Top Land Buyers in Residential Lots

How long does it typically take to sell vacant land in Hawaii?

In the current 2025 market, selling vacant land in Hawaii typically takes between 9 to 18 months. The "Aloha State" market is highly segmented; residential lots in urban Honolulu or "ready-to-build" parcels in Kona can move in 4 to 6 months, whereas remote agricultural acreage or "off-grid" parcels in the Puna District can sit for nearly two years. The timeline is heavily dictated by the 30-to-90-day due diligence period, which in Hawaii frequently involves complex archaeological assessments, shoreline certifications, and lava zone insurance verification. Furthermore, Hawaii’s unique "Land Court" system can occasionally add 45 to 60 days to the closing process if the title requires specialized registration or updates.

What are the common closing costs for land sellers in Hawaii?

Hawaii is primarily a title and escrow state, meaning transactions are managed by neutral third-party escrow officers rather than mandatory attorneys. However, it is standard practice to retain a real estate attorney for deed preparation and specialized title issues (such as Land Commission Awards), with 2025 rates averaging $248 per hour. Sellers should expect total closing costs between 7% and 10% of the sale price. Unlike many states, the custom in Hawaii is for the seller to pay 60% of the title insurance premium and 100% of the state conveyance tax.

Specific costs for 2025 include:

• Conveyance Tax (Transfer Tax): Hawaii uses a tiered system based on the sale price. For vacant land where the purchaser is not eligible for a county homeowner’s exemption, the rate starts at $0.15 per $100 for sales under $600,000 and scales up to $1.25 per $100 for sales exceeding $10 million.
• Escrow Fee: Typically ranges from $1,000 to $2,500, often split 50/50 between the buyer and seller.
• HARPTA/FIRPTA Withholding: Out-of-state sellers must be aware of the 7.25% HARPTA (Hawaii Real Property Tax Act) withholding on the total sale price, which is collected at closing to ensure state capital gains taxes are paid.
• Recording Fees: Generally range from $100 to $150 for the Bureau of Conveyances or Land Court filings.

Do I need a survey to sell my land in Hawaii?

While state law does not strictly mandate a survey for a deed transfer, a K-2 Staking Survey is almost universally required in Hawaii real estate contracts. This specialized survey involves a licensed surveyor physically staking the property corners and identifying any encroachments (such as rock walls or fences), which are common in Hawaii’s older subdivisions. In 2025, a K-2 survey for a standard residential lot costs between $800 and $1,500. For large agricultural tracts or properties near the coast, an ALTA Survey or a Shoreline Certification may be required, which can exceed $5,000. Providing an existing survey can prevent deal-killing boundary disputes, which are a leading cause of litigation in Hawaii land deals.

How is the land market trending in Hawaii for the next 12 months?

The Hawaii land market is forecast for steady, moderate growth through late 2026. After years of extreme volatility, the market has entered a "balanced" phase where inventory levels have finally begun to rise—condo inventory is up 14%, and similar trends are appearing in the vacant land sector. Median land prices are expected to rise by approximately 3% to 5% annually, driven by a chronic housing shortage and limited "fee-simple" land availability. The most significant trend is the return of second-home buyers and investors, who are responding to improved pricing and early signs of stability in the state's insurance market. Demand is particularly high for Residential Infill lots on Oahu and the Big Island’s resort corridors.

Can I sell land in Hawaii if I have back taxes or title issues?

Yes, but you are subject to Hawaii’s strict one-year tax deed redemption period. In Hawaii, if property is sold at a tax auction, the delinquent owner has precisely one year from the date of the sale (or date of recordation) to redeem the property. Redemption requires paying the purchaser the full bid amount plus 12% annual interest and all associated costs. Because of this redemption right, it is nearly impossible to obtain title insurance or financing on a tax-deed property during that first year.

For inherited land, Hawaii probate law provides a "Power of Sale": if a valid will explicitly grants the executor the power to sell real estate, the sale can often proceed without a specific court license, potentially saving 6 to 9 months of probate delays. This is an essential tool for clearing titles in cases of "Heirs Property," which often impacts long-held family agricultural lands.

What is the most in-demand type of land in Hawaii right now?

The highest demand in the 2025 Hawaii market is for Utility-Scale Solar-plus-Storage and Residential Infill. Following the launch of the Kūpono Project (the largest solar-plus-battery facility on Oahu), developers are aggressively seeking flat, accessible acreage for renewable energy to help Hawaii reach its 100% clean energy goal by 2045. Additionally, Agricultural "Food System" Land is a rising trend, as the state incentivizes local food production to reduce import dependency. In urban centers like Kakaʻako and Kapolei, small-scale Infill lots remain the top choice for developers looking to bypass the high cost of raw land infrastructure while meeting the state’s critical housing demand.