Category: Living in Kamuela (Waimea) Hawaii

General information about living in Waimea and the Big Island generall, especially in the South Kohala and Hamakua Districts

Buying Off-Grid in Waimea: What to Know Before You Fall in Love with the Land

Posted on by Judy

There’s a particular kind of buyer who comes to me wanting land in Waimea, or Kamuela as it’s known to the Post Office, and not a subdivision lot. They want pasture, elbow room, maybe a view of Mauna Kea with no neighbor’s roofline in the way. Often what they’re really picturing is off-grid living — and I understand the appeal better than most agents, because I’ve lived it myself. I’ve been on a 50-acre off-grid property near Waimea for the last 29 years, keeping horses and livestock the whole time.

Off-grid property can be some of the most rewarding land you’ll ever own. It can also be some of the most challenging. Before you fall for a listing with sweeping views and no power pole in sight, here’s what I make sure my clients understand.

“Off-Grid” Means Different Things on Different Parcels

Not every off-grid property is off-grid in the same way. Some parcels have no electrical service at all. Others have HELCO power but no county water. Some have neither, and some have both missing plus no cell signal. Before you get attached to a property, find out specifically what infrastructure is — and isn’t — already there, because that shapes your entire budget and timeline.

Water Is the First Question, Not an Afterthought

In much of the Waimea and Kohala uplands, there’s no county water line to tie into. That typically means one of two things: a private well, or a catchment system that collects and stores rainwater from your roof. Both work, and both have people living happily off them for decades. But both come with real considerations:

Catchment systems rely on adequate roof catchment area and tank storage sized to your household’s usage and to the dry months. A system sized for a weekend cabin won’t necessarily support a full-time household. One thing buyers often overlook: catchment water still needs to be pressurized to run through your house, and that takes a dedicated pump drawing real power. If you’re also off-grid on electricity, your solar and battery setup needs to be sized to handle that pump reliably, not just your lights and appliances. A pump that fails during a cloudy stretch means no water pressure at all, not just an inconvenience.

Wells require permitting and drilling costs that vary widely depending on depth to water, plus ongoing pump maintenance. But on this island, the bigger obstacle for many buyers isn’t the drilling itself, it’s finding someone to do it. There are only a handful of well drillers serving the Big Island, they tend to be booked out for months, and they’re not always easy to reach or quick to return calls. If a property needs a new well, budget for a long wait and plan to be patient and persistent just to get a driller on the phone.

Ask for maintenance records on any existing system, and don’t assume a catchment tank you see in listing photos is currently functional.

Power: Solar, Generator, or Both

Many off-grid Waimea properties run on solar with battery storage, sometimes backed up by a generator for cloudy stretches or heavy equipment use. When I’m reviewing a property with a buyer, I want to know the age and capacity of the solar array and batteries, not just that “solar is included.” A system that comfortably ran a previous owner’s simple household may not support your electric water pump, freezer, and home office setup. Battery banks in particular have a limited lifespan, and replacement isn’t cheap.

It’s also worth remembering how fast PV technology has moved. A solar setup that was impressive ten years ago is often modest by today’s standards. Panels are more efficient now, and battery technology in particular has improved dramatically. If you’re looking at a property with an older system, don’t assume it’s a selling point just because it’s there. Factor in that you may want to upgrade it, and price that into your offer.

Access Roads Matter More Than People Expect

Some of the most beautiful land in this area sits at the end of a private, unpaved road. That’s part of the charm, but it also means you should ask directly:

Is the road maintained by a road association, informally by neighbors, or not at all?

Is there a recorded easement, and does it clearly cover your parcel?

What does the road look like after heavy rain?

I’ve seen deals get complicated over easement language that was vague or simply never recorded properly. This is exactly the kind of issue where having an agent with legal training on your side pays off — I read these documents the way an attorney would, because I am one.

One more thing worth checking before you fall in love with a remote parcel: its wildfire risk zone. I go into this in more detail in my post on fire risk for Big Island buyers, but it’s especially relevant for off-grid land, where access roads can double as the only evacuation route.

Septic Systems and County Requirements

Off-grid doesn’t mean off the county’s radar when it comes to wastewater. You’ll still need an approved septic or aerobic system, and I always recommend a full septic inspection as part of due diligence, not just a visual check that a system exists.

