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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/lai-loa-vs-makalii.html</guid>
    <link>https://www.mauieliteproperty.com/blog/lai-loa-vs-makalii.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Lai Loa vs. Makalii – Modern Wailea Luxury Condos</title>
    <description> <![CDATA[ 
Makalii vs. La'i Loa: Comparing Wailea's Newest Luxury Condo Communities





Wailea has added two standout luxury condo developments in the past few years, and they're close enough in age, price point, and hillside setting that buyers in either community regularly compare them directly. 


Makalii (pronounced mah-kah-LEE-ee) and La'i Loa (pronounced lah-ee-loh-ah) have a lot in common, which is why we often compare the details of both for buyers. Both are luxury gated, low-density condo communities that are newly built. Both offer the kind of modern design and resort-style amenities that older Wailea complexes simply don't have. 


But the two luxury communities take genuinely different approaches, and the right fit depends on what you're actually prioritizing.


Architecture and Design





Makalii leans into mid-century modern Hawaiian design, with sloping rooflines, floor-to-ceiling glass, and a townhome-style layout across 17 low-density, four-plex buildings. 


Completed in 2020, it was one of the first developments in Wailea to bring that specific architectural language to the resort, and it still feels distinct from anything else on this side of the island. Makalii has steps inside the units, and primary bedrooms and bathrooms are all downstairs.


So, if steps are a consideration, Lai Loa's single-level floor plan can solve that problem. 





La'i Loa takes a different design approach, built along six landscaped, stepped terraces that descend toward the ocean across a 13-acre hillside site. Its 75 units are spread across 15 buildings in clusters of five, with sliding window walls on the ocean-facing side of each building and a warmer, more earth-toned material palette. Completed in late 2024, it's a couple of years newer than Makalii and also features an elevator in each building. 





Unit Sizes and Floor Plans





Makalii offers 2- and 3-bedroom townhomes ranging from roughly 1,560 to 1,800 square feet, each with an attached private garage. Each garage accommodates one or two cars, depending on the unit's floor plan. A and D models are end units with 2-car garages; B and C units are interior units with a casita and a 1-car garage.  


La'i Loa spans a wider range, from about 1,372 square feet in its 2-bedroom villas up to 2,587 square feet in its 3- and 4-bedroom penthouses, giving buyers more flexibility if you're looking at the larger end of the luxury condo market rather than a mid-sized townhome.





The Modern Luxury Amenities 





Lai Loa has the advantage in amenities, even if only slightly. Both communities take amenities seriously, though the details differ. 


Makalii's centerpiece is the Resident's Makali'i Club: an infinity-edge pool with panoramic ocean views, plus a spa and fitness center. 


Over at La'i Loa, there is also an infinity pool, spa, fitness center, and the addition of steam and sauna facilities, plus underground parking for every building, a genuine rarity in Wailea that keeps the grounds and views uninterrupted by surface parking.


La'i Loa’s pool has a unique Olympic lane feature that allows owners to swim laps without crossing the entire pool. Lai Loa’s gym is larger than the gym at Makalii, but both have great locker rooms and sauna facilities.





How Do Location and Beach Access Compare?


Makalii edges out Lai Loa in the beach access category as it sits above Polo Beach and Paluea Beach. It is also within walking distance to all of the great restaurants at the Fairmont Kea Lani and Four Seasons. 


La'i Loa is across the street from Wailea Ekahi and, while still pretty close, it is a little further walk down to its nearest ocean access at Keawakapu Beach. Both put you within easy reach of Wailea's beach path. 





Pricing at Lai Loa vs. Makalii


Resale pricing at Makalii has generally run from the mid-$2 million up past $3.7 million depending on view and floor plan, since the development sold out from the developer and now trades exclusively on the resale market. 


La'i Loa's pricing spans a wider range given its larger unit sizes, from around $2.5 million for a 2-bedroom villa up to $6 million for a 4-bedroom penthouse with sweeping ocean views.


Lai Loa tends to go for a little bit more for a similar floorplan unit, as it has larger lanais and a large locked storage room on the bottom floor where the garage is. 





Short-Term Rental and Investment Considerations


Neither complex is zoned to allow short-term rentals, which is worth knowing upfront if rental income is part of your plan. Learn more about current STR rules on Maui. 


If personal use as a primary residence or second home is the goal rather than STR income, this distinction matters less, but it's a key question to settle early in either community.


Frequently Asked Questions







 Which is newer, Makalii or La'i Loa?



La'i Loa is newer, completed in late 2024, compared to Makalii's completion in 2021. Both are still considered among Wailea's newest condo communities relative to the resort's older developments.



  Can I use my condo at Makalii or La'i Loa as a short-term rental?



La'i Loa and Makalii are not zoned to allow short-term rentals.



  Which community has larger units, Makalii or La'i Loa?



La'i Loa offers a wider range, from about 1,372 square feet up to 2,587 square feet in its largest penthouses. Makalii's townhomes range from roughly 1,560 to 1,800 square feet, a narrower but still spacious range.



  Is Makalii or La'i Loa closer to the beach?



Both are close, but Makalii is closer. La'i Loa has a pedestrian gate providing direct walking access to Keawakapu, Elua, and Wailea Beach, but you're a little further there. Makalii sits above Polo Beach and Paluea Beach and offers strong ocean views from its hillside position.











The Villa We'd Point You Toward


Both Makalii and La'i Loa offer luxurious, convenient, and elevated living in Wailea, and neither is a wrong choice. If mid-century architecture, a townhome layout with a guest residence on select floor plans, and the best walkability to the beach and around Wailea, Makalii is likely the better fit for you. 


If you want more size flexibility, a single-level floor plan with more indoor/outdoor living, and the very newest construction in Wailea, La'i Loa is worth prioritizing. If you're weighing it against Wailea's broader inventory, check out our current inventory at our Wailea condos page, which covers the full range of what's currently available.


Give me a call anytime at 808-214-4799 if you would like to walk through both in person and see what feels right.






 ]]> </description>
    <pubDate>Mon, 21 Sep 2026 10:06:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/what-is-the-typical-closing-timeline-for-a-home-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/what-is-the-typical-closing-timeline-for-a-home-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>What is The Typical Closing Timeline For a Home on Maui?</title>
    <description> <![CDATA[ 
What Is the Typical Closing Timeline for a Home on Maui?


Most home purchases on Maui close 30 to 60 days after an offer is accepted, with cash transactions sometimes closing in as little as 12 to 14 days and financed purchases occasionally running 45 days on average and sometimes past 60 days, depending on the lender and loan type. 





That's the short answer. What actually happens during those 30 to 60 days, and what pushes a closing longer or shorter, is worth understanding whether we're on the buying or selling side of the transaction.


Week by Week: What a Typical Maui Escrow Looks Like


The first few days after an accepted offer are about opening escrow and getting the clock started. The purchase contract sets the pace for everything downstream, spelling out deadlines for deposits, inspections, financing contingencies, and the closing date. 


Buyers typically have three ways to get their earnest money to escrow: through their agent the day after acceptance, delivering it themselves, or wiring it directly. Getting this step done promptly matters, since later deadlines are often calculated from this date.


Being Diligent About Due Diligence


Weeks one through three usually cover due diligence. This is when inspections happen, HOA documents get reviewed for a condo purchase, and any other contingencies in the contract get resolved. 


For a financed purchase, the lender is simultaneously ordering an appraisal during this window, one of the biggest variables in how long the whole process takes.


If Financing is a Factor


By weeks three through five for financed deals, or sooner for cash, the focus shifts to finalizing financing and clearing contingencies. Once the appraisal comes back and the buyer's contingencies are removed or waived, the transaction moves into its final stretch, which is also typically when we're coordinating a final walkthrough of the property.


Week of Closing


Escrow handles the majority of the action items over the last several days before closing. About five days to a week out, the buyer (or the buyer's lender) sends final funds to escrow, and closing documents go out for signature. 


On closing day, the deed is recorded with the Bureau of Conveyances, and once that's confirmed, escrow releases funds to the seller, and the buyer gets the keys


Contract Milestones for a 30-day Cash Escrow:






Day 0 — Offer accepted, escrow opened






Days 1-3 — Earnest money wired to escrow (Section B)






Days 1-10 — Seller's disclosure statement delivered (Section I)






Days 3-8 — Preliminary title report issued and reviewed (Section G)






Days 5-8 — Proof of cash funds provided to escrow (Section H-1)






Days 7-12 — Home inspection completed and any repair requests negotiated (Section J), compressed from the standard 10-14 day window to fit a 30-day timeline






Days 10-14 — HOA document review completed for condo purchases (Section M)






Days 24-26 — Final walkthrough (Section J), typically 3-5 days before closing






Days 27-29 — Closing documents signed, closing funds wired to escrow






Day 30 — Closing: deed recorded with the Bureau of Conveyances in Honolulu, funds released to seller






Contract Milestones for a 45-day Financed Escrow:






Day 0 — Offer accepted, escrow opened






Days 1-3 — Earnest money wired to escrow (Section B)






Days 1-10 — Seller's disclosure statement delivered (Section I)






Days 5-10 — Preliminary title report issued and reviewed (Section G)






Days 10-14 — HOA document review completed for condo purchases (Section M)






Days 10-24 — Inspection period and repair negotiations completed (Section J), using the standard 10-14 day window






Days 15-30 — Appraisal ordered and completed






Days 30-38 — Final loan approval and financing contingency removed (Section H-3)






Days 40-42 — Final walkthrough (Section J), 3-5 days before closing






Days 42-44 — Closing documents signed, loan funds wired to escrow






Day 45 — Closing: deed recorded with the Bureau of Conveyances, funds released to seller






Both timelines also carry the F-3 buffer built into the standard Hawaii contract, a one-time unilateral right for either party to extend closing by 7 to 14 days without renegotiating the agreement, which is worth keeping in mind since the day counts above represent the target pace, not a guarantee.


New construction is an outlier, since those timelines get tied to a completion date rather than a standard escrow period and can stretch well beyond a year.





Why Cash Deals Close So Much Faster


The biggest single factor in closing speed is whether a lender is involved. Those pesky lenders We love them when we need them, but they can certainly complicate a deal. Cash transactions skip the appraisal and loan underwriting process entirely, which is usually the longest single component of a financed closing. 


We've closed cash deals in as few as 7 business days when both sides are motivated and ready to move quickly, though 12 to 21 days is a more realistic expectation for an expedited cash closing that still allows time for basic due diligence.


Financed purchases add additional time for a few specific reasons. The appraisal must be scheduled and completed, underwriting must clear any conditions, and the lender needs a clear closing disclosure period before funding. Jumbo loans, common for anything above the conforming loan limit, often take longer still because they require more extensive documentation than a standard conventional mortgage.





What Actually Causes Delays in Closings


Financing issues related to underwriting, or even the logistics of getting a wet signature, most often delay a closing. An appraisal coming in below the purchase price, a buyer's debt-to-income ratio shifting during underwriting, or a lender simply being backed up can all push a closing date back, sometimes by weeks.


