All Things Maui Real Estate

Best Interior Designers on Maui: Transform Your Island Home or Condo

evan@mauieliteproperty.com (Evan Harlow R(S)) — Mon, 13 Apr 2026 09:34:00 -1000

Choosing the Best Interior Designer on Maui Transforming your space with the perfect interior design is easier said than done. Maui is a location unlike any other, and there are some unique challenges to successfully designing or redesigning your living space. Great designers will embrace the laid-back vibe of island life while balancing your taste, needs, and budget. Many of the newer condos and homes on Maui feature open floor plans and ample indoor-outdoor living spaces, while older properties may lack a contemporary layout and require more remodeling. Either way, a great interior designer will usually strive to incorporate a tropical aesthetic with materials that withstand the area’s salty air and intense UV rays. The best interior designers on Maui are experienced local individuals or businesses who are familiar with these challenges and also have a dedicated supply chain for furnishings. What to Look For in An Interior Designer Mainland interior designers are certainly able to offer their services on the island, but unless they already have first-hand experience on Maui, they could lack the island-specific expertise that your project calls for. Also, they typically may not be able to provide hands-on project management unless they can relocate during the project. A local Maui interior design firm, on the other hand, will have solid working relationships with local vendors and knowledge of shipping logistics for custom furniture. Local design studios are also familiar with the wide range of property types common on the island, including custom homes, condos, vacation rentals, and commercial spaces. Even if you live off the island, you can take advantage of the benefits of working with a local interior designer by choosing a firm that offers virtual consultations. When interviewing interior designers, consider your need for full-service design, staging, or furnishings-only service. The best designers also have ASID credentials and professional affiliations. So, what are some of the best interior design options on Maui? Featured Designer 1: Hue Design Maui (HUE Interior Design & Home Furnishings) -A Sold Listing of Mine at Makalii Designed by Hue Hue Interior Design & Home Furnishings is a premier boutique offering the island's best home and lifestyle showroom. In the showroom, you can peruse luxury home furnishings, gift items, and an extensive textile studio. Hue Interior Design on Maui provides professional residential and commercial design services, including computer-architectural renderings, by appointment. The firm’s owners, Jessica McLellan and Wendy Takemoto, specialize in kitchen and bathroom design in Maui. Each of the five team members is Hawaii-born and raised, with extensive local knowledge and community ties. What Sets Them Apart: The two 5,000-square-foot showrooms at Hue Design in Maui hold a frequently updated inventory of classic coastal home furnishings from exclusive dealers. These include Gabby Home, Noir/CFC, and LEE Industries. Designer lines from Lexington Home Brands, Palacek, and Arteriors are also available. Every product offered is well-suited to withstand daily wear from pets, kids, and the island’s salty air. The two showrooms are at 210 Alamaha Street in Kahului and 112 Wailea Ike Drive in Wailea. Best For: Those searching for a showroom-to-design experience will love working with these interior designers on Maui, Hawaii. It’s also the ideal source for Hawaii home furnishings for those who want to see and touch furnishings before bringing them home. Featured Designer 2: Swan Interiors Maui A Swan Interiors Designed Dining Room Swan Interiors is an interior design studio in Wailuku, Maui, that celebrates creativity in its designs and is your source for innovative home furnishings. The design team includes Kristin Holmes ASID, Cassandra Okimoto Allied ASID, Amanda Pacetta, and Brooke Von Tempsky. This multi-designer team brings fabulous results backed by decades of experience on Maui. Holmes has been providing luxury interior design services on Maui since 1985, specializing in South Maui’s resort homes and properties. What Sets Them Apart: This Wailuku interior designer offers services that span from sustainable design and selection to procurement for full remodels and new construction. For every room in your home or condo, Swan Interiors Maui offers a full spectrum of design for floor-to-ceiling cohesion. This includes quality furnishings, light fixtures, art, window coverings, and accessories. Services include 3D renderings, project management, space planning, lighting design, custom cabinets and rugs, and art selection. The studio is located at 2103 West Vineyard Street in Wailuku with hours available from Monday through Friday. Best For: Swan Interiors is perfect for those seeking resort and Maui condo interior design services for full removals and new construction. This firm specializes in providing a turnkey experience from concept to installation. Featured Designer 3: Wickersham Design (Sandi Wickersham) Sandi Wickersham's design with Restoration Hardware pieces at a current listing of mine at 426 Wailau in Launiupoko Sandi Wickersham Design is the premier Maui home staging designer that is known for delivering results that maximize your return on investment. Wickersham Design Maui’s owner, Sandi Wickersham, is known as “Maui’s House Whisperer.” With her strong background in interior design and her artistic background, she enhances aesthetics to improve vacation rentals’ occupancy rates and maximize selling prices. Her specialty is incorporating beach-style chic designs in condos, homes, vacation rental properties, resorts, and restaurants. What Sets Them Apart: Wickersham Designs stands out among interior designers on Maui for its dual specialization in interior design and home staging. This allows the firm to deliver elite services benefiting both real estate investors and permanent residents. Notably, local real estate agents, like myself, praise Sandi for her expertise and curated, artful designs that are client-driven. Best For: This firm is a go-to source for Maui vacation rental design and for sellers looking to maximize their return. Those who want