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Maui Real Estate with Agricultural Zoning: Best Areas and Development Rules
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On Maui, living in harmony with the natural environment is a top priority. Agricultural zoning allows Maui property owners to not only have a farm, but to have a large degree of flexibility in how they use their property. Agricultural zoning is also the most flexible zoning classification when it comes to subdividing, and many take advantage of this through the CPR process which I will describe later, if you're not already familiar.
Numerous agriculturally zoned neighborhoods on Maui strike a harmonious balance between development and nature. This agricultural zoning designation, also known as AG zoning, allows for multiple residential homes to be constructed under specific conditions. In addition, AG zoning can also allow for agricultural structures such as barns and offices.
For those searching for a more relaxed residential setting free of hustle and bustle, the agriculturally zoned neighborhoods on Maui are ideal options to consider. You can find numerous AG neighborhoods across the island that might be well-suited for you.
Where are Maui's Agriculturally Zoned Areas?
Haiku
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Haiku is usually the first place I think of when a client is looking for AG property on Maui, as it is one of the most plentiful areas for AG zoning. Located on the North Shore and sloping up the slopes of Haleakala, Haiku has a friendly, rural vibe and is recognized for its vibrant blend of artistic and agricultural communities. Homes for sale in Haiku come in many shapes and sizes.
It's also a great area for those who want to be close to the world-class surfing and windsports of the Northshore. While AG zoning is not limited to any specific subdivisions or neighborhoods, I wanted to highlight five agriculturally zoned subdivisions. The most crucial initial factor when considering buying land in Haiku or anywhere Upcountry will be if the property has a water meter, and if not, where it is on the Upcountry water meter list.
- Peahi Farms - Peahi Farms is a coastal community that was once home to a large pineapple farm. There are only 16 acreage lots in this exclusive neighborhood, and they sit atop a seaside bluff. Unlike some other communities with a resort-like feel, Peahi Farms has a more intimate vibe without sacrificing residents’ privacy.
- Haiku Mauka - This beautiful community sits between Haleakala and Maliko Gulch with gently descending grounds. Each of the 40 lots covers at least two acres, and the community provides residents with open fields, picnic grounds, and a play area for the kids. Haiku Mauka is a popular equestrian community due to lax restrictions and proximity to the Tom Morrow Equestrian Center.
- Haiku Makai - Haiku Makai is located in western Haiku along the coastline, and it provides easy access to Paia and a beautiful beach. This is a small neighborhood with only 28 lots that are two acres or larger in size. The paved streets are lined with palm trees, giving the community a distinctly tropical, relaxed feel.
- Hog Back Road - This peaceful community is located just east of Kauhikoa Road, just south of Haiku. While the community is removed from city conveniences, restaurants and shops are accessible via a scenic, easy drive. Many of the large lots here are over 10 acres, and they are placed atop a sprawling hill. Some homes are on heavily treed lots, while others provide residents with incredible views that stretch for miles.
- Maui Ranch Estates - Maui Ranch Estates has large lots with a variety of home styles to choose from. The 75 lots feature homes built from the 1970s to the 2000s, and covenants allow for separate ohanas. While some homes are more than 50 years old, many have been renovated and provide modern décor and conveniences.
Properties in Haiku For Sale
West Maui's Agriculturally Zoned Communities
West Maui is among the most popular areas on the island. Many of the most coveted and luxurious beach resorts are located here, spanning the coastline.
The three communities on West Maui with agricultural zoning preserve vital natural spaces while providing residents with large lots close to top destinations and attractions. They include Launiupoko, Olowalu, and Ka'anapali Coffee Farms.
Launiupoko
As one of Maui's most charming coastal hillside communities, Launiupoko is highly sought after for many reasons. The community is home to a wide range of smaller lots and larger lots up to 30 acres or more, and its topography offers huge ocean views.
It is most notably close to the scenic Launiupoko Beach Park. Minutes from Lahaina, the beautiful homes here sit along the rolling hills near the West Maui Mountains.
Properties in Launiupoko For Sale
Olowalu
The Olowalu neighborhood, known as Ololwalu Mauka, above Olowalu Beach, is home to a variety of lots that all feature expansive ocean and mountain views. It is also just a quick cruise down to some of the best diving and snorkeling anywhere at Olowalu Beach.
The development faces more southerly than Launiupoko and doesn't offer quite the same view plane for sunsets; however, the views towards Molokini and even out to the Big Island are really incredible.
