the limit is above the national floor.

52% of renter households spend 30% or more of their income on housing.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data).

Only here

What sets Kauai County apart

  1. Nearby, in Hawaii County, the typical home value is $519,300: 41% less than in Kauai County ($873,200).

  2. Among the neighboring counties, Hawaii County has the lowest typical rent ($1,510), 19% below the $1,870 in Kauai County.

  3. From 2020 to 2025, home prices in Kauai County rose 52% on FHFA's index, faster than in Hawaii (46%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Kauai County

What homes there are in Kauai County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Kauai County: 69% of homes, more than in Hawaii (54%).

Year built

By age, homes in Kauai County look like those in Hawaii: the typical year built is 1983.

There is more room for a big family here: 64% of homes have 3 bedrooms or more, against 56% in Hawaii.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($2,105), about 60% of rented homes in Kauai County cost less.

With a mortgage

$2,772 a month

Hawaii: $2,904 a month

Without a mortgage

$623 a month

Hawaii: $697 a month

Owners with a mortgage

63%

Hawaii: 63%

The typical cost for an owner with a mortgage in Kauai County is $2,772 a month, near the figure in Hawaii ($2,904).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Kauai County gained value faster than in Hawaii: 53% against 36%.

The typical rent in Kauai County rose 36% over the same time; in Hawaii, it rose 22%.

Housing prices ran ahead of income in Kauai County: typical income rose 17%, against +53% for home values and +36% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureKauai CountyHawaiiUnited States
Rental vacancy Unreliable estimate7.4%5.5%
Homeowner vacancy Unreliable estimate0.9%0.9%
More than one person per room 6.7%8.8%3.4%
People per household 3.092.852.53
Drive alone 72%65%69%
Carpool 14%14%9%
Public transit 1%4%3%
Walk or bike 3%5%3%
Work from home 9%10%15%
Other means 1%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 6.7% of households in Kauai County live, less than in Hawaii (8.8%).

Households in Kauai County are bigger: 3.09 people on average; in Hawaii, 2.85.

To get to work, 72% of workers in Kauai County drive alone; in Hawaii, 65%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Kauai County?

A typical home costs more than the typical income allows

We start with a typical home of $873,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 84% of the typical household income here, which is $97,668 a year. For that payment to be 28% of income, a household would need to earn about $293,636 a year.

Your numbers

Local data
$

Starts at the typical home value in Kauai County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $30,562 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$6,852

at 7.18% · 30 years

Loan amount
$857,384
Total interest
$1,233,575
Paid off in
November 2056

Includes $14,746 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,279 a month

  • Tight

    $2,279 to $2,930 a month

  • Hard

    more than $2,930 a month

    Your payment · 84%

Compared with the typical household income in Kauai County ($97,668 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,852
Principal & interest$5,808
Property tax$153
Home insurance$364
FHA mortgage insurance (MIP)$527

You need at least $30,562 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Kauai County

Here you'll see how prices have changed, how Kauai County compares with Hawaii and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Kauai County rose 94% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Hawaii United States
In 2025 −0.8% +2.9% +2.9%
5 years (2020–2025) +52% +46% +47%
10 years (2015–2025) +94% +73% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Kauai County compared with Hawaii and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Kauai $873,200
  • Hawaii $839,100
  • United States $332,700
Typical rent a month
  • Kauai $1,870
  • Hawaii $1,971
  • United States $1,413
Typical household income a year
  • Kauai $97,668
  • Hawaii $100,389
  • United States $80,734
See the full table
Kauai compared with Hawaii and the United States
MeasureHereHawaiiU.S.
Residents73,7311,445,235334,922,499
Typical home value$873,200$839,100$332,700
Typical household income$97,668$100,389$80,734
Typical rent$1,870$1,971$1,413
Fair Market Rent (2 bedrooms)$2,105$2,467$1,750
Hourly wage to rent a 2-bedroom$40.48$47.44$33.65
Typical property tax$1,866$2,239$3,119
Effective tax rate0.21%0.27%0.94%
Households that own their home69%63%65%
Renters spending 30% or more on rent52%57%51%
FHA limit (1 unit)*$1,110,900$1,110,900$541,287

FHA limit: Hawaii shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Kauai County