an art-forward, highly personalized design will not be disappointed. Maui Interior Design by Project Type Luxury Custom Homes & New Construction (Wailea, Kapalua, Makena) For the best interior design on Maui for luxury customer homes and new construction, a full-service firm like Swan Interiors and Hue Design are top options. These firms both specialize in providing focused project management from the initial pre-construction and design phases through execution. Both firms offer services in Wailea, Kapalua, Makena, and other areas of Maui. Learn more about new construction homes on Maui. Condo & Vacation Rental Design The profitability of condo and vacation rentals directly hinges on aesthetics. Bookings increase when a property is masterfully designed in such a way that it expresses a relaxed island experience. In turn, this leads to more positive reviews and more returning guests, which further drives profits higher. Both Wickersham Design and Hue Design offer expertise in this area. When working with your preferred Maui interior designer, select easy-care fabrics, durable materials, and plenty of local touches that set your property apart. Home Staging for Maui Real Estate While it’s easy to view home staging and decorating as similar services, they’re actually quite different. Decorating is a way to personalize a home while elevating its design. Home staging, on the other hand, is focused on making a home as appealing as possible to the greatest number of buyers. It must be tasteful yet neutral, allowing buyers to view themselves living in the space. Wickersham Design stands apart from other interior designers on Maui by offering both home staging and design services. Kitchen, Bath & Remodeling Projects If you’re interested in remodeling specific areas of your home rather than the entire space, Swan Interiors and Hue Designs are leading firms to consider. Both of these respected interior designers on Maui offer targeted room renovations, including kitchens and bathrooms. Review design portfolios from your preferred firms before narrowing your options to a specific interior designer. Working with a Maui Designer from the Mainland Whether you’re an off-island owner or a part-time resident, you can still benefit from working with a local firm. Remote interior design on Maui includes services like digital renderings, virtual consultations, and mood boards. While some property owners choose to hire an interior designer on the mainland who is local to their primary residence, local market expertise is crucial. A local Maui interior designer has local expertise in managing island shipping and procurement challenges. They also have extensive vendor relationships and are knowledgeable about the island’s unique building codes. Maui Interior Design Styles: What's Popular on the Island Island decor is overwhelmingly popular on Maui, but there are many unique approaches to incorporating this type of design into your home. These are a few of the top Maui design styles to consider: Coastal Luxe / Beach Chic —This high-end style incorporates natural textures and neutral palettes while enhancing the indoor-outdoor connection. Modern Tropical —The modern tropical style embraces lush botanicals and warm woods, combined with a clean, contemporary feel. Island Contemporary — The island contemporary design takes a minimalist approach while also reinforcing open-plan living and warm elements. Resort Style — Resort-style decor focuses on high-end, hotel-style finishes with broad appeal. When selecting from these top interior designers on Maui, pay attention to the specific aesthetics each one focuses on. Hue Design specializes in classic coastal designs rather than modern designs. How to Hire an Interior Designer on Maui: Step-by-Step While it’s imperative to select the right interior designer for your project, the process doesn’t have to be complicated. These are the steps to hire an interior designer on Maui. . Identify your project’s scope and budget. Identify 2 or 3 reputable firms. Book a consultation with each firm. Some firms offer complimentary initial consultations. Compare the portfolios of each design firm. Request a quote and learn about the different types of design fees. For example, some firms’ rates are based on a percentage of the total project cost. Others charge a flat fee or an hourly rate. Create a timeline for your project and sign the contract to get underway. Maui Interior Design FAQ Do I Need a Local Designer if I'm Off-Island? While you can use a mainland designer for your condo on Maui, a local designer is preferred. The benefits of hiring a local firm include solid relationships with local vendors, knowledge of Maui building codes, familiarity with shipping logistics, and more. How Long Does a Maui Interior Design Project Take? The timeline varies based on the scope of the project. A basic one-room redesign might take between four and eight weeks. A large-scale renovation that requires construction could take a year or longer. Can a Maui designer help me furnish my home remotely? Yes, Maui designers regularly work with remote property owners and offer virtual services. Can You Easily Get Furnishings on Maui? Yes, it's not hard to find most furnishings on Maui. If you are working with an interior designer, they will either have a warehouse or store they work with, and several are connected with luxury brands like Restoration Hardware. If you are looking to furnish things yourself or just need a few pieces, Kahului has a wide variety of options from Bed Mart, Ashley Furniture, and Homeworld. Find Your Maui Interior Designer Today Leading design firms on Maui offer different experiences for property buyers and owners to consider. Hue Design, for example, has two large showrooms in Kahului and Wailea filled with textiles and coastal furnishings. They focus on delivering sustainable, durable designs for residential and commercial properties. Swan Interiors has a showroom in Wailuku and focuses on providing turnkey project management services with artistic designs. Wickersham Design offers dual services for interior design and profit-boosting home staging. The Maui real estate market is in constant flux, but beautiful interior designs are timeless. Begin taking advantage of the value of investing in island-specific design expertise by touring local showrooms today.

