Hoʻopili Lottery Guide 2026: How to Apply, Income Requirements & Step-by-Step Process

The Ho’opili lottery is how D.R. Horton Hawaii allocates affordable housing units in its Ewa Beach master-planned community. Buyers must meet income requirements (capped at 120% AMI for most phases), submit a complete application with pre-qualification letter, and be selected through a randomized lottery drawing. This guide walks you through every step of the process so you’re ready when the next lottery opens.

Last Updated: July 6, 2026

TL;DR — Ho’opili Lottery at a Glance

• What it is: A randomized lottery system for purchasing affordable housing units at Ho’opili
• Developer: D.R. Horton Hawaii
• Location: Ewa Beach / Kapolei, O’ahu
• Income cap: 120% AMI (Area Median Income) for most affordable phases
• 2026 Honolulu County median family income: $133,400 (HUD/HHFDC, limits effective May 1, 2026)
• Max income at 120% AMI: $129,360 (1 person) to $243,960 (8-person household)
• Buyback restriction: 10-year owner-occupancy requirement
• No shared appreciation equity — unlike most Honolulu affordable housing programs
• Key documents needed: Pre-qualification letter, 2 years tax returns, proof of Hawaii residency
• How to stay informed: Join the Ho’opili interest list

Quick Facts: Ho’opili Affordable Housing Lottery

What Is the Ho’opili Lottery?

The Ho’opili lottery is the process D.R. Horton Hawaii uses to fairly allocate affordable housing units within the Ho’opili master-planned community. Because demand for below-market-price homes far exceeds supply, a randomized lottery drawing determines the order in which qualified buyers can select and purchase available units.

The lottery applies specifically to affordable housing units — not market-rate homes. Market-rate neighborhoods like Nanahea (single-family from $925,990) and Kāpili (condos from $654,945, July 2026) are sold on a first-come, first-served basis without a lottery.

How It Works

• D.R. Horton announces a new affordable neighborhood release
• An application window opens (typically 2–4 weeks)
• Qualified buyers submit a complete application package
• A public lottery drawing randomly assigns selection numbers
• Buyers are called in lottery order to choose their preferred lot/unit
• Selected buyers proceed to contract and closing

Income Requirements for Ho’opili Affordable Housing

Ho’opili’s affordable housing program is administered under the City and County of Honolulu’s affordable housing rules. Buyers must have a household income at or below 120% of the Area Median Income (AMI) for Honolulu County.

2026 Honolulu County AMI Income Limits (120% — Ho’opili Threshold)

Based on the 2026 Honolulu County median family income of $133,400, effective May 1, 2026. Sources: HHFDC 2026 Honolulu County Income Schedule, City & County of Honolulu DHLM

Important: Income limits are updated annually by HUD. The limits above reflect the 2026 guidelines, effective May 1, 2026. Always verify with the developer or the Department of Planning and Permitting (DPP) before applying.

Minimum Income Requirement

You must also have sufficient income to qualify for a mortgage where the monthly payment does not exceed 33% of your gross monthly household income. This means there’s effectively a minimum income floor — you need to earn enough to afford the home even at the subsidized price.

Eligibility Requirements

Meeting the income threshold is just one part of qualifying. Here are all the eligibility criteria:

Must-Meet Requirements

• Age: Must be at least 18 years old
• Citizenship/residency: U.S. citizen or resident alien living in Hawai’i
• Intent to occupy: Must intend to physically live in the unit for the entire 10-year restriction period
• No current property ownership: No buyer or household member can own (or have owned) a majority interest in ANY residential real estate for the 3 years prior to application
• No prior affordable housing assistance: Must not have previously received State or County assistance to purchase an affordable unit (some exceptions apply)
• Asset limit: Total household assets must not exceed the purchase price of the unit
• Mortgage qualification: Monthly payment cannot exceed 33% of gross monthly household income

Household Size Rules

The affordable housing rules specify minimum and maximum occupancy per unit:

After an initial 90-day marketing period, DPP may consider single-person households for 2-bedroom units on a case-by-case basis.

