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        <title>All Things Maui Real Estate</title>
        <link>https://www.mauieliteproperty.com/blog/</link>
        <description>A blog with the latest information about Maui and the real estate market on the island all written by a local Maui realtor. Informative blog articles about things to do and what's happening on happening on Maui in the real estate world and beyond.</description>
<item>
    <guid>https://www.mauieliteproperty.com/blog/wailea-ekahi-vs-wailea-ekolu-choosing-a-condo-in-wailea.html</guid>
    <link>https://www.mauieliteproperty.com/blog/wailea-ekahi-vs-wailea-ekolu-choosing-a-condo-in-wailea.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Wailea Ekahi vs. Wailea Ekolu: Beachfront or Golf Course Living in Wailea</title>
    <description> <![CDATA[ 
Wailea Ekahi vs. Wailea Ekolu





Ekahi, Elua, and Ekolu are the Hawaiian words for one, two, and three. So, it's no coincidence that Wailea Ekahi and Wailea Ekolu are sister communities, part of the same three-village master plan from Wailea's earliest days that also gave us Wailea Elua.


Ekahi came first in 1978, right on the sand at Keawakapu Beach. Ekolu followed a year later, up on the hillside overlooking the Wailea Blue Golf Course. Decades later, they're still two of the most beloved condo communities in the resort, and for good reason. Low-rise buildings, mature tropical landscaping, a genuine sense of privacy you don't always find in a resort setting, and owners who tend to stick around for years, sometimes decades.


Both communities let you have that classic Wailea lifestyle, the beaches, the golf, the Shops at Wailea, the sunsets, just from two different vantage points, and neither one requires true beachfront pricing to get there. We'll get into the short-term rental and zoning situation, since that matters a lot right now. But let's start with what actually sets these two apart day-to-day, because that's usually what decides it for my clients.





Short-Term Rental Status and Bill 9 Zoning





Both Wailea Ekahi and Wailea Ekolu are apartment-zoned, which means both sit on Maui County's Minatoya List, the list of complexes that have legally operated as short-term rentals for decades under a grandfathered zoning exception.


That's the same list at the center of Maui County's Bill 9, which sets a phase-out deadline of January 1, 2031, for short-term rentals in South Maui's apartment-zoned complexes, unless a property secures rezoning first.


Here's the good news for both of these communities: the county's Temporary Investigative Group included both Ekahi and Ekolu on its Exhibit 2 recommendation list for the new H-3 and H-4 hotel zoning districts created by Bill 88.


If that rezoning goes through as planned for these properties, both would be able to continue operating as legal short-term rentals well past the 2031 deadline. This is still moving through the county process, so I always tell clients considering either complex to check in with me for the latest status before assuming anything is finalized.


Bottom line: as of today, neither complex has a zoning advantage over the other. Both are Minatoya List properties recommended for the same rezoning path, and both remain fully rentable in the meantime.


Location and Neighborhood Feel





Wailea Ekahi is Wailea's original condominium community, built in 1978, and it sits directly on Keawakapu Beach, the longest stretch of sand in Wailea. It's also the lowest-density resort in the area: 294 units spread across 54 two-story buildings, but clustered on only about 10 of its 34 total acres, so it feels more like a tropical garden than a condo complex. It's also within easy walking distance of The Shops at Wailea for dining and boutique shopping.


Wailea Ekolu, built a year later in 1979, sits at a higher elevation bordering the Wailea Blue Golf Course, about three blocks from Wailea Beach. It trades direct beach access for panoramic ocean, golf, and outer-island views, plus a noticeably quieter, more residential atmosphere. It's directly across from the Wailea Tennis Club and just a short walk down to Wailea Village Center, home to local favorite Akamai Coffee.


If waking up steps from the sand matters most to you, Ekahi wins easily. If you'd rather have elevation, sweeping views, and a quieter setting while still being close to everything, Ekolu is hard to beat.


Wailea Ekahi Floor Plans vs. Wailea Ekolu Floor Plans


Wailea Ekahi offers the widest range of unit sizes of the two, with 12 different floor plans:




Studios: roughly 484 to 496 square feet


1-bedroom / 1-bath: roughly 792 to 977 square feet


1-bedroom / 2-bath: roughly 885 to 1,090 square feet


2-bedroom / 2-bath: roughly 1,172 to 1,575 square feet




That range makes Ekahi a great entry point into Wailea ownership, especially the studios and smaller one-bedrooms, while still offering larger two-bedroom units for buyers who want more space.


Wailea Ekolu has a smaller, more streamlined lineup, but the units tend to run larger and more livable for their bedroom count:




1-bedroom / 2-bath: around 866 square feet


2-bedroom / 2-bath: roughly 1,071 to 1,489 square feet


2-bedroom / 2.5-bath townhome-style units: up to around 1,498 square feet, with two separate lanais




If you want the most affordable way into Wailea, Ekahi's studios and smaller one-bedrooms get you there. If you want a genuinely spacious two-bedroom with room to spread out, Ekolu's larger layouts are the better fit.





Amenities: Pools, Golf, and Recreation





Wailea Ekahi:




Four swimming pools, including one heated pool and one oceanfront pool


Pickleball and paddle tennis courts, plus shuffleboard


Beachfront pavilion with a full kitchen and multiple BBQ stations


Concierge services


Direct beach access to Keawakapu Beach




Wailea Ekolu:




Two solar-heated swimming pools


Recreation pavilion with a kitchen and BBQ areas


Discounted golf and tennis rates at Wailea and Makena Resort


Concierge services


Immediate proximity to the Wailea Blue Golf Course and Wailea Tennis Club







Both complexes are close to the impeccable Wailea Golf Courses of the Emerald, Gold, and Blue. 


Ekahi's amenity package leans into beach and family-resort living, with more pools and more recreational variety. Ekolu's amenities lean toward golf and quiet relaxation, with a smaller footprint that matches its more residential feel.


Prices and HOA Fees Compared


Wailea Ekahi prices have come down meaningfully over the past couple of years. The median sale price in 2025 was $1,280,000, down about 20 from $1,600,000 in 2024, making this one of the better entry points into Wailea ownership I've seen in a while.


Studios and smaller one-bedrooms can still be found under $1 million, while two-bedroom units with strong ocean views are typically pushing $1.5 million and up, depending on renovation level.


HOA dues vary by unit size, and I always recommend getting the current figure directly from the association before writing an offer, since these numbers move.


Wailea Ekolu tends to run a bit higher per square foot given its larger average unit sizes, with recent one- and two-bedroom listings ranging from around $1.6 million to just under $2 million, and HOA dues generally falling somewhere between $1,000 and $1,800 per month depending on the unit.


Both complexes' HOA fees include water, sewer, trash, exterior maintenance, landscaping, and building insurance, which is fairly standard for Wailea's resort-style condo communities. Of the condos for sale in Wailea, Ekahi and Ekolu offer two of the best options. 


Frequently Asked Questions About Wailea Ekahi and Wailea Ekolu


Can I short-term rent at Wailea Ekahi or Wailea Ekolu? Yes, both currently allow vacation rentals. Both are Minatoya List properties, and both are on the county's recommended list for H-3/H-4 hotel rezoning, which would let them continue operating as short-term rentals beyond Bill 9's 2031 phase-out deadline for South Maui.


Which one is closer to the beach? Wailea Ekahi sits directly on Keawakapu Beach. Wailea Ekolu is roughly three blocks away, up near the Wailea Blue Golf Course.


Which is the better value? Ekahi generally offers a lower entry price point, especially in its studios and smaller one-bedrooms. Ekolu's units run larger on average, which can make its per-square-foot pricing more competitive even though the total price tends to be higher.


Are pets allowed? Yes, pets are allowed at both complexes.


Which has the better HOA? Ekahi has a long-standing reputation for being one of the better-managed associations in Wailea. Ekolu is also well-run, though its fees can be on the higher end depending on the unit type.


Can I live at either one full-time? Yes. Both complexes have long-term owners who use their units as primary or secondary residences, as well as owners who vacation-rent, so you'll find a genuine mix of neighbors either way.


Wailea Ekahi or Wailea Ekolu: Which Is Right for You?


If beachfront access matters the most to you, Wailea Ekahi is the clear choice. If you'd rather have a quieter, elevated setting with golf and ocean views, larger floor plans, lower prices per square foot, and a short walk to the Wailea Village Center, Wailea Ekolu is going to feel like the better fit.


I've helped clients buy and sell in both communities, and the honest truth is you can't go wrong with either one. If you want to talk through which fits your budget, your rental goals, and how you plan to use the property, give me a call at 808-214-4799 or email me. In the meantime, feel free to browse current Wailea Ekahi condos for sale or Wailea Ekolu condos for sale, and I'm happy to walk you through the inventory in both and help you land on the right one.






 ]]> </description>
    <pubDate>Sat, 08 Aug 2026 05:26:00 -1000</pubDate>
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<item>
    <guid>https://www.mauieliteproperty.com/blog/wailea-beach-villas-vs-wailea-point.html</guid>
    <link>https://www.mauieliteproperty.com/blog/wailea-beach-villas-vs-wailea-point.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Wailea Beach Villas vs. Wailea Point: Which Wailea Condo Community Is Better For You?</title>
    <description> <![CDATA[ 
How to Choose Between Wailea Beach Villas and Wailea Point





First of all, if you are deciding between these two amazing properties, congrats 


Either way you go, you won't be disappointed, but usually buyers know which community feels right for them after visiting. Beyond the numbers, these two communities just feel different the moment you walk in. 


Wailea Point has an older, more Hawaiiana soul to it, low-rise buildings tucked into mature, terraced landscaping that's had almost 40 years to grow in, with a slower, more residential pace to match. 


Wailea Beach Villas feels newer and more modern by comparison, sleeker finishes, a tighter footprint, and a bit more density since everything sits closer together on its 10 acres. 


Both communities deliver knockout ocean views and direct beach access, but if you close your eyes and picture luxurious &quot;old Hawaii resort living,&quot; you're picturing Wailea Point. If you're picturing a polished, contemporary beachfront villa, that's Wailea Beach Villas.





Two of the Most Prestigious Addresses in Wailea


Both Wailea Beach Villas and Wailea Point are among the most prestigious condos in Wailea, and both sit on hotel-zoned land where short-term rentals are legally permitted. The real difference is rental style, not rental legality. Wailea Beach Villas is an active nightly-rental resort, so you can rent by the night and chase peak-season occupancy. 


Wailea Point allows rentals too, but with a 30-day minimum, after the AOAO tried to push that minimum to 365 days in 2022 and the Ninth Circuit Court of Appeals struck that amendment down in July 2026. So Wailea Point is back to 30-day rentals, just with a slower turnover pace than Beach Villas.


I get asked to compare these two communities constantly, usually by buyers who've toured both and can't quite figure out why two oceanfront, hotel-zoned properties a few minutes apart operate so differently. So let's get into it.


Wailea Beach Villas vs. Wailea Point: Short-Term Rental Status





Both Wailea Beach Villas and Wailea Point are zoned Hotel/PUD, which is the zoning classification that legally supports transient vacation rentals on Maui. 


This is a big deal, because it means neither one is exposed to the Bill 9 fallout that's been hammering apartment-zoned Minatoya List complexes elsewhere on the island. Their right to rent short-term isn't in legal jeopardy the way it is for owners in apartment-zoned buildings.


Wailea Beach Villas uses its hotel zoning exactly as you'd expect. 


