Are you considering buying AG (Agricultural) land in Hawaii and wondering if you can build your dream home on it? Hawaii’s AG land offers exciting opportunities for farming, sustainable living, and even AG tourism, but there are many factors to consider before making a purchase. In this blog post, inspired by the YouTube video “Can You Build on AG Land in Hawaii?” by Carol Spierling and Rachel Conley from the Living In Hawaii channel, we’ll dive deep into the ins and outs of building on AG land in Hawaii. You’ll learn about zoning laws, farming requirements, tax benefits, and what it takes to make your agricultural land dreams a reality.

Watch the video for even more insights, then read on for a comprehensive guide to owning and building on AG land in Hawaii. This guide covers everything you need to know before investing in your piece of paradise.

What is AG Land?

AG land refers to agricultural land specifically zoned for farming, raising livestock, and related activities. In Hawaii, AG land plays a significant role in supporting local agriculture and preserving the state’s unique natural resources. It’s essential for those interested in or even considering owning AG land to understand the laws and regulations associated with it.

Zoning Laws for AG Land in Hawaii

A high-level map of Hawaii showing all the counties across the islands

Zoning laws are crucial when considering the purchase of AG land in Hawaii. These laws determine what you can and cannot do with the property. Each county in Hawaii has its own zoning requirements that dictate the permissible uses of AG land, including:

• Honolulu County: Requires at least two acres for a home on AG land.
• Hawaii County: Different zones (A-1a, A-5a) require specific farming activities to qualify for AG land use.
• Maui County: Allows for a single-family dwelling and farming-related activities, but requires proof of active agriculture.

It’s vital to verify zoning regulations with a realtor and county offices before purchasing AG land.

Bishop Estate Agricultural Leases

Bishop Estate leases are unique to Hawaii and require active farming on leased AG land. Lessees must adhere to strict farming requirements and demonstrate that they are actively cultivating crops or raising livestock. This commitment ensures the preservation and productivity of Hawaii’s agricultural resources.

A beautiful view of farmland on Oahu, showcasing the island’s rich agricultural landscape and fertile fields.

Building a Home on AG Land in Hawaii

Yes, you can build a house on AG land, but it’s not as straightforward as building on residential property. Building restrictions apply, and it’s essential to:

• Understand the zoning laws: Ensure that your property’s zoning allows for a residence.
• Obtain permits: You may need building permits, depending on the county regulations.
• Consult with a realtor or local authorities: Engage professionals familiar with Hawaii’s AG land regulations.

Building on AG land requires due diligence to avoid legal issues or costly mistakes.

Tax Benefits of Owning AG Land in Hawaii

AG land owners can enjoy significant tax benefits, such as:

• Agricultural tax exemptions: Reduced property taxes for engaging in farming activities.
• Tax incentives: For maintaining and preserving AG land.

To qualify for these benefits, owners must demonstrate active farming or livestock raising on their property.

AG Tourism: Turning Your AG Land into a Tourist Attraction

AG tourism has become increasingly popular in Hawaii, allowing AG landowners to diversify their income through activities like:

• Farm tours: Offering guided tours of coffee, cacao, or vanilla farms.
• B&Bs: Operating bed-and-breakfast accommodations on the farm.
• Farm-to-table experiences: Engaging tourists with unique agricultural experiences.

Examples include successful AG tourism ventures like cacao farms and protea flower farms, providing an opportunity for additional revenue.

A breathtaking panoramic view of Hanalei Valley featuring expansive green taro fields, showcasing the rich agricultural heritage of Kauai.

Raising Animals on AG Land in Hawaii

AG land isn’t just for growing plants. It’s perfect for raising livestock such as:

• Cattle: Ideal for grass-fed beef.
• Chickens: For egg and meat production.
• Goats and sheep: For dairy and wool.

Raising animals offers both financial benefits and sustainable agricultural practices.

Growing Crops and Native Plants

A close-up view of vibrant, ripe coffee cherries hanging from a branch, showcasing the rich colors and quality of Hawaii’s coffee crops.

Hawaii’s AG land is suitable for a wide variety of crops, such as:

• Coffee: A popular choice in Kona.
• Taro: A staple of Hawaiian agriculture.
• Passion fruit (lilikoi): As grown by many AG landowners.

Embracing native plants, like the koa tree and ohia lehua, helps maintain biodiversity and honors Hawaiian culture.

Soil Quality and Water Availability

Assessing soil quality is essential before farming on AG land. Consider:

• Soil tests: Determine nutrient levels and pH.
• Water sources: Check for water availability, irrigation options, and rainfall.

Good soil and adequate water are key to successful farming.

Best Elevations for Different Crops

Elevation plays a significant role in crop selection:

• Coffee: Thrives at higher elevations (1,500–3,000 feet).
• Papaya: Prefers lower elevations (below 1,000 feet).
• Macadamia nuts: Ideal for mid-elevations (500–2,500 feet).

Understanding elevation helps ensure optimal growth and yield.

Sustainable Farming Practices

A sustainable chicken farm with two farmers standing in front of the coop, surrounded by free-range chickens enjoying the open space.

Sustainable farming is crucial for maintaining Hawaii’s natural beauty:

• Use organic fertilizers.
• Rotate crops to maintain soil health.
• Utilize rainwater harvesting for irrigation.

Implementing these practices supports a healthier environment and long-term productivity.

AG Land Restrictions and Regulations

Certain crops may be restricted due to zoning laws or environmental considerations. Always consult local ordinances and seek advice from agricultural experts.

Pros and Cons of Buying AG Land in Hawaii

Pros:

• Potential tax benefits
• Opportunities for AG tourism
• Sustainable lifestyle

Cons:

• Zoning restrictions
• Need for active farming
• Water and soil quality concerns

FAQs About AG Land in Hawaii

Do you need to farm on AG land?
Yes, to maintain AG zoning status and qualify for tax benefits, farming activities are typically required.

Can you live permanently on AG land?
Yes, but it depends on zoning laws. Always verify with the county regulations.

How do AG tax benefits work?
By actively farming or raising livestock, you may qualify for reduced property taxes.

Is AG land a good investment?
Yes, especially if you plan to engage in farming or AG tourism.

How do you start AG tourism on your land?
Begin by identifying crops or activities that attract visitors and obtain any necessary permits.

What animals can be raised on AG land?
Common options include cattle, chickens, goats, and sheep.

Conclusion: Is AG Land in Hawaii Right for You?

Owning AG land in Hawaii offers unique opportunities, from sustainable farming to AG tourism. Understanding zoning laws, soil quality, water availability, and potential tax benefits are crucial for making an informed decision. For a more in-depth exploration of these topics, be sure to check out the Living In Hawaii video, where Carol Spierling and Rachel Conley discuss all the essentials of buying AG land in Hawaii. Their insights will help you gain a deeper understanding of what it takes to turn your dream of AG land ownership into a reality. Watch the video now to learn more!