Buying Vacant Land on the Big Island of Hawaii: What Buyers Need to Know

Buying vacant land on the Big Island of Hawaii can be an exciting opportunity. Many people are drawn to the idea of owning a piece of Hawaii where they can eventually build a home, farm, or simply hold land as a long-term investment.

However, purchasing land in Hawaii is very different from buying land in many parts of the mainland United States. Before buying vacant land on the Big Island, it’s important to understand zoning, utilities, access, and infrastructure.

As a real estate agent working across Hilo, Honokaʻa, Waimea, and the surrounding areas, I spend a lot of time helping buyers navigate these details so they can avoid costly surprises.

Check Zoning and Land Use

One of the first things to verify when buying land in Hawaii is the zoning designation.

Zoning determines what the property can legally be used for. Common zoning categories on the Big Island include:

• Agricultural
  
  

• Residential
  
  

• Conservation
  
  

• Commercial
  
  

Many properties in areas like Puna and Hamakua are zoned agricultural, which can allow homes but may also come with specific requirements depending on parcel size.

Understanding zoning ensures your intended use for the property is actually permitted.

Utilities May Not Be Available

A common misconception is that utilities are always available to connect.

On the Big Island, some land may not have access to:

• Electricity
  
  

• County water
  
  

• Sewer systems
  
  

• Paved roads
  
  

Some areas rely on solar power systems, catchment water tanks, and septic systems instead of traditional infrastructure.

None of these are necessarily bad, but buyers should understand the costs involved before purchasing.

Access Matters

Another important factor is legal access to the property.

A parcel should ideally have:

• Direct road frontage
  
  

• A recorded easement
  
  

• A legally recognized access route
  
  

Without legal access, financing and building can become difficult.

Research Flood Zones and Lava Zones

The Big Island is unique because certain areas fall into lava hazard zones and flood zones.

While this does not necessarily mean the property cannot be built on, it may impact:

• Insurance availability
  
  

• Lending requirements
  
  

• Long-term risk considerations
  
  

Understanding these factors before purchasing land is critical.

Work With Someone Who Knows the Area

Vacant land transactions often involve more due diligence than home purchases.

I frequently help buyers evaluate:

• Access
  
  

• Utilities
  
  

• Title issues
  
  

• Zoning restrictions
  
  

• Future building potential
  
  

For many buyers, having someone familiar with Big Island land transactions helps avoid unexpected problems.