It's an active, professionally managed vacation rental resort. Owners rent nightly through the on-site rental program or their own management company, and nightly rates run anywhere from around $1,100 to $10,000 depending on the unit and season. 


If you want a Wailea condo that can actually produce rental income, this is one of the strongest options on the island.


Wailea Point's Legal Battle on Rentals


Wailea Point had a more turbulent path to get back to renting short term. In 2022, roughly 70 of Wailea Point owners approved an amendment to the governing declaration pushing the minimum lease term to 365 days, effectively ending short-term rentals in the community. 


While very few owners in the community rent short term and all pay short term rental property taxes – unless they are full time residents – this was done to try and get the property tax rates down. Maui County did not care that the association wanted to downzone and so they have been stuck in this for several years. 


 A group of owners challenged that amendment in court, arguing it hadn't been validly adopted, since changing a use restriction on the apartments required unanimous owner approval under the Declaration, not a simple supermajority. 


On July 15, 2026, the Ninth Circuit Court of Appeals agreed and reversed a lower court ruling, which restored Wailea Point's original 30-day minimum lease policy.


Worth noting: the Wailea Point AOAO still has the option to pursue further appeal, so this is the current state of things rather than a permanently settled matter. 


I'd treat the 30-day minimum as accurate today, but I'll always confirm the latest status with the association directly before any client relies on it for a purchase or leasing decision. It's also worth knowing that historically, fewer than 10 of Wailea Point owners actually leased their units even when it was allowed, so for a lot of buyers here, this ruling is more about preserving optionality than chasing rental income.


Bottom line: if you want to rent nightly and chase peak-season rates, Wailea Beach Villas is built for that. If you want a quieter, lower-turnover rental with 30-day stays instead of a daily rotation of vacationers, Wailea Point now gives you that flexibility again, with a calmer, more residential feel.


Location, Location, Location





Location-wise, you're choosing between two different corners of the same world-class neighborhood. Wailea Beach Villas sits right in front of The Shops at Wailea, so you can walk to fine dining, boutique shopping, and art galleries without ever getting in a car. 


Wailea Point sits further south on its own oceanfront point, sandwiched between the Four Seasons Resort Maui and the Fairmont Kea Lani, so your neighbors are two of the most celebrated luxury hotels in Hawaii, and their restaurants, spas, and beach services are practically an extension of your own backyard. Both put you minutes from Wailea's three championship golf courses either way. 


Both are on the celebrated Wailea Beach Path and provide amazing, front-row access to Wailea Beach.





Zoning: Same Classification, Very Different Reality


It surprises a lot of buyers that two properties can share hotel zoning and still land in completely different rental categories. Zoning sets the ceiling on what's legally possible; the AOAO's own declaration and house rules set the floor on what's actually allowed. Wailea Beach Villas' documents support nightly rentals. 


Wailea Point's documents, post-2022, do not. Always read the current recorded declaration and any amendments before assuming a hotel-zoned property will let you rent the way you want to.


Comparing Floorplans and Unit Variety


Wailea Beach Villas keeps things relatively streamlined. There are 99 units total, spread across low-rise villa buildings and a penthouse building, set on about 10 acres of oceanfront land:






2-bedroom / 2-bath units: roughly 1,899 to 2,375 square feet






3-bedroom / 3-bath (some 3.5-bath) units: roughly 1,961 to 2,934 square feet






Penthouses can push past 3,100 square feet of combined indoor-outdoor living space






Lanais come fully furnished with a built-in Viking barbecue, and most units offer at least partial ocean views given the beachfront footprint






Wailea Point is older than the Wailea Beach Villas and many units will still have original features that can make you feel like you're going into a time machine where tiled cylinder showers were en vogue. Built in three phases between 1984 and 1987, it spans roughly 26 to 28 acres and includes 130 units across dozens of low-rise buildings, originally offered in nine distinct floor plans. Decades of owner remodels mean no two units are quite alike anymore:






2-bedroom units: roughly 1,553 to 3,172 square feet, with 2 or 3 bathrooms






3-bedroom units: roughly 1,359 to 3,666 square feet, with 2 to 3.5 bathrooms






4-bedroom (and combined &quot;double&quot;) units: up to around 4,813 square feet, with 4 to 6 bathrooms






Private lanais up to 910 square feet, and most units include a personal garage, with some offering boat storage






If you want a wider range of layouts, or the possibility of a truly massive, combined residence, Wailea Point has more to offer. If you'd rather choose from a tighter, more curated set of well-known floor plans, Wailea Beach Villas is simpler to shop.





Amenities at Wailea Beach Villas and Wailea Point


Both communities deliver a genuinely resort-level experience, just with a different flavor.


Wailea Beach Villas






Two resort-style pools, including a beachfront pool and spa






Fitness center






Concierge services and valet






24-hour onsite security with a guarded gate






Game room and entertainment lounges






Direct access to Wailea Beach






Wailea Point






Three to four swimming pools, including a 25-meter lap pool






Two Jacuzzi spas






Fitness center and clubhouse






Tennis, paddle tennis, and pickleball courts






Outdoor pavilions and BBQ areas






24-hour gated security with roving patrol






Private garages for most units






Direct access to the Wailea Beach Path, connecting to both Wailea Beach and Polo Beach






Wailea Point's amenity package is broader and more athletic, largely because of its size and low-density layout. Wailea Beach Villas leans more into the classic beachfront resort feel, which makes sense given it sits directly on the sand.


Comparing Costs of Ownership


This is where the two communities really diverge, and where I'd encourage you to look past the sticker price and into the full picture of ownership.


Wailea Beach Villas HOA dues generally run in the $4,000 to $7,000 per month range, depending on unit size and location within the property. Sales prices typically start in the mid-single-digit millions and climb well past $12 million for premier oceanfront villas. The upside is that a well-run unit here can generate meaningful rental income to help offset those carrying costs, which is not something you can say about every luxury Wailea property.


Wailea Point currently has active listings ranging from around $2.8 million for a smaller two-bedroom unit up to $14 million-plus for the largest oceanfront residences, with recent closed sales including a two-bedroom at $4.55 million and a premier three-bedroom at $12.9 million. HOA fees run on the higher end for Wailea, up to 8,000/month for premiere units, which reflects the four pools, gated security patrol, tennis and pickleball courts, covered garages, costs of insurances, and 26-plus acres of maintained grounds. 


With 30-day rentals now confirmed legal again – at least for now – owners do have a real path to offsetting some of those carrying costs, though the income potential is naturally lower than a nightly-rental property since you're filling 30-day blocks rather than turning a unit over every few days during peak season.


Frequently Asked Questions About Both


Can I short-term rent a condo at Wailea Point? Yes, with a 30-day minimum, as of a July 15, 2026 Ninth Circuit Court of Appeals ruling. The AOAO had tried to impose a 365-day minimum via a 2022 amendment approved by about 70 of owners, but the court found that amendment invalid because changing a use restriction like this required unanimous consent, not a supermajority. The AOAO could still pursue further appeal, so it's worth confirming current status with the association before relying on it.


Can I short-term rent at Wailea Beach Villas? Yes, and there's no 30-day minimum. It's an active, legal nightly-rental resort, and many owners generate significant income from short daily and weekly stays.


Are both communities gated and secure? Yes, both offer 24-hour gated security.


Which one has better views? Wailea Beach Villas sits directly on Wailea Beach, so oceanfront and beach views are more consistent throughout the property. Wailea Point sits on an elevated coastal point between Wailea Beach and Polo Beach, and views vary more by building and floor, with some of the most dramatic panoramic views on the island from its upper units.


Which is the better investment? If you're measuring purely on maximum rental income potential, Wailea Beach Villas still wins, since nightly rentals during peak season generate more revenue than 30-day blocks. But Wailea Point now offers a legitimate income path too, alongside a track record of holding its value extremely well as a low-density, ultra-luxury lifestyle asset.


Are pets allowed? Yes, both communities allow pets, generally with board approval at Wailea Point.


Which One Is Right for You?


If you want a turnkey vacation rental that can chase peak-season nightly rates and maximize income, Wailea Beach Villas is the clear choice. 


If you'd rather have a quieter, lower-turnover property with 30-day minimum stays instead of a daily rotation of vacationers, while still keeping a legitimate rental option on the table, Wailea Point gives you the best of both worlds: real privacy with real income potential.


I love both communities for different reasons and deciding really comes down to the lifestyle and ownership use case you see for yourself. 


If you want to talk through which one fits your goals, budget, and how you actually plan to use the property, give me a call at 808-214-4799 or send me an email. I'm happy to walk you through current inventory in both and help you figure out which one earns a spot on your short list.







 ]]> </description>
    <pubDate>Sun, 19 Jul 2026 14:16:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/is-now-a-good-time-to-buy-maui-real-estate.html</guid>
    <link>https://www.mauieliteproperty.com/blog/is-now-a-good-time-to-buy-maui-real-estate.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Is Now a Good Time to Buy Real Estate on Maui? What the 2026 Data Tells Us</title>
    <description> <![CDATA[ 
Is Now a Good Time to Buy on Maui? A Mid-2026 Reality Check





Quick Answer:  Maui is a buyer's market right now, and real estate prices haven't been this low in years. Savvy buyers can land serious deals on great properties that they could have been priced out of just 3-4 years ago. However, elevated interest rates make financing a property more expensive, and there are questions about how much lower prices could go before they correct. 


The question is never really about the timing of the market, really, it's about the timing in your life, and whether now is a good time to buy for you? 


There are so many reasons my clients purchase property here on Maui. Buying a primary residence, second home, or investment property all carry different motivations and influence whether now is the right time for you. 


However, making a calculated entry into the market can certainly improve the overall performance of your investment, and that's why it's important to consider where the market stands and how you can best take advantage of that as a buyer. 





Where the Maui Market Stands in Mid-2026





Let's start with the numbers, because they tell most of the story about where we are in the market and if the timing works for you. 


Condo prices have taken the biggest hit. The median condo sales price came in at around $650,000 in June of 2026, down from $795,000 just a year ago. For the first quarter as a whole, the condo median ran near $699,000, down about 12 percent year over year. Some short-term rental complexes on the Minatoya List have given back even more from their 2022 peaks. 


I recently helped a buyer purchase a unit in Honokowai priced at HALF of what it sold for in May of 2022, and it was in a complex that is likely to be allowed to upzone to Hotel while retaining its short-term rental ability. This was a rare opportunity where timing the market absolutely worked: we got an offer in on day one of the listing, and once we had an accepted offer, two other offers came in. 


Single-family homes have softened more gradually. The June median landed around $1.2 million, down from $1.286 million year over year. The home market never ran up as hard as condos did on the STR investment wave, so it hasn't corrected as hard either. There is more single-family inventory than in past years, but it is nowhere near the amount of inventory in the condo market. 


Everything is sitting on the market longer on average. Homes are averaging around 107 days on market and condos around 128, both up more than 20 percent from last year. This is for properties that sell; there are many expired and canceled listings in the condo category.


 When properties routinely sit for four months, sellers negotiate. I'm seeing price reductions, closing cost credits, and concessions that simply didn't exist two to three years ago. 


Demand has been quietly picking up. This is the part most headlines miss. Condo sales in June were actually up slightly year over year. Pending sales have also started to inch upwards. And the affordability index improved 26 percent over the past year, which is a fancy way of saying the math works for a lot more buyers than it did in 2024 or 2025.


