Buying Property in Puna, Hawaii: Lava Zones, Water & Fire Protection

Property in Puna: Lava Zones, Water, Fire Protection & Other Factors to Consider

Puna is one of the most distinctive areas of Hawaiʻi Island. I often refer to it as the Garden of Eden; it seems that everything will grow and thrive in Puna. It is also one of the places where buyers need to look beyond the house itself when evaluating a property.

A home in Puna may offer a large lot, lush tropical surroundings and considerably different pricing from many other parts of the island. But before buying, it is important to understand the property’s lava-flow hazard zone, water source, fire protection, roads and infrastructure, wastewater system, and history of volcanic activity.

These characteristics can vary substantially from one Puna community to another—and sometimes from one property to another within the same subdivision.

Understanding Puna’s Lava Zones

The U.S. Geological Survey (USGS) classifies the Island of Hawaiʻi into nine lava-flow hazard zones, with Zone 1 representing the highest relative lava-flow hazard and Zone 9 the lowest.

Puna encompasses Lava Flow Hazard Zones 1, 2 and 3.

For real-estate purposes, the practical distinction is significant:

• Zone 1 represents the highest relative lava-flow hazard.
• Zone 2 represents a very high relative lava-flow hazard.
• Zone 3 is a substantially lower relative hazard and is generally considered low risk for real-estate purposes.

Kailua-Kona, much of the Kohala Coast and many of Hawaiʻi Island’s major resort areas are also in Zone 3. Being in Zone 3 is therefore not generally regarded as a significant impediment to buying, financing, insuring or owning residential property.

The USGS classifications describe relative long-term lava-flow hazard, rather than predicting where the next eruption will occur. The boundaries are also approximate and should not be interpreted as precise property-level predictions.

Lava Zone 1 — Highest Relative Lava-Flow Hazard

Zone 1 includes the summit and rift-zone areas where volcanic vents have been repeatedly active.

In Puna, communities and areas associated with Zone 1 include:

• Leilani Estates
• Lanipuna Gardens
• Kapoho
• portions of Kapoho Beach Lots
• portions of Vacationland Hawaiʻi
• southern portions of Kaʻōhe Homesteads

The 2018 Kīlauea eruption demonstrated why Zone 1 deserves particular attention. Lava inundated substantial areas of lower Puna, destroying over 700 homes, roads and other infrastructure on 13.7 square miles of land. Those lava flows completely wiped out the oceanfront communities of Vacationland and Kapoho Beach Lots, while also destroying most of the town of Kapoho. Lava obliterated gorgeous Kapoho Bay, creating nearly 875 acres of new land that extended the shoreline up to 0.8 miles into the Pacific Ocean. 

Lava Zone 2 — Very High Relative Lava-Flow Hazard

Zone 2 consists primarily of areas adjacent to and downslope from active rift zones.

Puna communities associated with Zone 2 include areas such as:

• Pāhoa
• Nānāwale Estates
• Hawaiian Beaches
• Hawaiian Parks
• Hawaiian Shores
• Kalapana Seaview Estates
• Puna Beach Palisades
• Kehena Beach Estates
• Black Sand Beach
• Kaimū–Mākena
• Wāʻa Wāʻa
• ʻOpihikao
• other lower-Puna communities

Some communities and subdivisions cross the boundary between Zones 1 and 2, so the actual parcel should be checked rather than relying solely on the subdivision name.

Lava Zone 3 — Lower Relative Lava-Flow Hazard

Zone 3 has a substantially lower relative lava-flow hazard than Zones 1 and 2 because of its greater distance from recently active vents and/or topography that makes lava inundation less likely.

For real-estate purposes, Zone 3 is generally considered a low-risk lava zone.

Large portions of central and upper Puna are in Zone 3, including communities such as:

• Keaʻau
• Kurtistown
• Mountain View
• Hawaiian Paradise Park
• Hawaiian Acres
• Orchidland Estates
• Ainaloa
• Fern Acres
• Fern Forest
• Eden Roc
• Tiki Gardens
• Glenwood
• Aloha Estates
• ʻŌhia Estates
• Mauna Loa Estates
• Royal Hawaiian Estates
• Volcano and surrounding areas

Zone 3 is also where you will find much of Kailua-Kona, the Kohala Coast and many of Hawaiʻi Island’s resort communities.

The USGS nevertheless considers Zone 3 a relative hazard classification, not a guarantee that lava could never reach an individual property. For a real-estate buyer, however, the practical distinction between Zone 3 and the much higher-risk Zones 1 and 2 is substantial.