Title issues surface more often than buyers expect, too. A lien, an easement question, or a discrepancy in the property's legal description can all require resolution before escrow can close, and on Maui specifically, older properties or those with complicated ownership histories sometimes take extra time to clear.


Non-Hawaii Residents and International Sellers


Non-resident sellers add a layer of paperwork that's easy to underestimate. HARPTA and FIRPTA withholding requirements apply to non-Hawaii residents and foreign nationals selling property here, and getting the right forms and exemptions filed correctly takes coordination that a purely local transaction doesn't need. 


International buyers and sellers in particular sometimes need extra lead time to arrange notarization, since signing documents from outside the country can require scheduling with a US embassy or arranging a mobile notary to meet them somewhere accessible.


New construction, as mentioned above, runs on its own clock entirely. Rather than a standard 30-60 day window, a new construction purchase closes when the home is actually complete, and that timeline is set by the builder's construction schedule rather than the purchase contract's standard deadlines. We've seen this stretch to over a year and a half on a single custom home.








What This Means If You're Buying or Selling Right Now


If you're a buyer who needs to close fast, come in with strong financing already lined up or plan to pay cash. Pre-approval, or ideally full underwriting approval before you even make an offer, removes the single biggest variable in the timeline.


If you're a seller and speed matters, weigh cash offers accordingly, but don't automatically dismiss a well-qualified financed buyer. A strong financed offer with a pre-underwritten loan can close nearly as fast as cash in the right circumstances, and it's often for a higher price.


Either way, building in a reasonable buffer is always smart. Most contracts include language allowing either party a one-time short extension, typically 7 to 14 days, to handle unforeseen delays without renegotiating the entire agreement. Having that buffer available, rather than writing a contract with zero room for error, avoids unnecessary stress if something minor comes up in the final week.


Closing Thoughts


Thirty to sixty days is the realistic range for nearly every standard Maui closing, with cash deals moving faster and financed or new-construction purchases sometimes taking longer. 


If we're working through this timeline together on a specific purchase or sale, I'm happy to itemize out exactly what to expect week by week based on your situation. You can also read our full breakdown of the Hawaii purchase contract, our guide to buying a home on Maui, or learn more about HARPTA and FIRPTA if you're selling as a non-resident.


Give us a call anytime at 808-214-4799 if you want to talk through your specific timeline.








 
 ]]> </description>
    <pubDate>Mon, 14 Sep 2026 08:38:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/finding-the-best-realtor-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/finding-the-best-realtor-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Finding the Best Realtor on Maui in 2026</title>
    <description> <![CDATA[ 
Finding the Best Realtor on Maui





Aloha If you've been searching for the best realtor on Maui, you've probably noticed that quite a few of us realtors on Maui are competing to show up in your online search for the digital claim to that elusive, somewhat subjective title. Honestly, real estate is about relationships, and the best realtor for one client might not be the best realtor for the next client. 


There isn't an annual award ceremony where this title and a large golden trophy are presented to Maui's best realtor. I have a hard time writing a generic article explaining why I'm the best, as it feels a little disingenuous, so I am going to take a slightly different approach to staking my claim on why I deserve mention in the conversation. 


What &quot;Best&quot; Should Actually Mean


I've learned the best realtor isn't always the most extravagant, the most tenacious, the one with the largest team, or even the one with the most lifetime sales. It's someone who is hungry, motivated, and willing to do the heavy lifting of showing up for their clients every single day, from search to closing and beyond. Many different agents could be your best agent; we have a great roster of talented agents on Maui.


After selling a billion dollars of real estate, it might be tempting to enjoy the fruits of your labor, though. Which can make it harder to stay as dedicated to the grind as many deals require. 


I know when I hit a billion in sales, I will be slowing things down in my business Until then, I'm still chasing my billion dollars in lifetime sales. I'm almost 25 of the way there, and I'm fired up about hitting that goal. 


I think being the best at anything requires a relentless, passionate pursuit of being your best as an individual first and then applying that to your business. 


In real estate, that comes down to three commitments:




My clients come first, above everything else. Not my commission, not my convenience, not my schedule. I come from a place of service first, and I work on your time. 


I'm excited to be my best self every day. I study the market constantly, continue to expand my knowledge base, write detailed reports, and keep my negotiation skills sharp because you deserve an agent who is still getting better. I have a standard of excellence that I hold myself accountable to. 


Quality control.  When you work with me, you work with me. I personally handle transactions from the first call through closing and beyond.  I don't have a team for a reason: quality control. You'll never be handed off to someone; if you hire me, I handle everything and personally ensure our success. Unless, of course, there is an extenuating circumstance, I have highly vetted associates I can refer you to. 




The Little Things Nobody Sees


Honestly, a lot of what makes a great real estate agent goes unnoticed. And I'm okay with that. I'm a perfectionist first for myself, and I don't do things the way I do them for any particular external recognition. 


It's calling the property manager of the HOA to get a clarification (this can take 17 attempts, unfortunately) so you don't get surprised by a special assessment. It's driving out to check on a property for you after a storm. It's going to the hardware store to get a lightbulb, calling the escrow officer one more time to make sure nothing slips, and doing hundreds of other small tasks.


The little things are usually the difference between a smooth closing and a stressful one, and I never skip them.


One client, buying with a 1031 exchange, said I kept going above and beyond after closing, even coordinating their service hookups. Nothing is too small or too big. That's not in any job description. It's just how I believe this work should be done.


My Track Record


I'm proud of these numbers, but I see them as the reflection of my hard work and the trust I have earned in the business, not the sole reason to hire me:




Top 1 of Coldwell Banker agents worldwide, earning the International President's Premier award four years running. Determined by annual volume production. In 2025, I sold over $40 million, earning my spot as the 28th highest-producing agent or team in the entire state of Hawaii. Only 1 other non-team agent was ahead of me on Maui. Source: RealTrends


Over $180 million in closed sales since 2019 with Coldwell Banker Island Properties, Maui's top-performing brokerage


Annually recognized in Maui's Top 3 Realtors by Fidelity National Title. This is a group I'm proud to be a part of and represent the best of the best on Maui. With around 2,000 licensees at any given time, choosing someone in the top 3 is a pretty safe bet for having a great experience. 


BBB A+ rating, because accountability matters


Featured in Hawaii Business Magazine's Movers &amp; Makers


Over 80 5-Star Reviews - Between Google, Zillow, Realtor.com, and other national sites. 




As Featured In National Media


I'm genuinely humbled that national outlets have reached out to me for insight on Maui's market, including Fortune, Mansion Global, Business Insider, AP News, Realtor.com, and Homes.com. I've been asked to explain Maui's evolving short-term rental zoning issues, the post-fire market, and Maui luxury real estate trends to audiences nationwide.


I can also secure article placements for my luxury sellers in these publications through my relationships with editors. 


To me, that recognition isn't about ego. It reflects the research I put into understanding this island's unique real estate market, which directly benefits every client I work with.


What My Clients Say


I'd much rather you hear it from the people I've worked with. A few favorites:




&quot;Evan is simply superb at every aspect of his work.&quot; An attorney of 20+ years


&quot;Being Canadian and not physically present, Evan went above and beyond to help us.&quot; Michelle S.


&quot;He got me full asking price and closed in under 30 days.&quot; Lahaina seller


&quot;Evan is an exceptional realtor who knows his market better than any other realtor I've worked with.&quot; West Maui condo buyer


&quot;He worked tirelessly for us throughout multiple deals.&quot; Glenn and Melodie P.




You can read dozens more on my reviews and testimonials page. Those reviews mean more to me than any award.


More Than a Website: Maui's Most Comprehensive Online Resource


As part of my mission to be the best realtor on Maui, I also want the best platform for searching Maui Real Estate, since the two go hand in hand. 


I built Maui Elite Property because I believe informed clients make better decisions. My goal is for it to be the best platform for Maui real estate, period. You'll find in-depth guides on nearly every condo community and neighborhood on the island, plus my regularly updated Maui real estate market reports with real data and honest analysis.


Whether you're buying today or two years from now, I want you to feel like you know this market almost as well as I do. And if you think I work hard on getting found online, I work even harder to help you achieve your real estate goals on Maui.


Live Your Best Island Life on Maui


I moved to Maui 16 years ago and never looked back. Today I'm living my best island life with my wife and our son. When I'm not closing deals, you'll find me out on one of Maui's golf courses, diving along the South Maui reefs, or traveling the world with my family.


I know firsthand what it takes to build a life here, and I love helping others do the same. If you're considering the move, my guide to moving to Maui is a great place to start.


How to Choose the Right Maui Realtor for You


Whoever you hire, ask these questions:




Who will handle my transaction day-to-day?


Can I read verified reviews from past clients?


How do you help buyers who live on the mainland?


What's your local sales history in the areas I'm considering?




I cover this in more detail in 5 Things to Look For in a Maui Realtor.


Frequently Asked Questions About Finding the Best Realtor on Maui


 Who Is the Best Realtor on Maui?



There's no official ranking for the best realtor on Maui or best Maui real estate agent, so the best approach is to compare evidence: verified reviews, production awards, third-party ratings like the BBB, local expertise, recent sales, and how personally involved the agent will be.


I'm confident in how my record holds up, and I encourage you to compare. You can read what my clients say on my reviews and testimonials page.



  How Do I Find a Good Real Estate Agent on Maui?



Read reviews on Google and independent sites, interview at least two agents, and ask for examples of recent transactions similar to yours. Pay attention to how quickly and thoroughly they respond.



  Do I Need a Maui-Based Realtor if I'm Buying From the Mainland?



Yes, I'd strongly recommend it. Maui has unique issues like short-term rental zoning, leasehold properties, and HOA structures. A local agent can preview properties, attend inspections, and protect you when you can't be here.



  How Much Does It Cost to Hire a Buyer's Agent on Maui?



Commissions are negotiable. Buyers now sign a written agreement with their agent before touring homes, which spells out compensation up front. I walk every client through this clearly in my buyer's agent guide.



  What Makes a Realtor &quot;Top 1&quot;?



It usually refers to brokerage production awards. For Coldwell Banker, the International President's Premier award recognizes the top 1 of agents globally based on sales performance.



  Can You Help Me Sell My Maui Property Too?



Absolutely. I represent sellers across the island. Learn about my approach on my seller resources page or request a free market analysis.






Let's Talk Story


If you're looking for a Maui realtor who will outwork, out-prepare, and genuinely care about your outcome, I'd love the chance to earn your business. Call or text me at 808-214-4799 or reach out here.