Falling prices with rising sales activity is what the early stage of a market finding its footing usually looks like, and the Maui real estate market appears to be finding that.





Interest Rates Remaining Higher For Longer





The Maui market started warming up over the winter, and it seemed like 2-3 rate cuts were on the horizon this year.  However, geopolitical and broader economic uncertainty have changed the rate picture, and many economists now see a possible rate hike by the end of the year. This generally means less overall demand in the broader market.


While interest rates are among the most predictable variables in the real estate market — when rates go down, the market goes up, and when rates go up, the market goes down — the Maui market has also been digesting less predictable outcomes related to legislation on the legality of short-term rental properties. 


Recent developments with Bill 88 — legislation that creates new hotel zoning classes for certain Minatoya List properties to upzone to — have improved the outlook for the condo market and will reward the buyers who took the risk on complexes like Wailea Ekahi, Kapalua Bay Villas, Palms at Wailea, and many others. 





The Three Questions Every Buyer Asks Me


Almost every buyer I talk to is wrestling with the same three things. Here's my take on each.


Have prices hit bottom yet?


Nobody knows, and anyone who claims to is selling something What I can tell you is that 2025 was one of the worst statistical years for the Maui market since 2009, and 2026 has been noticeably stronger. 


Pending transactions spiked about 40 percent over the winter before pulling back some in the spring. That kind of choppy improvement is typical when a market is bottoming rather than falling.


Here's the thing about bottoms, though: we will only see them in the rearview mirror. We will only know we have hit several months after it happens, and there won't be a single moment when prices go back up dramatically; the correction will happen gradually. There will be time to find the right opportunity at the right point in the market over the next 6-12 months. 


Should I Wait For Mortgage Rates to Drop?


This is where 2026 threw everyone a curveball. At the start of the year, economists were penciling in two or three rate cuts. After the geopolitical shocks this spring and the pressure they've put on oil and bond yields, the expectation now is zero cuts this year, and possibly hikes.


If your whole plan was to wait for cheaper money, that plan is on hold indefinitely. The buyers winning right now are winning on price. A meaningful price reduction on a Maui property saves you real money for as long as you own it, and if rates ever do come down, you can refinance. You can't retroactively negotiate a better purchase price. I wrote more about this shift in my recent post on how the Maui market has changed and what to do about it.


Is Bill 9 Going to Tank Condo Values?


Bill 9, the county's effort to phase out short-term rentals in apartment-zoned complexes, is the single biggest reason condo prices have corrected this hard. The uncertainty is real. Lawsuits are working through the courts, and the county is still finalizing the new hotel zoning classes that would protect certain complexes.


But here's what gets lost: Bill 9 doesn't touch every condo on Maui equally. Hotel-zoned complexes keep their short-term rental rights regardless of how the litigation shakes out. Long-term communities were never affected in the first place. The complexes with genuine risk are the apartment-zoned ones on the Minatoya List, and even there, the outcome is far from settled.


That gap between perceived risk and actual risk is exactly where opportunity lives. Some buyers are painting every condo with the same brush and walking away from properties that face zero regulatory exposure. If you know which complexes are which, and this is genuinely where I spend most of my time with clients, you can buy well-positioned property at prices set by fear.


Where the Market Activity Is





Not every corner of the island is behaving the same way. Kihei led the entire island in transaction volume in the first quarter, across both homes and condos. It's the busiest market on Maui right now because it offers the widest range of price points and the deepest pool of short-term rentable complexes. If you're starting a search, my Kihei real estate page is a good place to get a feel for the neighborhoods.


Wailea and Makena are also seeing real movement, with condo activity up almost 17 percent year over year as buyers step into recalibrated prices. The luxury market tends to move early in a recovery because those buyers are less rate-sensitive, and that's exactly what's happening. You can browse the current inventory on my Wailea condos page.


Who This Window Is For (and Who It Isn't)





This is a good window if...you're planning to hold for five-plus years, you're buying a second home or long-term investment you'd want at any point in the cycle, you're in a strong cash position and, if financed, can handle a few years of higher rates, and you're willing to negotiate hard on properties that have been sitting.


This is also a good window if you're a cash or low-leverage buyer. With rate relief off the table for now, you're competing against a thinner field, and sellers know it. 


You should probably wait if...your timeline is under three years, your budget only works at today's price with a future refinance you're counting on, or you'd lose sleep if values dipped another 5 percent before recovering. Short holds in a transitional market are how people get hurt.





Frequently Asked Questions About the Maui Market in 2026




 How Much Have Maui Condo Prices Dropped?



The median condo price is down about 12 to 13 percent year over year as of spring 2026, sitting in the $645,000 to $699,000 range depending on the month. Some short-term rental complexes have corrected even further — 20 to 30 percent off their 2022 highs.


That's a meaningful reset, especially for investment-focused buyers who found STR-zoned condos out of reach a couple of years ago.


Give me a call and I can pull the comps for the specific complexes you're watching.



  Is Maui a Buyer's Market in 2026?



Yes. Inventory is elevated, homes and condos are averaging well over 100 days on market, and sellers are negotiating on both price and terms — something that wasn't happening a few years ago.


At the same time, sales activity has started improving, which suggests this window won't stay this wide open forever. Buyers who move now are still negotiating from a position of strength.


Reach out and I can show you where sellers are actually flexible right now versus where they're holding firm.



  Should I Wait for Mortgage Rates to Drop Before Buying on Maui?



Rate cut expectations for 2026 have largely evaporated, so waiting on rates means waiting indefinitely — with no guarantee prices stay this favorable in the meantime.


Most buyers are better served negotiating a lower purchase price now, while sellers are motivated, and refinancing later if rates do eventually fall. You can renegotiate a rate; you generally can't renegotiate the price you paid in a rising market.


Happy to run the numbers with you on a specific property so you can see how price and rate actually trade off.



  How Does Bill 9 Affect Buying a Condo on Maui?



Bill 9 targets short-term rental use in apartment-zoned complexes, primarily those on the Minatoya List. Hotel-zoned complexes and long-term communities are not affected.


Verifying the zoning status of a specific complex before you offer is the single most important step for any Maui condo buyer right now — it can be the difference between a property that cash-flows as a vacation rental and one that can't legally operate as one.


Send me the complex you're considering and I'll confirm its zoning status before you go any further.











The Bottom Line on the Maui Market


Is now a good time to buy on Maui? For buyers with a real timeline and a long hold, yes, this is the strongest negotiating environment the island has offered in years. 


Prices are down, sellers are motivated, and early signs of stabilization are already appearing in the sales data. The window where you get both lower prices and real leverage doesn't tend to last.


If you want to talk through your specific situation, whether that's a Kihei condo, a Wailea residence, or anything in between, call or text me at 808-214-4799. I'll give you the same straight answer I've given you here.








 
 ]]> </description>
    <pubDate>Tue, 14 Jul 2026 10:15:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/kihei-vs-wailea-which-community-is-right-for-you.html</guid>
    <link>https://www.mauieliteproperty.com/blog/kihei-vs-wailea-which-community-is-right-for-you.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Kihei vs. Wailea: Which Community Is Right For You?</title>
    <description> <![CDATA[ 
Kihei vs. Wailea: Which Maui Neighborhood Is Right for You?





If you're searching for real estate in South Maui, you're going to spend a lot of time comparing two communities that sit right next to each other on the map but feel like entirely different worlds when you're actually living in them. 


Kihei and Wailea are both exceptional places to own property. Both offer world-class beaches, incredible weather, and easy access to everything South Maui has to offer. But they attract very different buyers, and choosing the wrong one for your lifestyle and goals can be a costly mistake.


I've sold real estate in both communities for years, and I've helped many buyers navigate this exact decision. Here's my honest take on both.


Kihei vs Wailea: Lifestyle and Community Feel





The most important thing to understand is that Kihei and Wailea have fundamentally different personalities.


Kihei is Maui's largest residential community and has an authentic, lived-in feel that residents love. It's where locals shop, eat, surf, and raise families. You'll find a great mix of long-time Hawaii residents, mainland transplants, and everything in between. The town has character: farmers' markets, plate-lunch spots, surf schools, local dive bars, and some genuinely great restaurants, all mixed in with the more casual options. It's the kind of place where you feel like a resident, not a guest.


Wailea, by contrast, is one of the most polished resort communities in all of Hawaii. This is where the Four Seasons, the Fairmont Kea Lani, the Grand Wailea, and the Andaz all call home. The beaches are immaculate, the landscaping is pristine, the restaurants are world-class, and the overall experience is undeniably luxurious. 


If Kihei is a Saturday morning at the farmers market, Wailea is a Saturday evening at a five-star resort. Both are great, they're just very different.





Kihei vs Wailea Real Estate Prices: What Your Money Gets You


This is where the differences become most significant for buyers.


Kihei offers considerably more value per dollar than Wailea. You can find condos in Kihei starting in the $500,000s, and there's a wide range of options across different price points, from more affordable investment condos near Sugar Beach in North Kihei to increasingly upscale properties in South Kihei near Keawakapu Beach and Maui Meadows. Browse all Kihei condos for sale or dive into my guide to the best Kihei condos. 


The diversity of inventory is one of Kihei's biggest strengths. Whether you're a first-time Maui buyer, an investor looking for rental income, or someone wanting a comfortable full-time home, there's something for you here.


Wailea is a different story. This is Maui's premier luxury real estate market, and prices reflect that. 


Single-family homes in Wailea regularly sell in the multi-millions, and even the more entry-level condos in communities like Wailea Ekahi, Elua, or Ekolu still typically start above $1 million. In exchange for that premium, you get a level of quality, design, and overall environment that is genuinely among the finest in Hawaii. Properties like Ho'olei, Wailea Beach Villas, and the estates in Wailea Golf Estates and Makena offer a caliber of luxury living that's hard to find anywhere else in the world.





Short-Term Rental Potential in Kihei and Wailea


If rental income is part of your strategy (and for many second home buyers, it absolutely is), the two communities work very differently. If this is a priority for you, my short-term rental buyer's guide is essential reading before you start your search.


Kihei has a mix of condo complexes that allow short-term rentals (less than 30 days) and those that don't, so you need to verify each property's specific permit status carefully before buying. The complexes that do allow it, including Kamaole Sands, Maui Banyan, Mana Kai, and others (all browseable on my Maui short-term rentals for sale page), have strong rental histories and generate solid income, given Kihei's popularity with visitors seeking a more affordable, local-feeling vacation experience.


Wailea is largely a designated hotel and resort district, which means many properties here have clearer legal pathways for short-term rental activity. Nightly rates in Wailea are substantially higher than Kihei. A luxury Wailea property can command several hundred to several thousand dollars a night, which makes the income potential significant for the right property. That said, the higher purchase prices also mean your break-even calculation looks very different than it does in Kihei.





Kihei vs Wailea Weather and Location


Both communities enjoy some of the best weather on Maui: dry, sunny, and warm year-round with very little rain. If anything, Wailea sits slightly further south and benefits from even more consistent sunshine, which is saying something given how good Kihei's weather already is.


From a convenience standpoint, both are easy to navigate from. Kahului Airport is about 20-25 minutes from Kihei and 30-35 minutes from Wailea. Costco, the hospital, and the major shopping centers in Kahului are all accessible from either community with minimal time commitment. North Kihei can get quite windy and dusty, particularly in the summer months, and that's one thing I always make sure buyers are aware of. South Kihei and Wailea are much more sheltered and consistently pleasant.





