Maui Land for Sale: Insider Tips for a Smart Purchase

Why People Choose to Buy Land on Maui

There are three primary reasons why people buy land on Maui. They may not be finding homes that fit their needs or preferences. They may envision a specific design or style for their home.

For others, maybe a lot is available in a location they love. While buying property and building comes with obvious rewards, buying land for sale on Maui can come with its share of challenges. It requires careful due diligence to ensure everything is as it seems.

Before committing to a land purchase, it’s also worth understanding the financial realities of island life. The Maui cost of living can influence your decision and long-term plans, especially when budgeting for building and maintenance costs.

This post is an extensive guide to help you navigate the process. It covers key areas such as your budget, zoning, entitlements, easements, utilities, and more. We created this guide to help you make informed decisions and avoid pitfalls.

Essential Financial Considerations for Buying Land

Purchasing land on Maui is an exciting venture, but it comes with unique financial considerations. Beyond the purchase price of the lot itself, you’ll need to plan for building costs, financing options, and timelines. This section explores the critical factors to ensure you’re financially prepared for a smooth and successful land purchase.

Determine Your Budget

Before embarking on a land purchase in Maui, it’s crucial to assess your financial readiness. Land prices on the island have seen significant fluctuations. According to Maui Housing Market Update January 2025, land prices in South Maui dropped dramatically with a 97% decline in total sales volume, while Upcountry areas experienced a 120% year-over-year increase. This highlights the importance of careful market research and budgeting.

Buildable lots typically start in the $300,000s, though they may lack utilities or present other challenges. More conventional lots with utilities generally start somewhere in the $500,000s. Consider these factors when determining your budget.

Finance or Cash?

Financing land purchases in Maui is more complex than financing traditional home purchases. According to First Hawaiian Bank, conventional land loans often have higher interest rates, shorter borrowing periods (usually 2-3 years), and lower borrowing limits. These loans may require conversion into construction-to-permanent loans.

Owner financing, also known as Purchase Money Mortgages (PMMs), involves the seller financing the purchase. However, this approach often requires sellers to rigorously review buyers’ finances. Cash purchases, while more straightforward, necessitate ample funds to cover both the land purchase and future construction costs.

Get a Realistic Sense of Building Costs

Construction costs in Maui are notably high compared to mainland locations. According to Honolulu Civil Beat, the average cost to construct a new single-family home on Maui in 2025 is between $350 and $500 per square foot. These costs can increase depending on design complexity, materials used, and location-specific challenges.

To avoid surprises, consult with local contractors for precise estimates based on your preferred home specifications. Adding a contingency budget for unexpected expenses or construction changes is also recommended.

How Long Will It Take?

Timeframes for building a home in Maui can vary significantly. Factors such as permitting backlogs, contractor availability, and material delays can impact your project timeline. It’s essential to plan realistically and anticipate potential delays to manage expectations and financial planning effectively.

Understanding Maui Zoning and Entitlements

Knowing the zoning of any property you might be interested is an integral part of your purchase. Zoning can dictate the size of the structures you can build, the number of structures you can build, setbacks from your property lines, and the type of activities you can engage in on a property.

Types of Zoning You May Encounter

When looking at land on Maui, the odds are high that you will encounter one of three different types of zoning. They are the agricultural, rural, and the residential districts. Agricultural lots are typically parcels of 2 acres or more. Rural lots are typically a half acre or larger. Residential lots are smaller in size. There are three different types of residential lots R1, R2, and R3.

Less common zoning that you might encounter include interim zoning and urban reserve. While not a county zoning, lots in the state Conservation District carry additional restrictions. Buyers considering these types of lots should do careful research so that you fully understand all permitted uses and restrictions.

We advise considering other properties if you have grand plans for a property, but the zoning does not fit your needs. While rezoning is theoretically possible, it is not frequently practiced on Maui. The odds would not be in your favor to rezone your lot, let alone do it in a timely manner.

Verify Zoning

While there are zoning maps for Maui County, the best way to verify zoning is to use a Zoning Confirmation Request Form.

It is also worth checking to see if there are any discrepancies between the zoning and the community plan. Such discrepancies could lead to permitting issues. It is worth discussing such discrepancies with the county planning department and/or a land use consultant if you encounter them.

