.80.jpg)
Buying New Construction Homes on Maui
.jpg)
Buying a new construction home on Maui is an exciting opportunity — not just to own your own piece of a Hawaiian paradise, but to shape it into exactly what you want from day one. Often, the appeal of a completely brand new home with the most modern architectural and design elements leads many to purchase a new construction custom home.
Maui regularly has new development opportunities on the market, either with more uniform ‘track home’ developments, a pre-construction home, or with a ‘spec home’, short for speculative home, that was built without a buyer in mind yet.
Before getting into a search for the perfect new development or custom home site, it's important to understand Maui’s unique building and permitting environment. It’s also essential to know how buyers can position themselves in the contract, particularly with custom homes, to add as much security to the process and reduce potential issues with the builder down the road.
In this guide, based on my years of experience, I’m going to walk you through the ins and outs of the new construction process from the contract phase, the building process, and which builders carry the best reputations — so you can move forward with confidence.
Understanding Maui’s New Construction Market
.jpg)
Maui’s real estate market is constantly in motion, and new construction plays a significant role in certain areas, particularly luxury resort area neighborhoods. The current most popular areas for custom new builds include:
-
Launiupoko – The Launiupoko hillside offers extremely desirable views with flexible build options afforded through its agricultural zoning.
-
Kapalua – Custom homes on larger lots with cooler weather and ocean views
-
Ka’anapali – Lanikeha has seen a lot of new construction projects, and Ka’anapali Coffee Farms still has many great lots left to develop.
- Haiku - Unique custom homes and compounds on larger agricultural lots, often with large barns for farm equipment, boats, and other ocean toys.
It’s important to note that new construction on Maui can take longer than the mainland average due to slow permitting, availability of materials, and a sometimes limited labor force. While a typical mainland build might take 8–12 months, Maui projects often range from 12–18 months, with some taking longer.
Contract Nuances for New Construction Homes and Condos.jpg)
Pre-Contract Considerations
How the purchase contract is assembled will be based on whether the home is pre-construction, currently under construction, a spec home, or if you're buying raw land and then engaging a builder.
-
Pre-construction home – Choose your lot, floor plan, and finishes before building starts
-
Under-construction home – Some customization possible, but fewer changes available
-
Spec home – Already built or nearly complete; fastest move-in option
- Raw land - Choosing a lot, doing due diligence to determine its utilities can meet your design needs, and then engaging a builder directly.
*Always research the developer’s track record. Look at past projects, check online reviews, and if possible, talk to recent buyers.
The Contract Steps
-
Reservation Agreement – An earnest money deposit to hold your lot or home while you further review and approve the details of the contract or build.
-
Purchase Contract – Outlines the build details, upgrade options, timelines, and contingencies.
-
Deposits & Payment Schedule – Many Maui builders require multiple payments during the build at designated intervals to fund the stages of completion.
-
Custom Finish Selections and Add-Ons – Flooring, countertops, cabinetry, appliances, pools, landscaping, and other upgrades.
Key Clauses to Watch in Maui Contracts
-
Force Majeure – An escape clause that excuses non-performance due to delays caused by weather, natural disasters, and events out of a party’s control.
From Wikipedia: “In contract law, force majeure is a common clause in contracts which essentially frees both parties from liability or obligation when an extraordinary event or circumstance beyond the control of the parties, such as a war, strike, riot, crime, epidemic, or sudden legal change prevents one or both parties from fulfilling their obligations under the contract. Force majeure often includes events described as acts of God, though such events remain legally distinct from the clause itself. In practice, most force majeure clauses do not entirely excuse a party's non-performance but suspend it for the duration of the force majeure.”
-
Change Order Policies – Defining how and when you can request changes during the build is important to manage expectations with the builder.
-
Completion Date Flexibility – New development rarely gets delivered precisely on schedule. In my experience, it is usually pretty close, but extensions can be required.
-
Punchlist Inspections – After the home is determined to be substantially complete, we will have a licensed home inspector do a full inspection and blue tape cosmetic inspection. This will give us a punchlist of items that need work, and we will give the developer a timeline to remedy these, usually 30 days. New construction homes are rarely delivered perfectly, and developers wait for the final finish work until the crew has done 99.9% of the work and the punchlist has come from buyers' inspector.
New Construction Listings on Maui
.jpg)
The Building Process — What to Expect
.jpg)
Pre-Build Phase
-
Permitting – Maui County has strict zoning and environmental rules, especially near shorelines.
-
Site Preparation – Grading, utilities, and environmental protection measures.
-
HOA/Design Review – Many communities have guidelines on home style, landscaping, and exterior colors.
Typical Construction Completion Phases
-
Foundation & Framing – Setting the structural base of your home.