Should You Buy in Kihei or Wailea? The Bottom Line


Here's how I think about it when I'm working with buyers trying to make this choice.


If you want more home for your money, a local community feel, strong investment potential at a more accessible entry price, and a lifestyle that blends in with the fabric of Maui: Kihei is your answer.


If you want the absolute pinnacle of luxury living in Hawaii, are less price-sensitive, want the resort-quality environment right outside your door every single day, and are drawn to the prestige and long-term value that comes with owning in one of the most desirable resort communities in the world: Wailea is your answer.


The good news is that they're literally minutes apart, so whichever one you choose, you're never far from the best of both worlds. I know every street, complex, and neighborhood in both communities and would love to help you figure out which one makes the most sense for your goals. 


You can also read my complete guide to buying a home or condo on Maui to get started. Reach out anytime. I'm always happy to talk through it.






 ]]> </description>
    <pubDate>Thu, 02 Jul 2026 06:53:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/buying-a-second-home-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/buying-a-second-home-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Buying a Second Home on Maui: Insight, Tips, Do's and Don'ts</title>
    <description> <![CDATA[ 
The Complete Guide to Buying a Second Home on Maui





Buying a second home on Maui can be one of the most exciting and life-changing decisions a person can make. I've worked with a lot of second-home buyers over the years, and what I've found is that most of them have been thinking about this for a long time.


Maybe they started coming to Maui as kids, and as adults, they want to share that with their children. Maybe they fell in love with the island on a honeymoon and have always felt a connection. Maybe they've been renting for longer periods each year and have finally decided it makes more sense to own than to keep renting.


Whatever has you thinking about buying a second home on Maui, I want to share my experience and help you navigate this process with clarity and confidence.


Buying here is a little different from buying anywhere else. There is a lot to digest when buying property on Maui. The market is niche, listings vary greatly, zoning laws and property use restrictions are dynamic, financing can work a little differently, and the area you choose will have a huge impact on how you actually experience ownership.


Let me walk you through the key things you need to know, along with some of the Do's and Don'ts I have discovered over the years while selling over 170 million in real estate on the island. 


Choosing the Right Area for Your Second Home





Where you buy on Maui should be driven by how you envision using the property. That sounds obvious, but I've seen buyers fall in love with a specific condo or neighborhood without fully thinking through whether it actually fits their lifestyle and goals.


If you want a beach lifestyle with walkability to restaurants and activities, South Maui (Kihei and Wailea) is hard to beat. Kihei offers a more casual, local vibe at generally more accessible price points, while Wailea is the island's luxury hub with some of the finest resort-adjacent properties you'll find anywhere in Hawaii.


West Maui (Kaanapali, Kapalua, Launiupoko ) has historically been one of the most popular second-home destinations on the island, and the area continues to rebuild and evolve post-2023. There's a lot of optimism about the long-term future of West Maui, and for buyers with a longer time horizon, there may be opportunities here that won't exist once the full recovery is complete.


If you're less interested in the beach and more drawn to the lifestyle of a private retreat, Upcountry Maui (Kula, Makawao, Haiku ) offers incredible homes on large lots with a completely different feel. These properties tend to offer more space for the price and attract buyers who value privacy, cooler temperatures, and a more rural island experience.





The Real Costs of Second Home Ownership on Maui


One of the things I always make sure my buyers understand before they commit is the full cost picture of owning a second home here. Beyond a possible mortgage, you're looking at property taxes, HOA fees if you're in a condo complex, property management fees if you're renting the property out, insurance, and maintenance costs that tend to run higher in a tropical environment than on the mainland.


Maui's property tax rates also changed significantly as of July 1, 2026, and the classification your property falls under will have a real impact on what you pay. Owner-occupied properties enjoy the lowest rates, but a second home that isn't your primary residence will be taxed at a higher rate. 


If you're renting the property out short-term, that's yet another tax classification. It's worth factoring all of this in when you're running your numbers.








Financing a Second Home on Maui — What's Different


The first thing most buyers are surprised by is the financing. Second homes are treated differently by lenders than primary residences, and that difference matters. You'll typically need a larger down payment. Most lenders require at least 25 for a second home, and depending on how you plan to use the property, the minimum may be higher. Interest rates on second-home loans also tend to run slightly higher than those on primary-residence loans.


One thing that trips buyers up is the distinction between a &quot;second home&quot; and an &quot;investment property&quot; in a lender's eyes. If you plan to rent your property out for more than a certain number of days per year, some lenders will classify it as an investment property, which comes with different, and generally stricter, lending requirements. It's worth having an honest conversation with a local Maui lender early in the process so you understand exactly which category your intended use falls into and which loan products are available to you.


I always recommend working with a local Maui lender who has specific experience in the Maui market. But that doesn't mean mainland lenders or even Canadian lenders can't get the loan to the finish line most of the time. 


Specifically, short-term rental condos will require a local lender, which can be complicated by factors such as whether a complex is warrantable, the HOA situation, and other local considerations that mainland lenders often aren't familiar with.


Understanding Maui's Short-Term Rental Landscape





This is probably the most important thing second-home buyers need to understand in 2026 — the short-term rental rules on Maui have changed dramatically over the past few years and continue to evolve.


If your goal is to rent your property on platforms like Airbnb or VRBO when you're not using it, you need to know up front that not all properties on Maui are legally allowed to do so. Short-term rentals are heavily regulated here, and the rules depend on the specific zoning of your property, the building or complex you're in, and the area of the island. 


Generally speaking, properties in hotel and resort zones (such as parts of Kaanapali, Wailea, and Kapalua) have the clearest path to legal short-term rentals. Properties in residential zones face significant restrictions.


The TVR (Transient Vacation Rental) permit situation on Maui is complex. Do not assume that because a property was rented short-term in the past, it can continue to be. Always verify the legal status of any property's rental permit before purchasing, and make sure your purchase contract gives you appropriate time to do that due diligence.


How to Properly Care for Your Home Away From Home on Maui


This is something a lot of buyers don't think about until after closing, but it's one of the most important parts of second home ownership on Maui, especially if you're only here a few months out of the year. A tropical environment is beautiful, but it is not forgiving to a home that isn't being properly maintained. 


Humidity, heat, salt air, and lush vegetation can all cause real damage if nobody is keeping an eye on things. Here's what I recommend to every second-home owner I work with.


Landscaping — Maui's tropical climate means things grow fast. Really fast. A yard that looked perfectly manicured when you left in March can look completely overgrown by June. Budget for a reliable landscaping crew to come regularly, even while you're away. It also keeps your property looking sharp for rental guests if you're renting it out.


Pool maintenance — If your property has a pool, weekly service is non-negotiable. Algae, chemical imbalances, and equipment issues can quickly spiral in the Hawaiian heat. A good pool company, like Aquapulco, will keep everything running smoothly and flag any problems before they become expensive repairs.


Housekeeping — Even if you're not renting the property, having a cleaner come through regularly while you're away keeps the home fresh, prevents mold and mildew from building up, and gives you an extra set of eyes on the property.


Keep the A/C set to 79 degrees — This is one of the best pieces of advice I give every second-home buyer. Don't turn the air conditioning off when you leave. Set it to 79 degrees. Maui's humidity is no joke, and an unventilated, un-air-conditioned home can develop mold, warped cabinetry, and musty odors surprisingly quickly. Keeping the A/C running at 79 keeps humidity at bay without running up an enormous electric bill.


Water leak monitoring systems — A slow leak behind a wall or under a sink that goes undetected for weeks can cause tens of thousands of dollars in damage. Devices like Flo by Moen or similar smart water monitors can detect unusual water usage and shut off the supply automatically, giving you incredible peace of mind when you're on the mainland.


Smart home monitoring — Beyond leak detection, a basic smart home setup goes a long way for remote owners. Smart locks, security cameras, temperature monitoring, and even smart smoke and CO detectors can all be monitored from your phone anywhere in the world. Many of my second-home clients tell me this alone makes them feel dramatically more relaxed about being away from their property for extended periods.


The bottom line is that owning a second home on Maui requires a small but reliable team to look after your investment when you can't be there. The cost of these services is well worth it — and in many cases, if you're renting the property, it's a deductible expense. I'm always happy to connect my clients with trusted local vendors for all of the above.


Working with the Right Realtor





I'll say this directly because I think it matters: buying a second home on Maui from a distance, which most buyers are doing, can be stressful, but it doesn't have to be. It does require having a local realtor you can genuinely trust, and it's a bonus if the process is not just low-stress but actually enjoyable. 


You need someone who knows this market deeply, who will tell you the hard truths about a property rather than just trying to close a deal, and who has the local relationships and experience to help you navigate everything from due diligence on rental permits to finding the right property manager after closing.


I've been doing this on Maui for a long time, and I've helped many buyers find second homes they absolutely love. I genuinely love helping them. 


If you're in the early stages of thinking about this, I'd love to have a conversation. There's no pressure and no commitment, just an honest talk about what's possible, what to watch out for, and what the market looks like right now.


Reach out anytime. I'm here to help






 ]]> </description>
    <pubDate>Fri, 26 Jun 2026 06:15:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/what-bill-88-means-for-kihei-condo-buyers-and-sellers.html</guid>
    <link>https://www.mauieliteproperty.com/blog/what-bill-88-means-for-kihei-condo-buyers-and-sellers.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>What Bill 88 Means for Kihei Condo Buyers and Sellers</title>
    <description> <![CDATA[ 
What Bill 88 Means for Kihei Condo Buyers and Sellers





If you own a condo in Kihei, or you've been thinking about buying one and have been waiting on the sidelines while the Bill 9 situation played out, here is an update on how things are developing.


On June 19, 2026, the Maui County Council passed Bill 88 on second and final reading by a 7-2 vote. It now heads to Mayor Bissen for his signature, which is widely expected, given that he authored Bill 9 and testified in support of Bill 88 himself earlier this spring. 


Once signed, it becomes law. This is a big deal for anyone with a stake in the Kihei condo market, as owners in several complexes are likely to be able to put this stress behind them while others will be looking to either appeal for inclusion or look to move forward with the class action lawsuit.





A Quick Recap of How We Got Here


In December 2025, Mayor Bissen signed Bill 9 into law. That legislation phases out short-term vacation rentals in apartment-zoned condo complexes across Maui, specifically the properties on what's known as the Minatoya List. For South Maui, which includes Kihei, the phase-out deadline is January 1, 2031. West Maui faces an earlier deadline of January 1, 2029.


The Minatoya List consists of apartment-zoned complexes that have been legally operating as vacation rentals for decades, dating back to a 2001 legal opinion from then-Deputy Corporation Counsel Richard Minatoya. These properties were effectively grandfathered in, and almost all of them were built with the express purpose of operating as vacation rentals. Bill 9 ended that.


The impact on the Kihei condo market was immediate and significant. Prices softened, inventory dramatically increased while buyers pulled back, and a lot of real uncertainty crept into every transaction involving a Minatoya List property. Very few wanted to commit to buying a vacation rental condo without knowing whether it would still be legal as a vacation rental by the deadline.


Bill 88 is the county's attempt to answer that question, at least in part, by providing a middle ground and a path to maintaining short-term rental status for certain complexes.


What Bill 88 Actually Does


Bill 88 creates two new zoning classifications: H-3 and H-4. These new hotel district zones mirror the existing A-1 and A-2 apartment zones in virtually every way, with one critical difference: they explicitly permit short-term vacation rentals.


