Buying Acreage Above the Highway in Kealakekua and Kainaliu: What to Know

Oct 20

4 min read

Updated: 3 days ago

Buying a few acres above the highway in Kealakekua or Kainaliu is one of the most sought after moves in South Kona, and Kona born Realtor Maile Woodhall helps buyers do it with their eyes open. Land here comes with questions a house lot in town never raises. This guide walks through what to check before you make an offer.

Key takeaways

Most acreage above the highway in Kealakekua and Kainaliu is zoned agricultural. The number in the zoning code is the minimum lot size in acres.
Some older lots are smaller than today's minimum. They are legal lots, but a smaller lot like that could not be created today.
Check water, wastewater, lava zone, flood zone, road access and property tax class on every parcel.
Old coffee or macadamia trees are part of the land, not a job you have to take on.

Where "above the highway" is

In Kealakekua and Kainaliu, Māmalahoa Highway runs along the hillside. Land above the highway (mauka) sits higher up the slope than land below it (makai). Higher ground usually means cooler air, more afternoon clouds, and more rain than the coast. Kainaliu town, Kealakekua, and the Konawaena schools are close by, and Kailua-Kona is about a half hour drive north.

Zoning on acreage in Kealakekua and Kainaliu

Most acreage above the highway in Kealakekua and Kainaliu carries a Hawaiʻi County agricultural zoning code such as A-5a, where the number is the minimum lot size in acres. Many lots here were created before today's rules, so a lot can be smaller than the minimum for its zone. That lot is still a legal lot. It simply could not be split off today. Pull both the County zoning and the State land use district before you assume what a parcel can be used for. The full walk through is in Hawaiʻi Land Zoning Explained.

Water on acreage in South Kona

Some acreage above the highway in Kealakekua and Kainaliu has County water. Other parcels rely on a rain catchment tank. Ask which one a parcel has, and if there is a meter, before you make an offer. The trade offs are in Catchment vs County Water.

Cesspools and wastewater

Many older homes in South Kona use a cesspool. Hawaiʻi State law requires every cesspool in the state to be upgraded or converted by 2050. Ask what system a home has and budget for the change. Check with the State Department of Health before planning a new system.

Lava zone and flood zone

Most of Kailua-Kona, Keauhou, and Holualoa are in Lava Zone 4. Parts of South Kona are in Zones 2 and 3, and parcels around Kealakekua and Kainaliu can fall in Zone 3 or 4. The U.S. Geological Survey maps nine zones, and Zone 1 is the highest hazard. Look up the zone by the parcel's tax map key, not the town name, and check the FEMA flood zone at the same time. More detail is in What Lava Zone Is Kona In?

Roads, boundaries and old orchards

Road access. Some acreage in South Kona sits on private roads. Ask who maintains the road and whether there is a written road agreement.
Boundaries. Read the title report and the recorded subdivision map. If the corners matter to your plans, a licensed survey confirms them.
Old orchards. Many parcels above the highway still hold old coffee or macadamia trees. Buyers can restore them, clear some, or leave them be. Nothing about the trees requires you to farm.

Property taxes on agricultural land

Some agricultural parcels in Hawaiʻi County carry a special agricultural assessment that lowers the property tax. Ask the County Real Property Tax Office whether a parcel has one and what happens if the new owner does not continue the agricultural use.

Common questions

Can I build a house on agricultural land in Kealakekua?

Often yes, but it depends on the zoning, the lot, and what is already built there. Confirm with the Hawaiʻi County Planning Department and Building Division before you buy.

Is acreage above the highway in Kainaliu cooler than the coast?

Usually. Higher elevation on the Kona slope tends to bring cooler air and more afternoon clouds and rain than the shoreline.

Do I have to farm agricultural land in South Kona?

No. Agricultural zoning sets what is allowed, not what you must do. A special agricultural tax assessment is different: ask the County what keeping it requires.

For buyers looking at acreage above the highway in Kealakekua or Kainaliu, Maile Woodhall grew up in South Kona and knows which questions to ask on every parcel.

Sources: County of Hawaiʻi Planning Department; Hawaiʻi Department of Health, Wastewater Branch.

About the author: Maile Woodhall (pronounced Miley) is a licensed Hawaiʻi REALTOR (RS-88019) with The Agency Team Hawaii, eXp Realty (RB-21841), born and raised in Kona. Questions? Call or text (808) 482-5800.

Last updated: October 2026.