COMMERCIAL REAL ESTATE SALES
Buying and Selling Commercial Property on the Big Island
Buying and selling commercial property on the Big Island is not the same as anywhere else. The buyer pool is smaller in some cases and more competitive in others, comp sets are thin and cap rates vary widely across submarkets, and a property's real value often depends on things that never show up in a broker's price opinion. Rent roll composition, tenant credit and lease structure, and deferred maintenance are all factors we help buyers and sellers consider.
On this island we say, "small world, big island." There are nuances to conducting business here, and relationships and local knowledge are what set us apart. We know who to call for an inspection, who to contact when a question falls outside the scope of a real estate license, and who might move on a property before it ever reaches the market. We've spent a lifetime developing these relationships and sourcing these contacts. Our clients get the use of them from day one.
Big Island Commercial Properties handles commercial sales across the entire island, from Kailua-Kona and Waikoloa to Waimea, South Kohala, and Hilo. We work on retail centers, industrial and warehouse property, office and medical office buildings, land, and mixed-use assets.
PAST TRANSACTIONS
WHO WE WORK WITH
Owners ready to sell.
Many of the owners we represent have held a property for decades. Some are planning a retirement, some are simplifying an estate, some have simply decided they no longer want the day-to-day. What they have in common is that they want the sale handled by someone who has actually walked the building and read the leases, not listed and left to the market to sort out.
Businesses ready to own their space.
Some clients come to us because they're opening on this island for the first time. Others have outgrown what they're in and are looking to expand into a larger space. Most of them have been faced with the challenges of leasing. A renewal at a higher rate. A landlord who decides to sell. A term that doesn't get extended. Buying replaces that with stability: a building that fits how the business operates, room to grow into, and a location nobody can move out from under you. We know these commercial neighborhoods, who's in them, how they function, and what sits well next to what, which is most of what finding a long-term fit takes.
Investors looking for the right asset.
Individuals, funds, and institutions who want to be in this market but need someone on the ground. We source and underwrite acquisitions across the island, including off-market opportunities that never reach a listing platform.
Investors executing 1031 exchanges.
Exchange timelines leave no room for inexperience or inaction. We know what's available, what's likely to trade, and what will actually close inside the window. Those relationships are what keep a clock-driven deal from stalling on an inspection or a permit question.
HOW WE APPROACH A SALE
Before a property is priced, it gets underwritten. What is the normalized NOI? What does it become under different tenancy or different management? What does deferred maintenance genuinely cost to resolve, and what does resolving it return? Those answers set the price and the story, and they're the real price differentiator.
Founder & Principal Broker
Founder and Principal Broker James J. Augustine is a second-generation Big Island broker and an active investor who has repositioned more than a dozen properties for his own portfolio. He looks at a listing the way a buyer will, because he has been that buyer.
HOW WE MARKET A PROPERTY
A listing is only worth what the right buyer sees. Photography, copy, and marketing all happen in-house here. We don't wait on a vendor's calendar or route a listing through a corporate template.
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A professional photographer on staff. Photos get shot when the property is ready and the light is right, not whenever a contractor can fit us in.
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Drone photography on every property that calls for it. Retail centers, industrial buildings, and land don't read from the ground. A buyer needs to see the parcel, the access, and what surrounds it.
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A professional copywriter on staff. Every listing is written for the property by someone who has seen it, not filled in from a form by a corporate marketing team three time zones away.
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3D virtual walkthroughs where the property warrants one, so a buyer can walk the space before booking a flight.
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We move at the speed of the market. A smaller firm can adopt a new platform or change an approach in a week. A national brokerage needs a quarter and a committee.
The same is true of reach. Listing platforms are the floor, not the strategy. We know who's been looking, who's been circling, and who to call before a property ever goes public.
WHAT TO EXPECT
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A valuation grounded in the property's actual financial performance, not just comparable sales.
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An honest read on outstanding improvements and property updates.
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Discretion. Many of our transactions are never publicly marketed.
CONTACT
Tell us what you're considering. Whether you're buying, selling, or still deciding, we'll give you a straight read.
Address
75-240 Nani Kailua Dr., Ste. 8
Kailua-Kona, HI 96740
Phone
Social Media
FREQUENTLY ASKED QUESTIONS
Do you provide sales services?
Yes. Big Island Commercial Properties focuses exclusively on commercial properties. We assist both property owners looking to sell and buyers searching for the right commercial property on the Big Island. Our team provides pricing guidance, marketing strategy, due diligence support, and transaction coordination from start to finish.
Do you help buyers find commercial property?
Yes. We work with buyers looking for commercial property on the Big Island, helping them identify opportunities that match their use, budget, and long-term goals. We assist with evaluating locations, understanding zoning and permitted uses, reviewing lease or income potential, and navigating the purchase process from offer to closing.
How do you determine what a commercial property is worth?
We start with what the property actually earns: the rent roll, the lease terms, the operating expenses. Then we work from there. Comparable sales matter, but on this island the comps are thin, and a property's real value often depends on things a comp won't show: below-market rents, a tenant mix that could be improved, or deferred maintenance that looks worse than it costs to fix. You'll get a written valuation grounded in the financials, not just a price opinion.
How long does it take to sell a commercial property on the Big Island?
There's no typical timeline. We've had properties sit longer than a house would have, and we've had properties sell to a buyer we already knew before they were ever listed. The buyer pool for commercial property here is small, and the timeline depends on price, property type, tenancy, and whether the property is priced to the market or to a hope. We'd rather give you a realistic range for your specific property than a number that sounds good.
Should I make improvements before I sell?
Sometimes. Some improvements return more than they cost and some don't, and the honest answer depends on the property and the likely buyer. This is one of the first things we'll look at, and we'll tell you plainly when the answer is to sell as-is.
Do you work with 1031 exchanges?
Yes. Exchange timelines leave no room for inexperience or inaction, so we'll tell you early what's available, what's likely to trade, and what can realistically close inside your window.
Do you handle sales that never go on the market?
Often. Many of our transactions are never publicly marketed. If discretion matters, whether that's a family situation, a tenant you don't want unsettled, or a partner you'd rather not alarm, say so at the outset and we'll handle it that way.
What does it cost to sell?
Commission is negotiated per engagement and depends on the property, the price, and the scope of work. We'll put it in writing before you commit to anything.