The key word is creates. Bill 88 establishes the categories. It does not automatically rezone any property. Every complex that wants to operate under H-3 or H-4 zoning still needs to apply individually and be reviewed on its own merits. Nobody gets a free pass just because the categories now exist.


There's also an important eligibility guardrail the council added before advancing the bill: to qualify, a property must demonstrate that vacation-rental use existed before September 24, 2020. This was added specifically to prevent the roughly 1,700 properties not on the Minatoya List from using the new zoning as a backdoor into the vacation rental market.





The Three Buckets: Where Your Kihei Condo Stands


Not all Kihei condos are in the same position under this legislation. Here's how I break it down for my clients:


Bucket 1: Already Hotel-Zoned (Not Affected by Any of This)


If your condo is already in hotel or resort zoning, none of this applies to you. These properties can continue operating short-term rentals with no change whatsoever. In the broader South Maui area, existing hotel-zoned short-term rentals include Royal Mauian, Mana Kai, and Maui Banyan, none of which were on the Minatoya List to begin with. 


If you're shopping for a Kihei condo and want complete certainty around rental rights, hotel-zoned properties are the clearest path.





Bucket 2: On the Minatoya List AND the TIG Exhibit 2 List (The Clear Path Forward)


This is where the most encouraging news is. When Bill 9 was under deliberation, the county council appointed a four-member Temporary Investigative Group (TIG) to assess the legislation's economic impact and identify which Minatoya List properties were best suited to remain as short-term rentals. 


Their criteria focused on properties that are priced out of reach for local residents, located in areas with higher sea-level rise exposure, or contain a significant number of timeshare units.


The TIG published their findings in what's called Exhibit 2, a list of properties they recommend for H-3/H-4 rezoning. The following Kihei complexes made that list:






Kamaole Sands






Maui Kamaole






 Maui Hill






Maui Sunset






Maui Vista






Kihei Bay Surf






Kihei Bay Vista






Hale Kamaole






Being on this list doesn't mean automatic rezoning. Every complex still needs to go through the application process. But it does mean the county has already signaled that it views these properties as appropriate candidates for continued short-term rental use, and their applications are far more likely to move through the process favorably than complexes that weren't included.


For buyers, these are the properties where the investment thesis is most intact right now.


Bucket 3: On the Minatoya List but NOT on TIG Exhibit 2 (A Much Harder Road)


This is where buyers need to be the most careful and do the most homework before committing.


Kihei has several Minatoya List condos that were not included in TIG Exhibit 2. 


For these properties, Bill 88 technically creates a path to apply for H-3/H-4 zoning, but they'll need to build their own case without the county's implicit endorsement that the Exhibit 2 designation provides. That means a longer, more uncertain, and potentially more expensive rezoning process with no guarantee of a favorable outcome.


These properties aren't without options. They can still apply. They can participate in the ongoing litigation challenging the constitutionality of Bill 9. And Maui has council and mayoral elections later this year, which could meaningfully shift the political landscape around enforcement. 


But buyers entering these properties need to understand the risks clearly. If the rezoning doesn't come through and the legal challenges don't succeed, these units will need to transition to long-term rental only by January 1, 2031. That's a fundamentally different investment than a vacation rental, and it needs to be priced accordingly.





What This Means if You're Buying


If vacation rental income is part of why you're looking at Kihei condos, the first question I'll ask you about any property is: which bucket does it fall in?


For TIG Exhibit 2 properties, the near-term uncertainty has meaningfully reduced. That doesn't mean the path to H-3/H-4 zoning is a sure thing or that the timeline is clear yet. But the direction is positive, and prices for many of these complexes are still softer than before Bill 9 passed. For buyers who've been sitting on the sidelines, this window could represent a genuine opportunity to get into a well-positioned Kihei vacation rental at a price you wouldn't have seen two years ago.


For properties not on the TIG list, the uncertainty remains very real and is priced into the market, sometimes significantly. The discount can be tempting, but you need to go in with a clear-eyed understanding of what you're betting on.


For hotel-zoned properties, none of this applies, and you can buy with the same level of confidence you always could.


No matter what you're looking at, I always recommend pulling the current zoning, confirming Minatoya List status, and checking TIG Exhibit 2 inclusion before making any offer on a Kihei condo right now. These details matter more today than they ever have in this market.


What This Means if You're Selling


If you own a Kihei condo on the Minatoya List, Bill 88's passage is a positive development, but it's not a reason to sit back and wait.


For sellers with TIG Exhibit 2 properties, buyer confidence has genuinely improved since the bill was advanced. Serious buyers are re-engaging in ways they weren't six months ago. If you've been holding off on listing while waiting for some clarity, this is the most clarity the market has seen since Bill 9 became law. This is a reasonable time to be having the conversation about selling.


For sellers with non-TIG properties, the calculation is more nuanced and depends on your specific complex, your HOA's efforts to pursue rezoning, and your personal timeline. Waiting for a full reprieve that may never come carries real risk. But pricing correctly for where things actually stand and marketing to the right buyer, one who understands the upside of the current discount, can still produce a strong result.


The one thing I'd caution every seller against right now is overpricing based on what your unit would have been worth in 2022 or 2023. The market has corrected. Buyers today are well-informed and very sensitive to comparable sales. Properties that are priced in line with current market reality are selling. Properties priced as if Bill 9 never happened are sitting, sometimes for months.


The Bottom Line 


Bill 88 doesn't eliminate all the uncertainty around approved future short-term rental use, yet there are still rezoning applications to be filed, timelines to be defined, lawsuits working their way through the courts, and an election coming that could shift the political winds. But it does provide a real, county-backed path for a meaningful number of Kihei condos to preserve their short-term rental rights, and that's a significant shift from where things stood six months ago.


The Kihei condo market is now effectively split into three categories, each with a very different outlook. Knowing which one applies to the property you own or are considering is the most important piece of due diligence in this market right now.


If you want to talk through where a specific condo stands, give me a call. I'll walk you through the Minatoya List status, TIG Exhibit 2 inclusion, current zoning, and what comparable units are actually selling for, so you can make a decision based on the full picture.







 ]]> </description>
    <pubDate>Mon, 22 Jun 2026 15:17:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/upcountry-maui-real-estate-guide-living-in-kula-makawao--haiku.html</guid>
    <link>https://www.mauieliteproperty.com/blog/upcountry-maui-real-estate-guide-living-in-kula-makawao--haiku.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Upcountry Maui Real Estate Guide: Living in Kula, Makawao &amp; Haiku</title>
    <description> <![CDATA[ 
Upcountry Maui Real Estate: Your Guide to Kula, Makawao &amp; Haiku





When most people think about buying real estate on Maui, their minds immediately jump to the ocean. They imagine beachfront condos in Kihei, luxury estates in Wailea, or resort living in Ka'anapali. And I get it. The coast is spectacular. But after 16 years of living and working on this island, I can tell you that some of the most unique, sought-after, and frankly underappreciated real estate on Maui is found somewhere else entirely — higher on the slopes of Haleakala.


Upcountry Maui is a world unto itself. The moment you start climbing Haleakalā Highway and the temperature drops a few degrees, the air gets a little crisp, and the landscape shifts from dry coastal scrub to lush green pastures and eucalyptus forests, you understand why so many people fall in love with this part of the island and never look back. I've lived in several different areas on Maui over the years, and Upcountry holds a very special place in my heart.


So let's talk about the three communities you'll hear about most when exploring Upcountry real estate — Kula, Makawao, and Haiku — and what makes each one distinct.


Kula: Wide Open Spaces and Panoramic Views





Kula is the gem of Upcountry Maui for buyers seeking space, privacy, and some of the island's most jaw-dropping views. Sitting at elevations ranging from around 2,000 to 4,000 feet on the slopes of Haleakalā, Kula offers a cooler, drier climate than the rest of Upcountry — it can actually get quite cold in upper Kula, especially at night — and a rural lifestyle that feels worlds away from the resort towns on the coast.


Real estate in Kula is predominantly single-family homes on larger agricultural lots. If you've ever dreamed of having a little farm, growing protea flowers, raising horses, or simply waking up every morning to sweeping views of the ocean and the neighboring islands, Kula is where that dream becomes possible.


Properties here range from modest homes on a half-acre to sprawling multi-acre estates, and the price range reflects that diversity.


One thing buyers often ask me about Kula is the commute. It's a valid consideration. Getting to Kahului, the airport, or the coast takes around 30-45 minutes, depending on exactly where in Kula you are. There is a small hospital in Kula, but it doesn't have all of the capabilities as the main hospital in Kahului. 


For many buyers, that trade-off is absolutely worth it. For others — particularly those who need to travel frequently or have kids with busy schedules — it's something to think carefully about.





Makawao: Small Town Charm Meets Island Cool





If Kula is the wide-open countryside, Makawao is the charming small town that anchors the heart of Upcountry. This historic paniolo (Hawaiian cowboy) town has evolved over the decades into one of Maui's most beloved communities, with a thriving arts scene, great local restaurants, boutique shops, and a sense of community that's hard to find anywhere else on the island.


According to the United States Postal Service, Pukalani is a part of Makawao; however, Pukalani is really its own area, a sliver of homes and businesses between Makawao and Kula that is unique unto itself. Although so close to Makawao, Pukalani is still noticeably drier and warmer year-round.


Makawao in Hawaiian means &quot;edge of the rainforest,&quot; and Pukalani means &quot;hole in the heavens&quot;. Most of the homes in Pukalani are around the Pukalani Golf Course, but neighborhoods like Kula 200 and Kulamanu Hilltop are still in Pukalani near both the Carden Academy and King Kamehameha School. 


From a real estate perspective, Makawao offers a nice mix of options. You'll find older plantation-style homes, newer construction, and everything in between. One of my favorite neighborhoods up here is Maui Uplands, which sits at around 1,000 feet elevation — right in what I call the &quot;Goldilocks zone&quot; of Upcountry. You can also find wonderful agricultural subdivisions, such as Baldwin Ranch Estates.


It's cooler than the coast but not too cold, gets enough rain to stay green without being overly wet, and the agriculturally zoned lots (typically around half an acre) give you the space to spread out.


Many of these lots can be CPR'd or have an ohana added, making them particularly attractive to buyers looking to maximize their investment's value.


Makawao also has great schools nearby (one of the main reasons people move Upcountry is Seabury), easy access to Haleakalā Highway for the commute down to central Maui, and a community vibe that draws a mix of longtime locals, artists, young families, and people who've relocated from the mainland seeking something more rural than resort living.





Haiku: Lush, Private, and Off the Beaten Path





Haiku is where Upcountry meets the Northshore, and it attracts a very specific type of buyer — one who values privacy, nature, and a deeply laid-back lifestyle above everything else.


Located on Maui's windward side, Haiku is lush, green, and gets significantly more rainfall than Kula or Makawao, which means the landscape is tropical and incredibly beautiful.


The real estate in Haiku tends to be on larger lots, often agriculturally zoned, often CPR'd, with a mix of older homes and some really unique custom-built properties tucked away down long jungle driveways. It's the kind of place where you might have a waterfall on your property, wake up to roosters and birdsong, and feel genuinely off the grid — even though you're still only about 20-25 minutes from Kahului.


The trade-off with Haiku is the rain and the distance from the sunny south- and west-side beaches. There are many great things to do in Haiku. If your ideal day off involves hiking, surfing the Northshore, and coming home to a lush tropical setting, Haiku has what you're looking for. 


