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With new ranch, mysterious Hawaii landowner now has 15,000 acres

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With new ranch, mysterious Hawaii landowner now has 15,000 acres


On the island of Hawaii, a relatively unknown buyer is purchasing large portions of land, rapidly becoming one of Hawaii’s largest landowners, while also stirring controversy with a Burning Man-inspired annual festival he is trying to cultivate.

Since 2021, Pennsylvania native Andrew Tepper has bought over 14,000 acres in Papaikou near Hilo, according to public records, under his company Teppy Mountain LLC. Tepper held a festival, called Falls on Fire, on his agriculturally zoned property in 2023 and 2024. The events were unpermitted, sparking backlash among his neighbors and government agencies, who have hit him with violations. 

Entrance to Indian Tree Road in Papaikou on the island of Hawaii.

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Screenshot via Google Street View

Hawaii County spokesperson Tom Callis told SFGATE that Teppy Mountain has been fined $34,000 so far. “As this is a private event that involves many people that exceeds the customary use of the agricultural property, it requires a Special Permit,” Callis said.

To comply, Tepper submitted a Special Use Permit with the Windward Planning Commission in September 2024 for the annual event, which calls for a four-day-long festival with overnight camping and commercial vehicle storage on approximately 14.7 acres of the Papaikou land, with a maximum attendance of 500. As at Burning Man, a burning ceremony of an effigy is lit on fire to close the event.

“Hawaiian culture and Burning Man culture share so many principals… decommodification, communal effort, gifting, participation, ‘leave no trace’ – those are all things I keep noticing in Hawaiian culture, and they are stated principles of Burning Man culture. Falls on Fire is such a wonderful blending of those cultures,” Tepper told SFGATE in an email.

“If any readers are Burning Man participants, come visit my camp, Habitat for Insanity, and I will serve you the fanciest, most delicious shave ice on the playa,” he continued.

Tepper is now awaiting a contested case hearing on Nov. 13, 2025, before a decision is made about whether to approve or deny the permit. But until the permit is approved, the event is not authorized to be held.

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The Papaikou lands, outlined in the map, amount to over 14,000 acres near the town of Hilo, Hawaii.

The Papaikou lands, outlined in the map, amount to over 14,000 acres near the town of Hilo, Hawaii.

County of Hawaii

A private gathering

Despite repeated warnings by the Hawaii Planning Department not to hold the event, it took place last year from Nov. 8 to 11, with over 200 attendees. 

No event has been publicized this year, but details were sent out to an email listserv from an email address associated with Falls on Fire stating that an event would take place Nov. 7 to 9, 2025, referring to it as a “private gathering” with no charge and advising participants to “keep it off all public pages” so it can avoid a “$500 per day fine.”

SFGATE obtained a copy of the email, dated Oct. 8, and it links to a new website with private access and a “bible for everything FoF” that details rules, fire safety, sound policy, theme camps and volunteer information. Tepper confirmed that it was from an email address that he and other organizers are using, but also added that “it is not the email that invitations were sent from.”

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Tepper also told SFGATE that he is “having a smaller private gathering while the permit is pending. I hope to have the permit next year, and if I do, I will again welcome members of the public to experience this incredible property.” 

Hawaii County would not comment on whether it is aware of another event happening this year, but did tell SFGATE that “the Planning Department will issue another notice” if an unpermitted event is held. 

A waterfall in Papaikou on the island of Hawaii, Oct. 14, 2018.

A waterfall in Papaikou on the island of Hawaii, Oct. 14, 2018.

Michael Leggero/Getty Images

Asked whether or not it is something that would get shut down, Hawaii County Police Department told SFGATE it “does not necessarily enforce permit violations, however if we received noise and/or other complaints then police would respond.”

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Hawaii County said more or less the same: “Reports of illegal or unsafe activities can be made to the Police or Fire departments, and they will respond based on the complaint.”

More land acquisitions

Earlier this year, Tepper purchased additional properties in the towns of Keaau and North Kona, according to public records. Then in October, he made another large acquisition when he bought the 792-acre Kupaianaha Ranch for $10.59 million. The ranch, near Hilo Forest Reserve, has waterfalls, orchards, pastureland and a two-story, 8,542-square-foot log cabin.

Tepper told SFGATE he purchased the property because he likes agricultural land. “The new property has a large lychee orchard that had been neglected, and I’ve already started tending the trees. I’m hoping that by next year we’ll be producing a small crop, and then be back to full production the following year or so,” Tepper told SFGATE in an email.