Special Considerations for Agricultural Properties

As the name implies, the intent of agricultural zoning is to encourage agricultural practices. You can build a home and an accessory farm dwelling (a cottage), but you are required to sign a notarized agricultural declaration with Maui County to confirm that you use 51% of the property for agriculture.

People often correlate large acreage with subdivision potential. That said, assuming that larger agricultural properties can be subdivided isn’t always safe. First and foremost, agricultural lands can’t be subdivided to where any parcel is less than 2 acres.

Depending on the property’s previous subdivision history, many four plus acre ag lots may not be further subdivided. The lot will need to have future allocations for subdivision potential. Information about future subdivision allocations typically can be found in a preliminary title report for a property.

Special Management Areas

If a property you are considering is located within the Special Management Area, which includes most coastal areas of Maui, you will need to obtain an SMA permit before beginning any development work. This permit process is designed to protect coastal resources and ensure that development is consistent with the Hawaii Coastal Zone Management Program.

SMA permits are discretionary. That means the county may not approve all of the entitlements particular to a lot’s zoning.

While we rarely see that happen in practice, it is worth remembering. It is also important to note that the overall permit process for property in the SMA takes longer than for properties outside the SMA.

If you have questions about building or developing in the SMA, consultation with the planning department and/or a land use consultant is advised.

Assessing Utilities

Before diving into the specific utility considerations, it’s essential to understand the broader landscape of how utilities impact your land purchase on Maui. Access to utilities like electricity, water, wastewater systems, and internet services can vary greatly depending on the property’s location and infrastructure. Whether you’re eyeing a lot in a well-developed area or a more remote, off-grid location, knowing what’s available (and what it will cost to connect or install) is critical. The following sections break down each utility category, providing the insights you’ll need to make informed decisions.

Utility Availability

It is worth verifying what utilities are available for a property. While the representations of the agent and the seller are important, it is important to confirm this information independently.

It is also worth determining if the utilities available are public or private. Private utilities may have higher rates, and or could entail periodic assessments or fees to improve or repair infrastructure.

While it is essential to verify the presence of utilities for a lot, it is also critical to understand their location. While electricity may be nearby, bringing electricity to the lot or a building site may entail installing power poles or trenching.

Additional electrical infrastructure like transformers may also be required. The cost to install power poles and transformers can add up quickly.

Water meters can be located off the property or a considerable distance up or down the street. In some rural areas, water storage tanks or cisterns may be needed to ensure adequate water pressure.

If the utilities are not located directly on the property, efforts should be made to ensure that the necessary easements are in place to allow utilities to traverse neighboring properties.

Wastewater Disposal

County sewer services are not available throughout Maui. Determine if the lot you are considering purchasing has access to either a public or private sewer system for wastewater disposal.

If your home will need a septic system, it is worth looking into additional potential costs. If near the ocean, a stream, or any potable water source, a more expensive aerobic septic system might be required.

If you intend to build a home with six or more bedrooms and the property isn’t connected to a sewer system, you would need to install a wastewater treatment plant. These systems are expensive to install and expensive to maintain every month. Check out our post, Know Your S@!t, for a more in-depth discussion of Maui wastewater systems.

Off-Grid Living on Maui

Not all lots on the market have utilities readily available. Some areas, such as Upcountry Maui and Haiku, may have limited public water infrastructure with long waitlists for new meters-waitlists that are currently closed. Similarly, certain rural properties, like those in Hana, may lack access to standard electrical infrastructure. Even parts of the North Shore have properties where connecting to the grid can be challenging or cost-prohibitive.

However, this doesn’t necessarily rule a property out for building. Many residents have embraced off-grid living on Maui for decades. For those considering fully or partially off-grid setups, it’s essential to conduct thorough due diligence, working with experts familiar with these systems to ensure resilience and sustainability.

Water and Power Solutions for Off-Grid Properties

If water access is not readily available, there are two primary solutions: water catchment and well water. Water catchment is commonly used in wetter areas like East Maui and the North Shore. However, catchment systems require careful planning-consult with off-grid or water catchment experts to evaluate regional rainfall, expected usage, and necessary storage capacity. While wells are technically an option, their cost can be prohibitive due to the island’s water table depth, especially at higher elevations.