 ]]> </description>
    <pubDate>Sat, 12 Sep 2026 14:47:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/maui-luxury-real-estate-market-update.html</guid>
    <link>https://www.mauieliteproperty.com/blog/maui-luxury-real-estate-market-update.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Maui Luxury Real Estate Market Update – September 2026</title>
    <description> <![CDATA[ 
Maui Luxury Market Update – September 2026





September 12, 2026 – This page gets updated regularly with current data across Maui's luxury markets, so bookmark it if you're tracking pricing, inventory, or trends at the high end of the island's real estate. Below is where things stand as of Q3 2026.


Current Maui Luxury Snapshot by Area


Wailea and Makena — Maui's most established luxury corridor. Luxury home sales are holding a median price around $2.65 million, with the overall Wailea and Makena single-family median sitting near $2.8 million, well above the island-wide figure. 


Makena inventory remains extremely thin, with only a handful of active listings at any given time, typically ranging from $9 million to $30 million. Wailea condo activity has been the most active segment of the resort markets, with steady sales through the middle of the year.


Kapalua — West Maui's premier resort community, with luxury single-family homes generally starting in the $3-4 million range and climbing well past $20 million for oceanfront estates. 


The Kapalua Resort has seen fewer transactions this year compared to Kaanapali and Napili, though pricing has remained firm for well-positioned properties. Condo sales in the resort have concentrated at the Ridge Villas and Golf Villas, mostly below $1.5 million.


Ka’anapali — West Maui's luxury tier carries a median single-family price near $3.3 million, with standout sales in communities like Lanikeha and The Summit reaching into the $5-7 million range. 


High-end West Maui overall (Kapalua, Kaanapali, Napili, and neighboring areas combined) is showing a luxury median closer to $4.6 million, a segment that's held up notably better than West Maui's broader market, which is more sensitive to interest rates and monthly carrying costs.


Launiupoko - 300 Punakea Loop was a spectacular estate that closed this year for 12.1M, marking one of the highest sales ever recorded in the luxury hillside neighborhood just south of Lahaina. Inventory has grown in Launiupoko this year, but there has been some strong sales activity in the 3M-5M dollar range. 


North Shore (Paia, Haiku, Spreckelsville, Kuau) — A different kind of luxury market, defined more by rare oceanfront and agricultural-estate opportunities than by resort density. Spreckelsville in particular carries a legacy of well-appointed plantation-era homes, with one of the year's high sales closing at just under $8 million for an oceanfront property in Spreckelsville. 


Haiku and Kuau offer more privacy-oriented estates, often on larger acreage, with pricing that varies widely based on ocean proximity and lot size.


Kula and Upcountry — The most understated luxury market on the island, appealing to buyers who want land, privacy, and a cooler climate over resort proximity. 


Homes here range from newly built custom estates on 1-2 acre parcels to legacy agricultural properties with multiple structures. Pricing depends heavily on view corridors (ocean, West Maui Mountains, or both) and usable acreage, and there's no single resort-style price ceiling like in Wailea or Kapalua.


The Ultra-Luxury Tier: $10 Million and Above





Properties above $10 million operate as their own micro-market, separate from the even the rest of Maui's luxury tier in a discernable way. Inventory is extremely thin, often just a handful of active listings island-wide at any given time, and turnover happens on a timeline measured in years, not months.


Makena carries the deepest concentration of this tier. With only a handful of estates on the market at any point, asking prices there commonly range from $9 million to $30 million, and larger legacy land offerings, like a recent 160-acre oceanview parcel across multiple agricultural-zoned lots, have been offered well above $35 million.


Kapalua and Kaanapali both have oceanfront enclaves that start where most of the island's luxury market ends. Select oceanfront estates and larger custom-built homes in these communities commonly start around $10 million, with a handful of properties reaching $20 million for the most exceptional oceanfront positions.


The North Shore also produces occasional ultra-luxury opportunities, typically tied to rare, direct beachfront parcels in Paia or Spreckelsville rather than any organized luxury development. 


A recent Paia Bay estate with over 140 feet of direct beachfront was appraised above $12 million, illustrating how a single exceptional lot can outprice entire resort neighborhoods elsewhere on the island.


Keawakapu's small stretch of beachfront also produces some of the most remarkable properties and highest home prices on the island. This isn't a resort community in the traditional sense; it's a short run of oceanfront homes between Wailea and Kihei, but the scarcity of direct beachfront lots there means the handful of estates that do come to market regularly clear $10 million, with larger, architecturally significant homes on this beach ranking among the most expensive residential sales anywhere in Hawaii.


This tier also behaves differently on the buyer side. Deals at this level are disproportionately cash, often move through off-market or referral channels rather than public listings, and buyers often acquire a legacy asset or primary lifestyle residence rather than treating the purchase as a typical real estate transaction. 


Marketing and negotiation at this level require a different approach entirely; generic MLS exposure rarely does justice to a property competing at this price point, and price-per-square-foot comparisons that work fine at $3-4 million become nearly meaningless once land scarcity, privacy, and one-of-a-kind positioning take over as the primary value drivers.





What's Actually Driving These Numbers


Interest rates continue to shape the broader market more than the luxury tier.  Cash buyers dominate at the top end, which is why luxury pricing has stayed comparatively resilient even as the island-wide median has softened this year.


Insurance costs are a real factor buyers are underwriting into their decisions. Hawaii's insurance market has been under genuine strain since the 2023 Lahaina wildfires, and that's shaping both buyer behavior and seller pricing strategy in fire-adjacent areas more than it was a couple of years ago.


Bill 9's short-term rental phase-out is still working through legal challenges, and that uncertainty continues to weigh specifically on Wailea and Kapalua's apartment-zoned condo segment, even as single-family luxury sales in the same area remain largely unaffected.


Inventory has loosened almost everywhere except the very top tier. Buyers now have more options and more negotiating room across most of the market, but genuinely rare inventory- oceanfront Makena estates, legacy North Shore parcels- still moves on its own timeline regardless of broader market conditions.


Maui's Luxury Market in a Global Context





Maui doesn't operate in isolation from the broader luxury real estate world, and the global backdrop helps explain some of what's happening locally. 


Globally, luxury residential prices rose 3.2 in 2025 across the 100 markets Knight Frank tracks, with 73 of those markets posting gains, a slightly slower pace than 2024's 3.6 but still firmly positive even as broader housing markets in many countries cooled. 


Wealth transfer and international capital remain the two biggest forces behind luxury demand worldwide. 


Coldwell Banker Global Luxury found that the top 1-5 of buyers accounted for more than half of the luxury market's overall growth this year, and a significant wave of inherited and multigenerational wealth is increasingly flowing into prime real estate as younger buyers enter the market. 


International demand for U.S. luxury property in particular has stayed strong, with buyers continuing to treat prime real estate as a stable store of value even when other asset classes feel less predictable. That global pattern – affluent, often cash-based buyers prioritizing stability and long-term value over short-term speculation – tracks closely with what we're seeing here on Maui specifically.


Notable Recent Luxury Sales on Maui


A few closings worth knowing about from the past year:


Wailea Point 101, $12.6 million — A rare front-row oceanfront villa sale in one of Wailea's most sought-after beachfront buildings.


Mahana Estates, Kapalua, approximately $8 million — A new-construction luxury home in one of Kapalua's most prestigious neighborhoods.


Spreckelsville, $7.95 million — An oceanfront home sale on the North Shore, among the highest-priced closings in that submarket this year.


Lanikeha, Kaanapali, $5.5 million — A newly constructed home in this gated West Maui development.


Staying Current with the Market


Market conditions shift throughout the year, especially at this price point where a handful of transactions can move the numbers. 


If you want the current picture for a specific property or area, or you're weighing whether now is the right time to buy or sell, I'm happy to walk through what's actually happening in your specific price range and neighborhood. You can also read more about buying or selling a luxury property on Maui, or browse current luxury listings across the island.


Give me a call anytime at 808-214-4799 for the latest on a specific area or property.





Frequently Asked Questions About the Maui Luxury Real Estate Market




 Is now a good time to buy luxury real estate on Maui?



The luxury tier has held up better than Maui's broader market this year, but buyers do have more negotiating room and more time to make decisions than they did a few years ago. Cash buyers continue to move confidently on well-positioned properties, while overpriced or poorly presented luxury listings are sitting longer than they used to.



  How is the luxury market different from Maui's overall real estate market?



The luxury tier is driven primarily by cash buyers focused on lifestyle and long-term value rather than monthly affordability, which makes it far less sensitive to interest rate swings than the broader market. It also moves on a different inventory cycle entirely, since genuinely rare properties in areas like Makena or the North Shore can sit for years between sales.



  Which area has the strongest luxury market on Maui right now?



Wailea and Makena remain the most active and highest-volume luxury corridor overall, though Kaanapali's luxury single-family segment has shown notable resilience this year as well. Makena itself has the least inventory of any area, which keeps its pricing structurally high regardless of broader market conditions.



  Do luxury home prices on Maui vary by area?



Significantly. Luxury single-family pricing ranges from roughly $2.5-3 million as an entry point in Wailea and Kaanapali up to $20 million and beyond for oceanfront estates in Kapalua and Makena, and North Shore or Upcountry luxury pricing depends heavily on acreage and view corridors rather than following a single resort-style benchmark.















 ]]> </description>
    <pubDate>Sat, 12 Sep 2026 08:44:00 -1000</pubDate>
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<item>
    <guid>https://www.mauieliteproperty.com/blog/buying-luxury-real-estate-on-maui.html</guid>
    <link>https://www.mauieliteproperty.com/blog/buying-luxury-real-estate-on-maui.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>How to Approach Buying Luxury Real Estate on Maui </title>
    <description> <![CDATA[ 
How to Approach Buying Luxury Real Estate on Maui 





Most buyers researching a luxury purchase on Maui focus on the fun parts first: ocean views, architecture, and which resort community fits their lifestyle. 


As we should. This is the right-brain side of real estate, the emotional side – the falling-in-love aspect. I believe a property and community should speak to the buyer first before engaging the left brain – the analytical aspect.


It’s just as important to fall in love as it is to bring our analytical side to the deal.


Everyone is different; many clients lead with the emotional side and complement it with the analytical side, and vice versa; others are more left-brain dominant and focus on the numbers before anything else. 


My advice is to engage both ways of thinking when approaching luxury real estate here on Maui. 


Fall in love with the property, but be careful about falling in love to the point you’re willing to overpay too much. Likewise, have a game plan for the numbers, but if you really love a unique opportunity, don’t let a small gap in negotiations keep you from achieving that dream.  


Investing In Your Lifestyle


Buying luxury real estate is more of an investment in one's lifestyle and well-being than a way to maximize returns on cash.  Tax benefits and long-term appreciation can support the purchase financially, but enjoying the property itself will maximize its ROI in your own life. 


In this article, I’m going to speak from my personal experience selling luxury real estate on Maui since 2019. We will cover the best areas to buy, how to take a strategic approach to the purchase while capitalizing on current market conditions, and a few things to avoid during due diligence.  So, what are the best areas to own luxury property on Maui?