The purchase of Kupaianaha Ranch brings his total landholdings to over 15,000 acres on Hawaii Island. By comparison, Hilo, the largest town on the island, is approximately 35,000 acres, while the second-largest, Kailua-Kona, is 8,832 acres.

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Andrew Tepper in a 1995 article in the Press Enterprise in Pennsylvania.

Andrew Tepper in a 1995 article in the Press Enterprise in Pennsylvania.

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It’s a sizable sum that puts Tepper among the top wealthy Hawaii landowners, somewhere between Larry Ellison’s 87,810 acres on Lanai and Mark Zuckerberg’s 2,300 acres on Kauai. Others, like Oprah Winfrey, Michael Dell and Jeff Bezos, fall below.

Tepper is the founder and president of game development studio eGenesis, which started in 1998. He is best known for his work on “A Tale in the Desert,” a massively multiplayer online role-playing game, launching it in 2003. Then in 2013, eGenesis created Dragon’s Tale, an MMORPG casino that uses cryptocurrency. Tepper graduated from Carnegie Mellon University and ran a software company before starting eGenesis.

Aside from the Falls on Fire festival, it’s unclear what Tepper plans to do with the combined 15,000 acres, but he has a history of purchasing large properties in other states, including the 1,143-acre Dream Mountain Ranch in West Virginia in 2018. He opened it to guided trophy deer and elk hunts the following year. 

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Editor’s note: SFGATE recognizes the importance of diacritical marks in the Hawaiian language. We are unable to use them due to the limitations of our publishing platform.

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Pacific leaders gather in Hawaii for business summit – The Garden Island

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No. 3 Rainbow Warriors continue winning ways against No. 6 BYU | Honolulu Star-Advertiser

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No. 3 Rainbow Warriors continue winning ways against No. 6 BYU | Honolulu Star-Advertiser


The third-ranked Hawaii men’s volleyball team had no problem recording its 11th sweep of the season, handling No. 6 BYU 25-18, 25-21, 25-16 tonight at Bankoh Arena at Stan Sheriff Center.

A crowd of 6,493 watched the Rainbow Warriors (14-1) roll right through the Cougars (13-4) for their 11th straight win.

Louis Sakanoko put down a match-high 15 kills and Adrien Roure added 11 kills in 18 attempts. Roure has hit .500 or better in three of his past four matches.

Junior Tread Rosenthal had a match-high 32 assists and guided Hawaii to a .446 hitting percentage.

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UH hit .500 in the first set, marking the third time in two matches against BYU it hit .500 or better in a set.

Hawaii has won seven of the past eight meetings against the Cougars (13-4), whose only two losses prior to playing UH were in five sets.

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Hawaii has lost six sets all season, with five of those sets going to deuce.

UH returns to the home court next week for matches Wednesday and Friday against No. 7 Pepperdine.




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Travelers Sue: Promises Were Broken. They Want Hawaiian Airlines Back.

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Travelers Sue: Promises Were Broken. They Want Hawaiian Airlines Back.


Hawaiian Airlines’ passengers are back in federal court trying to stop something most people assumed was already finished. They are no longer arguing about whether they are allowed to sue. They are now asking a judge to intervene and preserve Hawaiian as a standalone airline before integration advances to a point this spring where it cannot realistically be reversed.

That approach is far more aggressive than what we covered in Can Travelers Really Undo Alaska’s Hawaiian Airlines Takeover?. The earlier round focused on whether passengers had standing and could amend their complaint. This court round focuses on whether harm is already occurring and whether the court should act immediately rather than later. The shift is moving from procedural survival to emergency relief, which makes this filing different for Hawaii travelers.

The post-merger record is now the focus.

When the $1.9 billion acquisition closed in September 2024, the narrative was straightforward. Hawaiian would gain financial stability. Alaska would impose what it described early as “discipline” across routes and costs. Travelers were told they would benefit from broader connectivity, stronger loyalty alignment, and long-term fleet investments that Hawaiian could no longer fund independently.

Eighteen months later, the plaintiffs argue that the outcome has not matched the pitch. They cite reduced nonstop options on some Hawaii mainland routes, redeye-heavy return schedules that many readers openly dislike, and loyalty program changes that longtime Hawaiian flyers say diminished redemption value. They frame these not as routine airline integration but as signs that competitive pressure has weakened in our island state, where airlift determines price and critical access for both visitors and residents.

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What is different about this filing compared with earlier debates is that it relies on developments that have already occurred rather than on predictions about what might happen later.