For power, off-grid electrical systems have advanced significantly over the past few decades. Modern solar energy systems are highly capable, supporting high energy demands while offering potential savings compared to costly grid connections (which may require installing power poles or extensive trenching). If you’re near existing infrastructure but facing steep connection costs, pricing out a robust solar system might be a smarter and more resilient choice.

Internet Access

With the number of people who work from home, quality internet access is a must. Spectrum provides Cable Internet to most of Maui. Hawaiiantel’s footprint of fiber optic Internet is expanding.

In the areas where no fiber optic or cable is available, there are satellite services, including Starlink. Check with Hawaiiantel and Spectrum Cable to determine availability in the areas you are considering.

Determining Property Boundaries

Before purchasing land on Maui, it’s crucial to understand the property’s boundaries. Knowing exactly where your lot begins and ends is essential for your building plans, ensuring you don’t inadvertently encroach on neighboring properties or public land.

In some cases, the seller of a property may have had their property surveyed with boundary corners marked prior to going to market. If not, a survey is a standard part of the Hawaii Purchase Contract.

Typically, the sellers pay for the survey. It’s worth noting that the surveys provided typically only identify boundary corners and show the location of any encroachments or recorded easements.

If you’re planning to build, it may be wise to go beyond the standard survey by commissioning a topographic survey. This type of survey provides detailed information about the property’s contours and elevations, which architects and builders use to plan construction.

For properties that are more complex or heavily forested, it might also be worth paying extra to have surveyors mark points on line between boundary corners. This ensures greater accuracy when developing your property and can help avoid future disputes or complications.

Evaluating Easements

Easements are another important consideration when looking at vacant land. It is paramount to ensure that you have legal access to any property you are considering. It is also essential to evaluate any easements that might encumber the property, such as any access easement that a neighbor or utility company may have through the property.

While a Realtor can help you identify the easements on a property, you may want to consult with a real estate attorney to verify the legal status and necessity of any easements associated with the property.

Reviewing Covenants, Conditions and Restrictions (CC&Rs)

When considering a parcel of land for purchase, it’s essential to understand any restrictions or obligations tied to the property. Maui’s CC&Rs outline rules designed to maintain a neighborhood’s aesthetic, preserve property values, and guide homeowners in how they can use and improve their land. Whether you plan to build a dream home or a simple retreat, being informed about these regulations upfront will help you avoid surprises and make well-informed decisions.

Neighborhood Association Rules and Restrictions

Buyers should review CC&Rs to determine if neighborhood association rules are compatible with building plans. The strictness of CC&Rs varies widely on Maui.

On the more restrictive end, covenants can dictate minimum home sizes, architectural styles, paint colors, and landscaping. It is also worth checking to see if any restricted uses in the CC&Rs limit your intended use of the home.

Check the Condo Docs, too!

What? I thought we were talking about land and not condos. Well, on Maui, a growing number of land sales are for spatial Condominium Property Regimes (CPRs). Confused? The condensed explanation is that properties with zoning that allows for multiple residential structures may be converted into a CPR.

Each structure and an associated area of land becomes a unit within the condo. For a deeper dive, you can check out our in-depth explanation, What the FAQ is a Residential Condo?.

Unlike a subdivision, the CPR process does not create additional entitlements. The units within a condo share the entitlements of the original lot.

Therefore, it is imperative to understand what entitlements are associated with the Unit you are buying. CPRs can also have their own CC&Rs and house rules.

Not all CPR documents are created equally. It is worth having an attorney familiar with Hawaii Condo law review the CPR documents during the document review period of your purchase contract.

Environmental Considerations

From safety, to usability, to cost, there are variety of potential impacts to consider when reviewing the environmental considerations of a property

Flood Risk

Buyers should evaluate a property’s vulnerability to flooding, whether from the ocean or streams. The Hawaii Flood Hazard Assessment Tool is an excellent place to start.

It provides information on the FEMA flood classification for a property. Extreme weather events can cause flooding outside of FEMA flood zones.