Kaanapali Coffee Farms
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A perfect neighborhood for those who want the feeling of living on a farm without sacrificing luxury and the convenience of living in West Maui. Ka'anapali Coffee Farms offers 4 to 7-acre lots that are each partially used as an active coffee farm.
The crops are managed by local farmers via the Ka'anaplai Coffee Estates association, allowing residents to enjoy a relaxed lifestyle while being in a farming community.
What is a CPR?
When we refer to a "CPR" within the context of Agricultural zoning on Maui, a CPR stands for Condominiumized Property Regime. In short, this is a process through which a parcel can be subdivided, sometimes in up to 4 different parcels, where each division of the initial parcel is given different building rights.
Typically, the Unit A of a parcel will have a conforming use of building a 'main home', meaning that the square footage of the home will not be restricted. While Unit B will be the 'cottage parcel' and will now allow the building of a home up to 1,500 square feet.
Depending on the CCR's of the CPR, Unit C and Unit D may also be allowed to build as long as the square footage of Unit B is reduced AND the water meter is large enough to accommodate the necessary number of fixtures for all properties. To learn more about CPR's, read my article on CPR Property's on Maui.
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South Maui Ag Properties
South Maui is home to almost 30,000 people and spans 41 square miles. Most of the real estate in South Maui is residential single-family homes and condos. Still, like West Maui, it is primarily oriented towards tourists thanks to draws like world-class beaches, ocean activities, resorts, and nightlife.
While this area is more densely populated than other AG areas, one neighborhood in particular offers the benefits of agricultural zoning.
Maui Meadows
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Maui Meadows has 2,321 residents and 600 homes, and it is located in Kihei. The homes in Maui Meadows are spaced apart on large lots, providing privacy and a peaceful setting. While this is one of the larger neighborhoods with agricultural zoning in Maui, it retains a tight-knit feel.
Due to its unique hillside location benefiting from cooler breezes, its climate is slightly cooler and more comfortable than Kihei and Wailea.
Maui Meadows For Sale
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What are the rules for AG land on Maui?
Understanding what you can and can not do with your agricultural property is dependent on several factors. First, is the land already CPR'd or not? Second, is it within an association that applies further restrictions on your development, or what types of farm practices you may or may not have? Third, what is already built on the land? Fourth, are there any special use permits?
For example, let's say we have an empty 2-acre property in Haiku that is not part of any association. You will either have a water meter already installed or an existing catchment. The best practice of developing this lot would be to CPR or 'subdivide' it into three units, Unit A for main home with no limit on square footage (except for how many fixtures you're water supply will support), Unit B for another house that can now be built up to 1,500 square feet, and a Unit C where you can have utlitize the land for a farm plan to reduce your overall property taxes.
You may also build other detached buildings, such as barns or an agricultural office. Barns do not have a size limit; agricultural offices can be up to 500 sqft.
What is a Farm Plan on AG-zoned lots?
Per the Maui County website:
No farm plan review shall be accepted unless the Planning Director finds that the Farm Plan demonstrates that the special use will be secondary to agriculture, agricultural land conservation uses, or both, by meeting the following criteria:
A. The Farm Plan is prepared in accordance with the provisions set forth herein.
B. The majority (greater than 50%) of the parcel on which the farm dwelling is located is, or will be, used for agriculture or agricultural land conservation as set forth in the Farm Plan.
The description of existing and proposed agricultural land conservation and agricultural uses on the subject parcel to include the following:
"1. 2. A legible map of the parcel that is no smaller than 8.5" x 11", not necessarily to scale, showing the areas and approximate acres to be planted and/or areas to be maintained in agricultural land conservation. Start file name with “FarmPlanMap” A written description of the types of plant and/or animal varieties intended to be propagated on the parcel and the percentages of each expressed in terms of parcel size. (Example: pasture 20%, tropical flowers 20%, fruit orchard 11% = 51%). Start file name with “FarmPlanDescription”
Essentially, you will be able to reduce your property taxes significantly for the percentage of the land you are creating a farm plan for.
Central Maui
Central Maui is less densely populated than West Maui and South Maui. Home to less than 33,000 people, this large region spans 430 miles. Two agriculturally zoned neighborhoods in Central Maui stand out in providing residents with a quiet setting that is aligned with the farming activities in the area.