Where the Real Inventory Actually Lives





The two main resort areas of Maui, West Maui and South Maui, each have a distinct character worth understanding before you start touring properties. You’ve likely already connected with a side of the island, but it's good to know your options.


The four main areas to find resort luxury and ultra-luxury home and condo inventory are Wailea, Makena, Ka’anapali, and Kapalua. 


Wailea is built around golf, tennis, restaurants, shopping, and the beach lifestyle. Makena is quieter and more private, with estate-level inventory that rarely comes to market; it is now centered around Makena Golf and Beach Club near Maluaka Beach. 


Kapalua carries decades of luxury history on the west side, with its own architectural character and zoning nuances specific to the area. Ka’anapali offers some great luxury residential neighborhoods on the hillside as well as several luxury condo communities in a world-class resort setting. 


Beyond the resort corridors, luxury properties also appear in agricultural-zoned estates around Kula and Haiku, and in larger acreage parcels in areas like Launiupoko, often appealing to buyers who want more privacy and land than a resort-area lot can offer. 


Agricultural zoning deserves real attention before you commit to a property in one of these areas, since ag-zoned parcels carry use restrictions and farm dwelling requirements that a standard residential lot simply doesn't have, and misunderstanding them can create problems well after you've already closed.


For those wind sports enthusiasts, Spreckelsville in Paia is certainly a luxury area to consider. 





Luxury Areas on Maui at a Glance





Wailea — Resort-style living anchored by golf, tennis, and beachfront condo towers. Luxury generally starts around $3-4 million and climbs well past $20 million for oceanfront estates. Best fit for buyers who want amenities, walkability, and an active resort lifestyle.


Makena — Quieter and more private than Wailea, just to the south. Estate-level inventory is thin and rarely comes to market, which is exactly the draw for buyers prioritizing seclusion over convenience.


Kapalua — West Maui's equivalent to Wailea, with decades of luxury development history, prestigious neighborhoods, and large oceanfront estates. Its own zoning nuances apply, so local knowledge matters here as much as anywhere else.


Ka’anapali – World-class beach resort with 36 holes of golf, a dozen great restaurants, excellent water activities, and a great place to find solid ocean views, larger floorplans, and high-end new construction. 


Kula and Haiku (Upcountry) — Larger acreage, agricultural zoning, and a cooler, greener setting well above the coast. Appeals to buyers who want privacy, land, and distance from resort density, with tradeoffs around ag-zoning restrictions worth understanding upfront.


Launiupoko — A smaller, less publicized West Maui pocket with larger estate lots and a quieter feel than nearby Lahaina and Kaanapali. Inventory here moves through relationships as often as public listings.


Financing Can Move a Little Differently in the Luxury Space





Cash is the most common purchase method at this level, but it isn't universal, and either way, the process looks different than a typical mortgage purchase. 


Jumbo and portfolio loans come with their own underwriting requirements, often larger down payments and more extensive asset documentation, and not every lender active on Maui handles them smoothly. Choosing a lender with real jumbo experience matters more than choosing the one with the lowest advertised rate.


Cash buyers aren't exempt from their own logistics either. Proof of funds must be current, and international buyers especially need to plan ahead for currency conversion and wire timing, since a delay can put a competitive closing date at risk.


If this purchase is funded by selling another property, a 1031 exchange has strict timeline requirements that need to shape your search from day one, not get figured out once you've already found the property you want.


The Due Diligence Items Not to Be Overlooked


HOA financial health rarely gets the scrutiny it deserves. Reserve studies, pending special assessments, and litigation history matter a lot in a larger complex, since deferred maintenance in a luxury building can turn into a major unplanned bill down the road. Request full HOA financials, not just the CC&amp;Rs.


Get a reliable insurance estimate before going under contract. While prices have eased over the last year or so, Hawaii's insurance market has been under strain since the 2023 Lahaina wildfires, and a state-commissioned report documented individual cases of premium increases exceeding 50 in the aftermath, along with real coverage gaps for properties that don't currently qualify for flood insurance. 


Unique features call for specialized inspectors. A larger estate with a well, solar system, extensive landscaping, large pool and pool features, or agricultural infrastructure needs someone who actually knows those systems, not a generalist working through a standard residential checklist. I have specialists in every department of our due diligence. 


If rental flexibility matters to you at all, confirm it early rather than assuming it. Short-term rental eligibility is tied to the specific building or parcel, not the neighborhood, and single-family homes will rarely, if ever, qualify for short-term renting. Hotel zoning in luxury condo complexes like the Resort at Kapalua Bay, Ho’olei, Makena Surf, and Polo Beach Club helps protect future short-term rental operations. 


For most luxury buyers, this is a minor checkbox rather than the point of the purchase, but it's still worth a quick confirmation before you're emotionally attached to a property.


What Ownership Actually Costs After Closing





Property tax classification changes your bill substantially, and Maui County taxes owner-occupied, long-term rental, short-term rental, and vacant second-home properties at different rates. If you plan to live in the home as a primary residence, the owner-occupant exemption requires 270+ days a year on Maui, so plan for it well before your first bill arrives.


HOA fees swing widely between properties and should be treated as a real recurring cost in your budget, not an afterthought. And insurance, as covered above, is a genuinely moving number in Hawaii right now, not something you can assume stays flat.


If you might sell this property down the road as a non-resident, it's worth understanding HARPTA and FIRPTA withholding requirements now, even though they won't come into play until that future sale.


Finding Someone Who Actually Knows the Space





A buyer's agent costs a buyer nothing directly in most transactions, and the value only goes up in the luxury tier. The seller's agent always represents the seller first, no matter how the in-person conversation feels. 


Someone who actually works this segment brings access to off-market opportunities before they're public, negotiation instincts specific to how luxury deals get structured, and enough local knowledge to steer a buyer away from an expensive mistake before it happens.


The way to vet this is simple: ask for specific recent closings in your actual price range, not a general pitch about experience on the island. I've worked many luxury transactions across Wailea, Kapalua, and West Maui over the years, and I've ranked in Coldwell Banker's Global Luxury top 1 of agents worldwide for five consecutive years. 


Whoever you work with, make them show you real numbers, not just enthusiasm.


The network behind your agent also adds real value. When we work together, your search isn't limited to what's active on Maui's local MLS. Coldwell Banker's Global Luxury program connects us to a network of more than 3,200 certified luxury specialists across 92 countries, with listings syndicated across platforms reaching well beyond the islands. 


For buyers relocating from the mainland or abroad, that network often means access to off-market intelligence and referral relationships that a purely local search would never surface, and it means your eventual resale gets that same global exposure when the time comes.


Bringing It All Together


Buying a luxury property on Maui is ultimately about investing in the lifestyle fit that's right for you, and having someone in your corner who takes the strategy, financing, due diligence, and ownership costs seriously enough that you can actually enjoy the part that matters: living your best island life. 


If you're starting a search and want to talk through what actually fits your goals, I'm happy to walk through it. You can also read my piece on selling a luxury property on Maui if you're doing both at once, or browse current luxury listings to see what's available right now.


Call me anytime at 808-214-4799 to talk through your search.






 ]]> </description>
    <pubDate>Fri, 11 Sep 2026 09:00:00 -1000</pubDate>
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<item>
    <guid>https://www.mauieliteproperty.com/blog/selling-a-luxury-property-on-maui--fact-vs-fiction.html</guid>
    <link>https://www.mauieliteproperty.com/blog/selling-a-luxury-property-on-maui--fact-vs-fiction.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Selling a Luxury Property on Maui – Fact vs. Fiction</title>
    <description> <![CDATA[ 
Selling a Luxury Property on Maui - Fact vs. Fiction





Fact: Luxury listings that sit on the market for months rarely have a problem with the property itself. They either have a problem with the plan (marketing strategy) or the price. That’s not to say market conditions aren’t a factor; they absolutely are, but how we navigate and position the property makes all the difference. 


Generic photos without a cinematic video, no price adjustment despite months of market data, and no real marketing beyond the MLS – that's the pattern behind most stalled luxury listings, and it's completely avoidable with the right approach from day one.


That's the pattern I see on stale luxury listings on Maui. The property itself is rarely the problem, just the plan. 


Why Luxury Property Listings on Maui Require a Different Playbook





Fiction: Listing, marketing, and selling luxury real estate is no different than any other type of real estate, 


While selling a $700,000 condo in Kihei and a $6 million estate in Wailea both involve the standard Hawaii state purchase contract, a professional home inspection, and an escrow process, the similarities mostly end there. 





Luxury buyers approach properties differently; they negotiate differently, and they buy for different reasons. 


Luxury buyers are often cash buyers or have significant liquidity; they're comparing your property against others across the island and other islands (and sometimes against other luxury markets in other states entirely), and they expect a level of presentation and discretion that a standard listing process doesn't usually deliver.


The buyer pool is smaller and more selective.  We’re not marketing to everyone who can afford a mortgage payment. We’re marketing to a narrow group of high-net-worth buyers who already know what they want and can recognize when a listing has been thrown together.


Privacy matters.  Some of the most qualified luxury buyers prefer quiet, pre-market conversations before a property goes fully public. A rigid, one-size-fits-all listing approach can actually work against us in this segment.


Presentation has to match the price point.  A buyer looking at an $8 million estate has seen dozens of comparable homes with professional twilight photography, drone footage, and a dedicated property website. 


If our listing looks like every other MLS entry, it reads as a red flag before anyone even schedules a showing.


You would be surprised by some of the things we see in the Maui real estate market. 


Recently, a marquee listing in Wailea Point used only half of the 50 photos allotted on MLS, several of which were screenshots from a video with grainy image quality I won't link to the listing and put it on full blast here, but if you've looked at the listings there, you probably know the one I'm talking about.  


Even worse, the listing didn’t have a video of the property uploaded to the MLS, even though one exists. It also lacks a Matterport 3D walkthrough or any other online marketing and, of course, has a generic AI listing description. 


When the market was hot, it might have had a chance to sell, even with horrible marketing; with the inventory and competition we have now, this listing is a red flag for a luxury buyer and easy to overlook. 


A buyer will ask themselves, “If the seller doesn’t care about their listing’s appearance, do they also not care about the property?”




Sales as a Service

As an agent, I approach real estate from a place of service,  not strictly as a salesperson. I provide &quot;sales&quot; as part of my services, but I'm really only in sales mode when I'm showing a property or fielding questions about a property, which is only a small part of the work it takes to close a deal. You want someone who can influence buyers in a sophisticated way; you definitely don't want a cheesy salesperson.

I'm in service mode from the start. When I take a new listing, especially in luxury, there can be a lengthy list of small or large repairs to coordinate to get the property ready for market. We will need to get the property professionally cleaned, make sure the landscaping is where it needs to be, address any maintenance issues, and possibly get staging.

As part of my service, I coordinate everything that needs to be done and ensure it's done properly; this often involves caretaking during the listing if the owners are off island. Once we are under contract, I will ensure we meet all of our deadlines on our way to closing. I never look at anything at one of my properties and think, &quot;That's not my job&quot;; I see everything at the property as my responsibility.