Financing Looks Different for Off-Grid Land

This is the part that surprises many buyers. Conventional lenders can be hesitant about properties without connected utilities, and appraisals can take longer when there’s no easy comparable nearby. Cash purchases are common in this segment, and buyers who do finance often need a lender experienced with rural or agricultural properties. It’s worth having this conversation early, well before you write an offer, so financing doesn’t become the surprise that unravels your closing.

Zoning and What You’re Actually Allowed to Do

Many off-grid parcels here carry agricultural zoning, which affects what you can build, whether you can subdivide down the road, and sometimes what farm-related activity is expected on the land. I’ll touch on ag zoning in more depth in a future post, but it’s worth raising now: don’t assume “off-grid” and “agricultural” mean the same regulatory thing, or that either one gives you unlimited flexibility.

My Bottom Line

None of this is meant to talk you out of off-grid living — I’ve built a life on it for almost three decades, and for the right buyer, there’s nothing better. But going in with clear eyes about water, power, access, septic, and financing will save you from expensive surprises later. If you’re considering off-grid property in Waimea, North Kohala, or Hamakua, I’d be glad to walk the land with you and help you ask the right questions before you fall in love with a view.

If you’re still weighing whether Waimea is the right fit before narrowing in on off-grid specifically, my post on what to know before moving here is a good starting point.

Judy S. Howard, Esq. is an Associate Broker (RB-23241) with Compass in Waimea, Hawaii, and a licensed Hawaii attorney. She has lived off-grid near Waimea for 29 years. Photo by Sarah Anderson

Feral Donkeys, One Old Ewe, and an Unlikely Family

Posted on by Judy

Quite a while ago, a rancher made a deal with a wonderful local vet to deliver feral donkeys to the vet’s clinic for castration (of the males) and rehoming. The area in which the donkeys live had been suffering from drought for a long time, and ranchers had taken to shooting the donkeys in order to preserve forage for their cattle. This particular rancher had had enough of that practice, and came up with a way of corraling the donkeys for delivery to the vet clinic.

The poor vet had no idea he was to receive so many donkeys, and put out the word that he needed homes for them. We took four. Two turned out to be pregnant, and three very old donkeys eventually died, so now there are three. They are not tame, but they will tolerate having humans around if the humans provide food, water and minerals.

I have raised sheep for many years. Ideally, I’d rotate between horses, cattle, and sheep, for the sake of the health of my pastures, but right now there’s so much grass that I haven’t been able to find a rancher who wanted to run cattle on my land. It’s feast or famine in that regard.

The sheep lived a very long time, but eventually died off. I now have one old ewe left. I had been very worried about having only one sheep, but the donkeys have taken her in! This morning when I went down to the sheep shed to feed, the little old sheep was standing very calmly in a very tight space between a donkey and the rails of the shed. When I poured feed into a bin for the donkey, she slipped under his belly and began eating his food. He indicated that he would rather not share, and she moved over to her own bucket, completely unharmed. His own herd mates would not have dared stand so close or eat from that bin!

I’ve seen each of the donkeys step up to defend her when they perceived any threat to her, and I’ve seen her act as sentinel when they all decided to lie down for a rest. If I recall correctly, I had rationalized my decision to adopt donkeys by deciding that they would act as guardians for my sheep flock. I guess they did a good job, because I never lost a sheep to a dog attack. But I had no idea that the two species could develop such a close relationship!

Hawaii Fires and Rain: What Every Big Island Resident and Buyer Needs to Know

Posted on by Judy

Updated May 2026. Originally published August 2021.

Brush fires have always been part of life on the Big Island. But the stakes have changed. What was once an occasional nuisance has become one of the most serious considerations for anyone living in or moving to Hawaii.

The Wake-Up Call: Lahaina

In August 2023 a firestorm decimated the historic town of Lahaina on Maui, killing over 100 people and destroying more than 2,000 structures. It was one of the deadliest wildfires in American history. For those of us on the Big Island, it was a reminder that Hawaii’s wildfire risk is real, serious, and not limited to the dry leeward coast. Several fires broke out at the same time in the Kawaihae area, but no lives were lost.

The Mana Road Fire

The most dramatic illustration of Waimea’s own wildfire risk came in late July and early August 2021, when the Mana Road fire scorched more than 42,000 acres of mostly grassland above Waimea — largely on Parker Ranch — making it one of the largest wildland fires in recorded Hawaii history.