Top 13 Vacation Rentals on Maui to Rent or Own

evan@mauieliteproperty.com (Evan Harlow R(S)) — Tue, 07 Apr 2026 16:00:00 -1000

Maui's Best Vacation Rentals to Rent or Own From Maui’s incredible beauty and world-class beaches to its unforgettable sunsets and breathtaking scenery, it is the ultimate destination for a tropical island getaway. When searching for a vacation rental on Maui, either to rent or to own, most people are looking for something that combines the comforts and luxuries of home with the authentic feel of the islands. However, with numerous vacation rentals on Maui to choose from, identifying the property that’s the best fit for you can be a little overwhelming. After 16 years of living and working on Maui, with intimate knowledge of these complexes, I’ve put together a short list of some of the best options Maui has to offer at a variety of price points. The list is by no means fully comprehensive, and there are other great options out there, but whether you're looking for a property to rent or own, these are a few of my personal favorite vacation rental destinations broken down by the top areas for short-term vacation rentals: Wailea, Kapalua, Ka'anapali, and Kihei. Best Vacation Rentals in Wailea, Maui Wailea Beach Villas Wailea Beach Villas is among the top vacation rental destinations on Maui, offering the perfect balance of elite luxuries and relaxation in a majestic oceanfront setting. Each individually decorated villa has beach or garden views as well as expansive indoor-outdoor living spaces. Both two- and three-bedroom villas are available in this gated community. Resort amenities include a family game room, a business center, on-site concierge service, beach amenities, a pool and spa, and a fitness center. Nearby, you'll find Wailea Beach, Ulua Beach, and the Wailea golf courses, all in very close proximity. Ho'olei Villas The Ho'olei Villas deliver an elite living experience with luxurious three-bedroom villas in the heart of the Wailea Resort. This gated community is perfectly situated on a tropical hillside, offering spectacular ocean and mountain views from various vantage points. Each lavishly appointed villa includes a gourmet kitchen, a spacious lanai, and premium finishes throughout. Owners at Ho'olei Villas, who also opt in to become members of the Kulana Club, have full access to the Grand Wailea resort’s top-rated amenities, including a spectacular pool featuring a children’s water feature, waterfalls, a sandy beach, and lagoon-like landscaping. Other amenities include a spa, a fitness center, a business center, and childcare services. Wailea Ekahi Located on the northern edge of Wailea along Keawakapu Beach, Wailea Ekahi offers a different experience than other vacation rentals on Maui thanks to its sprawling gardens and low-rise buildings. In fact, there are only 10 buildings spread across 34 acres, which creates a garden-like atmosphere. Most units offer views of the ocean, gardens, or four swimming pools. Many have been recently remodeled and include a full eat-in kitchen, a private lanai, air conditioning, and an in-unit washer and dryer. From Ekahi, you'll be close to the Wailea Golf Course, Polo Beach Park, and Keawakapu Beach. Polo Beach Club Polo Beach Club is the southernmost condo complex in Wailea on the border of Makena next to the Fairmont Kea Lani. It is a picture-perfect beachfront destination with golden sandy shores and soft, gentle waves, making Polo Beach one of the best places for a beach day on Maui. It is also right on the Wailea Beach Path and within walking distance to many great restaurants. Most of the units at Polo Beach Club feature incredible ocean views, with spacious lanais to enjoy those views for hours. View all of the Wailea Condos For Sale Best Vacation Rentals in Kihei, Maui Royal Mauian At the Royal Mauian, you will find quality accommodations nestled on a pristine beach just off of South Kihei Road. These one-, two-, and three-bedroom rentals offer individualized decor, private lanais, and in-unit washers and dryers. Most units feature beautiful ocean views, and the building stays cool with gentle ocean breezes and in-unit air conditioning. Residents and guests can use their unit’s full kitchen or the rooftop barbecue area to prepare meals. While this community is located close to many hotspots, the oceanfront pool and gardens are the ideal place to relax when you’re not exploring the island. Mana Kai Mana Kai is a premier condo community located directly along the sandy shoreline at the northern end of Keawakapu Beach. These vacation rentals on Maui include beautifully decorated one- and two-bedroom units overlooking the Pacific Ocean and the property’s lushly landscaped grounds. Each condo is well-equipped with all of the comforts of home, including a full kitchen, a lanai, ceiling fans, and air conditioning. Property amenities at Mana Kai include a coin-operated laundry, a fitness room, an outdoor area with barbecue grills, and a lovely pool overlooking the beach. Menehune Shores Situated in the coveted Kihei area between Keaka Beach and Kalepolepo Beach Park, Menehune Shores offers a relaxed beachfront setting with incredible views and all of the amenities you need for a great island experience. There are 154 well-appointed condo units with 1 to 3 bedrooms. On-site amenities include a rooftop deck and kitchen, a solar-heated pool, ample parking, and barbecue areas. The Maui Nui Golf Club, Kamaole beaches and Charley Young Beach are just minutes away. Maui Banyan Maui Banyan provides you with an incredible location in Kihei near Kamaole Beach II. These vacation rentals on Maui are ideally situated for making memories thanks to their proximity to world-class beaches, top-rated golf courses, and even Molokini snorkel tours. Every condo unit at Maui Banyan has a spacious living area with a fully equipped kitchen, air conditioning, and ceiling fans. The resort amenities available to all guests and residents are 24-hour security, two gated hot tubs and pools, outdoor dining areas with grills, an activity desk, and tennis courts. View all Kihei Condos For Sale Best Vacation Rentals in Kapalua, Maui Montage Kapalua (Soon to Be St. Regis Maui) The Montage Residences at Kapalua Bay have recently undergone new management and will be getting rebranded and updated as a St. Regis property. Expect a continuation and expansion of the luxurious Montage tradition. The property is located on 24 lush acres along the gorgeous Kapalua Bay, placing you in close proximity to Kapalua Beach, Oneloa Beach, the Kapalua Coastal Trail, and the Kapalua golf courses. This beachfront property in Kapalua has 50 beautifully decorated, larger 3-bedroom residences that embrace the island’s lifestyle while pampering visitors and residents with premium amenities. The property also features a variety of smaller hotel rooms that range from 1bd to 4bds. These units include a gourmet kitchen, incredible ocean views, a covered veranda or lanai, and a soaking tub. Property amenities include tennis courts, barbecue grills, several pools, and additional amenities. Kapalua Bay Villas Kapalua Bay Villas is unlike any of the other vacation rentals on Maui. Spread across 22 sprawling acres between a sandy beach and a lush hillside, the resort embraces the island’s natural coastal beauty. There are 141 premium condominium units offering one- and two-bedroom units. The 12 buildings are adjacent to the Kapalua Coastal Trail and close to top-rated golf courses and dining options. On-site, you can enjoy three heated pools, tennis courts, gas barbecue grills, hiking trails, and gated access. Oneloa Beach is just steps away, and the magic of Kapalua is all around. View All Condos for Sale in Kapalua Best Vacation Rentals in Ka'anapali, Maui Honua Kai At the Honua Kai, you’ll enjoy the refinement and top-notch amenities of a five-star resort in a tropical paradise. The villas here are steps from Ka’anapali Beach and offer gracious indoor-outdoor living spaces. The pool complex features multiple heated pools and hot tubs, a lazy river, waterslides, and other features. Additional on-site amenities are a fitness center, Duke’s Beach House, oceanfront patios with barbecue grills, and a general store. At this location, you'll be close to Kahekili Beach Park, Honokawai Beach Park, and the Ka'anapali golf courses. Whaler Ka'anapali When searching for the perfect vacation rentals on Maui, the generational favorite Whaler at Ka'anapali must be considered among the very best for location and views. This property is conveniently located near Whaler's Village, Black Rock Beach, and Kahekili Beach Park. At Whaler Resort, you’ll find studio condos as well as one- and two-bedroom options. Many of the 360 condo units spread across several mid-rise buildings overlook the beach and pool. This 6.6-acre property offers fine amenities, including a jacuzzi, a pool and spa overlooking the beach, covered parking, and barbecue areas. Sands of Kahana The Sands of Kahana is a little further north of Ka'anapali, in the small coastal community of Kahana, but is perfectly situated for both relaxation and fun, with a prime location on Lower Honoapi’ilani Road. Each of the spacious condominium units at Sands of Kahana is appointed with one or more lanais overlooking the ocean, pool, or gardens. The two- and three-bedroom units feature premium finishes, a full kitchen, in-unit laundry, air conditioning, soaker tubs, soaring ceilings, and more. Residents and guests of Sands of Kahana have on-site access to pickleball courts, tennis courts, Captain Jack’s restaurant, concierge service, a fitness center, and two pools. View All Ka'anapali Condos for Sale Learn More About Vacation Rental Opportunities on Maui As you explore the top-rated communities for vacation rentals on Maui, be aware that the villas and condos at these properties are in high demand and typically don’t remain on the market for long. By becoming fully acquainted with each community's features and benefits now, you’ll be able to make a better-informed decision about each complex you should be considering to own or rent.