Wailuku Country Estates
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Wailuku Country Estates offers luxurious homes in a gated community. Because of its higher elevation, its residents enjoy cooler weather than some of the other areas of Maui located closer to the ocean. 180 residential lots are located in 2-acre parcels or larger. From many lots, you can enjoy stunning views of the coastline and Haleakala.
Maluhia Country Ranches
Maluhia Country Ranches is a gated community that features lots of four acres or more. Each of the beautiful homes here is located on a lush hillside along the coastline and provides tranquil views and tropical breezes. Homes here are smaller and more affordable than those in other agriculturally zoned neighborhoods on Maui.
Makawao Agricultural Properties
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Makawao is located in Maui’s Upcountry region and is widely recognized for its historic significance. In the mid-1800s, Makawao was established as an agricultural and ranching community, and it retains the charm of a country town. At the same time, Makawao is well-known for its thriving art, healing, and yoga community.
These three residential neighborhoods in Makawao stand out for their agricultural zoning.
- Baldwin Ranch Estates - Baldwin Ranch Estates has lot sizes up to 15 acres and offers views of Haleakala, the North Shore and the West Maui Mountains. The community features walking trails and is close to Paia Town. Many of the luxury homes in Baldwin Ranch Estates offer secondary detached structures.
- Maui Uplands - This is one of the best neighborhoods anywhere on Maui, in my opinion. Maui Uplands has a great location on the edge of the rain line of Makawao and Pukalani and features larger AG lots spread throughout. Many homes will come with the ohana already built, and there are also CPR parcels available occasionally.
- Olinda Road - Olinda Road covers seven square miles on gently sloping grounds at the base of Mount Haleakala, and it is well above sea level. Homes here are located on lots that vary from two acres to more than 40 acres. Residents enjoy cool temperatures and bi-coastal views. Many residents raise livestock or grow crops in Olinda.
- Piiholo Road - Piiholo Road runs southeast of Makawao to Olinda Road in a distinctly rural area. Here, you will find acreage lots in a community that focuses on sustainable living and regenerative farming. The rolling hills here are dotted with upscale homes featuring small, working farms, and they provide spectacular views.
Makawao Properties For Sale
Kula's Agricultural Communities
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While Kula is part of the Upcountry region, it is distinctive with its cooler climate, elevation, and quieter ambiance. Known for the beautiful purple blooming Jacaranda trees, Kula is an enchanting area that is much different than the rest of Maui.
It is primarily an agricultural community and agricultural properties are easier to find here. However, water meters are an issue, and the area does not receive enough annual rainfall to make a water catchment a viable alternative to a water meter.
In total, Kula covers 34 square miles, almost in the heart of the island on the upward slopes of Haleakala, and it is home to fewer than 7,000 residents. There are many agriculturally zoned developments in Kula. Here are three agriculturally zoned residential communities that reinforce the agricultural tradition in Kula.
- Kula I'o - Adjacent to Kula Highway, Kula I'o is one of the newest communities in Kula. It offers a location that makes it easy for residents to access attractions and convenience in larger, bustling communities. With its position atop lush hills in the center of the island, many homes here deliver bi-coastal views and offer very high levels of luxury living at the same time. This is a 236-acre gated community with 35 lots. Its many homes are beautifully landscaped and also feature extensive gardens.
- Kula Meadows - Kula Meadows is a secluded, tight-knit neighborhood with only 16 lots. These lots range in size from five to 15 acres. The focus here is on sustainable farming and living. Residents enjoy artisan water, bi-coastal views, and quality schools. With an elevation of approximately 1,200 feet above sea level and fertile grounds, the setting is ideal for farming.
- Kula Nani Estates - Kula Nani Estates features nine estate lots secured by gate access. The lots are located high on the slope of Haleakala at an elevation up to 4,100 feet above sea level. From many homes, residents take advantage of unrivaled views of Molokai, Lanai, Kahoolawe, Molokini, and other areas. Wildlife abounds here as it is home to Jackson chameleons, francolins, Chinese ring-neck pheasants, and others.
Kula Properties For Sale
Learn More About Agricultural Zoned Real Estate on Maui
Agriculturally zoned neighborhoods are located throughout the island, making it easy for you to enjoy a quieter way of life close to the attractions and towns that appeal to you. If you're interested in new construction, check out everything you need to know about new construction on Maui.
When selecting a neighborhood, pay attention to the restrictions and covenants as well as the quality of schools, climate, and other key factors. Because each of these neighborhoods has distinctive benefits, a closer look at your top options is an essential part of the real estate shopping experience.
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