Why the Actual Parcel Matters

Subdivision boundaries and lava-zone boundaries do not always coincide.

The USGS describes the boundaries between hazard zones as approximate and, in some areas, gradual rather than sharply defined. Its maps are useful for understanding relative hazard at the community level but are not intended to substitute for parcel-level evaluation.

For a particular property, the Tax Map Key (TMK) should therefore be checked against the applicable lava-hazard mapping.

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Water in Puna: County Water, Private Systems and Catchment

Water is another major consideration when buying in Puna.

It is sometimes said that “everyone in Puna is on catchment.”

That’s not correct.

Puna includes areas served by County water systems, areas served by private water systems, and large rural areas where individual homes depend upon rainwater catchment.

The County’s Puna planning documents identify the ʻŌlaʻa–Mountain View, Pāhoa and Kalapana water systems, as well as a private developer-installed water system serving Hawaiian Beaches.

Outside established water-service areas, individual rainwater catchment is the principal source of domestic water.

This means that “water” in a property listing is not necessarily synonymous with County water.

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What Is a Catchment System?

A catchment system collects rainwater from a home’s roof and directs it into a storage tank. Pumps and treatment equipment then deliver the water to the house.

Rainwater catchment is a normal and well-established way of supplying homes in rural Puna. It is not inherently a problem or a defect.

It does, however, mean that the property’s water supply depends on:

• rainfall,
• the size and condition of the catchment tank,
• the roof and collection system,
• pumps and electrical power,
• filtration and treatment equipment,
• household consumption, and
• the availability of supplemental water during unusually dry periods.

For a prospective buyer, these are infrastructure questions worth asking during due diligence.

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What Does Catchment Mean for Fire Protection?

This is one of the more important differences between some Puna properties and homes in areas served by conventional municipal water systems.

A home with catchment does not necessarily have a fire hydrant nearby.

The County recognizes that many areas of Puna do not have conventional water-distribution systems and provides for alternative firefighting water supplies where appropriate.

County planning documents have specifically recognized the importance of catchment water for firefighting and the potential vulnerability of catchment-dependent communities during drought. When rainfall is unusually low, water supplies can decline at the same time that fire danger may increase.

This does not mean that a catchment property has no fire protection. It means that the property’s fire-protection system needs to be evaluated differently.

Depending on the property and applicable requirements, firefighting water may involve dedicated storage, approved tanks or other systems rather than a conventional municipal hydrant.

A Large Catchment Tank Is Not Automatically a Fire-Protection System

Suppose a property has a 20,000- or 30,000-gallon catchment tank.

That tells you something about its water-storage capacity—but it does not, by itself, establish that the property has an approved firefighting water supply.

A buyer should determine:

• the tank’s capacity,
• the amount of water normally maintained,
• whether there is a dedicated firefighting reserve,
• whether there is an approved Fire Department Connection,
• what equipment supplies the firefighting system, and
• whether a fire hydrant is accessible to emergency responders.

These details can be particularly important for larger homes and properties in rural subdivisions.

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Are There Fire Hydrants in Puna?

Yes—but not throughout the district.

Fire hydrants exist in portions of Puna, particularly in areas served by developed water systems. The County has also undertaken water-infrastructure projects intended to improve fire protection and fire-flow capacity.

For example, County projects in Nānāwale Estates and Hawaiian Paradise Park have included waterline improvements and fire hydrants. Improvements in Pāhoa have also included infrastructure intended to improve fire-flow capacity.

That does not mean that every street in those communities has a hydrant, nor does it mean that a home elsewhere in Puna has one.

For a specific property, the actual fire-protection infrastructure should be verified rather than assumed based solely on the subdivision or the fact that the property has water service.

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Why Water Source Matters to a Buyer

When comparing Puna properties, I would put water source on the same due-diligence list as the wastewater system, electrical service and road access.

A buyer may encounter several different situations.

County Water

The property is connected—or potentially connectable—to a County Department of Water Supply system.

This generally provides a more conventional water supply, but the actual parcel’s connection status should still be confirmed.

Private Water System

The property is served by a privately owned or operated water system.

In that case, the buyer should understand:

• who owns the system,
• how it is maintained,
• what fees are charged,
• whether there are membership or association obligations, and
• what happens if the system requires major repairs.

Individual Catchment

The property collects its own rainwater.

This is common throughout rural Puna and can work very well, but the condition and capacity of the catchment system become part of the property’s infrastructure.

