Nanea III at Koa Ridge

Nanea III is the flagship home series at Koa Ridge, Castle & Cooke’s master-planned community in Central O‘ahu between Mililani and Waipi‘o. These are detached single-family homes — no shared walls — sold as fee simple condominium units, with living areas from 1,314 to 2,228 square feet, a two-car enclosed garage on every plan, and a private yard area assigned to each home.

The name of the series is worth taking literally. Nanea homes are the ones Castle & Cooke builds for people who want room to spread out: a bedroom downstairs, a family room upstairs, a yard the kids can actually use. Several plans can be expanded to five or six bedrooms through structural options selected before construction.

Nanea III is being built in two phases totaling roughly 82 homes — 46 fee simple units in Phase I and 36 in Phase II. Phase II sits on 4.181 acres across 36 detached residential buildings, eight single-story and twenty-eight two-story, with construction started in June 2025 and completion estimated on or before December 2026. Each phase is a separate registered condominium project; Castle & Cooke has the right to merge them but is not obligated to.

Yard areas are the other thing that separates Nanea III from everything else at Koa Ridge. Across the two phases, the yard area assigned to each home has run from roughly 4,270 to nearly 7,800 square feet — genuine single-family lot sizes, and one of the few remaining places on O‘ahu you can buy new construction with a yard that size.

Nanea III at a Glance

The Floor Plans

Nanea III plans run in lettered families — A through F — with numbered and mirrored (“R”) variations within each family that differ in orientation and, in some cases, in storage. Unit counts below reflect Phase II. Living areas are approximate and vary slightly between phases, so confirm against the price sheet for the home you are actually considering.

Square Footage Beyond the Living Area

Garage, covered entry, covered lanai, and storage are in addition to the living area. Total area is what the home actually occupies. Figures below are from the Phase II public report.

Swipe the table sideways to see every column.

All figures in square feet and approximate. Net living area is measured from the interior surface of the perimeter walls; other documents and maps may show different figures because a different measurement method was used. Renderings, floor plans, features, and square footages are subject to change.

Three Elevation Styles

Every Nanea III home is built in one of three exterior architectural styles, assigned by lot so the streetscape reads as a varied neighborhood rather than a row of identical houses:

Making the Plan Yours

This is what separates Nanea III from the rest of Koa Ridge and from most new construction on O‘ahu. Beyond finish selections at Castle & Cooke’s Design Center, Nanea III offers structural options — changes to the actual floor plan, made before the home is framed. Depending on the plan, these have included:

At the Design Center

Castle & Cooke operates a full-service new-home customization facility — cabinet styles, countertops, flooring, fixtures, appliance upgrades, and home organizational systems for closets, garages, pantries, and home offices. Smart home add-ons have included cameras, speakers, and thermostats. Available selections vary by home and by construction stage.

Pricing

Nanea III homes are priced individually. Two homes on the same plan can differ meaningfully depending on lot position, orientation, and which structural options were built in. Castle & Cooke also runs incentives and promotional financing on select homes, and those offers change from release to release — they are often worth more than a negotiated discount would be.

Rather than post a price list that goes stale within weeks, we will send you the live one: current prices for every available home, what is already reserved, which plan and options each home actually has, and which incentives apply right now.

Where Pricing Has Landed

For scale rather than as a quote: in the statutory owner-occupant presale announcements, minimum prices ran from roughly $1.12M to $1.55M in Phase I (published April 2025) and roughly $1.14M to $1.57M in Phase II (published June 2025). Those were minimum prices as of publication, before options, and the developer states they are subject to change. Current pricing will differ — ask us for today’s sheet.

What You Will Pay Monthly Beyond the Mortgage

Nanea III carries a dramatically lower association burden than the townhome neighborhoods at Koa Ridge, because there is far less shared infrastructure to maintain — no shared walls, no shared corridors, and your yard and driveway are your own responsibility rather than the association’s.

• Association maintenance fee — The developer’s April 2025 price list estimated the monthly maintenance fee at $66.76. That is not a typo, and it is the single biggest carrying-cost difference between Nanea III and a townhome at Koa Ridge, where fees run into the hundreds. The trade-off is that maintaining your home, your yard, and your driveway is entirely on you. Initial fees are estimates, are difficult to project, and tend to increase as a project ages — ask us for the current figure on the home you are considering.
• Koa Ridge Owners Association assessment — A separate master-community assessment, in addition to your project’s maintenance fee, plus a start-up assessment at closing.
• Real property taxes — Currently assessed on the project as a whole; the City and County will assess each unit separately going forward.
• Your own unit insurance — The association insures the common elements. Insuring your unit, its limited common elements, and its contents is on you.

