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Puna Subdivisions

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There are at least over 40 Puna subdivisions. These subdivisions are sometimes as big as cities. For example, Hawaiian Paradise Park has over 8,800 building lots and is the second largest private subdivision in the United States.

However, many parts are still underdeveloped with no shopping centers or other public facilities nearby. That means that although these subdivisions are the size of small cities they do not look like a city at this point, and because some of the parcels are up to 3 acres, they probably never will.

Puna's recorded households consist mainly of single family dwellings. Most of the properties in Puna are zoned as agricultural land (Ag) and therefore most of these single family dwellings are actually considered "farm dwellings".

Before we went to Puna for the first time, we looked at some of the Puna subdivisions in the Mountain View area like Fern Forest Estates, Aloha Estates and Eden Roc Estates on the map. We were convinced that we would be able to see a clear distinction between the subdivisions on that side. But when we got there, nothing looked to us like any subdivisions we had ever seen! It was more like a big forest with a few houses here and there … and it was more beautiful that we had imagined it would be - pristine and quiet.

The Puna subdivisions were mostly formed in the 50’s and 60’s before zoning laws were introduced and so they were created more or less like independent ‘pods’. This is the main reason why the different subdivisions offer such varied lot sizes. (See table below)

Most Popular Puna Subdivisions
(click links for more information and subdivision maps)

Name Year # of Lots Lot Size Acres
Ainaloa 1959 3,637 .2-.5 ac. 1,160Map
Aloha Estates 1961 1,846 .25-.3 ac. 593
Black Sand Beach 1962 918 7,750 sf 202
Eden Roc 1960 1,809 1 ac. 2,000Map
Fern Acres 1958 2,021 2 ac. 4,000Map
Fern Forest 1958 2,579 3 ac. 9,000Map
Glenwood 1962 152 .25-.3 ac. 53
Hawaii Island Paradise 1960 449 .20 ac. 100
Hawaiian Acres 1958 3,944 1.8-6 ac. 12,141Map
Hawaiian Beaches, Parks and Shores 1961 3,522 .2-.5 ac. 1,416
Hawaiian Orchid Isle 1958 205 3ac. + - 700
Hawaiian Paradise Park 1959 8,843 1 ac. +/- 9,469Map
Kalapana Sea View Estates 1971 693 <.25 ac. 166
Kapoho Beach Lots 1954 185 .25-1.2ac. 50
Kehena Beach 1964 199 .25-.3 ac. 52
Lanipuna Gardens 1973 118 1 ac. 130
Leilani Estates 1960 2,266 1 ac. 2,400Map
Maunaloa Estates 1960 893 20,000 sf 550
Nanawale Estates 1960 4,289 .25-4ac. 1,134Map
Ohia Estates 1960 756 .25-.3 ac. 280
Orchidland Estates 1958 2,491 .5,1-3 ac. 5,670Map
Pacific Paradise Mtn. View Manor 1971 606 .25-.3 ac. 145
Puna Beach Palisades 1973 72 20,000 sf 36
Royal Hawaiian 1959 1,640 .25-.5 ac. 630
Tiki Gardens 1962 481 .2-.25 ac. 120
Volcano Village 1968 1,064 N/A N/AMap

The subdivisions in Puna are not always interconnected, so traveling from one to the other is sometimes only possible via the highway. But in other cases, you may be in one subdivision and then unknowingly cross over into another without noticing because there is often a lack of consistent signage and the forest in one subdivision looks pretty much the same as the forest in the neighboring subdivision. There are plans to increase the interconnectivity of the subdivisions in the future, but this will not be possible without the sacrifice of some of the properties in that particular area.

Some subdivisions are growing at a faster than others due to various reasons. Proximity to Hilo is a big plus for commuters. Increasing home prices in the Hilo area, which continues to pushes people towards the outskirts and even beyond the city boundaries, have definitely had a big influence on development in the nearby Puna subdivisions. Plus things like having paved roads, existing electrical poles and access to county water makes a subdivision more desirable. It is important to understand the lava hazard and flood zones as they can have a big impact on the value of a property and they definitely can have a negative impact on the development of certain areas within a subdivision.

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