Yes, you can sell land in Hawaiʻi for cash, and you can do it without listing it, clearing it or waiting months for a buyer who can get a land loan. Hawaii Property Buyers LLC buys vacant lots, agricultural parcels, lava-zone lots, inherited land and land with title problems on Oʻahu, Maui, the Big Island and Kauaʻi. We pay cash, we cover the closing costs, and there are no agent commissions. Most land buyers need a large down payment or cash, which is a big reason vacant land can sit on the market. Selling to a cash land buyer removes that problem. Call (808) 940-3430 for a no-obligation offer within 24 hours.
Key Takeaways
- We buy all types of land in Hawaiʻi: residential lots, agricultural land, lava-zone lots in Puna and Kaʻū, rural acreage, burned lots and inherited parcels.
- Vacant land is harder to finance than a house. Banks usually want much larger down payments on land, so the pool of buyers is smaller. A cash buyer can close without a lender.
- Every parcel in Hawaiʻi sits in one of four state land use districts (Urban, Rural, Agricultural or Conservation) under HRS Chapter 205. The district and county zoning decide what a buyer can build, which drives the price.
- Big Island lots in USGS lava flow hazard zones 1 and 2 are hard to insure and finance. We buy them anyway.
- When you sell to us: no commissions, we pay closing costs, and you pick the closing date.
Why vacant land is hard to sell in Hawaiʻi
Selling land is different from selling a house. A buyer can’t picture living in it, and they often can’t borrow against it easily. Here are the problems we hear about most from Hawaiʻi landowners.
1. Few buyers can get a loan for land
Most home buyers use a mortgage. Land loans are a different product: many lenders want 20% to 50% down, charge higher rates and shorten the loan term. Some won’t lend on raw land at all, especially lots without paved roads, county water or power. That shrinks the buyer pool to people who have cash. A cash buyer like us skips the lender, the appraisal and the loan conditions.
2. Zoning and land use rules limit what a buyer can do
Under HRS Chapter 205, the State Land Use Commission places every parcel in the Urban, Rural, Agricultural or Conservation district. Each county then adds its own zoning.
- Agricultural land comes with limits on what you can build. Homes on ag land are generally “farm dwellings” tied to agricultural use (HRS §205-4.5).
- Conservation land is regulated by the Department of Land and Natural Resources (DLNR), and building on it needs a permit that can be hard to get.
- Urban and Rural lots are usually the easiest to sell, but county setbacks, shoreline rules and special management areas can still apply.
Buyers who don’t know these rules often walk away. We look up the district and zoning ourselves before we make an offer.
3. No utilities, no roads, no permits
Many Big Island and Kauaʻi lots have no county water line, no power at the street and unpaved private roads. Owners may need water catchment, solar or a long utility run to build. Road upkeep in many rural subdivisions depends on owners paying into a road association, which buyers find confusing. We buy land as-is: no surveys, no clearing and no utility work before the sale.
4. Lava zones, flood zones and tsunami zones
On Hawaiʻi Island, the USGS lava flow hazard zone maps rank land from zone 1 (highest hazard) to zone 9. Lots in zones 1 and 2, such as large parts of lower Puna and parts of Kaʻū, are hard to insure, and lenders often require insurance. That pushes those lots into a cash-only market. Our guide to selling property in a lava zone explains this in detail. Coastal lots can face similar issues with flood and tsunami zones.
5. Title problems and inherited land
Land often stays in a family for generations without a probate or a clean deed. Common problems include:
- Land still titled to a parent or grandparent who passed away
- Several heirs who each own a share
- Older Land Court parcels (HRS Chapter 501) or lots with old easements and access questions
- Unpaid property taxes or liens
These problems don’t always stop a sale. See our guides to selling with title issues and selling inherited property in Hawaiʻi.
6. Carrying costs keep adding up
Vacant land still costs money every year: county property tax, brush clearing, road dues and sometimes association fees. If you live on the mainland, there’s also the cost of trips to check on it. Our Hawaiʻi property tax guide covers how each county taxes land.
Types of land we buy
| Land type | Examples | Do we buy it? |
|---|---|---|
| Residential lots | Infill lots on Oʻahu, subdivision lots in Kona, Hilo, Kahului, Līhuʻe | Yes |
| Agricultural land | Ag lots in Puna, Kaʻū, Upcountry Maui, Kauaʻi; CPR units on ag land | Yes |
| Lava-zone lots | Hawaiian Paradise Park, Hawaiian Acres, Leilani Estates, Ocean View | Yes, including zones 1 and 2 |
| Rural and off-grid land | Unpaved road lots, catchment-only lots, lots with no power | Yes |
| Burned or damaged lots | Lots where a house burned or was torn down | Yes. See our fire-damaged property guide |
| Inherited or co-owned land | Family land with several heirs, land still in a deceased owner’s name | Yes, working with your attorney if probate is needed |
| Land with a structure | Lots with an old house, shed, cabin or unpermitted building | Yes |
| Department of Hawaiian Home Lands leases | DHHL homestead lots | No. DHHL leases can only transfer to qualified beneficiaries under DHHL rules |
A note on condominium property regimes (CPRs): on the Big Island and Kauaʻi, many ag parcels were split into CPR units under HRS Chapter 514B instead of a formal subdivision. Your unit may share the land, the road and the water with your neighbors under a declaration. We buy CPR units and read the declaration and bylaws as part of our review.