Getting the Price Right From the Start





Fiction: CMAs require an overly elaborate algorithm, and a Zillow Zestimate or County Tax assessment is good enough. 


CMAs can actually be quite simple. An experienced appraiser once told me, &quot;We only need one really good comp&quot;. If there is a recent comparable sale, then we just need to do rough math on the nuances between the properties and come up with a number, but it needs to come with an understanding of the property's unique micro-market. 


Overpricing is the single most common reason a luxury listing stalls, and once a property sits too long, buyers start wondering what's wrong with it even when nothing is. 


Fact: A real comparative market analysis for a luxury property must go beyond a basic algorithm. It needs human comparative analysis from an experienced professional. 


Automated valuation tools are built on volume data from typical price points, and they consistently miss what actually drives value in the luxury tier: lot position, view corridors, architectural quality, recent comparable closings that never hit public record, and how a property stacks up against what else is actively competing for the same buyer right now.


Emotional Attachment to the Property


I love my home. I would say I'm emotionally attached myself and, even though I know better, would probably overprice it if I were selling, unless I had another agent give me some straight talk. 


It's easy for a seller to overprice a property they love and have invested a lot of money in, or to list it at the “I don’t want to sell it” price. They dismiss comps, boast about their property’s unique features (which may or may not add value), and generally aren't that interested in selling.  


One of the hardest things to do as a luxury real estate agent on Maui is to disagree with a potential seller on price. My clients typically interview a couple of agents they have researched, so I’m competing with agents who might just go along with their price if only to secure the listing. It’s easy to be optimistic about a price and the market at a listing presentation. 


It’s harder to be optimistic after 12 months on the market with no offers, and the only feedback you have is that it's overpriced. 


Being Brutally Honest with Clients


It’s a possible client, and I don’t want to lose the opportunity, but I also don’t want to invest ten thousand dollars into marketing and dozens – sometimes hundreds – of hours into showings and babysitting the listing if the price isn’t realistic, because I have learned the hard way: it won’t sell no matter how much we want it to.


Fiction:  Take Every Listing as a Realtor


I've learned this one the hard way. I typically won’t take a listing now unless the price has some gravitational pull towards reality. 


I’m ok with starting a little higher on price with unique, exceptional properties to try and get a premium to what may be market value, but if a seller wants to list a dated property at 8M and all of the comps say it's 4M, I’m going to decline and wait until they list with another agent for a year, and then circle back when they are ready to accept the comps. 


I build every price opinion around four things: a detailed review of truly comparable luxury sales, an honest assessment of what makes the property unique (or not) relative to those comps, current buyer demand and inventory levels in that specific micro-market, and where the property needs to sit relative to other active listings to actually get looked at. 


Skip any one of those, and we risk pricing either too high, where the listing sits and stales out, or too low, where we leave real money on the table.





Marketing That Actually Reaches Luxury Buyers





High-end professional photography is non-negotiable, but it's also table stakes.  What separates a luxury launch is everything built around it: twilight photography that captures the property's ambiance rather than just its square footage, aerial drone footage that shows the setting and context a ground-level shot can't, and video content produced to the same standard as the property itself. 


Buyers judge a home's value partly by how it's presented before they ever walk through the door, and that perception follows the listing everywhere it appears.


Beyond photography, a real luxury marketing plan includes a handful of things a standard listing may not always have:


A dedicated property website with its own Google AdWords campaign. Something beyond an MLS page, built specifically to showcase that one home with its own story and its own visuals, and promoted strategically to high-intent searchers in markets like LA, San Francisco, Seattle, Vancouver, Salt Lake City, Denver, and even Phoenix/Scottsdale, where the majority of our luxury owners come from. 


Targeted digital advertising. Social platforms allow genuinely precise targeting toward likely luxury buyers rather than a broad, unfiltered audience, which matters when the buyer pool is this specific.


Direct outreach to qualified buyers and agents. A lot of luxury activity happens through relationships and referral networks rather than pure MLS traffic, which is where an agent's existing buyer list and industry relationships start to matter.


Global syndication. Especially at the top end of the market, a property benefits from exposure beyond Hawaii. Coldwell Banker's Global Luxury network alone reaches buyers across more than 90 countries, which matters given how much of Maui's luxury buyer pool comes from outside the islands.


The Actual Listing Timeline





A luxury launch isn't something we throw together over a weekend. The properties that generate real momentum typically follow a structured runway:


Pre-launch, roughly two weeks. This is where the property gets prepped, photographed, videoed, and all the marketing materials get built before a single buyer sees it.


Launch week. A coordinated debut across every media channel at once, ideally paired with a broker preview so other agents (who often represent the exact buyers we're trying to reach) see it early.


The first month. Campaign performance gets reviewed and adjusted based on real engagement data, and showings get scheduled around genuinely qualified buyers rather than casual lookers.


Ongoing. Strategy keeps evolving based on actual market feedback, not a fixed plan set on day one and never revisited.


Negotiation and Closing Are Where Deals Actually Get Made or Lost


Getting an offer is only the midpoint. Luxury transactions tend to involve more complex due diligence, whether that's unique property features, broader inspection scopes, or financing structures that aren't a standard 30-year mortgage. 


Evaluating an offer isn't just about price; it's about understanding contingencies, timelines, and buyer strength well enough to know which offer will actually close versus which one just looks good on paper.


Through due diligence, active, hands-on management of inspections and appraisals protects a seller from surprises that derail a deal late in the process. And closing itself, especially on a high-value property, benefits from someone who's coordinated escrow, title, and every other moving piece enough times to catch problems before they become delays.


Why Track Record Actually Matters Here


This is one area where asking pointed questions pays off. A seller should feel comfortable asking any agent they're considering for specific recent luxury closings, not just listings taken. I closed just over $40 million in sales in 2025, including a marquee unit at Wailea Point for $12.6 million, a new-construction luxury home in Mahana Estates in Kapalua for close to $8 million, and both sides of a 2-acre estate sale in Launiupoko at $ 3.8 million, and I've ranked in Coldwell Banker's top 1 of agents worldwide for five consecutive years. 


I mention those specifics because concrete numbers like these are exactly what you should ask any agent for before you sign a listing agreement.


Knight Frank's global Wealth Report consistently finds that high-net-worth buyers prioritize privacy, presentation, and long-term value preservation over speed, which tracks with what I see on Maui. These aren't buyers in a rush, and a rushed or generic listing process rarely serves a seller well when the buyer on the other side is this deliberate.


Bringing It All Together


Selling a luxury property on Maui comes down to pricing with real data instead of guesswork, presenting it the way a luxury buyer expects to see it, and having someone manage the process from first showing through closing who understands what's different about this tier of the market. If you're weighing a sale and want to talk through pricing, timeline, or what a marketing plan would look like for your specific property, 


I'm happy to walk through it. You can also read my complete guide to selling a home or condo on Maui for a broader look at the process, or check out my recap of the 2025 luxury market for more context on current conditions.


Give me a call anytime at 808-214-4799 to talk through your property specifically.








 
 ]]> </description>
    <pubDate>Thu, 10 Sep 2026 08:47:00 -1000</pubDate>
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<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 September 2026</title>
    <description> <![CDATA[ 
Maui Real Estate Market Report September 2026: Closed and Pending Sales Rise, Bill 88 Moving Forward





Since my last market report in June, the Maui real estate market hasn’t changed dramatically. The market remains a buyer’s market, with values continuing to retreat but showing more and more signs of stability through increases in closed sales, new transactions, and decreases in inventory. 


Even if the pace of the decline has slowed and sales are up, the catalyst to fully shift the cycle to a more neutral or inclining market remains elusive, especially as we head into a typically slower time of the year for the market in the fall. 





Sales Are Up, and Hopefully Confirmation on the Bill 88 Lists Is On the Way


The large increase in pending sales, particularly in the condo market, demonstrates that buyers are seeing their opportunity to take advantage of these massive price drops. 


Some of the short-term rental inventory on both the Bill 9 and Bill 88 lists has started to sell in complexes like Wailea Ekahi, Palms at Wailea, and Kamaole Sands. As a result, condo inventory is slowly declining as sales rise. 


The County Council and the Planning Commission continue to work, slowly but surely, on the Bill 88 hotel-zoning process, with most of us expecting the TIG’s exemption list to go through first, with an application process to follow for the complexes that are left off. 


Hopefully, we elect Yuki Lei Sugimura as Maui Mayor this fall, as she has been opposed to Bill 9 from the beginning. 


Maui Market By The Numbers


Single Family Market





The single-family home market hasn’t seen the dramatic value loss like the condo market, but values have been slowly edging downwards as overall demand has waned. 


Year over year, the median sales price of a single-family home on Maui has gone down 7.9, from $1,302,500 to $1,200,000. 


Inventory has remained steady with an 8.1-month supply, but new listings were down about 10 in August. 





Maui Condo Market





Year over year, the median condo sales price on Maui has fallen 13.1 from $650,000 to $564,950. 


Months' supply of inventory dropped dramatically, nearly 20, from 15.2 months to 12.2 months, while new listings decreased 11.9. 


Closed sales are up 19.3 and confirm the trend of the summer, with the first 3 consecutive months in which sales have risen in the condo market since the end of the last super buying cycle in 2022. 








What I’m Seeing in the Maui Market As a Realtor


I’ve personally had a busy summer with 6 closings in the last two months, representing 3 buyers and 3 sellers. I’ve noticed more buyers reaching out to me lately, but they are also very savvy and comp-sensitive as we navigate the market. 


There are plenty of deals to be made as a buyer, and to make good ones, we need a little patience and a solid strategy, as some sellers can still be attached to their idea of price.


As a seller, it's critical to get the pricing right the first time and avoid repeated price drops to find a buyer. Patience is also a virtue as a seller, as finding the buyer willing to pay your price can take a little time; however, I have gotten several listings under contract for sellers in less than 30 days this year. It’s all about presentation, price, and position





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





Pending Sales Up 2






Closed Sales Up 3.2






Days on Market Down 6.6 to 128 days 






Median Sales Price Down 7.9 to $1,200,000 






Average Sales Price Down 21.6 to $1,467,570






Inventory of Homes for Sale Up 4.4 to 473 active listings






Months Supply of Inventory Even at 8.1 months






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





Pending Sales Up 54.9






Closed Sales Up 19.3






Median Sales Price Down 13.1 to $564,950






Average Sales Price Down 21.9 to $893,388






Inventory of Condos for Sale Down 3.6 to 839








Months Supply of Inventory Down 19.7 to 12.2 months




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 happen, we could see prices fully stabilize and trend back upward. Please call me at 808-214-4799 or email me at evan@mauieliteproperty.com to discuss the market in more detail








Maui Real Estate Market Report June 2026





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


I’ve personally had a busy summer with 6 closings in the last two months, representing 3 buyers and 3 sellers. I’ve noticed more buyers reaching out to me lately, but they are also very savvy and comp-sensitive as we navigate the market. 