The fire started on arid Parker Ranch land south of the eastern outskirts of Waimea town. Very strong and gusty winds from the northeast drove it rapidly along dry pasture land on the northern slope of Mauna Kea. Delays in obtaining equipment and coordinating response allowed the fire to spread up the western flank of Mauna Kea, jump Old Saddle Road, and cross the road between Waimea and Waikoloa. Residents of Pu’ukapu Hawaiian Homestead and Waiki’i Ranch were ordered to evacuate, and the fire eventually triggered a third evacuation order for Waikoloa Village.

Two ranch houses were destroyed south of Waimea town, but homes in Waikoloa and Waiki’i suffered nothing worse than a heavy coat of smoke and ash. Parker Ranch temporarily lost a significant portion of its grazing land. Even though I live no more than six miles from where the fire started, I never smelled smoke — a testament to how dramatically conditions vary across just a few miles of terrain here.

There have been many smaller brush fires over the years. This is not a one-time event. It is an ongoing reality of life in this part of the island.

Waimea and the Dry Side

Brush fires are common on the dry side of Waimea and the leeward coast. The pattern is familiar to longtime residents: lush grass grows after a good rain, and if it is not grazed down it eventually dries and becomes excellent fuel. Waimea, Waikoloa, and Kawaihae are all identified as high-risk wildfire zones on the Big Island.

Fires can start in surprising ways. A few years ago a fire broke out not far from Waimea Middle School — believed to have started when a catalytic converter on a car that had pulled over on the road ignited the dry grass. There was property damage but no loss of life. We were fortunate.

In recent years the National Weather Service has issued red flag warnings for critical fire weather conditions covering North Kohala, South Kohala, and interior portions of the Big Island, with wind gusts up to 50 mph and humidity as low as 40%. Hawaiian Electric has begun monitoring conditions and may shut off power lines in communities with high wildfire exposure — a direct response to the role downed power lines played in the Lahaina disaster.

The Wet Side Is Not Immune

People assume that the windward side of the island — the Hamakua Coast, the wet side of Waimea — is safe from fire. It is not.

In 2021 a fire burned 1,400 acres near Paauilo on the Hamakua Coast. The fuel source was the abandoned eucalyptus plantations that dot that landscape. When the sugar plantations closed, someone decided to plant eucalyptus for pulp. The trees were planted too close together to be mechanically harvested, the project was abandoned, and brush grew up between the trees. It apparently didn’t take much to light the whole place on fire. Those plantations are still there.

Where I Chose to Live — and Why

I deliberately chose the wet side of Waimea. Having practiced water law in Colorado I like the idea of plentiful water at all times — and I like to sleep at night. Worrying about fire keeps me up. I may have overdone it slightly in terms of rainfall, but I’d rather have too much rain than too little.

I have clients who want to live on the dry side regardless of the fire risk. I understand the draw — ocean views with Maui in the background, warmer temperatures, the absence of mud. When I want any of those things I drive to the Kohala Coast for a brief visit. I’m always glad to get back to the cooler, greener, calmer world on the wet side.

What This Means for Buyers

Wildfire risk is now a mandatory consideration when buying property anywhere on the Big Island — not just the obvious leeward areas. Here is what I recommend as part of any due diligence process:

  • Check the property’s wildfire risk zone — the Northwest Hawaii Community Wildfire Protection Plan identifies specific communities at risk including Waimea, Kohala Ranch, Waikoloa, and many others
  • Ask about defensible space around the property
  • Investigate fire insurance availability and cost before making an offer — as I discuss in my post on What You Need to Know Before Moving to the Big Island, insurance has become significantly more expensive and harder to obtain in fire-prone areas
  • Know your evacuation routes

The Bigger Picture

Hawaii’s wildfire problem is fundamentally a land management problem. Experts point to invasive fire-prone grasses that have overtaken vast areas of the islands as the primary fuel source for most wildfires. When I was a child it was routine to see black skies and flakes of burned sugar cane — fields were burned after harvest before a new crop was planted. We need to find modern equivalents of that kind of land management, or we need to stop building in fire-prone areas. Preferably both.

The beauty of the Big Island is inseparable from its landscapes. Protecting those landscapes — and the people who live among them — requires taking fire risk seriously.

Judy S. Howard, Esq. is a Realtor Broker with COMPASS in Waimea, Hawaii, and a licensed Hawaii attorney with over 30 years of experience. She can be reached at judy@livinginwaimea.com or 808-885-5588.