Your options for selling land in Hawaiʻi
| List with an agent | Sell it yourself | Owner financing | Sell to a cash land buyer | |
|---|---|---|---|---|
| Price | Open-market price | Open-market price | Often higher, paid over time | Usually below open-market price |
| Commission | Yes | No (may pay a buyer’s agent) | Depends | None |
| Closing costs | Seller usually pays part | Seller usually pays part | Seller usually pays part | We pay them |
| Time to sell | Often many months for land | Often many months | Depends on finding a buyer | Close in as little as 7 days, or your date |
| Buyer financing risk | Yes | Yes | You carry the risk | None. We pay cash |
| Work for you | Showings, clearing, survey questions | All of it | Collecting payments for years | Sign at escrow |
If you don’t need the money right away, owner financing can bring a higher price. Our seller financing guide explains how it works in Hawaiʻi and what can go wrong. If you want a clean break and a fixed closing date, a cash sale is the simpler path.
How selling your land to us works
- Tell us about the land. Give us the address or tax map key (TMK), the island and the acreage. You don’t need a survey.
- We research it. We check the land use district, zoning, lava or flood zone, access, utilities and title before we make an offer.
- Get a fair cash offer within 24 hours. There’s no obligation. Compare it with your other options.
- Close through a local escrow company. We pay the closing costs. You choose the closing date, as soon as 7 days if the title is clear. You can sign from the mainland. Escrow can send the documents for notarized signing.
Taxes to know when you sell land
- Conveyance tax: Hawaiʻi charges a conveyance tax on most property transfers under HRS Chapter 247. The seller customarily pays it, but when you sell to us, we cover closing costs as part of the offer.
- HARPTA withholding: If you don’t live in Hawaiʻi, escrow generally withholds 7.25% of the sale price for state income tax under HRS §235-68, unless you qualify for a waiver. Many out-of-state landowners can get some or all of it back when they file. See our HARPTA guide.
- Capital gains: Land isn’t your main home, so the home sale exclusion usually doesn’t apply. Our capital gains guide covers federal and Hawaiʻi rates. Talk to a tax professional about your situation.
We buy land on every island
- Big Island: Puna, Kaʻū, Hilo, Kona, Waimea and Kohala. Lava-zone, ag and off-grid lots are welcome. See our Big Island page, plus Hilo and Kona.
- Maui: Upcountry, Haʻikū, Kīhei, Lahaina and Hāna. See our Maui page.
- Kauaʻi: Kapaʻa, Kīlauea, Kalāheo and the west side. See our Kauaʻi page.
- Oʻahu: Infill lots, North Shore and Waiʻanae ag land, and lots with an old house to tear down. See how we buy as cash home buyers in Hawaii.
Get a Cash Offer for Your Land in 24 Hours
Enter the address or TMK below and we’ll get back to you with a fair cash offer. No commissions, no clearing, no survey needed. Or call us at (808) 940-3430.
Frequently asked questions
How fast can I sell my land in Hawaiʻi for cash?
We make a cash offer within 24 hours of getting the property details. If the title is clear, we can close in as little as 7 days, or on the date you choose. Land with title issues or an open probate takes longer, and we’ll tell you up front what’s needed.
Do you buy land in a lava zone?
Yes. We buy lots in every USGS lava flow hazard zone on the Big Island, including zones 1 and 2 in Puna and Kaʻū. Insurance and financing are hard to get there, so most buyers need cash, which we have.
Do you buy agricultural land?
Yes. We buy ag land and ag CPR units on all four islands. We check the state land use district, county zoning and any farm dwelling rules before making an offer, so you don’t need to research it yourself.
Can I sell land I inherited in Hawaiʻi?
Yes. If the land is still in a deceased owner’s name, a probate or other court step may be needed before it can be sold, and we can work alongside your attorney. If several heirs share the land, all owners usually need to sign. Our inherited property guide explains the steps.
Do I need a survey or to clear the land before selling?
No. We buy land as-is. You don’t need to survey, clear brush, remove junk or fix access before you sell to us.
Who pays closing costs when I sell land to you?
We do. When you sell to Hawaii Property Buyers, you pay no commissions and we pay the closing costs. The amount on our offer is the amount you can plan around, minus any mortgage, liens or back taxes that must be paid off at closing.
I live on the mainland. Can I still sell my Hawaiʻi land?
Yes. Many Hawaiʻi landowners live off-island. You can sign through escrow with a mobile notary. If you’re not a Hawaiʻi resident, HARPTA withholding may apply, and you may get some or all of it back when you file your Hawaiʻi tax return.
Do you buy Hawaiian Home Lands (DHHL) lots?
No. DHHL homestead leases can only be transferred to qualified native Hawaiian beneficiaries under the Hawaiian Homes Commission Act. If you hold a DHHL lease, contact DHHL directly about your options.
Ready to sell your Hawaiʻi land? Call (808) 940-3430 or request your free cash offer. Tell us the TMK or address, and we’ll get back to you within 24 hours.
