Life Among Lava Flows: Big Island’s Unique Subdivisions

James T. Morrison, R(S)

Discover unique Big Island subdivisions affected by lava flows. Learn about living in lava zones and explore resilient Big Island real estate.

Life Among Lava Flows: Big Island's Unique Subdivisions

The Big Island is a land of contrasts, where fiery lava flows have shaped the landscape and defined its communities. From the stunning volcanic terrain to the resilient neighborhoods built on hardened lava fields, this island offers an unparalleled lifestyle. If you’re considering investing in Big Island real estate, understanding the role of lava zones is critical. These zones not only influence the type of homes you’ll find but also shape the unique culture of the island’s subdivisions.

Let’s explore the fascinating interplay between the Big Island’s lava fields and its resilient communities.

Understanding Lava Zones

Hawaii’s lava zone system is an essential tool for anyone interested in Big Island real estate. The island is divided into nine zones, numbered 1 through 9, based on the risk of volcanic activity. Zone 1 represents the highest risk, while Zone 9 is considered the safest. This system is designed to help residents, developers, and buyers make informed decisions about where and how to build.

Risks and Regulations in Lava-Prone Areas

Zones 1 and 2 are closest to active volcanic areas, like Kilauea and Mauna Loa, and carry the greatest risk of lava flow. Homes in these zones must adhere to stricter building codes and are often subject to higher insurance costs or difficulty obtaining coverage altogether. Despite these challenges, many residents embrace the natural beauty and adventure that come with living in these areas.

Insurance and Construction Considerations

Building or buying in lava zones requires careful planning. Specialized insurance, like policies from the Hawaii Property Insurance Association (HPIA), is often needed. Additionally, many homes in these zones are built with materials designed to withstand environmental challenges, such as elevated foundations and reinforced structures. For those willing to navigate the risks, lava zones can offer some of the most affordable and scenic housing options on the island.

Understanding lava zones is key to finding a home that aligns with your lifestyle and risk tolerance.

Subdivision Spotlights

The Big Island is a living testament to nature’s power, with neighborhoods shaped and reshaped by volcanic activity. Despite the challenges, these subdivisions have flourished, showcasing the resilience of their communities. Here’s an in-depth look at three notable areas—Leilani Estates, Pahoa’s Lower Puna Area, and Kalapana Gardens—each with its own unique story of life with lava.

Leilani Estates

In 2018, the Kilauea eruption devastated parts of Leilani Estates, making international headlines. Lava flows destroyed homes and infrastructure, forcing hundreds of residents to evacuate. Hawaii News Now’s coverage of the eruption paints a vivid picture of the destruction and the resilience of this community.

Today, Leilani Estates is a mix of renewal and regrowth. Many homeowners have rebuilt, taking advantage of the area’s spacious lots, lush vegetation, and peaceful atmosphere. Despite being in Lava Zone 1, which carries the highest risk, it continues to attract buyers seeking affordability and serenity.

Pahoa’s Lower Puna Area

The town of Pahoa and the surrounding Lower Puna region are no strangers to volcanic activity. Over decades, eruptions have reshaped this area, most notably in the 2014 lava flow that threatened Pahoa’s main road. This National Geographic article provides a detailed account of the challenges faced by the town during that time.

Today, Pahoa is a vibrant community known for its eclectic culture, local farmers’ markets, and stunning natural surroundings. It offers some of the most affordable land and homes on the island, making it a popular choice for those seeking a simpler, more connected lifestyle.

Kalapana Gardens

Kalapana’s story is one of rebirth. In the 1990s, this area was overtaken by a massive lava flow, with much of the original village destroyed. Residents who returned found a landscape transformed into fields of black lava rock. Explore this CNN feature for firsthand accounts from homeowners who rebuilt atop the hardened flows.

Life in Kalapana Gardens is not for everyone—it requires a pioneering spirit and a deep connection to the land. However, for those willing to embrace its challenges, the rewards are profound: breathtaking views, a sense of adventure, and the chance to live amidst Hawaii’s raw volcanic beauty.

These subdivisions each offer a unique glimpse into what it means to live with lava, embodying both the risks and the rewards of Big Island living.

