Big Island Lava Zones Guide for Hawaii Homebuyers

Updated February 2026

The Big Island of Hawai‘i sits on top of five volcanoes. Two of them, Kīlauea and Mauna Loa, are among the most active on Earth. That means buying property here comes with a question most mainland buyers never think about: what lava zone is this property in?

If you’re looking at homes in Kailua-Kona or anywhere on Hawai‘i Island, lava zones will directly affect your insurance options, your mortgage terms, and your property’s long-term value. The team at Hawai‘i Estates helps buyers and sellers on the Big Island understand exactly what these designations mean so they can make informed decisions without second-guessing themselves.

This guide breaks down all nine lava zones in Hawai'i, explains how they affect homeownership, and gives you the practical information you need before making a purchase.

What Are Lava Zones, Exactly?

Lava zones are a classification system created by the U.S. Geological Survey (USGS) that ranks areas of Hawai‘i Island based on the likelihood of being covered by lava flows. The system was first developed in 1974 and last revised in 1992.

The island is divided into nine zones. Zone 1 is the most hazardous, covering areas where lava erupts directly from volcanic vents. Zone 9 is the least hazardous, sitting on Kohala volcano, which hasn’t erupted in over 60,000 years.

Here’s the part that trips people up: lava zone boundaries are not hard lines. The hazard level changes gradually from one zone to the next, sometimes over a distance of a mile or more. Two properties in the same subdivision can sit in different zones. Local topography, such as ridges and elevated terrain, can create pockets of lower risk within higher-risk zones.

So what does each zone actually mean for you as a buyer or homeowner?

Let’s break it down.

All 9 Lava Zones: A Complete Breakdown

How Lava Zones Affect Homeownership on the Big Island

Lava zones are not just a geological curiosity. They have real, dollars-and-cents consequences for anyone buying, selling, or owning property on Hawai‘i Island. Three areas are affected most: insurance, financing, and property values.

Insurance: The Biggest Practical Impact

This is where lava zones hit your wallet. For properties in Zones 1 and 2, homeowner’s insurance is difficult to get and expensive when you find it. The Hawai‘i Property Insurance Association (HPIA) is one of the few providers, offering coverage with caps (currently up to $450,000 in replacement value). For coverage above that threshold, Lloyd’s of London is often the only option, and premiums reflect the risk.

For properties in Zone 3 and above, insurance is widely available from multiple carriers. Annual premiums for a typical home in Zone 3 or higher run around $1,400 per year or more, depending on coverage. That’s a significant difference from the costs in Zones 1 and 2, where premiums can be several times higher with less coverage.

But what about getting a mortgage?

Mortgage and Lending: What Lenders Look At

FHA mortgage insurance is not available for properties in Lava Zones 1 and 2. This means buyers in those zones cannot use FHA loans, which are popular among first-time buyers due to lower down payment requirements.

Conventional lenders that do finance in Zones 1 and 2 typically require at least 20% down. Some institutions have eliminated lending programs for these zones entirely. The federal USDA Rural Housing Development program remains one of the few government-backed options, though qualifying can be difficult.

For Zones 3 through 9, standard lending is available. Buyers can access conventional loans, FHA, VA, and other programs with normal terms. Lenders require localized peril insurance (lava coverage) as a condition of the mortgage, but the cost is manageable in these zones.

Insurance and Lending by Zone: A Quick Comparison

Property Values: Risk and Reward

There is a direct relationship between lava zone designation and property prices. Land and homes in Zones 1 and 2 (primarily in Puna and Ka‘ū districts) are the most affordable on the island. Some vacant lots in these areas sell for a fraction of what comparable lots cost in Zones 3 or 4.

That price difference exists for a reason. The 2018 Kīlauea eruption destroyed over 700 homes in Leilani Estates (Zone 1), erasing property values overnight for those directly affected. After major eruptions, values in high-risk zones often dip as the event is still fresh in buyers’ minds. Over time, prices tend to recover as the allure of affordable Hawaiian real estate draws new interest.

