Kaka'ako · Honolulu
Kaka'ako reserved housing
Many Kaka'ako towers set aside a share of their homes as reserved housing, priced for residents with moderate incomes. Here is how the program works, who qualifies, and what to know before you buy one.
The basics
How reserved housing works
Reserved housing in Kaka'ako is regulated by the Hawaii Community Development Authority (HCDA), the state agency that oversees development in the district.
Source: HCDA, Reserved Housing.
Before you buy
Rules that come with a reserved unit
Household income within the limits
The program is for residents whose household income is between 80% and 140% of the area median income. HCDA posts annual AMI figures, and we can help you work out where your household falls.
You have to live in it
Owners must agree to live in the unit for a minimum period. HCDA's program page does not state the length, so confirm it in the recorded restrictions for the specific unit.
Shared equity when you sell
When a reserved unit is sold, the owner shares part of the increase in value with HCDA. A rule amendment effective June 25, 2021 lets owners pay off the shared equity without selling.
HCDA may have first option
HCDA's 2017 rules chart lists a 5-year HCDA buyback option for reserved housing. Ask us to confirm which terms apply to the unit you are considering.
Why the rule version matters: Each project follows a specific version of HCDA's rules (2005, 2011, 2018 or 2021), and the terms can differ between them. Always read the recorded restrictions for the specific unit.
Sources: HCDA, Reserved Housing; HCDA Reserved and Workforce Housing Rules Chart (2017).
Where to find them
Kaka'ako projects with reserved units
HCDA lists these projects by the set of rules they follow. All Howard Hughes and Kamehameha Schools master-plan projects are vested under the 2005 rules.
Eight projects
400 Keawe, Rycroft Terrace, A'ali'i, Ke Kilohana, Keauhou Place, Keola Lai, Pacifica and Ulana.
Two projects
803 Waimanu and Symphony Honolulu.
Source: HCDA, Reserved Housing, which listed no projects under the 2018 or 2021 rules when we checked in October 2026. For questions, HCDA can be reached at (808) 594-0311.
Elsewhere on Oahu
Reserved housing outside Kaka'ako
Ho'opili in East Kapolei also sets aside homes for local buyers who meet income limits. See our Ho'opili guide, or return to the Kaka'ako guide for market-rate condos and current listings.
Let's talk
Thinking about a reserved unit?
We can help you check eligibility, find reserved units when they come up for resale, and review the recorded restrictions before you make an offer.
Coldwell Banker Island Properties
95-1249 Meheula Pkwy, Suite D16
Mililani, HI 96789
(808) 204-HOME (4663)
info@thesalazargrouphawaii.com