The Maui Real Estate Market Update April 2026

evan@mauieliteproperty.com (Evan Harlow R(S)) — Tue, 07 Apr 2026 05:30:00 -1000

Maui Real Estate Market Report April 2026: Iran War Shrouds Market in Uncertainty For nearly two years, the broader real estate market on Maui has been in decline, as evidenced by several key metrics, including total closed sales and median and average closed sale prices. While our micro-markets and certain segments of our market have performed differently (e.g., apartment-zoned short-term rentals vs. hotel-zoned short-term rentals; single-family homes vs. condos, luxury market vs. non-luxury market), the overall trends have been falling prices, rising inventory, and an increasingly buyer-friendly market. Factors such as Bill 9's efforts to take away short term rental rights, higher mortgage rates, and now the war in Iran have been weighing on the market. Buyers are still out there, and properties are still moving, but succeeding in today's market requires a thoughtful strategy and diligent approach. Iran War Stalls Maui Market Momentum In the winter of 2025/2026, the Maui market seemed to be warming up as pending transactions and closed sales were on the rise; however, recent geopolitical events, particularly the Iran War, have extinguished much of that momentum, and pending transactions are now on the decline. The uncertainty of the fallout from war has shaken global markets, including the local real estate market on Maui, especially through its impact on mortgage rates. Two months ago, economists were predicting 2 or 3 rate cuts this year; now it sounds like we will see 0 rate cuts in 2026, and possibly rate hikes. At the most recent Federal Reserve meeting, Chairman Jerome Powell spoke soberly and frankly about the expected impacts of rising bond yields, continued inflation, and the oil supply chain shock across all commodity markets. When speaking to reporters and the American public, Federal Reserve Chairman Jerome Powell is perhaps the only current, high-ranking government official who sounds like a rational, earnest speaking adult. He doesn’t use hyperbole, doesn’t campaign, doesn’t act like a Fox News host, doesn’t berate or belittle anyone, and has a rational perspective on a variety of issues. We should listen to him if we want direct answers on the economy. Chairman Powell artfully dodges conflict amongst the most conflict-seeking and conflict-loving administration in American history. Unfortunately, he won’t be in his position much longer, but the rest of the Federal Reserve has also been voting together with an 11-1 majority to hold rates steady and seems to intend to continue working in line with its dual mandate to reduce inflation and maintain maximum employment rather than yield to political pressure. His expected replacement, Kevin Warsh, would be expected to simply do as he is told by the President rather than act independently, as the Federal Reserve was designed to do. Given the new authoritarian style of government we are experiencing in the United States, we could certainly see the new Fed Chair aggressively pursue rate cuts against the best interests of the Fed's dual mandate, but it's important to note that the Chairman does not act alone and has only one vote out of 12 on the board of Governors. I'm not a politician or economist, just a realtor, but I care deeply about what's happening and how I can best serve my clients. What I'm Seeing in the Maui Market As I reported in my most recent market report in February, the market had been gaining year-over-year momentum and appeared to be stabilizing near a bottom on pricing. The market was poised to benefit from expected rate cuts and momentum. Since the beginning of the war, demand has dropped noticeably, and many buyers are taking a wait-and-see approach. Whether this has a short-term or longer-term impact on the real estate market is yet to be determined. The market continues to favor buyers, and there are certainly buyers out there taking advantage of the situation. However, that is much harder to do now that average mortgage rates have been creeping back up into the 6.5 range, so it's really a cash buyer's market at the moment. More and more sellers are acknowledging this through price drops. Maui Real Estate Market Single Family Home Data March 2026 vs. March 2025 Pending Sales Down 8.1 Closed Sales Up 57.1 Days on Market Up 4.8 to 131 days Median Sales Price Down 7.3 to $1,200,000 Average Sales Price Down 41.1 to $1,489,749 Inventory of Homes for Sale Down 1.6 to 436 active listings Months Supply of Inventory Down 2.6 to 7.6 months Maui Real Estate Market Condo Data March 2026 vs. March 2025 Pending Sales Down 3.1 Closed Sales Up 21.3 Median Sales Price Down 17.7 to $675,000 Average Sales Price Down 21.4 to $1,185,807 Inventory of Condos for Sale Up 6.4 to 918 Months Supply of Inventory Down 2 to 15 months The Challenges of Being a Seller in The Maui Market Lately Many sellers have found it hard to sell over the last year, as we are also seeing more canceled and expired listings that can sit on the market for months without more than a few showings if not priced correctly. While 2025 was one of the worst years statistically for the Maui market since 2009, 2026 is already off to a better start and could still show improvements. 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. How Seasonality Affects the Maui Market Whale season is definitely the best time of the year on Maui. Their return also typically signals higher visitor volume and average nightly rates. Over the last two years, that hasn't really been the case, but this year things are looking much better. Occupancy rates were up this winter, which is a very welcome sign for the recovery of our tourism-dependent economy. Winter has historically been the busiest time of the year for Maui real estate as well, and this winter has certainly seen a notable increase in pending transactions. For most of 2025, the market hovered around 200-210 pending transactions, but as of mid February, there were 290 pending transactions, roughly a 40 increase over the last 6-9 months, as of April 7th, the number of pending transactions has fallen to 236. Key Factors Affecting Maui Real Estate in 2026 Bill 9 Lawsuit Results, Short-Term Rental Rules, and TIG Exemption List Progress (As of February 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 to victims How long the Iran war will last Closing Thoughts If you're considering buying or selling a property on Maui, or just have questions about the market, please feel free to contact me anytime at 808-214-4799. In 2025, I'm proud to have represented $40,400,000 in sales, placing me in the top 1 of Realtors in the Coldwell Banker network globally for the 3rd consecutive year. I work diligently for my clients and continue to rank among the best realtors on Maui every year. I would be happy to share my local insights and hard-earned