-
Roofing & Exterior – Weatherproofing to protect from Maui’s tropical climate.
-
Rough-Ins – Electrical, plumbing, HVAC installation.
-
Interior Finishes – Drywall, painting, cabinets, flooring, and fixtures.
-
Final Inspections & Punch List – Ensuring the home meets code and the finishes meet our expectations for quality.
Timeline Considerations
Even with the best planning, island builds can face:
-
Shipping delays for materials
-
Labor shortages in specialized trades or unexpected challenges arising during the build
-
Weather-related slowdowns (especially during the rainy season)
Most Maui buyers should plan for 12–18 months from breaking ground to move-in.
Choosing a Reputable Local Maui Builder
.jpg)
What to Look For
-
Hawaii Contractor’s License – Self explanatory
-
Experience in Maui’s Climate – Salty air, humidity, and tropical storm readiness require specific expertise. Certain materials, such as wood floorin,g need to be seasoned to the climate when shipped from other climates.
-
Strong Local Reputation– Asking for references and driving by or visiting past projects.
-
Transparent Communication – Weekly or biweekly updates can give peace of mind and help to keep your project on track.
Notable Maui Builders & Developers
(Do your due diligence before signing a contract)
In my experience, Ian Hollingsworth-led Imagine It Builders provides the highest level of quality, service, and execution that I have seen.
Luxury Custom Home Builders
-
Imagine it Builders – Known for high-end craftsmanship and modern design on custom homes in luxury communities, particularly Launiupoko and Kapalua.
-
Zuma – Very reputable local builder of luxury custom homes.
- Ledcor - Recently built the Honua Kai and La'i Loa in Wailea
Mid-Range Subdivision Developers
-
Towne Island Homes – Active in master-planned Maui communities such as Anuhea at Kehalani and Parkways at Maui Lani.
-
DR Horton Hawaii – The largest national homebuilder with local projects on Maui and around Hawaii. New Traditions at Maui Lani and Opukea in Lahaina (partially damaged by the fire and is being rebuilt)
Eco-Friendly Builders
-
Green Hawaii Builders – Specializing in more sustainable, energy-efficient designs.
-
Maui Built Homes – Focused on using solar, wind, rainwater catchment, and developing off-grid systems for living without utility access.
Common Pitfalls to Avoid with New Construction
-
Underestimating Costs – Landscaping, window treatments, and upgraded finishes can add up fast. When people quote a per-square-foot price of construction, it usually excludes the additional costs of a driveway, a pool, landscaping, solar, etc.
-
Skipping Independent Inspections – We will always include a complete home inspection, cosmetic blue tape inspection, and required remediation period in the contract. New homes will have flaws initially that will need to be addressed. The construction process naturally causes cosmetic defects in drywall and stucco, especially, so requiring the builder to address these quickly is important. You will also have a 1-year warranty to address any issues that may come up within that time.
-
Choosing the Wrong Builder – Value reputation, local experience, and quality communication over just the lowest bidder for your build.
-
Ignoring Timeline Reality – Build delays are not uncommon, and contracts should be built to acknowledge that with reasonable extensions established up front.
Tips for a Smooth Experience
-
Get Pre-Approved Early – For construction loans or traditional financing on new development or new construction.
-
Document Every Change Properly – Avoid surprises by getting upgrade request approvals in writing.
-
Visit the Site Often – If you’re off-island, have your agent or a trusted rep check progress regularly.
-
Work with a Local Expert Like Myself – An agent experienced in new construction can help negotiate, design the contract to protect your best interests, monitor the build, and spot issues early before they become a problem later.
Take the Next Steps to Finding Your Dream Home on Maui
.jpg)
Buying a new construction home on Maui can be one of the most exciting real estate experiences out there. There is a lot of buildup during the negotiations, followed by a protracted build time in many cases, but eventually the patience pays off with an incredible home.
Working with the right agent to represent you as a buyer or as a developer is critical. I would be happy to share my experience with you and help you achieve your goals with your property on Maui. Feel free to call me at 808-214-4799 anytime.
When you’re ready to explore a new construction home or a resale on Maui, give me a call, text, email, or however you would like to get things started. I can connect you with trusted builders, share upcoming development opportunities, and guide you through every step of the process.
Evan Harlow ranks among the best real estate agents on Maui annually and is in the top 1% of Coldwell Banker agents worldwide in production. Evan has the expertise,
experience, and work ethic to help you achieve your real estate buying and selling goals. We promise
exceptional service and support from the beginning of the process through closing and beyond. See what Evan's clients are saying on Google. Get In Touch With Evan!
_(1).jpg)
Posted by Evan Harlow R(S) on
Leave A Comment