The Puna District Subdivisons (Hilo, Hawaiian Paradise Park: sales, real estate, HOA)

[seikaryusensei]

Aloha Everybody ,

We are going to buy land in the Puna district. We have been on two trips to "recon" the area. We have done extensive on-line research to determine many aspects of various areas. We have read building codes, numerous forums (this seems to be the best one), have friends who live in Hawaiian Paradise Park and in Hilo, and spent hours looking at aerial, topographical, and road maps. We have studied demographic data resources and are ready to start the search in earnest.

Before we do buy, we thought we'd make our first foray into this forum to see what we could find out about the various subdivisions. There has been alot of talk about different aspect of things in the Puna District, but I thought I'd list some of the places and see what people said. We are looking to hear about the local "flavor" of various areas, but would like to get some insightes before we start talking to real estate agents and other who might have a different bias or view point.

Some of the most pressing issues to us are:
1) Crime / drug problems in general proximity to a subdivison
2) "Buildability" of an area (will the county allow a home to be built there)
3) "Reputation" of the subdivion (what's the word on the street)
4) Temperate / climate zones (rainfall and temperature)
5) Lava flow zones (any new word)

There are lots of other questions (off-grid necessity, water catchment, closest store, closest rugby field (just kidding!), but those questions can be addressed in another post.

Here are the subdivisions we are interested in:
a) Fern Forest
b) Eden Roc
c) Fern Acres
d) Ainaloa
e) Orchidland
f) Leilani Estates
g) Nanwale Estates
h) Glenwood / Mountain View areas (Lehuanani, Mauna Kea, N Oshiro, and N. Kulani Roads)

We have read all the negative stuff about the area (Croatoan and others), and like others have said, everyone has different experiences. We saw some of the problems and believe others probably exist. We have all the problems where we live, too. However, having travelled the world, we think the Puna district is what we have been looking for. We are not being "lulled" into a false sense of paradise. I think it is, just that, paradise.

Mahalo Nui!

[cynmkolohe]

Aloha and welcome the the forum!

A couple of quick thoughts to share:

Related to the issues you listed above, a Realtor will be able to provide you with data about 2, 4 and 5. Concerning "buildability": you will need to know the zoning for the lot you are considering. This will likely be Agricultural zoning in the Puna district. Ag zoning has certain limitations that differ from Residential zoning, so you will need to have a full understanding of what Ag zoning implies to be sure the property meets your needs. Otherwise, it is a good idea to inspect each lot carefully, looking for common obstacles to building, as well as researching the lava and flood zone designations.

The next question I would ask is: how important is acerage to you? Of the subdivisions you listed above, Nanawale and Ainaloa lots are fairly small compared to the others, which generally range from 1-3 acres (exception is Glenwood/Mountain View, which can vary).

Another question is how important is access to Hilo to you? If you will be commuting, it is important to consider your access to Hwy 11. (One of the overlooked benefits of living in/near Kurtistown is that residents are able to avoid the daily back up of "rush hour" traffic where lanes merge on the one road leading toward Pahoa.)

As for issues 1 and 3 on your list, answering these questions can be a tricky issue for a licensed agent...we can certainly provide you with resources to help you research, but we do have to be careful to avoid any appearance of the illegal act of "steering"...which is why I generally reserve conversation addressing such issues until developing a relationship with a client. You are already doing what I would recommend early on in your search....seeking input from people who may already live in the area!

Based on the list you've provided, I would also ask how important it is for you to be in a subdivision that has/does not have enforced CC&Rs. Leilani Estates is the only subdivision you have listed that does actively enforce CC&Rs. (Hawaiian Shores Recreational Estates is another subdivision near Pahoa that is known for enforcing CC&Rs.)

I'm sure others will have more to add for you!

[seikaryusensei]

Thanks, CynMKahole, for your thoughtful reply.

As to land use zoning, lava zones, CC&R's, buidling codes, flood zones, right-of-ways, lot surveys, and the general nature of building in a specific subdivision, I am sure there will be much research and discussion with both professionals like yourself, and other friends & family. These are most certainly questions to seek answers to. There are many websites that you can get pretty good information on all of these issues

However, those questions seem less daunting than "talking story" with and finding the knowledge that comes from those that have lived in the area and know the "story" behind each neighborhood / subdivision.