Required Documents Checklist

Prepare these documents before the lottery is announced so you’re ready to submit quickly when the application window opens:

1. Housing Application Form

Released when a new affordable lottery is announced. Must be completely filled out and submitted with all supporting documents.

2. Pre-Qualification Letter

From DHI Mortgage (D.R. Horton’s preferred lender) or another approved lender. Start this process early — getting pre-qualified can take days to weeks depending on your financial situation.

3. Owner-Occupant Affidavit & Affidavit as to Family Members

Included with the application. Must be signed by all parties in front of a Notary Public. Notary services are available at:

• Your local bank
• Title & escrow offices
• The UPS Store in Ewa Beach (91-1121 Keaunui Dr)

4. Two Years of Federal Tax Returns

Submit 2 complete years of signed federal tax returns with all schedules attached. Income eligibility is verified through tax returns and/or current payroll information (pay stubs).

5. Proof of Hawai’i Residency

Valid documentation showing you are domiciled in Hawai’i:

• Hawai’i driver’s license
• State ID
• Other approved documentation

6. Lottery Registration Form

Available from the sales office. Must be completed to participate in the lottery drawing.

Step-by-Step: How to Apply for the Ho’opili Lottery

Step 1: Join the Interest List (Do This Now)

Sign up at hoopililiving.com/interest-list to receive notifications about upcoming lottery releases, pricing, and application deadlines. This is the single most important step you can take right now.

Step 2: Get Pre-Qualified for a Mortgage

Contact DHI Mortgage or another approved lender to get your pre-qualification letter. This takes time, so don’t wait until the lottery is announced. You’ll need to provide:

• Proof of income (pay stubs, tax returns)
• Credit history
• Employment verification
• Asset documentation

Step 3: Gather Your Documents

Assemble all required documents (see checklist above). Have your notarized affidavits ready to go.

Step 4: Watch for the Lottery Announcement

When D.R. Horton releases a new affordable neighborhood phase, they’ll announce:

• Available unit types and pricing
• Application deadline
• Lottery drawing date
• Where to pick up or download application forms

Step 5: Submit Your Complete Application

Submit your application package with all required documents before the deadline. Incomplete applications are typically rejected. Double-check everything.

Step 6: Attend the Lottery Drawing

Lottery drawings are typically held in person and open to the public. Your application is assigned a random number that determines your selection order.

Step 7: Select Your Unit (If Selected)

Buyers are called in lottery order to choose from available units. You’ll typically have a limited time to make your selection and sign a purchase agreement.

Step 8: Close on Your Home

Proceed through the standard closing process with your lender, including inspections, final mortgage approval, and signing.

The 10-Year Buyback Restriction: What You Need to Know

Ho’opili affordable housing comes with a 10-year buyback restriction — but notably, it does not include a Shared Appreciation Equity (SAE) clause. This is a significant advantage over most other Honolulu affordable housing programs.

What the Buyback Means

• You must own and occupy your unit for 10 years
• If you sell, rent, or transfer ownership before 10 years, you must notify the Department of Budget & Fiscal Services (BFS)
• BFS has the first right of refusal to repurchase (“buy back”) the unit
• If BFS declines, you must sell to a qualified buyer in the same income category

What Happens After 10 Years

After the buyback period expires, you are free to sell, rent, or transfer your home with no restrictions. Historically, affordable housing buyers who hold for the full 10-year period have seen substantial equity gains because:

• They purchased at a below-market subsidized price
• O’ahu real estate has appreciated steadily over time
• They keep 100% of the appreciation (no shared equity)

Why No Shared Appreciation Matters

Most Honolulu affordable housing programs require you to share a percentage of your home’s appreciation with the government when you sell. Ho’opili’s buyback-only restriction means all equity gains are yours after 10 years. This makes Ho’opili one of the most buyer-friendly affordable housing programs on O’ahu.