There are plenty of deals to be made as a buyer, and to make good ones, we need a little patience and a solid strategy, as some sellers can still be attached to their idea of price.


As a seller, it's critical to get the pricing right the first time and avoid repeated price drops to find a buyer. Patience is also a virtue as a seller, as finding the buyer willing to pay your price can take a little time; however, I have gotten several listings under contract for sellers in less than 30 days this year. It’s all about presentation, price, and position


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.


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? 








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    <guid>https://www.mauieliteproperty.com/blog/the-ultimate-guide-to-moving-to-maui-live-your-best-island-life.html</guid>
    <link>https://www.mauieliteproperty.com/blog/the-ultimate-guide-to-moving-to-maui-live-your-best-island-life.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Moving to Maui: The Ultimate Guide - Live Your Best Island Life</title>
    <description> <![CDATA[ 
Moving To Maui: Live Your Best Island Life





Updated 6/1/2026: In June of 2010, I made the leap to move to Maui and am now celebrating 16 years living my best island life. Since I moved to Maui,  a lot of things have changed, obviously, and the challenges our island has faced over the last few years have tested everyone's resolve in different ways. 


However, there are many reasons to be optimistic about the future of Lahaina as well as the entire island. No matter what we have gone through to live here, I wouldn't want to live anywhere else. 


When I look back at moving to Maui all of those years ago, I realize I knew nothing about Maui when I moved here. I had never even been to Hawaii or Maui before. Prior to deciding to move to Maui, I had been living in Jackson Hole, Wyoming, and if you've ever spent much time there, you know it's amazing, but year-round, the weather and career opportunities can be challenging.


So, at 27 years old, I made up my mind to sell my car, pack my stuff, and start a new life on Maui, really knowing very little about the island. 


This may sound a little wild, but it is not as uncommon as it may sound. Many Maui residents will have a similar story of how they came to love island life. Every month I have many readers reach out to me to discuss their plans for moving here and I love hearing the echoes of my own experience. Island life is an experience all its own, but doing it in Hawaii is something else.


I had lived in the Virgin Islands for a short period of time in my early twenties and knew a little about island life in general. I knew Maui had more opportunities and things to do than St. Thomas, and that was really enough for me. I knew moving to Maui was for me, and I wanted to live my best island life If you're interested in living your best island life, keep reading for a detailed guide that I sincerely hope can help you make this decision for yourself, and should you choose to, I have provided some additional resources as well.


Since I am a Realtor on Maui, I should add this article is not intended to influence your decision to move to Maui, rather it's my way of sharing what I've learned about this special place and providing a resource that I didn't have when I first moved here. 


Listen to Your Heart


My desire to move to Maui was mostly instinctual. Something told me it was the right thing to do and it certainly has been. If I had only known how amazing Maui is I would have moved here much sooner 


We literally have sunshine and rainbows virtually every day on Maui, but like any great endeavor, there are still a few challenges to overcome and some ways to optimize your experience. Keep reading to discover the big three questions you should answer before moving to Maui. 


1. What Will I Do?





This question is really two separate questions. What will I do for work? What will I do for fun? Many people already know what they'll do when they move here. Surf every day, snorkel, spend more time in nature, etc. But, it's certainly important to consider what your life will look like when you make the leap.


Balancing work and play is one of the biggest considerations for us here on Maui. We're always drawn to the many adventures that are all around us, but living here is expensive and it will be important to ensure you have the revenue stream to support your desired version of island life on Maui. 


What To Do For Work


If You're Retired


This is going to be easy for some groups. If you're retired or semi-retired, you're all set, and yes, I'm a little jealous. You can focus on finding your favorite hobbies and groups to be a part of. There are so many fulfilling activities here for retirees, and we have a few private clubs for the golfers, tennis/pickleball players, and socialites as well. Moving to Maui can be a lot like moving to Southern California, with an active ocean sports, paddle sports, and a social scene to become a part of. 


Work Remotely


If you're a digital worker or can work remotely, you're all set too. Working remotely will bring a few other challenges such as the time difference and always having an internet connection.


All in all, being a remote worker on Maui is really a dream come true. Going for a quick surf session before getting behind the computer all day really helps to keep your personal batteries charged.


There isn't a definitive coworking space that I've seen that would have all of the things a typical remote worker is looking for, so you'll really want to find a home that you enjoy working from or find a good coffee shop. I like Sip Me in Makawao, Akamai Coffee in Kihei, or Cafe Cafe in Lahaina. 


Looking For Work on Maui


Maui has begun to recover from the extreme challenges presented by the Lahaina fire over the last few years. However, restaurants and hotels are still having challenges and haven't fully recovered from the lower occupancy rates yet. Overall, the occupational landscape on Maui looks much better than it did 12 months ago.


The main types of work available for those looking for work on the island will be in the restaurant, tourism, and hotel industry, healthcare, business services, or retail.



So, once we've figured out how we can pay rent or buy a home on Maui, it's time to discover the island and your favorite things to do. 


What to Do For Fun





While Maui might not have the best nightlife, there is certainly no shortage of fun and adventure. Being a majestic tropical island in the middle of the Pacific Ocean IS as cool as it sounds and there are so many fun things about Maui. Your job when you move here is to try them all and discover your favorites.





Enjoy Nature at Its finest


Spending time in nature, whether at the beach or at the summit of a 10,000-foot volcano, is a big part of island life and makes Hawaii the ultimate place to be for nature lovers. Of course, we have all of the great ocean activities like surfing, scuba diving, sailing, fishing, and snorkeling, all of which you should certainly try (unless you're a pescatarian and don't want to fish).  


Maui is also home to some other cool ocean sports such as kiteboarding, windsurfing, and foiling. Foiling, particularly with a wing, has become a very popular ocean sport recently and I definitely recommend giving one of these sports a try. You'll find that ocean sports create communities of like-minded people who like to play in the water and it's a great way to make friends. Even if you're not into water sports, you're sure to enjoy the dozens of awesome beaches for hanging out.


You'll catch yourself making weekend plans that involve waterfalls and beaches rather than bars and coffee shops. And in the instances where you do prefer a bar or coffee shop, we have plenty of those too 


More Than Ocean Sports


Asides from ocean sports, Maui has a wide variety of awesome land adventures to hidden waterfalls, particularly along the Road to Hana as well as many secret spots around the island. Many different hikes are located all over the island in a variety of climates. For the remote workers moving here, it's great to take a mid-day break to go do a quick hike to break up the workday.  


If you're looking for a lot of nightlife, you're going to prefer moving to Oahu over Maui. Maui does have a lot of great bars and restaurants, but very few have regular events or stay open very late. The main places for nightlife on Maui would be the Triangle area in Kihei or Front Street in Lahaina, but it's still hit-and-miss.


Maui is more of a happy hour island with lots of great bars and restaurants having most of their action happening in the early afternoons, you've got to get to bed early to get up and catch some waves On Maui, we like to grab a Pau Hana (after-work drink) or two at places like Maui Brewing Company in Kihei or Merriman's in Kapalua. If you're moving from a big city, the quiet nightlife may be one of the biggest adjustments you make. 




Is It Expensive To Live on Maui?


You'll be surprised that compared to many major American cities, the cost of living on Maui is comparable.


The most expensive thing about Maui is the rent and real estate. Since we've entered this inflationary period gas prices are up, but not that much more than in California.  Maui's median property prices are significantly higher than the mainland aside from downtown areas in major metropolitan cities like San Francisco, LA, or New York. This also means rent is high as well. You can be paying up to $2,000/month or even more in some cases for a studio condo. If you search for deals and are patient, you can find rooms for rent on Maui for around $1,000-$1,300 per bedroom. 


You'll never have to drive too far to get anywhere and gas is usually a dollar or so more than the mainland, especially if you have that Costco membership. Food will be significantly more expensive at Safeway and Foodland and it's always more economical to buy in bulk at Costco. You'll also find Costco has a great selection of local products as well as quality meats. It's easy to find a starter vehicle for very little, we call them &quot;Maui Cruisers&quot; and they are a great way to get around while you're still deciding if you want to on Maui long term. New cars are slightly more expensive than on the mainland, but odds are you will drive a little less here too. 


If you don't go out and eat too much it's not as expensive to live in Maui. I'd say it's actually a little easier to save money here once you have all of your ocean toys and go spend your time adventuring and playing rather than going out and spending money at restaurants and bars.




2. What Part of Maui is The Best to Live?


This is the big question. When you first think of moving to Maui, it's usually a very general idea of living close to the beach and walking everywhere. I was surprised by the number of differences there are between living in different parts of the island. One of the things few people realize without experiencing it is that temperatures vary a lot around Maui and so does the distance to the beach.


Not everyone is looking for the same things when they look at the best places to live on Maui, every part of the island has a little something for everyone and ultimately, you're never that far away from the beach. However, it is amazing to be able to walk to the beach from home and always have that option available. When I first moved here I lived in Lahaina without air-conditioning and it was certainly hot I spent many years in Honokowai and then in Kihei, but I now live upcountry in Pukalani where the evening temperatures can dip into the 50's during the winter. 


Consider what your passions are when considering a location. If you're here for wind sports, you'll want to be on the Northshore, Haiku, or Upcountry. That's not to say you can't get a kitesurf session in regularly if you live in Lahaina, I know many who do regularly, but the drive from Lahaina to Kanaha Beach is 45 minutes each way, and traffic in the &quot;Pali&quot; is hit and miss. This brings up an important point about getting around Maui, we actually drive quite a bit, but we do it fairly slowly. The highest speed limit on the island is 55 mph and most of the roads are 45 mph or less.  If you're in a hurry to get somewhere, try not to be, there are lots of speed traps and you'll never really get where you're going much faster. Just plan accordingly, put on your favorite tunes, and enjoy the ride. 


Every part of the island has its own vibe and nothing is really ever too far away, so just look for a place that resonated with you and your needs and go from there


There are 6 general areas of Maui. The West Side, The South Side, Central Maui, The Northshore, Upcountry, and East Maui.


West Side





The West Side of Maui feels like its own island. Approximately 45 minutes from the airport, West Maui includes Lahaina, Ka'anapali, Honokowai, Kahana, Napili, and Kapalua. Hawaiian town names are given by the Ahupua'a to which the territory belongs.


An Ahupua'a is a Native Hawaiian land division that stretches from the ocean up to the mountainside giving each community its own access to the ocean as well as land for agriculture. This was important for Native Hawaiian communities to have access to all the resources they needed within their division of land and ocean access. 


You'll love the west side if you're looking for amazing sunsets, surf sessions, and a somewhat busy atmosphere. Front Street and Ka'anapali are two of the island's biggest tourist attractions. This means it has a lot of work opportunities, but also gets a little more crowded and has a little more traffic. North of Ka'anapali is Napili and Kapalua, two of my favorite places on the island. Kapalua is a wild, rugged, beautiful pocket of pure Maui perfection and certainly one of my most loved places on Maui. 


