Hawaii Governor Voter Guide: Green and Cordery on Taxes and Housing
Two candidates are on the ballot for governor of Hawaii on Election Day, Tuesday, Nov. 3, 2026: Democratic Gov. Josh Green, who is seeking a second term, and Republican Gary Cordery, a contractor and business owner.
The Digital Free Press voter guide video compares the two candidates on taxes and the cost of living, and on housing. Here is where each one stands, based on the video, the candidates' own campaign websites, state records and Hawaii reporting.
No independent or third-party candidate advanced to the general election for governor; Civil Beat's general election ballot and Ballotpedia list only Green and Cordery. Green won the Democratic primary on Aug. 8 with 88.5% of the vote, and Cordery beat Ken Fujiyama in the Republican primary with about 76%. Republicans have not won a race for governor in Hawaii since 2006.
Why Taxes and Housing Are Issues
Hawaii has one of the highest costs of living in the country, and the median home price in Honolulu is above $1 million, as Civil Beat noted in its candidate questionnaire. In 2024, Green signed House Bill 2404 (Act 46), which his office calls the largest income tax cut in state history, with the cuts phasing in through 2031. In January 2026, citing federal funding cuts and a projected budget shortfall, Green proposed pausing the income tax cuts scheduled for 2027 through 2029 to bring back about $1.8 billion. The Legislature instead passed Senate Bill 3125 (Act 24), which Green signed on May 21; his office says it keeps most of the Act 46 relief for low- and middle-income households while revising some future bracket and rate changes and repealing or sunsetting some tax credits.
Josh Green (Democrat, Incumbent)
Green is a physician who worked as a family doctor and emergency room doctor on Hawaii Island before serving in the state House and state Senate. He was lieutenant governor from 2018 to 2022 and took office as governor in December 2022. His campaign says he has "delivered the biggest tax cut for the middle class in Hawaii state history, built affordable housing at a scale we haven't seen in decades, and made the largest investment in reducing homelessness ever in our islands."
On taxes and the cost of living, the video says Green delivered the biggest middle-class tax cut in state history and doubled key tax credits. His campaign website says he "doubled the earned income tax credit and the food tax credit, and increased the child and dependent care credit." His office says the first phase of his Green Affordability Plan, signed in 2023, saves Hawaii families about $88 million a year, and that Act 46 in 2024 was the largest income tax cut in the state's history. In his January State of the State address, Green said the tax cuts already in effect for 2026 would be "completely preserved" while he proposed the pause for later years.
On housing, the video says Green's emergency housing proclamation cut regulations and sped up thousands of affordable units. Green first signed an emergency proclamation on affordable housing in 2023 and has renewed it repeatedly; the 20th proclamation was issued in 2026. "I signed emergency housing proclamations to cut red tape and move projects faster, and we immediately approved over 10,000 new units of low-income housing," Green said in his 2026 State of the State address, adding that the exemptions "helped approve or accelerate nearly 7,000 affordable units statewide" over 18 months. His campaign website says he is building "46,000 affordable units for working families" and "cutting red tape and removing unnecessary regulations on new housing, while still protecting our environment."
Gary Cordery (Republican)
Cordery owns a contracting company and was a candidate for governor in 2022. He first became known in politics leading protests against COVID-19 restrictions and vaccine mandates with the Aloha Freedom Coalition, Hawaii News Now reported. His running mate is Daniel Anthony, a Native Hawaiian food and cultural activist. Cordery says there is enough waste in state government to pay for his tax cuts. "We need out-of-state auditors. We need transparency that will look at every state department, every agency," he told Hawaii News Now on Oct. 21.
On taxes and the cost of living, the video says Cordery wants to freeze property taxes for retirees and end the general excise tax on food and medicine. His campaign website lists the same plan: "Eliminate the General Excise Tax (GET) on food and medicine" and "Freeze property taxes for Kūpuna at retirement and on their primary residence." It also calls for tax exemptions for Native Hawaiian homeowners. "We will reduce the taxes, fees and the scope of government," he told Civil Beat.
On housing, the video says Cordery wants 15,000 homes for local families on state land and an independent permit department. His campaign website says his Housing Master Plan would "deliver 15,000 fee-simple homes priced between $400K–$600K, targeted for working families, teachers, nurses, and Kūpuna," with permitting streamlining, fewer redundant regulations and an end to no-bid contracts. In his Civil Beat questionnaire he said the homes would be built on state land, that he would raise the share of land zoned for development from 5% to 6% for local families, and that "the state will launch an independent permit department." He also told Hawaii News Now that military members living in Hawaii should live on base rather than receive a stipend to rent off base, which he says drives up rents.
Where to Follow the Candidates
Josh Green: @drjoshgreen on X and @drjoshgreen on Instagram. Gary Cordery: @GCForGov on X, @garycorderyforgovernor on Instagram and @garycordery4governor on TikTok.
Election Day is Tuesday, Nov. 3, 2026. This guide is for information only; The Digital Free Press does not endorse any candidate.
Yossi Schmidt, Founder and Editor-in-Chief, The Digital Free Press
Hold Everyone Accountable.
Sources: Josh Green campaign, Cost of Living: https://joshgreenforhawaii.com/issues/cost-of-living/ ; Josh Green campaign, Affordable Housing: https://joshgreenforhawaii.com/issues/affordable-housing/ ; Gary Cordery campaign, Key Issues and Priorities: https://www.garycorderyforgovernor.com/key-issues-priorities ; Civil Beat, "Candidate Q&A: Governor – Gary Cordery" (July 2026): https://www.civilbeat.org/2026/07/candidate-qa-governor-gary-cordery-2/ ; Civil Beat, 2026 Hawaii General Election Ballot: https://www.civilbeat.org/elections-2026/general/ ; Hawaii News Now, "GOP gubernatorial ticket targets government waste, vaccine mandates" (Oct. 21, 2026): https://www.hawaiinewsnow.com/2026/10/22/gop-gubernatorial-ticket-targets-government-waste-vaccine-mandates/ ; Office of the Governor, "Addressing Affordability: Unprecedented Tax Reform": https://governor.hawaii.gov/main/addressing-affordability-unprecedented-tax-reform/ ; Office of the Governor, "Governor Green Signs Bills to Strengthen and Protect Essential Public Services" (May 21, 2026): https://governor.hawaii.gov/newsroom/office-of-the-governor-news-release-governor-green-signs-bills-to-strengthen-and-protect-essential-public-services/ ; Office of the Governor, Emergency Proclamation Relating to Housing: https://governor.hawaii.gov/emergency-proclamation-relating-to-housing/ ; Hawaii Public Radio, Gov. Green's 2026 State of the State address (Jan. 26, 2026): https://www.hawaiipublicradio.org/local-news/2026-01-26/gov-green-state-of-the-state-address-2026 ; Ballotpedia, Hawaii gubernatorial election, 2026: https://ballotpedia.org/Hawaii_gubernatorial_and_lieutenant_gubernatorial_election,_2026
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