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The 2018 Kīlauea Eruption Changed Lower Puna

The 2018 Kīlauea eruption is impossible to ignore when discussing lower Puna.

Lava destroyed homes, roads, waterlines and other infrastructure. Some communities were substantially altered or partially or completely inundated.

The County subsequently undertook extensive infrastructure-recovery projects.

That history matters even for properties that were not directly covered by lava. Roads, utilities, water systems and other community infrastructure may have been relocated, reconstructed or expanded as a result.

For properties in or near the 2018 eruption area, I would pay particular attention to the current status of:

• roads and access,
• water service,
• electrical infrastructure,
• telecommunications,
• drainage,
• nearby vacant or lava-covered land, and
• the property’s own history of permits and improvements.

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Other Factors to Consider When Buying in Puna

Lava and water are important, but they are only two pieces of the puzzle.

Road Access

Puna has an extensive network of subdivisions and rural roads. Road conditions and maintenance responsibilities can vary.

A buyer should determine whether the road is publicly maintained or privately maintained and understand any applicable road-maintenance obligations.

Distance to Services

Puna is geographically large.

The distance from a particular property to grocery stores, medical services, schools, restaurants, fuel and other everyday services can vary considerably.

A property that appears inexpensive compared with homes closer to Hilo or Kona may involve a very different lifestyle and transportation pattern.

Septic and Wastewater Systems

Many rural Puna properties use individual wastewater systems rather than a municipal sewer system.

The type, age and condition of the property’s wastewater system should be investigated, particularly when purchasing an older home or considering an addition or renovation.

Climate

Puna’s climate varies substantially with elevation and location.

Lower Puna is generally warm, humid and tropical, while areas at higher elevations can be considerably cooler and wetter.

The microclimate can be one of Puna’s attractions—but it is worth experiencing the property at different times of day and, if possible, during different weather conditions.

Insurance

Volcanic risk, wildfire exposure, property location, construction characteristics and other factors can affect insurance availability and cost.

Insurance should be investigated early enough in the transaction that it does not become an unpleasant surprise immediately before closing.

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A Practical Puna Buyer Checklist

Before purchasing a property in Puna, I recommend investigating:

Lava and Geology

• What lava-flow hazard zone is the actual TMK in?
• Is the property near a lava-zone boundary?
• Has the property or surrounding area been affected by a previous eruption?
• Is it near the Kīlauea East Rift Zone?

Water

• Is the property connected to County water?
• If not, is it served by a private water system?
• If it uses catchment, what is the tank capacity?
• What condition are the catchment and treatment systems in?
• Is supplemental water available during drought?

Fire Protection

• Is there a fire hydrant nearby?
• If not, what firefighting water supply serves the property?
• Is there a dedicated firefighting water reserve?
• Is there an approved Fire Department Connection?
• Who maintains the applicable fire-protection infrastructure?

Infrastructure

• Who maintains the road?
• What utilities serve the property?
• What wastewater system is present?
• Are there any known infrastructure limitations?

Location

• How far is the property from essential services?
• What is the property’s elevation and climate?
• How does the property feel during heavy rain and during dry weather?
• Are there environmental or topographical characteristics that should be considered?

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The Bottom Line

Puna can offer opportunities that are difficult to find elsewhere on Hawaiʻi Island, but buying there requires a somewhat different approach.

The house is only part of the equation.

The property’s lava-flow hazard zone, water source, fire-protection infrastructure, roads, wastewater system, insurance considerations and proximity to services can all affect the ownership experience.

And these factors cannot always be determined simply by looking at the subdivision name.

For that reason, I recommend evaluating a Puna property at the individual parcel level.

If you are considering buying in Puna, I can help you identify the questions that need to be answered for a particular property and point you toward the appropriate County and other authoritative resources.

Sources and Further Information

The primary sources for the information in this article are the U.S. Geological Survey and the County of Hawaiʻi, including County planning and water-system resources.

The USGS lava-flow hazard-zone map is the foundational source for understanding relative lava-flow hazard on Hawaiʻi Island. USGS states that the map remains useful for communicating long-term lava-flow hazard, but it is not intended to predict short-term volcanic activity.

The USGS also provides digital lava-flow hazard-zone data that can be used with GIS and Google Earth.

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With Aloha!

Carol Porter, REALTOR®

Hawaii Real Estate Salesperson RS-87584

Better Homes and Gardens Real Estate Island Lifestyle

Direct: 808-769-0727 or 650-274-5200