The Lowdown: The West Side is great if you want to be close to the beach, surf, and resort jobs. There are also 4 great golf courses in Ka'anapali and Kapalua. Ka'anapali is perhaps the most popular tourist area on the island and Ka'anapali Beach has all the major hotels. Front Street has some nightlife and bars if you're into that. One of the great things about West Maui is the sunsets. You'll always have a front-row seat for the sunset on this part of the island. Check out the top 6 West Maui condos here.


Pros: Beaches, surf, sunsets, golf, resorts


Cons: Can feel isolated from the rest of the island, small, and can get congested during the busy season. Very hot in Lahaina, you'll want AC.



View Properties in Lahaina



South Side





The South Side of Maui includes Kihei, Wailea, and Makena. While West Maui has many great beaches, many people feel like the beaches of South Maui are where it's at. Big Beach is one of Maui's most famous beaches and is one of few large beaches on Maui that don't have a resort or homes developed close by. Makena is the least populated and most wildly beautiful part of South Maui, it's also home to some of the most luxurious real estate anywhere in the world.


South Maui is certainly one of the most popular areas for locals and tourists given the abundance of beaches, accommodations, and housing. It's close enough to Kahului to provide easy access to shopping but doesn't have the feel of a city. The weather is incredible with very little rain and an abundance of picture-perfect days. 


The Lowdown: Wailea is primarily a resort and second-home community with three great golf courses, several world-class beaches, and excellent restaurants. Kihei is a great place to live because rent and home prices are lower than Wailea, but you are just a short drive from Wailea and Makena. Kihei has a lot of great condo complexes and neighborhoods that are within walking distance to the beach and a lot of fun activities. You're also really close to Kahului where you'll be going to make your Costco runs. Sidenote: A Costco membership is a must, you'll save so much money shopping there versus anywhere else. 


Pros: Close to the beaches, close to shopping, spread out with lots of things to do. Makes taking adventures to Hana or to Haleakala much quicker than living on the West Side. Great dry climate, particularly Wailea and Makena. 


Cons: North Kihei can get very windy and dusty. Traffic can get bad on the lower road.



View Properites in Kihei



Central Maui


When I first moved to Maui I definitely overlooked this area. I lived on West Maui for my first 8 years here, spent 2 more years in Kihei, and then finally moved Upcountry. I always wanted to beach lifestyle, but I've learned you can have the beach lifestyle from basically anywhere on the island. Wailuku and Kahului are the commercial and industrial centers of Maui with quick access to the hospital, courthouse, shopping, and the airport. 


Central Maui offers some of the most comfortable and affordable places to live on the island and you're still within 15 minutes to the beach. You're actually close to a lot of different things living in Wailuku, close to the Northshore for surfers and wind sports enthusiasts, and close to the South Maui beaches for those chill beach days snorkeling and laying out. 


The Lowdown: Central Maui can't be beaten for having access to it all. If you're coming to work in healthcare, professional services, or a similar field, living in Wailuku or Kahului will make getting to work easy and keep the cost of living down. You'll be able to hit the beach easily as well. 


Pros: Close to everything, especially close to shopping, healthcare, and services. Slightly cooler temperatures on the Wailuku hillside in Kehalani and Wailuku Heights. 


Cons: Not within walking distance of the beach. The most heavily populated part of Maui. 



View Properties In Wailuku



Northshore Maui





This is one of my personal favorite parts of Maui. The rugged Northshore coastline of Maui has some of the world's most amazing surf spots like Jaws and Ho'okipa as well as the famous wind sports beach of Kanaha. Paia town and Northshore Haiku make up what we call Northshore Maui and offer a cool, quaint active lifestyle community. This part of the island is leeward meaning that it is facing thousands of miles of open ocean and gets a lot of wind, great for kitesurfing 


Living in this part of the island will give you quick access to the beach, surf, as well as the Road to Hana for those waterfall and cliff jumping adventures.  The Road to Hana is one of Maui's most special experiences and it's important to be Pono (responsible and ethical) when visiting this area. Waterfalls can be dangerous and it's important to treat them with respect, it's just as important to show the local communities of people respect in this area. Not all private property is marked well and many think they are on public land crossing into certain zones. So, please enjoy this area responsibly. 


The Lowdown: It's not easy to find good places to rent in Paia and it does get really hot here during the summer, many Northshore sports enthusiasts choose to live a little further Upcountry in Haiku and Makawao for better rent and housing. Spreckelsville is one of Maui's very best neighborhoods and if you can afford to live here, go for it Sprecks, as we call it, is a really cool neighborhood right on Baldwin Beach with some of the very best athletes in Maui ocean sports calling it home. 


Pros: Get to the beach quickly. Walk around Paia Town and shop at Mana Foods. Enjoy the adventures along the Road to Hana. Still close to Central Maui shopping and the airport. Close to Mama's Fish House.


Cons: Low amount of places to rent or affordable homes to buy. 



View Paia Properties



Upcountry





The area of Maui known as &quot;Upcountry&quot; is also another often overlooked area when first deciding to move to Maui. Most of us move to Maui because we want to be a stone's throw away from the ocean or at least a short walk away. Living Upcountry does make getting to the ocean a short drive, but it comes with other benefits that living on the coast doesn't have.


If you like wide open space, expansive views, and slightly cooler temperatures, you should really look at living Upcountry. The communities of Haiku, Makawao, Pukalani, Kula, and Ulupalakua make up Upcountry Maui and the homes for sale and for rent in these communities offer more land, more space, and often bigger views than many other areas of Maui. There is a lot of character and charm to Upcountry Maui and if you're like me, you'll enjoy not having to have the AC on while you sleep as you might in parts of the island like Lahaina. 


With the recent addition of the incredible pizza at Marlow and the Maui craft beer scene at Mahalo Aleworks brewery, Upcountry has become a little more outgoing. There aren't many places to go out for dinner or drinks and these two hot spots are a welcome addition in Pukalani.


The Lowdown: Upcountry is rural, laid back, and still close enough to the beach. You're 45 minutes from Wailea and 20 minutes to the Northshore. You're also just a short drive from the airport and of course, Costco. 


Pros: Great views, slightly cooler weather, beautiful pastoral landscape. You're close to Haleakala National Park as well as Poli Poli State Park and close the Northshore beaches and activities. 


Cons: Further from the beach than the South Side and the West Side, having a car and driving is a necessity, and some areas don't have great cell service (could be a pro if you're looking to get away). 



View Kula Properties



East Maui





East Maui is technically the entire east side of the island which is all of the 10,000ft volcano known as Haleakala. But, when I refer to East Maui here I really mean Hana. Not as many transplants look to move to Hana when they move here except for those looking for a work trade on a farm, which Hana has several that offer this. It's the most remote area of Maui, along with Kahakuloa, and is an hour and a half away from Paia on the Road to Hana side and about the same distance from Kula on the backside. 


Hana is one of the most beautiful and rugged places in all of Hawaii. It has some stunning scenery, a black sand beach, and a red sand beach. Many of the island's most iconic destinations are in Hana, but few rental or homeownership opportunities are here.


The community of Hana is more insular than the rest of the island and this has been highlighted during the COVID-19 pandemic as they actually closed outside access to the area for months, even to other Maui residents and locals. You'll most likely just want to visit Hana as opposed to calling it home.


The Lowdown: Hana is the ultimate day trip. Check out a number of amazing waterfalls and scenic locations on an all-day drive or go out for a weekend of camping at Wainapanapa State Park. It's a beautiful, rural community that chooses to retain its simplicity and slower lifestyle.


Pros: Off-the-grid living. Some of the most amazing beaches, scenery, and adventures anywhere in the world.


Cons: Not much cell service, very remote, and far away from healthcare, shopping, or other island activities. 




Renting vs. Buying When Moving to Maui


This is one of the biggest questions I get asked when people reach out to me about living in Maui. There are pros and cons to both and it ultimately depends on how committed you are to living here, your budget, and how well you already know the island. 


If You Are Leaning Towards Renting


There are a variety of ways to rent. You can find a room to share, find an ohana that is separate from the main home to rent or rent an entire house or condo.  Renting from the mainland and not being on the island while doing so can present some disadvantages as prospective landlords will typically favor prospective tenants they have met in person over ones they haven't. That being said, it isn't impossible to find a rental before you come here.


Craigslist has been the main rental posting site until recent years when www.hotpads.com  and Facebook Marketplace have become more popular as scams have become more frequent on Craigslist. Beware of those Craigslist scams, if someone wants a deposit via wire or doesn't want to show you a lease agreement, stay away. 


If You Are Leaning Towards Buying


Reach out to me at 808-214-4799 and I'm happy to get you started on the right path. If you need financing, I recommend checking out my Maui Lenders page to get an overview of the process and you will find a few references as well. Once you know your buying power, then I can get you set up on a search and I'm happy to do virtual showings or coordinate showings with your visit to Maui.


We are able to do all of the contracts remotely these days with DocuSign. I have a team of reputable service providers such as home inspectors, escrow companies, contractors, and other resources that can make the process smooth for you. I've been able to assist many clients with the purchase of a home from the mainland and Canada and would be honored to assist you if needed.




3. Will I Get Island Fever if I Move To Maui?


This is a great question and one you should really consider. Maui is definitely a different way of life than living in the continental United States. But, to me, even after having spent the first 27 years of my life on the mainland, Maui feels like home, and when I leave I get 'off-island fever', medically defined as the desire to return to an island  So, what's it like living on an island, and what can cause island fever?


Living on an Island in The Middle of The Pacific Ocean





Hawaii is actually the most geographically remote place on Earth. So, moving to Maui is moving a long way away from anywhere. Even if you're coming from California.


That's right, it is thousands of miles out here in the middle of the Pacific, meaning, that if you want to go anywhere besides Hawaii, you're looking at a minimum 5-hour (ish) plane ride. It's not easy to just pack up and go on a big multi-day road trip, one of the main things I miss about living in Jackson Hole. Maui isn't small compared to a lot of islands, yet you could still drive around the entire island in one very long day. 


I've never personally felt island fever on Maui, but I do miss friends and family on the mainland and the longer I've lived the less I've gotten to see a lot of great people I love back home. You will certainly want to establish new relationships and connections once you get here and it's really not too difficult.


Find Your Ohana


There are a lot of great people on Maui that do interesting and fun things and enjoy meeting new people too. The hard part is making friends here that end up relocating somewhere else, but it's all just a part of life. There are tons of groups that meet up for hikes, diving, surfing, golfing, and other activities.


