KAHUKU — Campbell Estate intends to sell 230 acres in this rural community to a Florida-based developer who, in turn, wants to sell current tenants on the property their affordable rental homes in exchange for community support to turn beachfront property into luxury homes.

Some residents say they won't give that support.

Through the land sale that could close by the end of the month, Continental Pacific LLC would acquire property that includes 70 rental units in Kahuku Village Phase V on a 200-acre parcel, 20 acres along the beach, Kahuku's municipal golf course, and a hospital, said Theresia McMurdo, spokeswoman for the estate of James Campbell.

Any future plans for those lands would be worked out between the new landowner and the community, McMurdo said. Any leases on the land, such as that for Kahuku Hospital, would transfer to the new owner, she said.

Prior to signing an agreement with Campbell Estate, Continental Pacific officials met with area residents and discussed a proposal through which renters would be able to buy their homes and 5,000-square-foot lots in fee simple for an average of $75,000. Also, the developer proposed turning over operation of the nine-hole Kahuku golf course to a nonprofit community group. But to make that plan viable, the developer wants to build 18 market-priced homes on the beach-front land.

Kahuku Village Association members maintain that the matter of homes on the beach is the only sticking point.

"This developer has some very good ideas and many of the people are willing to work with this developer," said Leslie Llanos, board member of the village association. "There's one part to the plan that doesn't make all the people happy: houses on the beach. It's really only that."

The community association is asking the developer to restrict Phase V of Kahuku Village to residential units; maintain plantation aesthetics in the community; abide by the sustainable community plan; and dedicate the golf course and two cemeteries to a nonprofit group.

Most of those demands were agreeable to the new buyer, said Eric Morrison, general manager for programs in Hawai'i for Continental Pacific. But to make the proposal viable for the developer, Continental Pacific must build on the beach lots, Morrison said, adding that he is aware of the opposition but is optimistic that the company will be able to forge some sort of agreement with the community.

"We think by any reasonable standard that it's a very good deal," Morrison said. "Hopefully, people will see it that way and get on board. If they don't get behind this deal, we'll have to look at other options."

Margaret Primacio, Kahuku Village Association vice president, said that on the surface the offer does look good, but noted potential problems. For example, she said, rental homes are in a flood zone. And while flood mitigation efforts are under way, banks may be reluctant to make loans on these properties, some of which are considered to be in substandard condition, Primacio said.

Also, she said, there's no option for rentals in the developer's proposal, pointing out that some of the current residents — especially the elderly — would be unable to buy.

Primacio said many people in the community and elsewhere along the Windward coast are opposed to the plans for beachfront homes. She said the only way to protect the oceanfront is for the city to condemn the land.

"Let's hope for that, because that's the last resort, and we're at the last resort," Primacio said.

McMurdo, of Campbell Estate, said the sale of the property would leave about 1,000 acres of land in Kahuku under the estate's control. But most of that property will become part of the wildlife refuge and flood mitigation project.

She said the offer to sell renters their homes for on average $75,000 is unheard of and that Continental Pacific's willingness to work with the community makes them a desirable buyer.

"We're satisfied that the buyer has integrity, expertise and the experience to come up with a viable resolution for the Kahuku Village residents," McMurdo said.

Reach Eloise Aguiar at eaguiar@honoluluadvertiser.com.