What’s going on with Ag land in Hawaii

Posted on by Judy

I don’t get the sense that policy-makers at the state or county level have a clear idea of what they’re trying to accomplish. Are they trying to maximize tax revenue, increase food security, or maybe do both at once? (good luck!)

The county of Hawaii has various real property tax rates for different types of property. Agricultural rates are higher than homeowner rates. Assessed values also depend upon the uses made of land. Within the agricultural classification, there are different and higher assessed values for intensive uses such as crop growth, compared to pasture. Assessed values for ag land are always below fair market value.

The county, or at least some council members, take the position that agricultural land owners are being “subsidized” by other real property tax payers. That has never made any sense to me. I pay homeowner rates on my home, and my pasture is assessed and taxed as agricultural land. Someone with a house that was their primary residence, on a 10,000 square foot lot, would pay less than I do, but would be likely to make the same or higher demands on public resources as I do.

If they’re trying to promote food security, the county should be granting the ag rate to anyone who is growing a food crop or raising animals for slaughter, or even just preserving the option to do so in the future, whether at a commercial level or for person consumption. But that is not the case. Instead, they are granting ag rates to people who grow ornamentals, which can’t be eaten but which are an excellent way to transporting pests from one area of the Big Island to another, or even farther.

And there is more to agriculture than the production of crops or animals for human consumption. The Big Island is home to many ranches and horse trail rides. The horses get old. Is pasturing them, either while they’re working or after they’re retired, an agricultural use? It should be, but how does that fit in to the schemes being dreamed up?

At the state level, they seem equally confused about what they are trying to accomplish. They want to acknowledge that subsistence agriculture is a valid use of agricultural land, which is definitely a step in the right direction, but they seem to be stumbling around in the dark in terms of what they are trying to accomplish. Their as yet vague ideas are likely to require more paperwork from small land holders, more taxes to pay the salaries of civil servants who may not have any idea of what they are supposed to be looking for, and will almost certainly result in further consolidation of land holdings, as the small holders are unable to jump through the hoops set for them by misguided and ill informed politicians and bureaucrats. Frankly, rather than making sausage, as Tim Richards is quoted as saying, I’d prefer that the policy makers proceed with a clear understanding of the goals they wish to accomplish. All I see, again and again, is that the policy makers feel as though some land owners are “cheating” and should pay more.

What You Need to Know Before Moving to the Big Island of Hawaii

Posted on by Judy

Updated April 2026. Originally published 2021.

Living on the Big Island is unlike living anywhere else. Here are some things you should consider before deciding to move to Waimea, or anywhere else on the Big Island.

People romanticize moving to Hawaii, and honestly, who can blame them? But the Big Island is not Maui or Oahu, and Waimea is not Kona or Hilo. Before you make one of the biggest decisions of your life, here are some things to consider — straight talk from someone whose family has lived in Waimea for 60+ years.

Stay Informed About Local Government

What’s happening in County and State government can significantly affect where you choose to live and what you can do with your property. Subscribe to the free email headlines from West Hawaii Today and the Hilo Tribune, the Island’s two main papers. Civil Beat covers the State and does an excellent job reporting on the major issues we face. If you’re considering Waimea specifically, subscribe to the Waimea Community Association newsletter. For those interested in the history and culture of this remarkable ranch town, the Paniolo Preservation Society newsletter is excellent.

Healthcare Is Scarce and Getting Scarcer

Primary care physicians are genuinely hard to find. Specialists typically fly in from Oahu, or require you to travel there. Some surgeons will see patients here but require you to fly to Honolulu for the actual procedure.

The situation has worsened in recent years. North Hawaii Community Hospital in Waimea has declined significantly. Kona Community Hospital has long been considered inadequate. Hilo Medical Center is reasonably good for certain things. The acute care facility in Honokaa is worth knowing about — it has genuinely saved lives by stabilizing patients and directing them to Hilo. Had those patients been sent to North Hawaii Community Hospital instead, they likely would have been flown off island to Honolulu or Maui.

The underlying problem is reimbursement rates. Hawaii’s dominant health insurer has driven reimbursements so low that as doctors age out or simply leave, replacements are not coming. If you or anyone in your family has health issues requiring frequent or specialized care, investigate this thoroughly before committing to a move. This is not something to discover after you’ve bought a house.

Beyond the practical medical limitations, there is an emotional and logistical reality that people rarely consider until they’re living it: when a family member requires treatment on another island, someone has to go with them. Managing a serious illness from across the ocean — coordinating care on Oahu while maintaining a home, a job, and a family here — puts an enormous strain on families. It’s worth thinking carefully about your family’s health situation and support network before making the move.