experience with you to help you achieve your real estate goals. Maui Real Estate Market Report December 2025: With Values in Consistent Decline, Is Now a Good Time to Buy? Heading into 2026, the Maui real estate market is looking to shake off a historically bad year in terms of value declines (particularly in the condo market) and total closed sales. We have to go back to November of 2009, the very bottom of the housing market, towards the end of the ‘Great Recession’, to find a period where total closed sales were as low as they have been throughout 2025. The trajectories of both periods of decline, as illustrated in the charts below, look incredibly similar. What are the Key Factors Contributing to the Current Value Decline in the Maui Real Estate Market? Mayor Bissen is most likely proud of the decline of the Maui real estate market, which he has been instrumental in orchestrating, even if it is affecting the equity that all local Maui homeowners have in their properties. To be fair, it's not ALL his fault. However, the goal of Bill 9 was to create more affordable housing, and just the threat of it has pushed condo prices lower at a rate that we haven't seen since the mortgage crisis. But why aren't more Maui locals and residents buying them at these lower prices? Macroeconomic Factors We have two categories of factors contributing to the current decline. The first category is the current macroeconomic climate around the US that includes persistently higher mortgage rates (though they appear to be easing and set to go down further) and increasing costs of ownership, particularly for condos (mainly due to increasing costs of insurance). HOA fees have risen noticeably in recent years, and that is having an impact on affordability for residents looking for primary residences and on ROI for investors of both long-term and short-term rentals. However, while the mainland condo market is only experiencing a slight decline, Maui is experiencing a historic drop in values because of local factors. Microeconomic Factors The second category of factors affecting the Maui real estate market is the local, micromarket factors, such as our local government and its misguided efforts to address our housing shortage by advancing the illegal Bill 9, and a decline in tourism since the Lahaina Fire. The County has not figured out how it will replace the hole in the economy that losing 7,000 rental units will create, and that is why the bill can never accomplish the goal of creating affordable housing in reality. It all seems to be wasted time as it will be going to court once it is passed. My money is on a Federal Judge finding the ban illegal. When Can We Really Address Affordable Housing on Maui? Of course, this has been the story for about 18 months, and while Bill 9 still hasn’t been passed, it has, as of writing this on December 7th, been voted to pass on its 1st reading and is heading to a second reading on the 15th. I’ve written so much about this that I will just link the articles here. Bill 9 and the short-term rental ban. TIG Exemption List and Report. Essentially, and most importantly, the findings suggest that the ban not apply to a large number of complexes (plus grandfathered single-family properties) that meet specific criteria and be allowed to upzone to two new Hotel Zoning classes. View all Hotel Zoned STR Listings. The current list of complexes (subject to change) that are being proposed to continue allowing short-term rentals is: Is Now a Good Time to Buy Real Estate on Maui? Yes, it's a very good time to be a buyer on Maui. Not only in the condo market, but also in the single-family home market, prices have come down considerably. We’ve seen some serious deals around the island in the last few months. There is substantial evidence to believe that the Federal Reserve is going to be cutting rates more aggressively in 2026, and one of the biggest levers in a real estate market is mortgage rates. Rates go up, prices flatten, or go down. Rates go down, prices go up. You can be sure that you’re not buying at the top, as we have been working our way down from the top of the market in this cycle for over a year now. I can’t confirm that the bottom of the market is in yet, but if we see successive rate lowering, we should see a reversal trend start to occur relatively soon. Inventory is way up, and sellers understand they need to price competitively to move their property. I have represented a wide variety of buyers this year, and we have been using the market conditions to our advantage with a lot of success. Navigating the Current Real Estate Market on Maui as a Seller Being a seller has been increasingly challenging over the last year. Sellers who price their property in line with the sold comps and competitively with other active listings in their neighborhood or complex will still find a buyer. Sellers who want to try to recapture some of the former values at the top of the market in 2024 with their initial list price are destined to sit on the market. Simply put, don’t overprice your property, and you can find a buyer. Buyers are very discerning and know where the market is. There are more cash buyers and 1031 exchange buyers than financed buyers, and these cash/1031 buyers are the most savvy kinds of buyers. STR buyers are even more price sensitive, even on hotel-zoned properties, due to the County’s overreach into short-term rental property rights and the lower owner revenue sheets. With elevated inventory levels, properties that need remodeling are sitting longer, especially if they aren’t pricing in the remodel correctly. It’s always a good idea to make any small repairs or improvements before going on the market and to present the property in the best possible light. That’s what I’m here for So, if you need an agent to help you move your property in this tough buyer's market, please give me a call at 808-214-4799. How Much is Real Estate on Maui? Maui Real Estate Market Single Family Home Data November 2025 vs. November 2024 Pending Sales Down 8.2 Closed Sales Down 22.2 Days on Market Up 3.4 to 151 days Median Sales Price Down 11.5 to $1,150,000 Average Sales Price Down 20.8 to $1,335,419 Inventory of Homes for Sale Up 22.8 to 452 active listings Months Supply of Inventory Up 40.7 to 8.3 months Maui Real Estate Market Condo Data November 2025 vs. November 2024 Pending Sales Down 4.1 Closed Sales Down 5.7 Median Sales Price Down 19 to $595,000 Average Sales Price Down 23 to $734,986 Inventory of Condos for Sale Up 23 to 897 Months Supply of Inventory Up 38.4 to 15.5 months Real estate cycles take time to play out, and we are trending towards the bottom of this market cycle. Especially if the Federal Reserve accelerates its rate-cut cycle in Q4 2025 and in Q1 and Q2 of 2026, given the weak national labor market growth. Please feel free to reach out to me anytime with your questions about the Maui market at 808-214-4799.

