buy lots in Big Island

[hotzcatz]

Actually, you can put multiple houses on one lot, it depends on the size of the lot and the zoning of the lot. If you have a one acre lot that is zoned RS10 (which means one residence for each ten thousand square feet) you can have up to four residences. However, they are all on one piece of property and can't be sold separately. I'm not even sure if they can be owned separately, but that's something for someone else to answer.

If you buy 120 acres zoned AG40 (one house per forty acres) you'd be able to build three houses. Most lots, though, are pretty much set so you can build just one house on them, but there are some that will allow multiple houses. Some lots have multiple zones, too. Usually it will be some sort of residential with some sort of commercial zone. I know of one lot that has MG1A industrial directly next to RS10 which should be illegal but is grandfathered in. You can also apply to change the zoning on a lot, but that's a pretty long involved and fairly expensive process.

[OpenD]

It's a complicated subject... Chapter 25 of the code and its definitions run well over 100 pages... and it's subject to interpretation, so I wouldn't advise anyone to make serious decisions involving zoning without at least talking to the County Planning Department first, and probably a real estate attorney as well.

Here's an informative article about building multiple residences on Agricultural land. According to this piece:

In most zoning categories, only one single family home is allowed. On Ag-zoned land additional farm dwellings may be permitted upon approval of an agreement submitted to the Planning Department with a farm plan or other evidence of the applicant’s ongoing agricultural use.

How many homes or additional farm dwellings would be allowed on, say, a 20-acre parcel? ... Assuming the applicant does have bona fide agricultural activity, the answer is that the first additional farm dwelling is allowed without conditions. The second farm dwelling would require proof that the resident worked at least 8 hours per week on the property; a third farm dwelling would require proof of 40 hours of farm work per week per farm dwelling.

Regulations For Multiple Houses on Agricultural-Zoned Land (Big Island) | Hawaii Life

[hotzcatz]

And I think there is a monetary amount associated with whether they are a valid farm or not. If I remember correctly, it's a number that's pretty hard to make unless you're doing some serious farming.

[happyamandas]

Originally Posted by OpenD

The Hawaii County Planning Office publishes zoning maps showing what kind of use different plots of land are approved for. Some are reserved for commercial use only, some for residential, some for agricultural, and some are reserved from any development at all.

To put two houses on a property you would need an RD (Residential Double) zoned lot, and for more than two you would need an RM (Residential Multiple) zoned lot. Looking at the Zone maps you will see that your choices for this kind of building are limited. You can't just buy a big agricultural lot and build houses on it. Of course you can always apply for a zoning change or a variance, but that tends to be costly and time consuming and with no guaranteed outcome. So you may wish to limit your search to properties that are already zoned for the type of development you have in mind.

Here are the zoning definitions: http://www.cohplanningdept.com/wp-co...Definition.pdf

And here are the zoning maps: Zone Maps | County of Hawaii Planning Department

Thanks for your advice

[Hilo Girl]

Now I want to know where you purchased? I live on the Hamakua coast and you could get just about anywhere for $1 million.

[hotzcatz]

Ah, well, talking about buying land (especially when one just casually uses the number "one million") and actually buying the land are two whole different kettles of fish. Which part of the coast are you on? Were you stuck on the wrong side of that caved in road last week? (although, it was probably the week before that, by now)

[smarino]

Lord this is a terrible law! So it doesn't matter whether you would be a good citizen, it matters how much money you got. Why does it not surprise me that it's run by a 'frisco lawyer firm? Welcome to the land of the rich, or you're outta here. Unfortunately, it's not just us. A friend spent nearly double that amount trying to get Australian citizenship.

I like how they did it on the island of Tortola. After 6 months you have to leave the island, even if you're a UK citizen. However, if you have a business (doesn't matter how small or large) that does not compete w/ any existing businesses, and if you hire at least one local, then you're an asset and can stay year round. That was such a beautiful island, and the people there were very happy to be there too. By comparison, St. Thomas and St. Croix were dangerous dumps.