Tips to Improve Your Chances

The lottery itself is random, but there’s plenty you can do to maximize your odds:

• Get pre-qualified early. Many buyers miss the application deadline because they started the mortgage process too late.

• Join multiple interest lists. Sign up for notifications from both hoopililiving.com and drhorton.com/hawaii.

• Have documents ready to go. Keep a folder with your tax returns, IDs, and notarized affidavits so you can submit within days of the announcement.

• Apply to every eligible lottery. Each lottery is independent — not being selected in one doesn’t affect your chances in the next.

• Work with a buyer’s agent. A knowledgeable agent can guide you through the process, help with paperwork, and advocate on your behalf — at no cost to you (the developer pays the agent’s commission).

• Understand unit size restrictions. Make sure your household size matches the unit types available (see the occupancy table above).

• Keep your finances stable. Don’t make major purchases, change jobs, or take on new debt between pre-qualification and closing.

Which Ho’opili Neighborhoods Have Had Lotteries?

Ho’opili has released multiple affordable neighborhoods over the years. Here’s a history of lottery phases:

Note: Pricing reflects original lottery prices and may vary. New phases are announced periodically as the master plan progresses.

Ho’opili Lottery vs. Other O’ahu Affordable Housing Programs

Frequently Asked Questions

How often does Ho’opili hold lotteries?

Ho’opili lotteries are held on an irregular schedule, typically when D.R. Horton completes a new affordable housing phase. There is no fixed annual or quarterly schedule. The best way to stay informed is to join the Ho’opili interest list.

Can I apply if I currently own a home?

No. Neither you nor any household member can own (or have owned) a majority interest in residential real estate for the 3 years prior to your application. Some limited exceptions may apply at the state’s discretion.

Do I need a real estate agent to apply?

No, but it’s highly recommended. A buyer’s agent provides guidance throughout the process at no cost to you — the developer pays the agent’s commission. An experienced agent familiar with Ho’opili can help you navigate the application, lottery, and closing process.

Are there affordable single-family homes at Ho’opili?

No. The income thresholds of the Ho’opili affordable housing program don’t support single-family home prices. Affordable units are limited to townhomes and condominiums.

What happens if I’m not selected in the lottery?

You are not guaranteed a unit, but you can apply again for the next lottery. Each drawing is independent — previous results don’t affect future chances.

Can I rent out my affordable unit?

Not during the 10-year buyback restriction period. You are required to owner-occupy the unit. After 10 years, you may rent, sell, or transfer the property freely.

What if my income changes after I’m selected?

Your income is verified at the time of application and closing. If your income exceeds the 120% AMI threshold before closing, you may be disqualified. Contact the DPP for guidance on your specific situation.

Is the lottery drawing public?

Yes. Lottery drawings are typically held as public events. You don’t need to attend in person — your application is your entry — but attending gives you a firsthand look at the process.

How is Ho’opili different from DHHL (Hawaiian Home Lands)?

DHHL is a completely separate program for Native Hawaiians with at least 50% Hawaiian blood quantum. Ho’opili’s affordable housing is open to all Hawai’i residents who meet the income requirements, regardless of ethnicity.

When is the next Ho’opili lottery?

As of July 2026, no Hoʻopili affordable lottery is open and no date has been announced. D.R. Horton releases lottery schedules on a per-phase basis. Join the interest list to be notified immediately when the next one is announced.

Related Resources

• Ho’opili Prices 2026: Complete Pricing Guide
• Ho’opili HOA Fees Guide
• Ho’opili vs. Koa Ridge: Which Is Right for You?
• Ho’opili Development Hub
• Honolulu County Income Guidelines (DHLM)

This guide is for informational purposes only. Income limits, eligibility criteria, and lottery procedures may change. Always verify current requirements directly with D.R. Horton Hawaii and the City & County of Honolulu Department of Planning and Permitting before applying.