Wailea Real Estate Market Report April 2026

evan@mauieliteproperty.com (Evan Harlow R(S)) — Thu, 02 Apr 2026 15:12:00 -1000

Wailea Real Estate Market Report April 2026 Wailea is one of Maui's most pristine and coveted resort areas. Known primarily for its amazing sunny weather, calm beaches, and luxury lifestyle, Wailea is also home to some of Maui's most beautiful properties and a robust luxury real estate market. There are 18 different communities with condos for sale in Wailea, 9 of which are currently approved for short-term rentals and 9 of which are not. There are 8 residential neighborhoods with homes for sale in Wailea, all of which are gated. Makena, a smaller but more expensive market, is included in MLS statistical reporting alongside Wailea. However, with the addition of Makena Golf and Beach Club and the ultra-luxury oceanfront homes in Makena, the numbers can skew the averages, as an oceanfront home in Makena can sell for 30M, and a condo at the Beach Club can go for up to 22M. My report will include statistics for both Wailea and Makena, but it will mainly focus on the trends I'm seeing as a realtor from my office in Wailea and how they can inform decisions for buyers and sellers. Factors Driving the Current Wailea Real Estate Market I’m not going to sugarcoat this. It’s a rough time to be a seller in Wailea. Demand is down, supply is up, and the market continues to be a strong buyer's market. Values continue to trend downward, while both inventory and days on market continue to trend upwards, and this downward cycle doesn’t seem like it will end soon. Properties that are desirable, positioned well, and marketed properly are still selling, though. The real estate market in Wailea and around Maui has a formidable combination of factors conspiring to keep it firmly in buyers' hands, as they increasingly find great deals that would have been unimaginable a couple of years ago. Average and Median Prices Experiencing a Reset For nearly two years, the broader real estate market on Maui has been in steady decline, as evidenced by several key metrics, including total closed sales along with median and average closed sale prices. While our micro-markets and certain segments of our market have performed differently (e.g., apartment-zoned short-term rentals vs. hotel-zoned short-term rentals; single-family homes vs. condos, luxury market vs. non-luxury market), the overall trends have been falling prices, rising inventory, and an increasingly buyer-friendly market. Iran War Impacts The ramifications of the war in Iran are working their way through every level of the national and local economy, driven by its global impact on fuel costs. The shock of oil prices rising so quickly has been weighing heavily on all markets, as we have seen in recent declines in the stock market and sell-offs in Gold, Silver, and Crypto. We are also seeing rising bond yields due to uncertainty, deleveraging, and slowing demand. After a period of increasing positive signs in the market over the winter months, where new escrows were rising, closed sales were trending upwards, and mortgage rates were trending downward, we have seen the exact opposite since the beginning of the war. Mortgage Rates on the Rise Again After a long period of easing, mortgage rates are once again on the rise with national levels around 6.57 as of writing this. Mortgage rates have been rising for 5 straight weeks and are at their highest levels in 8 months. Prior to the war in Iran, mortgage interest rates had been steadily lowering, and economists were predicting 2-3 rate cuts from the Fed in 2026. Now, after the Fed’s most recent meeting, it appears we will not see any rate cuts this year and could even see a rate increase if rising inflation continues as expected. Economists are projecting no rate cuts for the rest of the year, even if Jerome Powell is replaced as Chairman with a loyalist to the President, unconcerned about the Fed’s dual mandate. Rates are not directly set by the Chair and require a majority vote of the 12-member Federal Open Market Committee. Lowered Tourism Expectations and Bill 9 In addition to interest rates, there are other downward pricing pressures on the broader Maui and Wailea real estate markets. Travel to Maui this winter was up over the past two years, a promising sign, but forward-looking numbers from local property management companies indicate that summer will likely see a decline from the rising fuel costs that impact airfare, food prices, and everything else. Historically, during periods of economic uncertainty, travel is one of the first areas consumers cut back on. This will affect both nightly rates and occupancy rates for short-term rental owners. Votes on Hotel Zoning Coming Soon Those short-term rental owners that are also in the apartment zones are facing additional uncertainty around Bill 9 as we continue to await the Maui County Council’s decision on creating the new Hotel Zoning for the condo complexes on the TIG Exemption List. Condos in Wailea that are on the list are Wailea Ekahi, Wailea Ekolu, Grand Champions, and Palms at Wailea. This vote is now expected to happen in May. The County Council voted 8-1 to refer the zoning change to the planning commission; however, the commission voted unanimously to reject it. That doesn’t mean the new hotel zoning is dead, though; it will just need 6 out of 9 votes from the Council to pass it in May. Once it is known if these complexes will be allowed to upzone, the lawsuits against the county are expected to begin and will either be all of the apartment-zoned complexes suing the county or just the half that are not being suggested for upzoning. Increasing Costs While Decreasing Revenues? With the costs of repairing roads and infrastructure from the recent Kona Low flooding hitting the County’s reserve fund, it would seem especially insane now if the Council doesn’t vote to approve the exemption list for hotel zoning, given the impact the ban will have on county revenue from property tax losses. Maui is also actively working to repair and expand water infrastructure, a much-needed development that will require significant tax dollars. These improvements to water infrastructure will also green-light certain new affordable housing developments that have been sidelined due to water issues. Why would Maui County need to steal rights from property owners, hamstring the local economy, and fight costly legal battles when we can simply develop our own affordable housing? More on this to come. Wailea/Makena Real Estate By The Numbers YTD 2026 Wailea Condos Median Sales Price Wailea Condos Days on Market Wailea Single Family Median Sales Price < Wailea Residential Closed Sales Wailea Percent of List Price Received Top Wailea Condo Complexes For 2026 Wailea Point Wailea Point Makali'i at Wailea Makalii Ho'olei Ho'olei Top Wailea Residential Neighborhoods For 2026 Wailea Kialoa Wailea Kialoa Wailea Golf Estates Wailea Golf Estates In Conclusion Wailea continues to be a very in-demand area of Maui for luxury buyers, as it always has been and always will be. Prices have been trending downward, but not as far as in other parts of the Maui market, and opportunities exist to find great value. With some of Maui's best beaches, hottest new restaurants, and great activities, what's not to love? If you've been considering selling or buying a property in Wailea, I would be more than happy to assist in any way I can.

Does Maui Have a Water Problem?