You won't meet as many people in the traditional city way of finding them at coffee shops or bars, most people on Maui are out and about doing fun outdoor stuff, so get out there and make friends, and if you're reading this and still want to know more, you can always call or email me, my contact info is everywhere


Develop A New Positive Routine After Moving to Maui


One of the absolute best ways to adjust to your new island life is to get into some new positive routines. Going for walks regularly on your favorite beaches, learning how to surf or scuba dive, or going to your favorite coffee shop regularly will ensure that you're getting yourself out there and meeting new people. This is especially true for remote workers who have everything they need to work and survive at home. 


Get creative with your workday or with all of your days. Find like-minded people and causes that motivate you. Every change is an opportunity to take away some things in your life that weren't serving you and replace them with things that do serve you.  It's not hard to find groups of like-minded individuals looking to enrich their lives with surfing or freediving or whatever it is that you enjoy doing to stay active. You'll find a wide variety of diverse and interesting people on Maui.


Go Inter Island Hopping Around Hawaii






Island hopping is one of the greatest things about Hawaii. Seriously. Maui is definitely my favorite island, but Kauai, Oahu, and the Big Island all have their own unique identity and natural wonders. Every year I go to at least one or two of the outer islands for a long three-day weekend or sometimes longer. I recently did a golf trip with a few friends over to the Big Island and had a blast.


A couple of years back during the pandemic lockdown, my fiance and I backpacked the Kalalau Trail hike on the north shore of Kauai along the Napali Coast and it was absolutely incredible. Hawaii is incredibly diverse in its people and adventures, if you're ever feeling a little stuck in your routine on Maui just jump on a 30-minute flight and you're experiencing a whole other version of Hawaii


Every island has something to offer and you'll discover the incredible depth of the Hawaiian culture. It will also help you learn to pronounce the names of places and things properly. If you think some of the places on Maui are hard to pronounce, check out the names places on the Big Island. 


The Most Important Thing To Bring to Maui: Aloha 


This might sound a little funny to some because it's typically in Hawaii where one will find Aloha, but it's important to remember that everyone has Aloha and you definitely want to bring it if you want to be happy here. You will hear locals say &quot;This Ain't Da Mainland&quot; and it really isn't. Maui still has a slower pace of life compared to the mainland U.S. and that's what most of us are looking for when we move here. Locals are extremely friendly and Maui will certainly embrace you if you embrace island life.


Recently, there have been some publicly highlighted points of contention between the local community and tourists/new arrivals. As an example, Jonathon Yantis of blockchain entrepreneurial fame purchased the 9 Bay Drive estate in Kapalua a few years back. This property is adjacent to a trail providing ocean access to a very revered cliff jumping/snorkeling/hang-out spot called Cliffhouse.


Mr. Yantis took it upon himself to attempt to prevent access and deter people from coming to the spot and enjoying themselves. That's a big no-no here in Hawaii, beyond that, it's the easiest way to get ostracized immediately. Local activists banded together and pushed back, even getting the Department of Land and Natural Resources involved who sided with the activists that he has no right to do what he did. 9 Bay Drive is an incredible property, but it is next to an area where you'll hear splashing and partying. It's what people in Maui like to do on a beautiful Saturday.


He should have considered the noise, and the existing conservation easement, during his due diligence of the purchase of the home rather than trying to impose this way and attempt to impede access to the ocean. The moral of the story is: If you give Aloha, you will receive Aloha. If you don't, then you may receive something else


So, what are you waiting for? Come to Maui and live your best island life and if you ever need any pointers along the way, feel free to reach out to me and I would be glad to help in any way that I can. I've been able to give guidance to many looking to make the move over the years and would be happy to help you do the same. While I don't provide relocation services other than buying or selling a home, I am happy to chat for a few minutes or exchange emails if you're just looking to get a little more insight into what island life is all about.






 ]]> </description>
    <pubDate>Tue, 01 Sep 2026 09:05:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.mauieliteproperty.com/blog/wailea-palms-vs-palms-at-wailea-choosing-the-right-wailea-condo.html</guid>
    <link>https://www.mauieliteproperty.com/blog/wailea-palms-vs-palms-at-wailea-choosing-the-right-wailea-condo.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Wailea Palms vs. Palms at Wailea: Choosing The Right Wailea Condo </title>
    <description> <![CDATA[ 
Palms at Wailea vs. Wailea Palms: How to Tell These Two Condo Communities Apart





If you've spent any time searching for condos in Wailea, you've probably run into this exact mix-up.


Palms at Wailea and Wailea Palms sit right next to each other on Wailea Alanui Drive, share the same Mediterranean-style architecture, stucco exteriors, and red barrel tile roofs, and were originally developed as a single project: Palms at Wailea I and Palms at Wailea II. 


Even longtime locals occasionally have to pause and double-check which one they're talking about.


Why These Two Communities Are So Similar





Both complexes sit on Wailea Alanui Drive within a short walk of each other; both were built in 1992 and share the same architectural style: stucco construction, red tile roofs, sunken living rooms, and vaulted ceilings. 


Palms at Wailea, at 3200 Wailea Alanui Drive, was the original phase. Wailea Palms, just up the road at 3150 Wailea Alanui Drive, was developed right alongside it as Palms at Wailea II before eventually branding itself as its own community. 


They were built as sister properties from day one, which is exactly why the confusion has stuck around for over three decades. 


The pools are slightly different; Wailea Palms has a gate while Palms at Wailea does not, but with similar styles and floor plans, the major difference between the two is the short-term rental status.


Short-Term Rental Status and Zoning


This is where the two communities really part ways, and it's the single most important thing to understand before you start comparing floor plans or amenities.


Palms at Wailea





Palms at Wailea is apartment-zoned and sits on Maui County's Minatoya List, meaning it has legally operated as a short-term rental for decades. 


It's also included on the county's Exhibit list of properties recommended for the new H-3/H-4 hotel rezoning under Bill 88, which would allow it to continue operating as a legal vacation rental beyond Bill 9's January 1, 2031 phase-out deadline for South Maui. 


As of today, it remains a fully active, legal short-term rental community.


Wailea Palms





Wailea Palms, despite sitting on nearly identical zoning next door, has never operated as a short-term rental. Its association rules require a minimum six-month lease, and the county classification aligns with that restriction. 


Because Wailea Palms never operated as a vacation rental, it was never part of the Minatoya List conversation in the first place, and Bill 9 has no bearing on it either way. 


If you're looking for a Wailea condo insulated from all of this zoning back-and-forth, Wailea Palms already got there on its own, just for a very different reason than Wailea Point's court battle up the road.


Bottom line: if generating rental income matters to you, Palms at Wailea is the one to look at. If you want a quiet, low-turnover residential community where your neighbors are long-term tenants and owners rather than a rotating cast of vacationers, Wailea Palms delivers that by design.





Wailea Location and Setting


Palms at Wailea sits on a gently sloping hill just above the Wailea Kai residential subdivision, which gives many units admirable ocean views. It's roughly a 5 to 10 minute walk to Keawakapu Beach and just as close to The Shops at Wailea and the Wailea Beach Path.


Wailea Palms sits slightly further up the hill, in a more secluded enclave with more consistently panoramic ocean views across the property. Papali Wailea borders it to the north, and Wailea Kialoa sits just across the street. It's a quieter, more residential pocket of Wailea, even by Wailea standards.


Both are on the north end of Wailea, close to the Kihei border, which makes them some of the more accessible, better-value locations in the resort without giving up the Wailea address.





Floor Plans


Palms at Wailea offers 150 one- and two-bedroom villas across 14 acres:






1-bedroom / 2-bath units: around 1,022 square feet






2-bedroom / 2-bath units: roughly 1,194 to 1,299 square feet, including a sought-after floor plan found in only 14 units across the property






Some larger 3-bedroom units are available as well






Wailea Palms offers 120 units across 14 acres, with a slightly wider range of two-bedroom configurations:






1-bedroom / 2-bath units: 1,022 to 1,033 square feet






2-bedroom / 2-bath units: three different floor plan variations






2-bedroom / 3-bath units: two different floor plan variations, ranging up to 1,699 square feet






If you want the widest selection of two-bedroom layouts, Wailea Palms has more variety to choose from. Both communities share the same open, airy design with high ceilings and sunken living rooms that this original 1992 development is known for.


Amenities


Palms at Wailea:






Whale-shaped saltwater pool and spa






Open-air lobby overlooking the pool, grounds, and ocean






Fitness center






Pavilion and multiple BBQ areas






Landscaped gardens with ponds and small waterfalls






Wailea Palms:






Resort-style pool with ocean views






Spa and fitness center






Putting green






Pool pavilion






Full-time on-site property manager and landscaping department






Eligibility to purchase a membership at the nearby Wailea Golf Club






Both communities offer a comparable resort feel, though Wailea Palms leans slightly more toward golf and long-term residential living, while Palms at Wailea keeps more of a vacation-rental, guest-facing atmosphere.


Prices and HOA Fees


Palms at Wailea units have recently traded in the $800k to $1.3 million range, depending on size, floor, and views, with HOA dues typically between $1,000 and $1,500 per month.


Wailea Palms units start a bit higher, with recent listings beginning around $1.1 million and up, and HOA dues have generally run around $1,000 per month for a 2-bedroom, 2-bath unit, though these figures shift over time and are worth confirming directly with the association.


Frequently Asked Questions


Can I short-term rent at Palms at Wailea or Wailea Palms? 


Palms at Wailea allows short-term rentals and is on the Minatoya List. Wailea Palms does not allow rentals shorter than six months and was never part of the Minatoya List to begin with.


Are pets allowed? 


Palms at Wailea allows pets. Wailea Palms does not.


Which one is closer to the beach? 


Both are similarly close to Keawakapu Beach, roughly a 5- to 10-minute walk, with Palms at Wailea sitting slightly lower on the hill.


Why were these two communities built so close together with similar names? 


They were developed as one project: Palms at Wailea and Palms at Wailea II. Over time, the second phase rebranded as Wailea Palms and developed its own distinct rental restrictions, but the architecture and layout still reflect their shared origin.


Which is the better investment? 


If rental income is part of your plan, Palms at Wailea has the clear advantage. If you're buying for long-term appreciation and a quiet, stable residential setting, Wailea Palms has built a loyal following of full-time and seasonal owners over the decades.


Which One Is Right for You?


If you want a legal, active short-term rental with strong guest demand and a track record as one of Wailea's better vacation rental values, Palms at Wailea is the clear choice. 


If you'd rather have a peaceful, low-turnover residential community with a dedicated property manager and neighbors who are there for the long haul, Wailea Palms is going to feel like home.


Both are excellent Wailea condo communities, and the right one really comes down to how you plan to use the property. If you want to talk through your goals, your budget, or just want help telling these two apart in person, give me a call at 808-214-4799 or send me an email. I'm happy to walk you through the current inventory in both and help you land on the right one.






 ]]> </description>
    <pubDate>Sun, 23 Aug 2026 07:01:00 -1000</pubDate>
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<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.






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    <pubDate>Sat, 08 Aug 2026 05:26:00 -1000</pubDate>
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