Haiku might be your perfect match. If you're a beach person who wants to be close to Wailea or Ka'anapali, it's probably not the right fit, but if you're a surfer or windsports person, Haiku could be perfect for its proximity to the breaks in Paia. 





Is Upcountry Right for You?


The best area of Maui for any buyer really comes down to lifestyle priorities, and Upcountry is no exception. What I love most about this part of the island is that it offers something genuinely different — a slower pace, more land, cooler temperatures, and a strong sense of community that is unique to the area. While Upcountry offers a slower pace, the area has many great things to do. 


From a real estate value perspective, Upcountry also represents one of the more accessible entry points into Maui real estate ownership, particularly compared to beachfront or resort-area properties. You tend to get significantly more land and square footage for your dollar, and agricultural zoning opens up creative opportunities for buyers willing to think a little outside the box.


If you're curious about what's available Upcountry right now or want to talk through whether this part of the island might be the right fit for your lifestyle, feel free to reach out. I've spent years getting to know every corner of this island, and I'd love to help you find your perfect spot on it.






 ]]> </description>
    <pubDate>Sat, 20 Jun 2026 06:32:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/the-maui-real-estate-market-has-shifted-what-do-we-do-now.html</guid>
    <link>https://www.mauieliteproperty.com/blog/the-maui-real-estate-market-has-shifted-what-do-we-do-now.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>The Maui Real Estate Market Update June 2026</title>
    <description> <![CDATA[ 
Maui Real Estate Market Report June 2026: Bill 88, Improving Buyer Activity, Mayoral Race





The May 2026 Maui real estate sales statistics present an interesting picture of the current state of the Maui market. If you’ve been watching the market, you’ve noticed it's a buyer’s market on Maui, and prices have been softening for almost two years now. 


Even though it's a buyer's market, we still haven’t seen a noticeable increase in buying demand during this period, particularly in the condo market, due to concerns about Bill 9 and the higher interest rate cycle we find ourselves in. 


However, in May, there was a 31 increase in pending sales in the condo market, along with positive news around Bill 88.  Bill 88 will essentially water down the impact of Bill 9 by allowing roughly half of the apartment-zoned condo complexes on the Minatoya List to upzone to hotel zoning while retaining their short-term rental rights. 


The rising pending sales and improving affordability index suggest buyers may be quietly stepping back in the market, and that the market could be finding a bottom.


Prices Continue to Retreat


The most striking headline is the significant price correction underway, particularly in the condominium segment. The median condo sales price fell 21.7 year-over-year to $597,000 in May, continuing a sustained downward trend that has persisted across nearly every month of the past year. 


Single-family homes also saw a 9 decline in median price to $1,174,500. On a year-to-date basis, the combined median across all properties sits at $980,000, down 10.8 from the same period in 2025. Average sales prices tell an even sharper story: condo averages dropped 18.3, and single-family averages fell 3.7 year-over-year. For buyers who were priced out during Maui's peak years, this correction represents a meaningful shift in accessibility.





What I'm Seeing in the Maui Market


Over the last month or so, I have had 5 new escrows myself, and on every deal, whether or not I represented the buyer or the seller, there was a negotiation off of the list price. Some negotiations were steeper, and some were narrower, but the story remains that getting the list price as a seller or getting above market as a seller is a very tall order in today’s market. 


A good pricing strategy is critical to successfully selling right now. On the buyer side, it's important to know your comps and make offers close enough to asking to start the conversation and discover how motivated a seller might be. 


Apartment zoned STR’s that are not on the TIG exemption list are a tough sell right now. These are all over the market, and the ones that are selling are going for 30-40 less than they were just 2-3 years ago. 


Units in complexes that will be allowed to upzone under Bill 88 will become increasingly in demand this summer. While I don’t expect them to return to their former values overnight, they should outperform the market in terms of appreciation. If the other complexes do eventually lose their short-term rental rights, they would then go up further as supply is cut. 


Maui’s Mayoral Race Will Impact the Real Estate Market





I’m writing this report a day before I’m supposed to meet Mayor Richard Bissen, whom I have written much of in previous reports. 


I was involved in a sale where the buyers used a $600,000 grant from the county’s Ho’okumu Hou first-time homebuyer program. The buyers are a younger couple with two children who lost their home in Lahaina to the fires. I represented the sellers in this transaction, and they were understanding enough to work with some of the nuances of the program. 


Ultimately, the deal closed smoothly, and it's definitely a feel-good story to be sure. The Mayor is coming to congratulate the buyers and for a photo shoot to help his reelection campaign.


It’s no secret that Mayor Bissen’s Bill 9 proposal has done more harm to homeowner equity on Maui than any single other event since the global recession of 2009, and that's not hyperbole. 


It’s also no secret that his response to the Lahaina fire has been met with a lot of justifiable criticism. 


In the last year or so, he has been behind some positive developments, particularly around water security in West Maui, through expanding the current water infrastructure.  Recently, he has shown support for Bill 88, which is a compromise on Bill  9, but I'm sure his base is not happy about this. 


Bissen’s legacy of Bill 9 and its impact on the community over the last few years will ultimately mean he won’t get my vote. 


That’s not to say he hasn’t done some good things, though.  As for me, I will be voting for Yuki Lei Sugimura as she has been an opponent of Bill 9 from the beginning, from her position on the County Council, and seems to have the broader Maui community’s best interests in mind, rather than just a subsection of the community. 


We can expand the economy, support a higher level of sustainable tourism, while protecting the environment, and increasing access to affordable housing for locals. It’s all possible simultaneously when a balanced plan is in place. To rebuild Lahaina and improve affordable housing, we need less red tape and more hammers and nails. 


Buyer Interest Is Picking Up on Maui


Despite falling prices, there are early signals of renewed buyer engagement. Pending sales, which is a leading indicator of future closings,  rose 31.6 for condominiums in May compared to a year ago, and increased 13.2 across all property types combined. 


Year-to-date pending sales are up 7.6 overall, suggesting demand is not disappearing but rather recalibrating to new price levels. 


The Housing Affordability Index reinforced this, jumping 32.1 for condos and 12.9 for single family homes in May, reflecting that lower prices and modest income adjustments are making ownership more achievable for local buyers relative to prior years, although the index remains very low in absolute terms (35 for single family, 70 for condos), underscoring that Maui homeownership remains a significant financial stretch for most residents.


Maui Real Estate Market Single Family Home Data May 2026 vs. May 2025






Pending Sales Down 5.5






Closed Sales Up 3.6






Days on Market Down 8.3 to 132 days 






Median Sales Price Down 9 to $1,174,500 






Average Sales Price Down 3.7 to $1,480,682






Inventory of Homes for Sale Up 1.4 to 449 active listings






Months Supply of Inventory Down 1.3 to 7.9 months






Maui Real Estate Market Condo Data May 2026 vs. May 2025






Pending Sales Up 31.6






Closed Sales Down 20.3






Median Sales Price Down 21.7 to $597,000






Average Sales Price Down 18.3 to $890,144






Inventory of Condos for Sale Up 1.9 to 914






Months Supply of Inventory Down 8.2 to 14.6 months









The Challenges of Being a Seller in The Maui Market Lately


Many sellers have found it hard to sell over the last year, as we are also seeing more canceled and expired listings that can sit on the market for months without more than a few showings if not priced correctly. While 2025 was one of the worst statistically for the Maui market since 2009, 2026 is already off to a better start and could still show further improvement. 


Selling your Maui home or condo in this market is a nuanced undertaking that requires a thoughtful assessment of the data to make an informed decision on price and positioning.


Buyers are looking for exceptional properties; they are shying away from doing work or remodeling and are extremely sensitive to the comparable sales. Buyers want deals, and lately, they have been finding them as the market has corrected. 





Key Factors Affecting Maui Real Estate in 2026




Bill 9 Lawsuit Results, Bill 88, Short-Term Rental Rules, and TIG Exemption List Progress (As of June 2026, we are still waiting for the county to push through the new hotel zoning classes, and most signs indicate they will.) Lawsuits against Bill 9 have begun, but nothing more to report at the moment. 


Recovering Tourism Industry


Investments and building in Lahaina and Water Infrastructure, along with the long-awaited 4 Billion Dollar settlement payout


Where will interest rates go? 




Evan's Closing Thoughts 





Maui's market in mid-2026 can be characterized as correcting if not corrected. Prices are correcting from historically elevated peaks, inventory is high but plateauing, and buyer interest, measured by pending sales, has begun to return. 


The road back to balance will likely be gradual, shaped by interest rates, Lahaina's ongoing recovery, and continued demand from both local and mainland buyers watching for a sustainable entry point. 


It will take a few more months of rising pending sales to confirm this correction, but if that does become the case, we could see prices fully stabilize and trend back upwards. Please give me a call at 808-214-4799 or email me at evan@mauieliteproperty.com to discuss the market in more detail








Maui Real Estate Market Report December 2025: With Values in Consistent Decline, Is Now a Good Time to Buy?





Heading into 2026, the Maui real estate market is looking to shake off a historically bad year in terms of value declines (particularly in the condo market) and total closed sales. 


We have to go back to November of 2009, the very bottom of the housing market, towards the end of the ‘Great Recession’, to find a period where total closed sales were as low as they have been throughout 2025. The trajectories of both periods of decline, as illustrated in the charts below, look incredibly similar. 





What are the Key Factors Contributing to the Current Value Decline in the Maui Real Estate Market?





Mayor Bissen is most likely proud of the decline of the Maui real estate market,  which he has been instrumental in orchestrating, even if it is affecting the equity that all local Maui homeowners have in their properties. To be fair, it's not ALL his fault. However, the goal of Bill 9 was to create more affordable housing, and just the threat of it has pushed condo prices lower at a rate that we haven't seen since the mortgage crisis.


But why aren't more Maui locals and residents buying them at these lower prices? 


Macroeconomic Factors


We have two categories of factors contributing to the current decline. The first category is the current macroeconomic climate around the US that includes persistently higher mortgage rates (though they appear to be easing and set to go down further) and increasing costs of ownership, particularly for condos (mainly due to increasing costs of insurance). 


HOA fees have risen noticeably in recent years, and that is having an impact on affordability for residents looking for primary residences and on ROI for investors of both long-term and short-term rentals. However, while the mainland condo market is only experiencing a slight decline, Maui is experiencing a historic drop in values because of local factors. 


Microeconomic Factors


The second category of factors affecting the Maui real estate market is the local, micromarket factors, such as our local government and its misguided efforts to address our housing shortage by advancing the illegal Bill 9, and a decline in tourism since the Lahaina Fire. 


The County has not figured out how it will replace the hole in the economy that losing 7,000 rental units will create, and that is why the bill can never accomplish the goal of creating affordable housing in reality. It all seems to be wasted time as it will be going to court once it is passed. My money is on a Federal Judge finding the ban illegal.


When Can We Really Address Affordable Housing on Maui?


Of course, this has been the story for about 18 months, and while Bill 9 still hasn’t been passed, it has, as of writing this on December 7th, been voted to pass on its 1st reading and is heading to a second reading on the 15th. I’ve written so much about this that I will just link the articles here.


Bill 9 and the short-term rental ban. 


TIG Exemption List and Report. Essentially, and most importantly, the findings suggest that the ban not apply to a large number of complexes (plus grandfathered single-family properties) that meet specific criteria and be allowed to upzone to two new Hotel Zoning classes.


View all Hotel Zoned STR Listings.


The current list of complexes (subject to change) that are being proposed to continue allowing short-term rentals is:






Is Now a Good Time to Buy Real Estate on Maui?





