Big Island Hawaii FAQ - Hilo Puna Real Estate

1) How is the Big Island Real Estate Market? After a few extraordinary years, inventory increased and prices have come down, creating a Buyer's Market opportunity. Declines in Big Island average home prices, however, have been less than many parts of the United States. Hawaii Real Estate Market Report My Real Estate Listings

2) Volcanoes, Lava, and Vog: We don't have much property for sale in the remote areas near the active lava flow, which border the east side of Hawaii Volcanoes National Park. Since 1983, the lava flow has covered about 60 square miles and destroyed approximately 200 structures in the Kalapana area. The Hawaii County Civil Defense has a website to keep the public and tourists informed of current activity and lava viewing tourist areas. Puna Lava Flow Update

Vog is more common to our Kau, South Kohala and Kona districts, and on occasions affects the Hilo, Hamakua and Puna districts. Vog generally is carried west from the volcanic vents in or bordering the Volcanoes National Park by the trade winds, and can sometimes be noticed on our neighbor islands Maui and Oahu. A "Voggy" day looks like a smoggy day, and creates brilliant red sunsets. People with respiratory ailments are more prone to adverse effects of Vog, which can include headaches, breathing difficulties, watery eyes, and sore throat. If Vog is a concern, then we can focus on properties upwind on the east and north sides of the Big Island. Big Island Vog Conditions

It is true that Hawaii Volcanic Lava Zones 1 and 2 are more difficult to get mortgage loans on homes, while most everyone can get insurance on homes up to $350,000 through the Hawaii Property Insurance Association. (HPIA) Above that amount you would go with a more expensive insurance policy, usually through Lloyds of London. Yet, many residents love these areas in Puna, Kau, and South Kona because of the weather and scenic beauty. There are ways to reduce risk by keeping your real estate search to volcanic zones 3 or higher in these areas. If "being as far away from the lava as possible" is important, then we have areas in the Hilo, Hamakua, and Kohala districts to search for property! Big Island Lava Hazard Zones

Living near an active volcano is also a matter of perspective. Some people see "risk" to be a few miles from a volcano vent, while others see "opportunity" to have a business to cater to the many visitors who come to see the lava flow. No matter where you live there is risk of some kind of natural disaster: Earthquake, Tornado, Hurricane, Blizzard, Flood, Lightning, Landslide, Sand Storm, Fire, Volcano... It's a matter of which risks you are willing to live with. Most people who live over here don't really think much about it. Our volcanoes tend to ooze out a lava creek and not explode quite like they can in other parts of the world. When the lava flows, literally thousands of people rush to the public viewing areas to go see!   Hawaii Volcanoes National Park

3) Koki Frogs, Coqui Frogs or Caribbean Tree Frogs: These small tree frogs are said to have found their way into Hawaii years ago in some tropical plant shipments from Florida or Puerto Rico. I estimate about 25% of the clients I work with HATE them, about 25% LOVE them, and the other half tell me "we have louder things that than where we are from!"   Koki Frog Information

4) Rainwater Catchment Systems: Catchment Water is fairly common in parts of our rural Big Island, where piped county or private well water is limited. Typically you would have a metal roof on your house, and use the rain gutters to catch the rain water where it goes into a large steel or plastic water tank. There is then a filter system and water pump to bring the water into the house.   Catchment Water

5) Big Island Hawaii Flood Zones: All of Hawaii County is mapped with a flood zone code. However, unless you are near a stream or very low elevation shoreline area, chances are your Hawaii property will be located in Flood Zone "X", which is the lowest level of risk area (less than 1% annual risk from stream flooding). Some properties may have localized ponding during a heavy rain, which is not reflected in the flood zone designation. Big Island Flood Zones   Hawaii Island Tsunami Evacuation Zones

6) What is SSPP? Special Subdivision Project Provision. This is a cost share between HELCO (Hawaiian Electric Light Company) and land owners to bring electricity to some of the rural subdivisions. When you hook up to the electric lines you pay a share of the cost of the power poles. I've seen SSPP range from about $500 to over $5000. Depending on the amount, you may be able to pay it off over a period of time. For specific details you will need a tax map key number of a particular property, then contact HELCO Engineering (808) 969-0311

