Agricultural Zoning Across Hawaii’s Counties

Hawaii has four counties, each with its own zoning code governing agricultural land use. Understanding these differences is essential before purchasing farmland on any island.

Hawaii County (Big Island)

Hawaii County’s agricultural zoning (A-1a through A-40a) allows farming, ranching, and one farm dwelling per lot. Minimum lot sizes range from 1 to 40 acres depending on the subzone. The county permits agricultural tourism (agritourism) with a special permit, making it attractive for farm-stay operations. Important Agricultural Lands (IAL) designations apply to some parcels, restricting subdivision and non-agricultural development.

Maui County (Maui, Molokai, Lanai)

Maui County’s agricultural district allows one farm dwelling and one accessory dwelling per lot. Minimum lot sizes are typically 2 acres. The county has been more restrictive on short-term vacation rentals on agricultural land. Maui’s agricultural water systems vary significantly by region — East Maui has the historic EMI ditch system while Upcountry relies primarily on the county water system with frequent restrictions.

Kauai County

Kauai’s agricultural zoning allows one dwelling per 3 acres of agricultural land. The county maintains strong protections for agricultural land and has been conservative about granting non-agricultural uses. Water access is a key consideration — some agricultural subdivisions (like Kulana) are limited to farming only with no residential dwelling, guest house, or county water meter permitted.

City & County of Honolulu (Oahu)

Oahu’s AG-1 and AG-2 agricultural zones allow farming operations with one dwelling per lot. Minimum lot sizes are 1-2 acres in AG-1 and 3-5 acres in AG-2. The North Shore and Windward coast contain most of Oahu’s remaining agricultural land. Due to development pressure, Honolulu has some of the strictest agricultural land protections in the state.

State Land Use Commission

All four counties operate under the Hawaii State Land Use Commission’s classification system, which designates land as Urban, Rural, Agricultural, or Conservation. County zoning must conform to these state-level designations. Reclassification from Agricultural to Urban or Rural requires State Land Use Commission approval, a lengthy process that can take years.