I have family members who are moving to our neck of the woods in Northern California. They did some online research about some of the areas they had heard about. When they asked me about the areas I had to disabuse them of the idea these were the meccas they thought they had found. One particular location they thought was great had just had two murders, a rape, and meth lab explosion... all in a three month period. I guess I am looking for more of the insiders view of the various "social climes" of the various subdivisions.

The question of acreage is not as critical as the "buildability" of the lot. In some private conversations with one of the contributors of this forum, I was told that the 3 acre lots in one subdivision (Fern Forest) are only 100 feet wide. That makes them LONG and skinny. That might be okay, but the description of the lots in Eden Roc seem more conducive to our particular plans. The best bet is probably going to be a good ground recon of the main areas we end up feeling okay about. Since I am not there I just do not have anything to base an opinion on, and therefore, not not know how to limit my search.

The comment about the Pahoa traffic back up makes a big difference! Hilo is going to be relatively important, especially early on. Your info about Kurtistown cutoff avoiding the back up would be critical to a fully informed property buying decision for us. Thank you!!

As to CC&R's, it is not that I am against CC&R's, it is that some people get really officious and use the CC&R's as a way to force their agenda on others. We have lived in a subdivision that had the CC&R's STRICTLY enforced. If you left your trash can at the curb a day too long the board would warn you and fine you on the second offense. This put so many people off that the HOA board members became personas non gratis. Aftere most of their terms, none were re-elected. The newer boards have taken a more diplomatic and involved approach and it has lessened the tension of the community greatly. Yeah, there are few trash cans on the curb a day or two longer than needed, but a friendly reminder from a neighbor by just moving their cans up for them has worked way better.

In a couple conversations I have had with locals, some expressed their various general perceptions of the areas I mentioned. For example, one comment alluded to the reclusive nature of the residents of one subdivision, and the nature of the roads and their upkeep in another. The issue of drugs and their inherent problems in the Puna district as compared to a city on the mainland was discussed. HOA dues, junked cars and thei removal, wireless availability, fire fighting training and a community picnic were the subject in another subdivision's website.

Again, thanks for your post! These posts are great resources and help paint a little more detail into helping define where some of the best place to live might be. I hope we might hear from a few others here. That would be very...

Mahalo Nui & Aloha

[109*]

orchidland, leilani, or mountain veiw are the nicest but there will still be crime like theft or drug use in the neighborhood. leilani is lava zone 1. we had 48 inches of rain in 48 hours in mountain veiw in early february. mountain veiw is a flood prone area. with mostly dirt roads. leilani has mostly paved road. If you have kids dont move here the school systems are horrible.

[seikaryusensei]

Thanks for the insights ME0123. We have friends in many of the subdivisions and are gaining a better understanding, with help from people like you. One area I have been spending a little more time exploring, but have yet to get any real "inside" responses on is the Eden Roc subdivion. Anyone have any thoughts or comments?

[IntoTheMystic]

Eden Roc is skeery.

[seikaryusensei]

Skeery?? Do tell??

[IntoTheMystic]

attempted murder, murder, major drug use. The locals I know who lived there wanted to move to live in a better place for their kids.

[seikaryusensei]

Wow! Is this all recent? I have spoken to two owners who live there and they say it is quite, that the drug & drug related crimes, (burglary, etc) is low, and that there are some nice homes currently being built there. I certainly would have reservations about buying and building in an area that has serious crime problems. Tell me more, please. I do not have kids, but I want to be able to sleep at night.

[cynmkolohe]

Internet research can be a great thing...but I had to share this:

I just searched a few key terms related to Eden Roc and found a website claiming that "The median home cost in Eden Roc is $539,900."

Knowing better, I pulled up home sales from the MLS in Eden Roc since 1/1/2006, (yes 2006)...

Since 1/1/06 here have been 8 homes sold, ranging from a studio/cabin that sold for $50,000 to a 3br/2bath house that sold for $255,000.

Since 2003: 23 homes sold. Top price is still $255,000.