Schools: A Complicated Picture

Waimea has an unusual school landscape for a town its size. There are two well-regarded private schools — Hawaii Preparatory Academy and Parker School — both of which regularly send graduates to elite universities. Kanu O Ka Aina, a Hawaiian language immersion charter school, is beloved by many families. There is also a charter intermediate school and a standard public elementary school.

My honest observation after nearly 60 years here: the private schools provide a good academic foundation, but students may find themselves underprepared for the breadth of coursework at highly competitive universities, where many classmates will have taken AP classes in subjects that simply aren’t offered at smaller schools. If an Ivy League or top-tier university is the goal, supplemental tutoring and mainland summer programs are worth considering.

There is also a social dimension worth understanding. In a town this size, having so many children in private schools creates two largely separate communities living side by side with limited interaction. Church and sports provide some opportunities for getting to know members of the other community, but its limited. Whether that matters to you depends on your values and your family, but it’s worth knowing before you arrive.

Property Insurance Has Become a Serious Issue

This has changed dramatically in recent years and catches many buyers off guard. Even for properties with no loss history in areas not considered high risk, insurance has become significantly more expensive and harder to obtain. Underwriters are requiring much more documentation before approving policies.

For condos, affordable insurance is increasingly difficult to find. In Lava Zones 1 and 2 — which cover parts of the lower Puna district and some Kona areas — available coverage may be capped around $450,000, which is having a direct downward effect on property values in those areas. Wildfire risk is now a consideration across much of the island, including areas along the Hamakua Coast that people assume are safe because of higher rainfall. Make property insurance availability and cost a mandatory part of your due diligence before closing on any Big Island property.

Vacation Rentals and the Housing Shortage

If you’re planning to spend time on the island before committing to a purchase — which I strongly recommend — finding a place to stay is harder than it used to be. The County has progressively tightened regulations on vacation rentals in residential areas, largely in response to a genuine housing crisis. When investors buy homes and convert them to short-term rentals, it removes housing from an already tight market and drives up prices for residents.

The result is that housing on the Big Island is expensive relative to local wages, short-term rental options in residential neighborhoods are limited, and longer-term rentals typically require a lease of at least six months. Bed and breakfasts are still permitted. If you can manage it, spending real time — ideally several months — in the specific area you’re considering is invaluable. The differences between Waimea’s dry west side and wet east side, between Waimea and Waikoloa, between Kona and Hilo, are enormous. Don’t buy until you’ve experienced them firsthand.

The Cost of Living Is High and Rising

Hawaii has always been expensive, but costs have risen sharply in recent years. Gas currently runs over $6 per gallon for regular and over $9 per gallon for diesel. Nearly everything is shipped in, which means grocery prices, building materials, and everyday goods cost significantly more than on the mainland. This is not a temporary situation — if anything, costs are likely to continue rising. Run the numbers carefully before assuming your mainland budget will translate.

Water Quality: A Genuine Bright Spot

One genuinely pleasant surprise for many newcomers: water quality on the Big Island is generally excellent and the Department of Water Supply does a commendable job of monitoring quality and maintaining a diverse set of water systems across the island. That said, taste varies depending on the source. Waimea’s tap water is wonderful. Other areas? Less so. If you’re someone who drinks tap water, taste it before you buy the house.

Remote Work: A Reality Check

Many people move to the Big Island planning to work remotely, and it works well for some. But a pattern has emerged: after a few years, many remote workers find they need or want to be closer to their office, colleagues, or professional community. Before making the move, think honestly about whether your remote work arrangement is truly permanent, and what your options would be if it changed.

My Best Advice

Do your research, stay informed, and if at all possible spend extended time here before you buy. The Big Island is a genuinely extraordinary place to live — I’ve chosen it for nearly 40 years and have no regrets. But it asks something of you in return: flexibility, self-sufficiency, respect for those around you, and realistic expectations. Come with those, and you’ll likely love it. Come without them, and you may find yourself back on the mainland sooner than you planned.

Questions? I’d love to hear from you.

Judy S. Howard, Esq. is a Realtor Broker with COMPASS in Waimea, Hawaii, and a licensed Hawaii attorney with over 30 years of experience. She can be reached at judy@livinginwaimea.com or 808-885-5588.