Ilima at Hoopili

ʻIlima at Hoʻopili is a 76-unit split-level townhome neighborhood in the Hoʻopili master-planned development in Ewa Beach, West Oʻahu. Built by D.R. Horton Hawaiʻi and completed in 2020, ʻIlima features 48 market-rate and 28 affordable units with private fenced yards, 2–3 bedrooms, and 935–1,400 square feet of living space. Original market prices ranged from $584,000–$634,000, and resales now list in the high $600,000s to low $700,000s.

What Is ʻIlima at Hoʻopili?

ʻIlima is one of two townhome neighborhoods within the larger Hoʻopili development, Oʻahu’s largest new-construction community in Ewa Beach. The other townhome phase, Kohina, offers lanai-only outdoor space. ʻIlima’s defining feature is its private fenced yards—a rarity for townhomes at this price point in West Oʻahu. If you have pets, kids, or simply want ground-level outdoor space for grilling and entertaining, ʻIlima delivers what Kohina doesn’t.

D.R. Horton Hawaiʻi sold ʻIlima units through a series of lottery releases between 2019 and mid-2020. The final lottery—for the model home itself—closed on July 25, 2020 at a price of $634,270. Today, all 76 units are owner-occupied, and the only way to buy into ʻIlima is through the resale market.

The neighborhood sits within walking distance of Hoʻopili’s central park and community amenities, and is close to the planned Honolulu Rail Transit stations that will eventually connect West Oʻahu to downtown Honolulu and the airport. ʻIlima owners also benefit from proximity to growing retail and dining options along Fort Weaver Road and at nearby Ka Makana Aliʻi shopping center.

ʻIlima at Hoʻopili Floor Plans & Home Types

ʻIlima offers 7 floor plan variations across 3 general home types, all built as split-level townhomes. The split-level design creates a sense of separation between living and sleeping areas, making these units feel more like small houses than traditional condos.

Market-Rate Floor Plans

Market-rate units feature the larger floor plans, typically 3 bedrooms and 2.5 bathrooms with approximately 1,200–1,400 square feet. Most include a 1-car garage, front-entry lanai, and a private fenced courtyard. The open-concept main level includes an oversized kitchen island, white wood cabinetry with soft-close drawers, and Frigidaire appliances. The master bedroom sits on the upper level with a walk-in closet and private balcony.

Affordable Housing Floor Plans

Affordable units are slightly smaller—primarily 2-bedroom, 2.5-bathroom configurations at roughly 935 square feet. Instead of a 1-car garage, affordable units come with 2 open parking stalls. They still include a private courtyard, split-level layout, and the same smart-home features as market-rate homes.

All ʻIlima homes came equipped with split air conditioning systems, a 1-year builder warranty, and a 10-year structural warranty from D.R. Horton.

ʻIlima at Hoʻopili Pricing: Original vs. Resale

Understanding ʻIlima pricing means looking at two distinct markets: the original lottery prices and today’s resale values.

Original Lottery Pricing (2019–2020)

• Market-rate units: $584,000–$634,270
• Affordable units: $409,000–$443,000 (income-qualified buyers only)

Current Resale Market (2026)

Since completion, ʻIlima resales have appreciated modestly. As of early 2026, 3-bedroom market-rate units typically list between $680,000 and $720,000—representing roughly 10–15% appreciation over original purchase prices. Resale inventory is limited because ʻIlima is a small, desirable neighborhood where owners tend to stay.

For the latest Hoʻopili pricing across all neighborhoods, see our Hoʻopili Prices 2026 guide.

Market vs. Affordable Units: Key Differences

If you’re interested in affordable housing options across Hoʻopili and other Oʻahu developments, visit our affordable housing hub and eligibility guide.

ʻIlima at Hoʻopili Location & Commute

ʻIlima sits within the Hoʻopili development off Fort Weaver Road in Ewa Beach. Here’s what your commute and daily life look like:

• Ka Makana Aliʻi (shopping/dining): 5-minute drive
• Joint Base Pearl Harbor–Hickam: ~20 minutes via H-1
• Downtown Honolulu: 30–45 minutes depending on traffic
• Daniel K. Inouye International Airport: ~25 minutes
• Kapolei town center: 10-minute drive

The Honolulu Rail Transit system’s West Oʻahu stations are planned near Hoʻopili, which will eventually provide a traffic-free commute option to Pearl Harbor, the airport, and Ala Moana. For ʻIlima residents, the rail is a potential game-changer for daily commutes.

ʻIlima at Hoʻopili Amenities & Lifestyle

As part of the broader Hoʻopili community, ʻIlima residents have access to the development’s growing amenities network:

• Hoʻopili Park: Walking distance from ʻIlima, with open green space and play areas
• Community pools and recreation areas: Shared across Hoʻopili neighborhoods
• Walking and biking paths: Interconnected trails throughout the development
• Retail and dining: A planned Hoʻopili village center will add shops and restaurants within the community

ʻIlima’s private fenced yards set it apart from nearly every other townhome option at Hoʻopili. Owners frequently cite the yard as the single biggest reason they chose ʻIlima over Kohina or newer phases. It’s genuinely usable outdoor space—enough for a small garden, a grill setup, or a safe play area for kids and pets.

HOA Fees & Monthly Costs

Like all Hoʻopili neighborhoods, ʻIlima homeowners pay monthly HOA fees that cover common area maintenance, landscaping, and shared amenities. For a detailed breakdown of what’s included and current fee amounts, see our Hoʻopili HOA Fees guide.

Beyond HOA, budget for property taxes (based on assessed value), homeowner’s insurance, and your mortgage payment. ʻIlima units are classified as condominiums (CPR) for tax purposes despite feeling like townhomes.

How to Buy an ʻIlima at Hoʻopili Resale

Since ʻIlima sold out in 2020, the only path to ownership is through the resale market. Here’s how to approach it:

1. Get pre-approved. VA, FHA, and conventional loans all work for ʻIlima units. Military buyers stationed at nearby bases frequently use VA loans with zero down.
2. Monitor listings. With only 76 total units, ʻIlima resales are infrequent. Set up alerts on MLS or work with an agent who specializes in Hoʻopili.
3. Act quickly. Well-priced ʻIlima listings—especially 3-bedroom units with garages—tend to go under contract within days.
4. Review HOA documents. Request the most recent reserve study and financial statements from the HOA before making an offer.

For a broader overview of buying new construction in Hawaiʻi, including lottery processes for other Hoʻopili phases still releasing units, read our how to buy new construction guide.

Other Hoʻopili Neighborhoods to Consider

If ʻIlima doesn’t have available resales, or if you want to compare options, explore these active Hoʻopili neighborhoods:

• Ahakea at Hoʻopili — Single-family homes with more space
• ʻAlana at Hoʻopili — Newer townhome phase with modern floor plans
• Kapili at Hoʻopili — Mid-range single-family options
• Noho Papa at Hoʻopili — Affordable-focused neighborhood

For a complete list of all neighborhoods, pricing, and availability, visit our Hoʻopili development hub.