evan@mauieliteproperty.com (Evan Harlow R(S)) — Tue, 31 Mar 2026 09:59:00 -1000

Does Maui Have a Water Problem? The Hawaiian Islands occupy a unique position on Planet Earth and are subject to distinct, sometimes extreme, weather patterns. Here in the middle of the Pacific Ocean, 2,300 miles from California, Hawaii exists because of a fixed volcanic hot spot in the ocean (a deep plume of magma under the slowly moving Pacific Plate) that has been flowing for millions of years and is currently creating the Big Island. It's a miracle that life exists in Hawaii and living here in Hawaii, at least in my humble opinion, is also miraculous. Amazingly, Hawaii Island, the largest of the chain, is still growing from its active volcanoes, while the rest of the main Hawaiian Islands, Maui, Oahu, Kauai, Lanai, Molokai, and Niihau, are all shrinking. This volcanic activity has been happening for so long that there are even islands that have risen and completely eroded back into the ocean. Kauai is currently the oldest island and is believed to be about 5 million years old Hawaii, while forged in the fire of its volcanoes, is nourished and able to sustain life through abundant rainfall. Generally speaking, this rainfall is seasonal, and amounts can vary significantly across different parts of the islands due to the state's wide variety of microclimates. In recent years, longer drought periods and extreme weather events have highlighted our reliance on our precious resource of water. In this article, I'm going to explore the myriad water-related issues we have been facing on Maui and what is being done now to address these issues over the coming years. Hawaii Has Unique Microclimates and Often Unpredictable Weather Patterns Wai is the Hawaiian word for water, and many areas on Maui have 'Wai' in their names. Wailuku, which means 'destroying water', is an apt name, as the Wailuku River, which runs through the I'ao Valley, is prone to flooding and can carry large boulders. Wailea, one of Maui's best resort areas with calm waters and beautiful beaches, means 'pleasing waters'. Many other places on Maui have water in their name, such as Waikapu, Wai'napanapa, Waiakoa, and many more. Microclimates and Water in Hawaii Hawaii has 10 distinct microclimates, including desert climates like Kihei and Wailea, and polar climates with snow and freezing temperatures at the top of Mauna Kea on the Big Island. While parts of Maui and other Hawaiian Islands have experienced prolonged periods of drought in recent years, we also receive an immense amount of rain, particularly in the mountains. As we recently saw with the intense flooding throughout the state, we are occasionally subject to extreme weather events where areas can receive more rain in a week than they might receive in the next year. Here are some examples of the yearly average rainfalls: Kihei, Maui: 10-15 inches Ka’anapali, Maui: 23-28 inches Hana, Maui: 70-80 inches Waialua, Oahu: 29 inches Waikoloa, Big Island: 30 inches Hanalei, Kauai: 73 inches The rainiest place in Hawaii is actually on Maui, in an area known as the ‘Big Bog’ on East Maui, which receives an average of 31.6 ft of rain per year at 5,400 ft of elevation. According to Pao-Shin Chu, a professor of meteorology at UH Manoa, “The east side of Maui is aligned in a northwest-southwest direction, in a way almost perpendicular to the prevailing northeast-east trade winds”. This causes an orographic rainfall effect as approaching cumulus cloud clusters rise, producing cooling, saturation, clouds, and rain. 2026 Flooding Brings Spotlight Back to Water Management on Maui In the historic flooding in March of 2026, areas of Upcountry Maui received upwards of 40 plus inches of rain in the span of a few days, and the Northshore of Oahu received 12 inches in one day a week after getting 25 inches of rain, which led to the evacuation of Haleiwa and Waialua due to the concerns that the Wahiawa dam could completely fail. North Kihei on Maui is notorious for flooding during these heavy rain events, as ongoing drainage issues and wetland mismanagement leave the area prone to flooding and extreme mudflow. Up to 4ft of mud was on South Kihei Road after the floods Every time this happens, solutions are discussed, fingers are pointed, and nothing gets done to resolve the issue. However, the wetlands of Kihei hold the key to how water is supposed to move through the area. With over 1 billion in estimated damages, mainly for Oahu, from the recent flood, how can Hawaii look forward in its planning and strategies to reduce the impacts of future weather events and properly retain rainfall to expand public access to water? Maui’s Aging Water Infrastructure and History of Abuse By Corporate Agriculture While we can’t expect to avoid damage from extreme weather events, we can be better prepared for them. Hawaii’s aging infrastructure issues have been apparent for many years, and responsible parties have not been held properly accountable. Large agricultural corporations like Dole, Alexander & Baldwin, and GMO giant Monsanto (rebranded recently by Bayer) have a history of abusing Hawaiian lands and their water rights for almost 2 centuries. The widespread flooding from the 2026 Kona Low storm on Oahu's north shore was directly related to the Dole-owned Wahiawa Dam's deterioration. Dole has avoided making repairs to the dam for over 5 decades and has evaded fines and mandatory repairs since 2009. The history of growing pineapple and sugar in Hawaii is a dark history, and the stories they don’t often tell on the farm tours are stories of rampant use of known toxic, even illegal pesticides and herbicides, along with human rights violations, including labor exploitation, forced child labor, and trafficking. On Maui, Alexander and Baldwin has operated agriculture in Central Maui and controlled a massive water source with failing infrastructure, East Maui Irrigation, until just recently. Recent Agribusiness Activity Seen to Improve Conditions Fortunately, Mahi Pono now manages and operates agricultural operations in Central Maui, and it has also taken over ownership of East Maui Irrigation, which consists of 50 miles of tunnels and 24 miles of ditches that carry water from East Maui to Central Maui for its agricultural operations there. They have diversified the types of agriculture grown in Central Maui and are helping Maui reduce its reliance on outside food sources. Alexander and Baldwin sold its 41,000 acres in Central Maui in 2018 to Mahi Pono and has been divesting its agricultural business while becoming a commercial real estate giant in Hawaii. They recently sold the entire business to a larger real estate investment firm, Blackstone (not to be confused with BlackRock). Water Availability Has Been Contributing to Maui's Housing Struggles The entities that manage Maui's water infrastructure certainly need to be held to a higher standard of stewardship, and it should be recognized that their aging infrastructure is also contributing to our current housing crisis. Recently, Pulelehua, a much-needed new housing development on West Maui, was prevented from moving forward due to insufficient water availability. Kahana, the area where Pulelehua is planned, sits below the slopes of the West Maui Mountains, which receive an average of 386 inches of rain per year, 580 million gallons a day. The most recent reports on daily water demand on West Maui cite that our maximum production capacity is currently 7.17 million gallons per day. Waikapu Country Town is another large development near Wailuku that has been crawling through the approval process for decades, and many other housing projects need water to proceed. If sufficient access to water becomes a priority at the planning level, we can make a serious impact on our housing challenges. Water Mismanagement Leading to Lost Revenue For Businesses, Residents, and Maui County West Maui water infrastructure issues have also recently been in the news, especially in Kapalua, where the Plantation Golf Course was unable to host its annual PGA Tour event, resulting in over $50 million in lost revenue for the island due to water shortages from its provider, Maui Land & Pineapple. TY Management, the owners of the Plantation Course, took MLP to court, where MLP was fined 140k for streamflow violations and for failing to complete ordered repairs. TY Management is now offering 40M to purchase and repair the aging water infrastructure, then turn it over to the County. Maui County Council Bans New Swimming Pool Construction on West Maui Maui County recently passed Ordinance 5930 that placed an interim ban on permits for new pool construction on West Maui until 2031. Many say it was a short-sighted and performative move unless the county’s real goal was to hurt the businesses of local pool companies and home contractors. There have also been several new water conservation rules that have recently been implemented on Maui that seek to further reduce water use. These relate more to how hotels operate their linen programs and landscaping water uses, The move to restrict pool construction will not have any measurable impact on water availability or current usage, but maybe stricter rules for hotels will. Maui has been experiencing longer droughts, and these measures may help while Maui works to expand its capacity to capture, retain, and efficiently distribute the water we do have. Plans to Expand Water Availability on Maui Upcountry Maui is known for its shortage of water meters and a lengthy backlog of roughly 1,400 applicants seeking approximately 3,500 meters. Residents in Makawao and Haiku have enough rainfall to support a water catchment as an alternative to a county water meter; however, customers in Pukalani and Kula will not receive enough rainfall each year to support a catchment and will need public water or a private well. When buying land or agriculturally zoned properties on Maui, it's particularly important to know if the property has a water meter or will use a well or catchment for water. Upcountry Water Service relies on a series of wells and reservoirs, and plans are in place to repair a filter at the Kamaole treatment plant. This will add 1.5M gallons per day. There are also plans to build two new reservoirs for the fiscal year 2028, but that will require federal funding and is not guaranteed. West Maui Water Planning In November of 2025, the County announced that it is exploring a desalination plant on West Maui and has appropriated 15.5 million to improve the reliability of the water supply for West Maui. The estimated costs of the plant could exceed 50 million, and it doesn’t seem as economically feasible as simply adding more retention basins and repairing existing infrastructure. Kimo Landgraf, deputy director of the Maui County Dept of Water Supply, has indicated that the county is also working on a new 100-million-gallon reservoir. With the recent addition of the Kahana Well, which will add nearly 1 million gallons a day to the available supply, it does appear that better water security is in West Maui’s future. The Good News Looking Forward Given the recent developments and planned improvements, Maui is on its way to expanding water availability and improving management of our most vital resource on the island. While the Hawaiian Islands can be a place of extreme weather, they are also a place of extreme beauty, peace, and serenity for those who love life here and visiting here. We have the resources to support everyone who lives here, along with our tourism economy that financially supports our local population; we just need to develop and manage our water resources intelligently.

