If you're considering buying land on the Big Island of Hawai‘i, it's important to understand that real estate here comes with its own unique set of factors—climate, lava zones, water access, utilities, and permitting—all of which can impact your decision.
The first thing to do - if you aren't familiar with the island - is make a trip here! Spend at least 2 weeks here and learn about the various areas of the island before decide you want to buy land here. The climate and "feel" of the land can change dramatically in just a few miles and is unlike any place on the mainland. Even if you've been here - but stayed at the resorts the entire time - life outside the resort walls is dramatically different all over the island. See our other blog posts for more detailed information about Hawai‘i! While you are exploring the island, here are a few key things to be aware of before you start your search:
1. Lava Zones Matter: The island is divided into Lava Zones 1–9, with Zone 1 being the highest risk for volcanic activity and Zone 9 the lowest. Lava Zone 2 is common in areas like Puna and parts of Ka‘ū. While we do work with lenders who will finance properties in Lava Zone 2, insurance is typically provided through the Hawai‘i Property Insurance Association (HPIA), which often carries higher premiums and limited coverage options. Zone 1 remains challenging for both financing and insurance. The Ka‘ū district is unique in that it has quite a bit of area that is Lava Zone 6!
2. Microclimates Across the Island
East Side (Hilo, Puna): Lush and tropical, but with high rainfall. Expect mold, mildew, and higher maintenance.
West Side (Kona, Kohala): Hotter, sunnier, and more humid with less rainfall.
South Point (Ka‘ū): Breezier and cooler—often 5-10 degrees lower than Kona—thanks to steady trade winds.
3. Water Supply: County vs. Catchment Much of the island, especially rural areas, does not have access to county water. Instead, homes rely on rainwater catchment systems. These are completely legal and common but require proper maintenance, filtration, and planning for dry periods.
4. Power Options: HELCO or Solar Some properties are on the grid with Hawaiian Electric (HELCO), while others are off-grid and rely on solar or hybrid systems. Off-grid living is very doable here, but buyers should understand system capacity, battery life, and backup options.
5. Permitted vs. Unpermitted Structures: Unpermitted homes or additions are common in certain parts of the island, especially in rural subdivisions. While they may function fine, they can complicate appraisals, financing, insurance, and future resale. If you're paying cash, you may have more flexibility—but it’s important to know what you’re buying.
6. Insurance Can Be Tricky: Insurance availability and cost vary based on location, structure type, and lava zone. Some companies are exiting high-risk zones altogether, which makes it essential to check insurability before making an offer.
7. Road Maintenance & CC&Rs: Some subdivisions have private roads maintained by an association with required annual fees. Others are in disrepair. Always check road conditions, dues, and any community rules (even in “off-grid” areas).
We specialize in helping buyers navigate all of these factors so you can find the right property that fits your needs, lifestyle, and risk tolerance. If you're dreaming of owning land on Hawai‘i Island, let’s talk about where your vision matches the land best.
Our Quality is Undeniable
Teena Genge, PB23650 United Country Real Estate – Hawai‘i Lifestyle Properties 📞 808-400-0640 🌐 unitedcountryhawaii.com