For a typical $873,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $6,852 $30,562 $857,384 7.18% FHA MIP · $527 $56,758 580
Conventional, 5% down $6,551 $43,660 $829,540 7.18% PMI · $415 $69,856 620*
Conventional, 20% down, no PMI $5,249 $174,640 $698,560 7.18% None $200,836 620*
ITIN, 15% down (example) $6,056 $130,980 $742,220 8.18% None $157,176 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Kauai County are above the national floor. The limit is set for the whole metro area (Kapaa, HI). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($1,249,125 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $1,110,900 $1,249,125
2 units $1,422,150 $1,599,375
3 units $1,719,050 $1,933,200
4 units $2,136,400 $2,402,625

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Kauai County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Kauai County, the typical owner pays $1,866 a year: about 0.21% of the home's value. That is less than the rest of Hawaii and less than the national average.

  • Kauai 0.21%
  • Hawaii 0.27%
  • United States 0.94%

What Hawaii publishes Each county runs its own property tax (Hawaii Department of Taxation)

Exemptions and deadlines in Hawaii

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Kauai County. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Kauai County

The natural hazards FEMA measures in Kauai County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Kauai County, FEMA rates the natural hazard risk as relatively moderate.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In Kauai County, FEMA expects natural hazards to cause $60.9 million in losses a year, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $34.8 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $34.8 million a year
  2. WildfireRelatively moderate $2.5 million a year
  3. HurricaneRelatively low $355,622 a year
  4. EarthquakeVery low $182,819 a year
  5. Coastal floodingRelatively low $140,052 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Kauai County is climate zone 1A in the home energy code (IECC): hot and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Winter

    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$39.27$21.29 and $58.54
Plumbers, pipefitters and steamfitters$34.01$17.04 and $49.34
Heating, air conditioning and refrigeration mechanics$31.27$15.37 and $43.04
Roofers$29.95$22.05 and $44.35
Carpenters$38.82$25.37 and $53.13
Painters, construction and maintenance$33.00$23.43 and $45.00
Maintenance and repair workers, general$28.66$20.02 and $37.27

In the Hawaii / Kauai nonmetropolitan area, half of electricians earn more than $39.27 an hour and half earn less; for a plumber, the typical figure is $34.01.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Kauai County

The typical rent in Kauai County is $1,870 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

52% of renter households in Kauai County spend 30% or more of their income on housing. 22% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,599 $30.75 $63,960
1 bedroom $1,609 $30.94 $64,360
2 bedrooms $2,105 $40.48 $84,200
3 bedrooms $2,588 $49.77 $103,520
4 bedrooms $2,952 $56.77 $118,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Kauai County

Programs and counseling in Kauai County

There is 1 HUD-approved housing counseling agency in Kauai County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A white stucco house with a red tile roof in Los Angeles.

HUD counseling is free or low-cost

Hawaii down payment programs

  1. Hale Kamaʻāina Mortgage Program

    Hawaii state corporation 30-year fixed mortgage for first-time buyers, with optional down payment assistance whose terms the agency has not yet published

    First-time buyers only. Run by Hawaiʻi Housing Finance & Development Corporation (HHFDC).

    Type not stated Verified November 5, 2026

Which programs do I qualify for? See all Hawaii programs

Help in Spanish in Kauai County

None of the 1 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Kauai County. The full list is on the Hawaii counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • LEGAL AID SOCIETY OF HAWAII - Lihue Branch

    3016 Umi Street, Lihue

    • Mortgage delinquency and default
    • Homebuyer education workshops
    (808) 245-4728
See every agency in Hawaii

Places

Cities in Kauai County

This site has no city pages of Kauai County. The neighboring counties are below.

See all 3 cities of Kauai County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Kauai County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Kauai County in 2026?

Kauai County has an FHA limit of $1,110,900 for a one-unit home. For 2 units it's $1,422,150, for 3 it's $1,719,050 and for 4 it's $2,136,400. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Kauai County?

Kauai County has a conforming limit of $1,249,125 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Kauai County?

The typical home value in Kauai County is $873,200 (Average 2020–2024, U.S. Census). Across Hawaii it's $839,100.

How much does it cost to rent in Kauai County?

Kauai County has a typical rent of $1,870 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $2,105 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Kauai County?

About $40.48 an hour working full time (2,080 hours a year), or $84,200 a year, so the fair market rent of $2,105 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).