Get Current Pricing & Availability

What Comes Standard

Features vary by floor plan, phase, and release; not all features are available in all plans, and some items listed above are upgrades rather than standard on every home. The developer reserves the right to make design and material changes without notice. Confirm the specification sheet for the specific home you are considering.

The Owner-Occupancy Requirement

This is the single most important thing to understand about buying at Nanea III, and it is the reason we put it on this page rather than leaving it buried in the documents.

There are actually two separate sets of rules at work, and they are easy to confuse because they say similar things. One comes from state law. The other comes from Castle & Cooke. Both bind you.

1. The state owner-occupant law (HRS Chapter 514B)

At least fifty percent of the units in each phase are designated for sale to owner-occupants, and buying one means signing a notarized affidavit that is a binding legal document with criminal and civil penalties attached.

• 365 consecutive days as your principal residence — Counted from recordation of the instrument conveying the home to you.
• Complete possessory control — You lose owner-occupant status if you rent, lease, or assign the home for any period to anyone whose name is not on the title. Transferring into a trust for estate-planning purposes is permitted if you keep living there.
• You must notify the Real Estate Commission — immediately, if at any point you decide to stop being an owner-occupant. If you decide before closing, you must also tell the developer, who may then cancel your sales contract.
• You carry the burden of proof — The Commission may demand verification of your owner-occupant status. Failing to provide it can mean a fine equal to the profit made on the sale, lease, assignment, or transfer.
• Penalties — A false statement in the affidavit or a violation of the law is a misdemeanor, with a fine up to $2,000, up to a year of imprisonment, or both — plus a civil penalty of up to $10,000 or fifty percent of the net proceeds, whichever is greater.
• One name per household on the list — If two or more prospective owner-occupants intend to live in the same home, only one name goes on the reservation list. The affidavit also cannot be signed by an attorney-in-fact; every prospective owner-occupant signs personally.

2. The developer’s deed covenant

Separately from the statute, the deed conveying your home carries restrictions imposed by Castle & Cooke.

• Twelve-month Occupancy Period — The home must be your primary residence for at least twelve months after the deed is recorded.
• No transferring during that period — You may not sell, lease, sublease, license, or otherwise part with possession without Castle & Cooke’s prior written consent, which they may withhold for any reason or no reason at all.
• Developer repurchase option — Break the covenant and Castle & Cooke holds a first option to buy the home back at a designated price, exercisable during or after the Occupancy Period. If you have already transferred it, they can instead recover the money you received.

How the Owner-Occupant Release Works

Nanea III releases have not been first-come-first-served at the sales office, and they have not been a lottery. They run on a chronological system: for a 30-day window after a phase goes on sale, owner-occupant designated homes are offered only to owner-occupants, in the exact order their completed packets arrive by email. That order becomes your Unit Selection Number, and your Unit Selection Number is everything.

Both phases followed the same shape. Blank packets were posted online; roughly ten days later the completed-packet deadline hit at 5:00 p.m.; and three days after that, a Unit Selection Event was held by appointment at the Koa Ridge Sales Office, with buyers called in numerical order.

What Goes in a Completed Packet

All of it, in a single email. Incomplete packets get bounced back and the whole packet must be resubmitted — which means losing your place in line.

• Reservation / Unit Preference Form — completed and signed, listing up to three preferred units by number and model, plus an “other” line.
• Pre-approval letter from a designated lender — verifying income, credit history, and funds to close, at prevailing rate for a conventional loan.
• Notarized Owner-Occupant Affidavit — a copy in the email, the original brought to your selection appointment. Remote online notarization is accepted in Hawai‘i and a remotely notarized affidavit counts as your original.
• A copy of your $20,000 earnest money check — made payable to Title Guaranty Escrow Services, Inc. The original comes with you to selection.
• Broker Referral Form — if you are represented. See the warning below.

At the Selection Event

• You are called in Unit Selection Number order — by appointment, at a scheduled date and time emailed to you in advance.
• You sign a Sales Agreement immediately upon selecting a unit — along with your original affidavit, reservation form, and earnest money check. This is not a browsing appointment.
• If your preferences are gone — you may choose from whatever remains, or go onto a back-up reservation list in packet order. Back-up lists have carried an expiration date roughly ten weeks out.
• You can send someone in your place — a Unit Selection Authorization Form lets you appoint a representative to select on your behalf at your appointment time, which matters if you are off-island or deployed.