Pros and Cons of Lava Zone Living

Living in a lava zone on the Big Island offers a lifestyle unlike anywhere else in the world. From dramatic landscapes to affordable real estate opportunities, there are plenty of reasons to consider this adventurous choice. However, it’s important to weigh the benefits against the potential challenges.

Benefits of Lava Zone Living

Affordability
Homes and land in lava zones, particularly Zones 1 and 2, are often more affordable than properties in lower-risk areas. This makes it possible for buyers to own a piece of Hawaii’s paradise at a lower price point.
Unique Landscapes
The volcanic terrain creates breathtaking scenery, from black lava fields to lush forests thriving in fertile volcanic soil. These otherworldly views are part of what makes living here so special.
Connection to Nature
Residents in lava zones often report feeling deeply connected to the natural world. The area’s active geology, coupled with its quiet, rural lifestyle, fosters a sense of harmony with the land.

Drawbacks of Lava Zone Living

Eruption Risks
Zones 1 and 2 are at high risk for future eruptions. While volcanic activity can often be predicted, the unpredictability of its impact on homes and infrastructure is a constant concern.
Insurance Challenges
Obtaining homeowner’s insurance in lava-prone areas can be difficult and costly. Policies through the Hawaii Property Insurance Association (HPIA) are often necessary, but coverage is limited and premiums can be high.
Infrastructure Issues
Roads and utilities can be damaged or even destroyed by lava flows, as seen in events like the 2018 Kilauea eruption. Rebuilding infrastructure takes time, and residents must be prepared for potential disruptions.

Despite the challenges, many residents embrace the unique lifestyle offered by lava zone living. The balance between risk and reward depends on individual priorities and a deep appreciation for the Big Island’s natural beauty.

What to Know Before Buying in a Lava Zone

Purchasing real estate in a lava zone requires careful research and preparation. By understanding the key considerations and taking advantage of available resources, buyers can make informed decisions that align with their needs and risk tolerance.

Key Considerations for Buyers

Lava Zone Designation
Familiarize yourself with the Hawaii lava zone map. Properties in Zones 1 and 2 face the highest risk, but this risk is significantly reduced in Zones 3 through 9. Knowing the designation of a property can help you anticipate potential challenges.
Insurance Requirements
As insurance options are limited in high-risk areas, obtaining coverage through the Hawaii Property Insurance Association (HPIA) is often necessary. Be sure to factor insurance premiums into your overall budget, and consult with local agents to understand your options.
Building Codes and Permits
Properties in lava-prone areas are subject to specific building codes aimed at enhancing safety. Ensure that existing structures comply with these regulations, or be prepared to meet them if planning new construction.
Emergency Preparedness
Living in a lava zone means being prepared for the possibility of an eruption. Familiarize yourself with local emergency protocols, evacuation routes, and community resources. Creating a comprehensive emergency plan can help you and your family stay safe.

Resources for Buyers

Hawai’i Volcanoes Observatory (HVO): The HVO provides up-to-date information on volcanic activity and lava flow risks. Learn more here.
Hawaii County Planning Department: This resource offers insights into zoning regulations and building permits. Explore their services here.
Community Associations: Subdivision-specific organizations, like those in Leilani Estates or Kalapana Gardens, can provide valuable information on local challenges and resources.

By carefully considering these factors, you can confidently navigate the process of purchasing a home in a lava zone and enjoy the unique lifestyle it offers.

Embracing the Big Island’s Unique Allure

The Big Island’s lava zones offer more than just dramatic landscapes—they tell the story of Hawaii’s ever-changing land and the resilience of its communities. Living in these areas isn’t for everyone, but for those drawn to their unique beauty, the rewards can be immeasurable.

Whether you’re seeking affordability, adventure, or a deeper connection to nature, these lava-affected areas present opportunities to embrace a truly unique way of life. Communities like Leilani Estates, Pahoa, and Kalapana Gardens demonstrate the power of resilience and the undeniable allure of living among Hawaii’s volcanic landscapes.

Discover the Possibilities with The Papakea Collection

If you’re considering buying or selling property in Hawaii’s lava zones, let the Papakea Collection Real Estate Team guide you. With extensive knowledge of Big Island real estate and the nuances of lava zone living, our team is ready to help you navigate the process with confidence.

Visit The Papakea Collection Real Estate Team to explore your options and take the first step toward finding your Hawaiian paradise.