Yes, it's a very good time to be a buyer on Maui. Not only in the condo market, but also in the single-family home market, prices have come down considerably. We’ve seen some serious deals around the island in the last few months. 


There is substantial evidence to believe that the Federal Reserve is going to be cutting rates more aggressively in 2026, and one of the biggest levers in a real estate market is mortgage rates. Rates go up, prices flatten, or go down. Rates go down, prices go up. 


You can be sure that you’re not buying at the top, as we have been working our way down from the top of the market in this cycle for over a year now. 


I can’t confirm that the bottom of the market is in yet, but if we see successive rate lowering, we should see a reversal trend start to occur relatively soon. Inventory is way up, and sellers understand they need to price competitively to move their property. I have represented a wide variety of buyers this year, and we have been using the market conditions to our advantage with a lot of success.


 


Navigating the Current Real Estate Market on Maui as a Seller








Being a seller has been increasingly challenging over the last year. Sellers who price their property in line with the sold comps and competitively with other active listings in their neighborhood or complex will still find a buyer. Sellers who want to try to recapture some of the former values at the top of the market in 2024 with their initial list price are destined to sit on the market. Simply put, don’t overprice your property, and you can find a buyer. 


Buyers are very discerning and know where the market is. There are more cash buyers and 1031 exchange buyers than financed buyers, and these cash/1031 buyers are the most savvy kinds of buyers. STR buyers are even more price sensitive, even on hotel-zoned properties, due to the County’s overreach into short-term rental property rights and the lower owner revenue sheets.


With elevated inventory levels, properties that need remodeling are sitting longer, especially if they aren’t pricing in the remodel correctly. It’s always a good idea to make any small repairs or improvements before going on the market and to present the property in the best possible light. That’s what I’m here for So, if you need an agent to help you move your property in this tough buyer's market, please give me a call at 808-214-4799. 


How Much is Real Estate on Maui?





Maui Real Estate Market Single Family Home Data November 2025 vs. November 2024






Pending Sales Down 8.2






Closed Sales Down 22.2






Days on Market Up 3.4 to 151 days 






Median Sales Price Down 11.5 to $1,150,000 






Average Sales Price Down 20.8 to $1,335,419






Inventory of Homes for Sale Up 22.8 to 452 active listings






Months Supply of Inventory Up 40.7 to 8.3 months






Maui Real Estate Market Condo Data November 2025 vs. November 2024






Pending Sales Down 4.1






Closed Sales Down 5.7






Median Sales Price Down 19 to $595,000






Average Sales Price Down 23 to $734,986






Inventory of Condos for Sale Up 23 to 897






Months Supply of Inventory Up 38.4 to 15.5 months






 


Real estate cycles take time to play out, and we are trending towards the bottom of this market cycle. Especially if the Federal Reserve accelerates its rate-cut cycle in Q4 2025 and in Q1 and Q2 of 2026, given the weak national labor market growth. Please feel free to reach out to me anytime with your questions about the Maui market at 808-214-4799.






 ]]> </description>
    <pubDate>Tue, 16 Jun 2026 05:30:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/short-term-rental-rules-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/short-term-rental-rules-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Short Term Rental Rules on Maui in 2026</title>
    <description> <![CDATA[ 
A Guide For Maui's Short-Term Rental Rules in 2026





As a realtor on Maui who has helped buyers and sellers of short-term rental condos for years across many complexes on the island, I have developed a guide to help anyone navigate Maui County's rules on short-term rentals. 


In this guide, I’m going to discuss why Maui is such a popular choice for a location for investing in short-term rental condos (STR), all of the things you need to know about owning and operating an STR on Maui, and how the rules for short-term rentals govern owning and operating your investment here. 


You may be aware that Maui County is currently in the middle of efforts to pass a proposal from the Mayor to ban short-term rental rights for around 7,000 condo units across 85 condo complexes on Maui. 


The Housing and Land Use Committee just advanced the bill, and the full County Council will approve it with amendments in the coming months. Possible amendments include exempting the resort areas of Wailea, Ka'anapali, and Kapalua, and oceanfront properties. The Temporary Investigative Group just released its findings at the first of three meetings before the final bill is released in early 2026. They recommended that these condo complexes be exempted from the proposed ban. 


One thing is for sure: whatever form the final bill is in when it passes the Council vote, it will be met with a class action lawsuit and many other lawsuits as well. 


In 2022, Oahu County tried to take short-term rental property rights away from 1,000 owners and ultimately lost in court, with the judge citing that it was unconstitutional for the government to take away vested property rights. Hopefully, logic and law will prevail for Maui STR owners as the ban will undoubtedly not have the effect the proponents want it to, and it will severely hurt the local economy and small business owners. 


What are the Current Short-Term Rental Complexes in Maui?





Maui County defines a short-term rental unit as having any rental occupancy of less than 180 days. Long-term rental leases require a minimum 180-day rental agreement to begin. 


It’s also important to note that the County passed Bill 159, a moratorium on the construction of any new short-term rental condo complexes around the island, in 2022. That means no new short-term rental complexes will be built on Maui for a very long time, if ever. 


In addition, while an application process still exists for converting a single-family home into a short-term rental B&amp;B, the process was redesigned to make it impossible, cost-prohibitive, and there is a zero percent chance that after the 5-year approval period, it would be approved. 


There are two zoning types where short-term rentals are currently allowed. Hotel and Apartment. The apartment zoned units were codified as STRs via the Minatoya Decision and comprise the Minatoya List, which is the list of complexes currently under attack. 


Click this link to view all of the currently allowed short-term rental units on the market or give me a call at 808-214-4799 if you’re wondering about a unit. I have all of the current listings on this website, and the units that are allowed to rent short-term will have a badge that says ‘short-term rental’.


Will the Ban Actually Pass and Be Enforced?


Asides from the economic damage it will do to Maui, the Mayor has walked back his goal on the number of units he wants to convert over the last year and the council may table to the vote or recommend rewriting it to eliminate resort areas from the bill (Wailea, Ka'anapali, Kapalua), per the Maui Planning Commission's recommendation from their meeting in the summer of '24. 


There are non-STR condo complexes that are apartment zoned, and that is the basis of their argument, which is very flimsy, as the zoning requirements when most of these complexes were built during 1970-2000 had no stipulations against STR construction.


There is no coherent argument that a complex like Kamaole Sands, Papakea, Wailea Ekahi, and many other similar complexes on the list were built for anything other than transient accommodations. For those reasons, the Temporary Investigative Committee of the Housing and Land Use Committee is recommending they be exempted. They are functionally obsolete as primary residences with one parking stall for 2-bedroom units, smaller kitchens, a lack of storage, and onsite resort amenities that create high monthly HOA fees.





Implications for Buyers In the STR Market Right Now





The Mayor’s proposal last May sent shockwaves through the apartment-zoned complexes on the Minatoya List, where values have decreased significantly while inventory has skyrocketed. This created great opportunities for buyers willing to absorb the risk. 


Prices remain down in these complexes, and because of the broader buyers' market we are in, they will likely not recover immediately, even if the ban fails. 


Having been on both sides of many apartment-zoned STR deals during this period, it's certainly been a challenging thing to navigate. I’ve been advising buyers interested in these units to wait and see what happens with the ban effort, which is expected to take at least 4-6 more months at this point.  I’ve been giving sellers who can afford to wait the same advice. 


We are thankfully closer to the finish line of this unnecessarily long and somewhat excruciating period. I personally don’t think the ban will pass the legal test it will inevitably face from the coalition of affected owners who have had a whole year to gear up for this, but the damage to values has been done, and these units are down around 25 on average. 


Hotel-zoned STRs aren’t facing any potential loss of rights like the apartment-zoned units. The market for these complexes has remained consistent, with prices staying relatively flat, but slightly up, over the last year. 





Why Maui Is a Great Place to Own an STR Condo





Some of the best beaches in the world, a year-round tropical climate that never gets too hot or too cold, and a vast variety of activities and great restaurants are just some of the reasons owning an STR on Maui is a life-changing experience. Many seek the opportunity to enjoy their investment by spending quality time on the island, while others seek the best ROI on their investments. In both cases, Maui offers a wide range of options at various price points. 


For a lot of my clients, owning a short-term rental on Maui was inevitable. After spending years vacationing on Maui, they fell deeper in love with the island and wanted to deepen their connection and spend more time here with their families. Owning a condo that they can stay at and generate revenue from year-round was the perfect solution.  


What You Need to Know About Owning an STR on Maui 


If you are new to owning a short-term rental unit on the island, you'll need to know a few things. First, you actually do not need to apply for a separate rental permit to operate. That is one of the biggest misconceptions. However, you do need to get a GE (General Excise) Tax license and a TAT (Transient Accommodation Tax) license. 


Property taxes are also higher for STR units. If you're curious about the property taxes on any of the listings on my website, there is a link in each description that will take you to that specific property's public tax record. 


Your guests will pay the GE and TAT taxes at booking, and they are pass-through costs that won’t go into your pro formas, while property taxes will be one of your largest costs of ownership. 


Your responsibility is to make sure they are paid on time. If you’re working with a property management company, they will take care of this for you. 


If Maui isn’t home for you, you will need to designate an on-island contact for your unit and guests. This doesn’t need to be a licensed real estate agent; it can be a trusted friend or trusted service provider, such as a cleaner, which leads me to the next section.


Do You Need to Hire a Property Management Company?


If you’re thinking about managing the unit yourself, consider the time involved in marketing, strategic pricing, responding to questions and guest issues, coordinating cleanings, maintenance, etc. Managing one unit is not time-intensive and is very possible for anyone with the time to dedicate to the management. The savings of doing it yourself are also pretty significant. 


However, if that isn’t the best use of your time, a property management company will eliminate all of those concerns and potential headaches for 20-25 percent of your gross annual revenue. A property management company will develop your Airbnb, VRBO, and alternative website listings. They will manage your pricing dynamically to adjust to the seasonality of rates(highest in winter, lowest in shoulder seasons of May and October/November). 


I usually recommend clients call a few property management companies to compare rates and services. Please email or call me for my list of my personally vetted property managers.


If you can manage the listing and guest communication, there is a local company called Maui On Island Agent that will coordinate cleanings, act as your on-island contact, and coordinate routine inspections/repairs. They don’t charge on the typical percentage model. They charge à la carte per service. I have several clients who are currently in their program and have been happy with their service. 





Association Rules Are Important to Consider When Operating


Every condo association will have its own subset of rules and regulations about operating your short-term rental. At some complexes, the guests will need to go to the front desk to register; at other complexes, they will not. Some complexes may have amenities that are reserved for owners. Occupancy limits can vary from complex to complex as well. 


During escrow, as provisioned by the Hawaii Purchase Contract, you will receive the association documents that will include all of this information. This is where working with a buyer's agent can save you time and ensure that you don’t waste your time pursuing properties that don’t meet your needs or don’t have the ROI you’re looking for. 


What You Get When You Work With Evan





Having an agent that is very active and highly educated in this space is critical, as it is a much more involved process than purchasing other types of properties. From seeing so many pro formas, getting client feedback, and staying in touch with the market, I can tell you off the top of my head which complexes are high ROI and which ones I would consider a lifestyle purchase. 


A lifestyle purchase is in a complex like Wailea Elua or Ka’anapali Alii, where the market value and cost of ownership far exceed what they can generate in revenue on an annual basis. I love Elua and Alii; they are exceptional properties, but they are low on the ROI scale and are more for owners who have a connection with the property and want to enjoy the oceanfront experience more themselves. 