If the property you are considering is close to a shoreline or a stream but not in a FEMA flood zone, it is worth checking with the county to see if they deem the area to have a higher flood risk. Of course, it is also worth asking sellers if they are aware of any previous flood history with a property.

It is worth checking if the property is in a potential tsunami evacuation zone if you are in coastal areas. The National Ocean and Atmospheric Administration has Tsunami Evacuation Zone maps.

Building in and near flood zones may impact the design requirements for your home, and will likely impact your home insurance rates.

Topography

It is worth considering how topography can impact your building plans. Will the property require significant grading?

Are there any steep areas that could be subject to erosion? How easy will it be to create a driveway to a potential home site?

Orientation and Air Flow

Related to topography are the subjects of orientation and airflow. Maui’s tradewinds bring rain and cooling breezes. There are certain locations on the island where the winds can be strong and gusty.

How you are oriented with regards to the wind can have a big impact on the enjoyment of your home. You may not spend as much time in your outdoor spaces if they face directly into gusty tradewinds.

Maui also has areas that get significant amounts of rain. Airflow can be your friend if you are looking at places in the wet areas of the North Shore or East Maui.

Stagnant air and high moisture are a recipe for mold and mildew. Have we mentioned that we’re weather geeks? We’re happy to chat about the different climate zones and microclimates on Maui as well.

Neighboring Properties

With its combination of mountains and ocean, many properties on island offer beautiful views. When looking at a view property, it is worth considering whether those views are forever or if buildings or vegetation could compromise the view.

Could construction on a neighboring property block all or a portion of the view? What about vegetation?

With a 365-day growing season, trees and landscaping may obscure what were once beautiful views. If that is a concern, it may be worth checking CCRs if there are view corridors or height restrictions on buildings and vegetation.

Awareness of neighboring properties extends beyond views. Does the property you are considering offer privacy from neighbors?

What is the zoning of your neighbors? If you are considering ag land, are you comfortable being next door to all permitted ag activities like keeping roosters or pig farming?

The Three Visit Rule

While falling in love with a property is easy, you want to ensure the love will last. It is worth visiting a property in the morning, midday, and evening to understand how it feels during different times.

If conditions allow, it is also worth visiting a property during different weather patterns. Visiting a property located in a windy area on a calm day may give you an inaccurate sense of how the property will live.

Helpful Contacts and Links For Land Purchases

When navigating the complexities of purchasing land on Maui, having access to reliable local resources is essential. Here’s a list of key contacts and references to support your journey:

• Maui County Planning Department – 808-270-7735. Your go-to source for zoning regulations, entitlements, and development guidelines.
• Maui Electric – 808-871-2390. For inquiries about electricity service, including connection availability and infrastructure requirements.
• Spectrum Cable – 888-406-7063. Check availability of cable internet and TV services in your target areas.
• Hawaiian Telcom – 808-643-3456. Explore options for fiber optic and telecommunications services in your desired location.
• Maui Water Department – 808-270-7330. For water service information, availability, and possible waitlists in certain districts.
• Maui County Website: A comprehensive resource for county services, forms, and updates on local regulations.
• Maui County Title 19 – Zoning: The complete zoning code to understand property classifications and permitted uses.

Need additional guidance? Let us know if you’d like to connect with a local land use consultant, architect, or Hawaii real estate attorney. We’d be happy to provide contact information for trusted professionals.

Final Considerations for Buying Land on Maui

Buying vacant land on Maui involves a series of important checks to ensure you make a wise purchase. Thorough due diligence is crucial, from understanding zoning laws and ensuring utility access to checking environmental factors and reviewing legal documents.

Consult with professionals such as real estate attorneys, planning consultants, and environmental experts to assist you through this process. This guide provides a comprehensive overview, but it’s always wise to seek tailored advice based on your situation.

Start Your Journey With the Maui Real Estate Team

Our team of dedicated agents is experienced in representing buyers interested in purchasing land on Maui. We’re here to guide you through your search, support you through the contract process, and connect you with trusted professionals when needed.

Contact The Maui Real Estate Team today to set up a free consultation and discuss your land-buying needs. Also, explore current Maui Vacant Land Listings to begin your search.