The HA call sign has already been retired. Boston to Honolulu was cut before competitors signaled renewed service. Austin’s nonstop service ended. Multiple mainland departures shifted into overnight red-eyes. And next, the single reservation system transition is targeted for April 2026, a process already well underway.

Atmos replaced both Hawaiian Miles and Alaska’s legacy loyalty programs, and readers immediately reported higher award pricing, fewer cheap seats, no mileage upgrades, and confusion around status alignment and family accounts. Each of those events can be described as aspects of integration mechanics, but together they form the factual record that the plaintiffs are now asking a judge to examine in Yoshimoto v. Alaska Airlines.

The 40% capacity argument.

One of the more interesting claims tied to the court filing is that Alaska now controls more than 40% of Hawaii mainland U.S. capacity. That figure strikes at the core of the entire issue. That percentage does not automatically mean monopoly under antitrust law, but it does raise questions about concentration in a state that depends exclusively on air access for its only industry and its residents.

Hawaii is not a region where travelers have options. Every visitor, every neighbor island resident, and every business traveler depends on our limited air transportation. The plaintiffs contend that consolidation at that scale reduces competitive pressure and gives the dominant carrier far more leverage over pricing and scheduling decisions. Alaska says that competition remains robust from Delta, United, Southwest, and others, and that share shifts seasonally and by route.

Competitors reacted quickly.

While Alaska integrated Hawaiian’s network under its publicly stated discipline strategy, Delta announced its largest Hawaii winter schedule ever, beginning in December 2026. Delta’s Boston to Honolulu is slated to return, Minneapolis to Maui launches, and Detroit and JFK to Honolulu move to daily service. Atlanta also gains additional frequency. Widebodies are appearing where narrowbodies once operated, signaling Delta’s push into higher capacity and premium cabin layouts.

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Those moves complicate the monopoly narrative. If Delta is expanding aggressively, one argument is that competition remains active and responsive. At the same time, Delta filling routes Alaska trimmed may reinforce the idea that structural changes created openings competitors believe are profitable, and that markets respond when gaps appear.

What changed since October.

In October, we examined whether the case would survive dismissal and whether passengers could refile. That moment felt more procedural than what’s afoot now. It did not alter flights, fares, or loyalty programs.

This filing is different because it is tied to post-merger developments and seeks emergency relief. The plaintiffs are asking the court to prevent further integration while the merits are evaluated, arguing that each added step toward full consolidation this spring makes reversal less feasible as systems merge, crew scheduling aligns, fleet plans shift, and branding converges.

Airline mergers are designed to become embedded quickly, and once those pieces are fully intertwined, unwinding them becomes exponentially more difficult, which is why the plaintiffs are pressing forward now rather than waiting any longer.

The DOT conditions and the defense.

When the purchase of Hawaiian closed, the Department of Transportation imposed conditions that run for six years. Those conditions addressed maintaining capacity on overlapping routes, preserving certain interline agreements, protecting aspects of loyalty commitments, and safeguarding interisland service levels.

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Alaska will point to those commitments as evidence that consumer protections were built into the core approval. The plaintiffs, however, are essentially claiming that those conditions are either insufficient or that subsequent real-world changes undermine the spirit of what travelers were told would remain. That tension between formal commitments and actual experience is at the core of this dispute.

Hawaiian had not produced consistent profits for years.

That is the actual financial situation, without sentiment. Alaska did not spend $1.9 billion to preserve Hawaii nostalgia. It purchased aircraft, an international and trans-Pacific network reach, and a platform it thinks can return to profitability under tighter cost control.

What this means for travelers today.

Nothing about your Hawaiian Airlines ticket changes because of this filing. Flights remain scheduled. Atmos remains the reward program. Integration continues unless a judge intervenes.

However, Alaska now faces a renewed court challenge that points to concrete post-merger developments rather than speculative harm. That scrutiny alone can bring things to light and influence how aggressively future route decisions and loyalty adjustments occur.

Hawaiian Airlines’ travelers have been vocal since the start about pricing, redeyes, lost nonstops, and loyalty devaluation. Others have said very clearly that without Alaska, Hawaiian might not exist in any form at all. Both perspectives exist as background while a federal judge evaluates whether the integration should be impacted.

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You tell us: Eighteen months after Alaska took over Hawaiian, are your Hawaii flights better or worse than before, and what changed first for you: price, schedule, routes, interisland flights, or loyalty programs?

Lead Photo Credit: © Beat of Hawaii at SALT At Our Kaka’ako in Honolulu.

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