During our search for short-term rental complexes, I can get pro formas based on current data from my property management contacts, negotiate the best deal possible in the situation, develop a comprehensive list of your costs of ownership, and help ensure that we avoid any obstacles that may arise during escrow. 


After closing day, my service doesn’t end. I will also connect you with my highly vetted list of service providers, including cleaners, plumbers, electricians, handyman services, remodel services, and anything else that I can be of assistance with. 


So, if you are in the market to either buy or sell an STR unit on Maui or just kicking the idea around, please reach out to me at 808-214-4799 or email at evan@mauieliteproperty.com. You can also fill out the contact form below. Mahalo for reading







 ]]> </description>
    <pubDate>Fri, 01 May 2026 13:20:00 -1000</pubDate>
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    <guid>https://www.mauieliteproperty.com/blog/best-interior-designers-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/best-interior-designers-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Best Interior Designers on Maui: Transform Your Island Home or Condo</title>
    <description> <![CDATA[ 
Choosing the Best Interior Designer on Maui





Transforming your space with the perfect interior design is easier said than done. Maui is a location unlike any other, and there are some unique challenges to successfully designing or redesigning your living space. Great designers will embrace the laid-back vibe of island life while balancing your taste, needs, and budget. 


Many of the newer condos and homes on Maui feature open floor plans and ample indoor-outdoor living spaces, while older properties may lack a contemporary layout and require more remodeling. 


Either way, a great interior designer will usually strive to incorporate a tropical aesthetic with materials that withstand the area’s salty air and intense UV rays. 


The best interior designers on Maui are experienced local individuals or businesses who are familiar with these challenges and also have a dedicated supply chain for furnishings. 


What to Look For in An Interior Designer





Mainland interior designers are certainly able to offer their services on the island, but unless they already have first-hand experience on Maui, they could lack the island-specific expertise that your project calls for. Also, they typically may not be able to provide hands-on project management unless they can relocate during the project. 


A local Maui interior design firm, on the other hand, will have solid working relationships with local vendors and knowledge of shipping logistics for custom furniture. Local design studios are also familiar with the wide range of property types common on the island, including custom homes, condos, vacation rentals, and commercial spaces. 


Even if you live off the island, you can take advantage of the benefits of working with a local interior designer by choosing a firm that offers virtual consultations. When interviewing interior designers, consider your need for full-service design, staging, or furnishings-only service. The best designers also have ASID credentials and professional affiliations. 


So, what are some of the best interior design options on Maui?


Featured Designer 1: Hue Design Maui (HUE Interior Design &amp; Home Furnishings) 





-A Sold Listing of Mine at Makalii Designed by Hue


Hue Interior Design &amp; Home Furnishings is a premier boutique offering the island's best home and lifestyle showroom. In the showroom, you can peruse luxury home furnishings, gift items, and an extensive textile studio. 


Hue Interior Design on Maui provides professional residential and commercial design services, including computer-architectural renderings, by appointment. The firm’s owners, Jessica McLellan and Wendy Takemoto, specialize in kitchen and bathroom design in Maui. 


Each of the five team members is Hawaii-born and raised, with extensive local knowledge and community ties. 


What Sets Them Apart:  The two 5,000-square-foot showrooms at Hue Design in Maui hold a frequently updated inventory of classic coastal home furnishings from exclusive dealers. These include Gabby Home, Noir/CFC, and LEE Industries. Designer lines from Lexington Home Brands, Palacek, and Arteriors are also available. 


Every product offered is well-suited to withstand daily wear from pets, kids, and the island’s salty air. The two showrooms are at 210 Alamaha Street in Kahului and 112 Wailea Ike Drive in Wailea. 


Best For:  Those searching for a showroom-to-design experience will love working with these interior designers on Maui, Hawaii. It’s also the ideal source for Hawaii home furnishings for those who want to see and touch furnishings before bringing them home. 


Featured Designer 2: Swan Interiors Maui 





A Swan Interiors Designed Dining Room


Swan Interiors is an interior design studio in Wailuku, Maui, that celebrates creativity in its designs and is your source for innovative home furnishings. The design team includes Kristin Holmes ASID, Cassandra Okimoto Allied ASID, Amanda Pacetta, and Brooke Von Tempsky. 


This multi-designer team brings fabulous results backed by decades of experience on Maui. Holmes has been providing luxury interior design services on Maui since 1985, specializing in South Maui’s resort homes and properties. 


What Sets Them Apart:  This Wailuku interior designer offers services that span from sustainable design and selection to procurement for full remodels and new construction. For every room in your home or condo, Swan Interiors Maui offers a full spectrum of design for floor-to-ceiling cohesion. 


This includes quality furnishings, light fixtures, art, window coverings, and accessories. Services include 3D renderings, project management, space planning, lighting design, custom cabinets and rugs, and art selection. The studio is located at 2103 West Vineyard Street in Wailuku with hours available from Monday through Friday. 


Best For:  Swan Interiors is perfect for those seeking resort and Maui condo interior design services for full removals and new construction. This firm specializes in providing a turnkey experience from concept to installation.


Featured Designer 3: Wickersham Design (Sandi Wickersham)





Sandi Wickersham's design with Restoration Hardware pieces at a current listing of mine at 426 Wailau in Launiupoko


Sandi Wickersham Design is the premier Maui home staging designer that is known for delivering results that maximize your return on investment. Wickersham Design Maui’s owner, Sandi Wickersham, is known as “Maui’s House Whisperer.” 


With her strong background in interior design and her artistic background, she enhances aesthetics to improve vacation rentals’ occupancy rates and maximize selling prices. Her specialty is incorporating beach-style chic designs in condos, homes, vacation rental properties, resorts, and restaurants. 


What Sets Them Apart: Wickersham Designs stands out among interior designers on Maui for its dual specialization in interior design and home staging. This allows the firm to deliver elite services benefiting both real estate investors and permanent residents. 


Notably, local real estate agents, like myself, praise Sandi for her expertise and curated, artful designs that are client-driven. 


Best For:  This firm is a go-to source for Maui vacation rental design and for sellers looking to maximize their return. Those who want an art-forward, highly personalized design will not be disappointed. 


Maui Interior Design by Project Type 


Luxury Custom Homes &amp; New Construction (Wailea, Kapalua, Makena)


 


For the best interior design on Maui for luxury customer homes and new construction, a full-service firm like Swan Interiors and Hue Design are top options. These firms both specialize in providing focused project management from the initial pre-construction and design phases through execution. 


Both firms offer services in Wailea, Kapalua, Makena, and other areas of Maui. Learn more about new construction homes on Maui.


Condo &amp; Vacation Rental Design 


The profitability of condo and vacation rentals directly hinges on aesthetics. Bookings increase when a property is masterfully designed in such a way that it expresses a relaxed island experience. In turn, this leads to more positive reviews and more returning guests, which further drives profits higher. 


Both Wickersham Design and Hue Design offer expertise in this area. When working with your preferred Maui interior designer, select easy-care fabrics, durable materials, and plenty of local touches that set your property apart. 


Home Staging for Maui Real Estate 


While it’s easy to view home staging and decorating as similar services, they’re actually quite different. Decorating is a way to personalize a home while elevating its design. Home staging, on the other hand, is focused on making a home as appealing as possible to the greatest number of buyers. 


It must be tasteful yet neutral, allowing buyers to view themselves living in the space. Wickersham Design stands apart from other interior designers on Maui by offering both home staging and design services. 


Kitchen, Bath &amp; Remodeling Projects 


If you’re interested in remodeling specific areas of your home rather than the entire space, Swan Interiors and Hue Designs are leading firms to consider. Both of these respected interior designers on Maui offer targeted room renovations, including kitchens and bathrooms. 


Review design portfolios from your preferred firms before narrowing your options to a specific interior designer.


Working with a Maui Designer from the Mainland 


Whether you’re an off-island owner or a part-time resident, you can still benefit from working with a local firm. Remote interior design on Maui includes services like digital renderings, virtual consultations, and mood boards. 


While some property owners choose to hire an interior designer on the mainland who is local to their primary residence, local market expertise is crucial. 


A local Maui interior designer has local expertise in managing island shipping and procurement challenges. They also have extensive vendor relationships and are knowledgeable about the island’s unique building codes. 


Maui Interior Design Styles: What's Popular on the Island 


Island decor is overwhelmingly popular on Maui, but there are many unique approaches to incorporating this type of design into your home. These are a few of the top Maui design styles to consider: 






 Coastal Luxe / Beach Chic —This high-end style incorporates natural textures and neutral palettes while enhancing the indoor-outdoor connection.






Modern Tropical —The modern tropical style embraces lush botanicals and warm woods, combined with a clean, contemporary feel. 






Island Contemporary — The island contemporary design takes a minimalist approach while also reinforcing open-plan living and warm elements. 






Resort Style — Resort-style decor focuses on high-end, hotel-style finishes with broad appeal. 






When selecting from these top interior designers on Maui, pay attention to the specific aesthetics each one focuses on. Hue Design specializes in classic coastal designs rather than modern designs.


How to Hire an Interior Designer on Maui: Step-by-Step 


While it’s imperative to select the right interior designer for your project, the process doesn’t have to be complicated. These are the steps to hire an interior designer on Maui. 




. Identify your project’s scope and budget. 


Identify 2 or 3 reputable firms. 


Book a consultation with each firm. Some firms offer complimentary initial consultations. 


Compare the portfolios of each design firm. 


Request a quote and learn about the different types of design fees. For example, some firms’ rates are based on a percentage of the total project cost. Others charge a flat fee or an hourly rate.


Create a timeline for your project and sign the contract to get underway.







Maui Interior Design FAQ




 Do I Need a Local Designer if I'm Off-Island?



While you can use a mainland designer for your condo on Maui, a local designer is preferred. The benefits of hiring a local firm include solid relationships with local vendors, knowledge of Maui building codes, familiarity with shipping logistics, and more.



  How Long Does a Maui Interior Design Project Take? 



The timeline varies based on the scope of the project. A basic one-room redesign might take between four and eight weeks. A large-scale renovation that requires construction could take a year or longer.



  Can a Maui designer help me furnish my home remotely? 



Yes, Maui designers regularly work with remote property owners and offer virtual services.



  Can You Easily Get Furnishings on Maui?



Yes, it's not hard to find most furnishings on Maui. If you are working with an interior designer, they will either have a warehouse or store they work with, and several are connected with luxury brands like Restoration Hardware. 


If you are looking to furnish things yourself or just need a few pieces, Kahului has a wide variety of options from Bed Mart, Ashley Furniture, and Homeworld.  











Find Your Maui Interior Designer Today 


Leading design firms on Maui offer different experiences for property buyers and owners to consider. 


Hue Design, for example, has two large showrooms in Kahului and Wailea filled with textiles and coastal furnishings. They focus on delivering sustainable, durable designs for residential and commercial properties. 


Swan Interiors has a showroom in Wailuku and focuses on providing turnkey project management services with artistic designs. 


Wickersham Design offers dual services for interior design and profit-boosting home staging. The Maui real estate market is in constant flux, but beautiful interior designs are timeless. 


Begin taking advantage of the value of investing in island-specific design expertise by touring local showrooms today. 






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    <pubDate>Mon, 13 Apr 2026 09:34:00 -1000</pubDate>
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