In Zones 7 through 9, properties command premium prices. These areas are considered safe from volcanic activity, making them easier to insure, easier to finance, and more attractive to cautious buyers.

Where Kailua-Kona Fits In

Kailua-Kona and much of the West Hawai‘i coast sits in Lava Zone 4, which covers the slopes of Hualālai volcano. Hualālai is considered active but erupts far less frequently than Kīlauea or Mauna Loa. Its most recent eruption produced the lava flow that created the coastline at Kona International Airport in 1801.

What does Zone 4 mean in practice for Kona homeowners? Insurance is readily available from standard carriers. Mortgage lending follows normal underwriting guidelines. Property values are not discounted due to volcanic risk. For most purposes, living in Zone 4 feels no different from living in any other part of the state.

That said, Hualālai is not dormant.

Scientists estimate that Hualālai erupts roughly every few hundred years. A future eruption would most likely begin along one of its rift zones, with lava flowing downslope toward the coast. The USGS monitors all active Hawaiian volcanoes continuously, and Kona residents would have advance warning if activity increased.

5 Things Every Buyer Should Do Before Purchasing in Any Lava Zone

1. Verify the exact lava zone. Don’t assume. Even neighboring properties can be in different zones. Ask your agent or check the USGS lava flow hazard zone map directly.

2. Get insurance quotes early. Before you fall in love with a property, confirm that adequate homeowner’s insurance is available and affordable for that location. This is especially critical in Zones 1 and 2.

3. Talk to your lender. Make sure your lender is aware of the lava zone. They will need to factor in insurance costs and any zone-specific requirements when qualifying your loan.

4. Understand the topography. Lava follows gravity. Properties on elevated ridges or behind natural barriers may face lower practical risk than their zone number suggests. A knowledgeable local agent can explain these details.

5. Think long-term. Consider resale value and how future buyers might view the lava zone designation. Properties in lower-risk zones tend to hold their value more consistently over time.

Frequently Asked Questions About Lava Zones on the Big Island

What lava zone is Kailua-Kona in?

Kailua-Kona is in Lava Zone 4, which covers the flanks of Hualālai volcano. This zone has a moderate hazard level with standard insurance availability and normal lending terms.

Can you get a mortgage in Lava Zone 1 or 2?

It is difficult but not impossible. FHA loans are not available in Zones 1 and 2. Conventional lenders that do offer financing typically require at least 20% down. The USDA Rural Housing Development program is one government-backed option.

Is it safe to buy property in a lava zone?

Safety depends on the specific zone and your risk tolerance. Zones 7 through 9 have extremely low volcanic risk. Even Zone 4 (Kailua-Kona) poses minimal day-to-day concern. Zones 1 and 2 carry real, demonstrable risk, as the 2018 Kīlauea eruption showed.

How do I find out what lava zone a property is in?

You can check the USGS Lava-Flow Hazard Zone Map, which is available online. Your real estate agent should also be able to verify the zone for any property you’re considering. Keep in mind that zone boundaries are approximate and gradual.

Does lava zone affect property tax?

Lava zone designation does not directly affect property tax rates in Hawai‘i County. However, because property values tend to be lower in higher-risk zones, assessed values (and therefore tax amounts) are often lower as well.

Will the lava zone map be updated?

The current map dates to 1992. The USGS has stated it will not be revised until the geological conditions of the island’s volcanoes change enough to warrant an update. The map reflects long-term hazard patterns based on thousands of years of data, not short-term changes.

What is the difference between hazard and risk?

Hazard refers to the natural event itself (a lava flow) and the probability it occurs. Risk factors in vulnerability and value, meaning what stands to be lost. A vacant lot in Zone 1 has the same hazard as a home in Zone 1, but the risk is different because the potential loss is different.

Disclaimer: This article is for informational purposes only and should not be considered legal, financial, or insurance advice. Lava zone designations are based on USGS data current as of the 1992 revision. Always consult with qualified professionals regarding insurance, lending, and property-specific risk assessment.