Living There: Rules Worth Reading First

Nanea III is a condominium even though the homes are detached, so a declaration, bylaws, and house rules govern day-to-day life — on top of the Koa Ridge community covenants. These are the provisions buyers most often wish they had known earlier:

• You landscape your own yard — You must start landscaping your yard area and the planting strip within three months of closing and finish within six, working from a plant list and plan approved in writing by the board. Later changes need approval too.
• Yard trees are regulated by the City — If a tree was planted in your yard area, you are expected to water, weed, and fertilize it — and you may not cut, prune, spray, replace, remove, or transplant it without the consent of the City and County of Honolulu.
• You can actually expand the house — Uncommon for a condominium, and a real advantage of the detached format. Subject to board, lender, and agency approval, you may add up to 200 square feet of building footprint and 400 square feet of living area, to a maximum height of 25 feet, provided the work sits at least five feet inside your yard boundary. Shared fences and walls across a yard boundary are specifically prohibited.
• Pets — Dogs, cats, and other household pets are allowed, capped at two animals per home (fish excepted), and all pets must be registered with the managing agent.
• Leasing, after the Occupancy Period — Once the twelve-month covenant has run, you may lease with a minimum term of thirty days. Short-term and vacation rentals, bed and breakfast use, timeshares, and boarding or group living arrangements are all prohibited.
• Parking — Your two-car garage and your assigned driveway area are yours. Note that the Phase II project itself contains no guest stalls — guest parking is a street-and-driveway proposition.
• Mail — Mailboxes are at a shared mail kiosk within the project, maintained by the association as a common expense.

How the Buying Process Works

• Get pre-approved with a designated lender — The designated lenders for Nanea III have been American Savings Bank, Bank of Hawai‘i, Central Pacific Bank, and First Hawaiian Bank. You are not obligated to borrow from one of them — but if you use an outside lender you are responsible for any additional charges from your own lender. Note also that a pre-approval from a designated lender is a required part of the packet regardless of who ultimately funds your loan.
• Understand what you cannot condition on — No contingencies other than mortgage financing are accepted. That includes the sale of your current home. If you need to sell first, that has to be solved before you are at a selection table, not after.
• Complete the owner-occupant affidavit packet — Each phase has its own. This is a required step, not a formality, and the order it arrives determines your selection position.
• Review the active release — Each phase has its own price sheet, its own set of available plans and elevations, and its own lot positions. What appears on the site map is not always what is currently for sale.
• Choose your home and sign — You select an available unit and execute the Deposit Receipt and Sales Agreement with your deposit. The reservation form itself is not a sales contract and can be cancelled at any time with written notice before that point.
• Make your selections — If your home is early enough in the construction cycle, structural options and finish selections may still be open. Homes already under construction or complete are sold as built.
• Thirty-day cancellation window — Under Hawai‘i condominium law you have 30 days from delivery of the developer’s report and project documents to cancel, with your deposit refunded less escrow cancellation costs up to $250. Use that month to actually read the documents.
• Thirty-day arbitration opt-out — Separately, you have 30 days from the date of the sales agreement to elect out of its arbitration provisions and its class action waiver. Miss the window and both bind you. Most buyers never learn this exists.
• Construction and walkthrough — Timelines depend on whether you are buying a completed home or one still being built. If completion does not occur by the deadline in your sales agreement, cancellation is one of your remedies. Your orientation walkthrough happens before closing.
• Close and move in — Fee simple conveyance, with a ten-year limited warranty on construction defects administered by Professional Warranty Service Corporation, plus the Castle & Cooke Customer Care Program.

Closing costs are the buyer’s: escrow, notary, appraisal, recording, credit report, loan document preparation, and title insurance, plus a nonrefundable start-up fee that seeds the association’s working capital, an advance maintenance fee, and Koa Ridge Owners Association start-up and regular assessments.

The Koa Ridge Community

Koa Ridge is an active construction site and will be for years. The public report discloses that traffic, lights, noise, dust, and vibration may be generated within the community during and after development. If you are buying into an early phase, expect to live alongside the buildout.

Location & Neighborhood

• Off the Ka Uka Boulevard exit from H-2 — freeway access in minutes, which is the whole argument for Central O‘ahu over the West side
• Roughly 15 miles from Honolulu, putting the urban core within about a 30-minute drive outside peak traffic
• Minutes from the Waipi‘o Costco and Waikele Premium Outlets
• Close to Mililani Town Center and Waipahu Town Center for everyday shopping
• Reasonable reach to Wheeler, Schofield Barracks, and Pearl Harbor for military families

Developer & Project Details

Interested in Nanea III at Koa Ridge?

Get the current price sheet, the site map with elevations and yard sizes marked, and which structural options are still open on which homes — or talk through how Nanea III compares to Walea II, Ke‘olu, Lau Le‘a, and the resale market nearby. Connect with us before you submit a reservation form and before your first visit to the sales office — the Broker Referral Form has to go in with your packet, and there is no adding it later.

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