7) Hawaii Land Tenure: Fee Simple or Leasehold? Fee Simple is when you buy the land. Leasehold is when you rent the land, usually on a long term lease. For most people, fee simple better fits their long term goals, while for income investors, leasehold is an option worth looking at. Hawaii County Tax Map Key

8) What is a Cesspool? Basically, a cesspool is just a well in the ground. Hawaii Cesspools Septic Systems

9) Harpta? Firpta? (Hawaii Real Property Tax Law) allows for Hawaii income tax withholding from the proceeds of a sale, similar to when an employer withholds income tax from your paycheck. The State of Hawaii generally requires that 5% of the sale price be withheld for taxes from an out of state Seller. Likewise, the US Government has FIRPTA withholding, which requires that 10% be withheld for non-US residents. You get a tax credit for the full amount withheld towards any income tax owed on your capital gains when you report them on your Federal and/or Hawaii non-resident income tax return. HARPTA FIRPTA

10) How many square feet are in an acre? 43,560 feet are in one acre. For many people, an acre of land is plenty to take care of. 12,000 sq ft is enough to give you a nice front yard and a back yard, while 8,000 sq ft gives you one or the other.

11) Can I use a Mainland lender to buy property in Hawaii? Yes - BUT! If the off-Island lender does not have personal experience with processing loans for properties on the Big Island, I suggest to add two weeks additional escrow time. Off-Island loan agents are often not familiar with volcanic zones, agriculture zoning, catchment water, private roads, or which type of loans work in which districts and subdivisions. I'm glad to work with whichever lender you chose, but encourage you to check out some of the recommended local lenders and mortgage brokers on my Hiloagent.com website, if just to compare loan options.   Referral Resources

12) Where is the best place to live on the Big Island of Hawaii? Well... it all depends on YOU. What I have found is people generally like where they live, and for that reason, recommend the area where they live, and they do not always where someone else lives. Some people like the warm dry sun-drenched Southern California like weather of our more active Kona/Kohala side of the island, with the nearby golf and beach resorts, condos and timeshares, tourist and art shops, and the many restaurants. Others prefer the cooler, more tropical and greener Hilo side of the Island, with it's sunny mornings, partly cloudy afternoons, and rain most evenings as the clouds cross over the mountains. Hilo has an older "local Hawaii" small town atmosphere, while Puna is eclectic from funky Pahoa to artsy Volcano, mostly rural and farmish by nature, and relative privacy in the Ohia forests. I have worked with clients who have moved from one side of the Big Island to the other saying "it was so different than what everyone told us."

The County of Hawaii districts include Kona, Kohala, Hilo, Hamakua, Puna and Kau. Hawaii Island (as many of the local residents call our home) is about 4000 square miles and is quite diverse in many aspects.  The Island is a wonderful place to live - we have something for just about everyone!   Big Island Distance Chart   Big Island Weather East Hawaii Photos   Hawaii Books Maps   Hawaii County Population

More Questions and Answers Coming Soon! Hawaii Island Information Links

Big Island Hawaii Weather Conditions

Hawaii Climate Information    Hawaii Drought Monitor    Hawaii VOG Conditions

Big Island Hawaii Maps

Hawaii Distance Chart

Hawaii District Map

Hawaii Lava Zones

Hawaii Rain Map

Puna Map

Hawaii and Real Estate Resources

Hawaii Guides and Maps

Legal - Real Estate - Tax



Ready Map Book of Hawaii

Need A REALTOR® on the Big Island of Hawaii?

If you need a friendly agent with experience in our local Hawaii real estate market to help you find your place on the

Big Island, please write to me - I'd be glad to help!   Kevin E. Lewis, Realtor® in Hilo Hawaii HiloAgent @ Yahoo.com

Please take a look at my current East Hawaii Real Estate homes and land listings for sale.

HiloAgent.com

Mahalo for visiting my Big Island Hawaii Real Estate Website!

Kevin E. Lewis, REALTOR® HiloAgent.com - Prudential Orchid Isle Properties, Hilo HI - NOBODY Knows the Big Island Like We Do!™


Hawaii Distance Chart	Hawaii District Map	Hawaii Lava Zones	Hawaii Rain Map	Puna Map

Big Island Hawaii Frequently Asked Questions - Living on Hawaii Island