Using a 1031 Exchange on Maui | What It Is and How It Works

evan@mauieliteproperty.com (Evan Harlow R(S)) — Fri, 20 Mar 2026 07:34:00 -1000

Using a 1031 Exchange on Maui to Leverage Up Without Losing Your Gains to Taxes From the stable cash flow of rental income to the exceptional growth of property value and more, Maui investment properties hold tremendous financial potential. When you sell a rental property or second home, you will ideally enjoy a handsome profit. As is the case with all types of income, Uncle Sam try to take a cut. Depending on how much appreciation your subject property of the 1031 exchange has had, tax liabilities from selling can be substantial. So, you'll understandably want to avoid taxes, if possible, and maximize your return on your initial investment. Fortunately, you can do so legally with one of the largest wealth-building tools for real estate investors in the US tax code, the 1031 exchange. Understanding Capital Gains Taxation The federal capital gains tax is considerable and is based on how profitable your investment was and how long you owned the property. Profit is calculated by the difference between the original purchase price and your net sales price minus the cost of improvements. How longed you have owned the property also matters. If you own your investment property on Maui or anywhere else for less than 12 months, your financial gain is taxed at your current ordinary income tax level. High earners may pay as much as 37 percent on short-term capital gains. If you own the property for less than 12 months, your current income tax bracket will determine the rate you will pay. The highest capital gains tax rate for long-term investments held for more than 12 months is 20 percent. Enjoying Appreciation By Reinvesting A significant financial benefit associated with investing in real estate is appreciation. Unfortunately, the capital gains tax can take away up to 37 percent of that appreciation. The 1031 exchange allows a property owner to participate in a “like-kind exchange,” which requires the seller to reinvest the gains on a replacement property by closing on it within 6 months of the subject property. By doing so, you can continue building your real estate portfolio without unnecessary taxation. However, you will eventually cash out of your investments, and capital gains tax may be due then. Through one or more 1031 exchanges, however, you may dramatically reduce your overall tax liability over the years. This enables you to build wealth continuously and rapidly. View All Maui Properties For Sale The Benefits of a 1031 Exchange A 1031 exchange, which is named after the IRS code’s Section 1031, essentially enables you to swap one investment for another similar investment without concern for taxation. There are specific rules and requirements that must be met. One of the reasons why many people do not take advantage of a 1031 exchange’s benefits is that the rules and requirements may seem onerous. However, given the ability to potentially save a six-figure sum of money or more, the effort is worthwhile, and the purchase process does not differ substantially from buying with cash or a loan. It just requires retaining a skilled, experienced real estate agent and 1031 intermediary for the process, and having the escrow/title agent be experienced as well. A common real estate investment strategy is to gradually move up to larger, more lucrative properties. For example, an investor may hold a small residential investment property for a few years before selling it for a profit. The investor may then use the cash proceeds as a down payment on a short-term rentable condo in Kapalua, or on a rental home in Kula, for example. This process may be repeated with progressively larger and more valuable real estate investments. When the government dips its hand into the pool of cash proceeds between each transaction, your reinvestment capabilities are diminished. When this diminishment persists across multiple transactions over the years, the impact on your net worth and real estate income can be incredible. You probably already know all of this, though, so let's get into the details and how to make sure you complete the process successfully. Requirements for a 1031 Exchange on Maui What does it take to protect your wealth through a 1031 exchange on Maui? The most common type of 1031 exchange is a delayed exchange. With this type of exchange, you are given 45 days after the sale of one property to identify a “like-kind” property that you want to invest in. To comply with the IRS’s tax guidelines, you must then close on the property you identified within 180 days of the sale of the original property. The IRS code specifically states that a 1031 exchange is for similar investments only. This may sound constricting, but it actually is a very lenient rule. For example, you can exchange a small apartment complex for a large retail center or a plot of land for an office building investment, a condo for a home, etc. Essentially, you must exchange a real estate investment for a real estate investment. Keep in mind that a 1031 exchange does not pertain to a personal residence, but there is a loophole for exchanging vacation homes. The 1031 exchange addendum is added to the Hawaii Purchase Contract and is coordinated by the intermediary assigned during escrow. The Exchange Process A delayed 1031 exchange is completed through a qualified intermediary, also known as a QI. You must set up the 1031 exchange before the sale of your original subject property has been finalized. The funds from that sale will be transferred immediately to a holding account via the qualified intermediary. It can take time and leverage to secure suitable investment properties on Maui, so your search for a replacement property should begin before the sale of the relinquished property is finalized. However, you have 45 days to identify the property that you wish to buy. Be aware that you must notify the IRS of the property that you intend to buy, and that must be the property that you eventually close on. You may actually choose up to three properties, and you must close on one of the identified properties to avoid paying capital gains tax. You will then walk through the purchase process for the new property as you normally would. The seller will sign a disclosure related to the 1031 exchange upfront, but all other aspects of the purchase will proceed as usual. At closing, the QI will disperse the held funds directly to the closing agent, and the transaction will be complete. Different Types of 1031 Exchanges The other types of 1031 exchanges are reverse exchanges, simultaneous exchanges, and improvement exchanges. A reverse 1031 exchange occurs when the investor purchases the replacement property before selling the relinquished property. A simultaneous exchange is when the relinquished property is sold at the same time the replacement property is purchased. An improvement exchange enables the investor to use the proceeds from the relinquished property to make capital improvements on the replacement property. In Conclusion While a 1031 exchange on Maui or anywhere else requires extra effort and inevitably involves more paperwork, the effort can be well-rewarded. Using a skilled realtor with 1031 experience will be a great help, of course. Keep in mind that there is no limit to the number of 1031 exchanges you can do. I have extensive experience representing clients exchanging into and out of Maui. If you are interested in a 1031 exchange, please reach out to me, and I can connect you with my preferred qualified intermediaries, who can answer your questions and guide you through the process seamlessly.

Montage Kapalua To Become St. Regis Under Marriott Management

evan@mauieliteproperty.com (Evan Harlow R(S)) — Wed, 18 Mar 2026 07:25:00 -1000

Montage at Kapalua to Become St. Regis It was recently announced that Marriott International signed a management agreement with the Tennessee-based owners of the Montage Resort at Kapalua Bay, KWC Management. The former management agreement was between KWC Management and White Label Asset Management, who continued to operate under the Montage brand after KWC had purchased the property in November of 2023. Marriott will now operate the Resort under their luxury St. Regis Resort Division. The Montage Kapalua property has consistently been regarded as one of the very best resorts in the State of Hawaii, and last traded hands when Lantern Asset Management purchased it in 2013 through a foreclosure sale, after it was owned by the infamous Lehman Brothers. With Marriott now taking over management of the Resort at Kapalua Bay, improvements are expected to begin soon, and the property's full conversion to the St. Regis brand is expected by 2027. How Does This Affect Current Owners at the Montage/St. Regis This appears to be great news for current owners of Montage Residences, who have just endured several years of exterior renovations due to stucco spalling, which also came with a large 6-figure assessment per owner. With those renovations coming to an end and the assessment completed, this is the perfect opportunity for a brand like the St. Regis to rebrand the property and breathe new life into the resort's operations. It is unlikely to change how the HOA works for Montage Residences owners, as the hotel operation side is a separate enterprise. Full details of the transition have yet to be disclosed. Kapalua In The Spotlight in 2026 Kapalua has gotten quite a bit of attention recently, as the Plantation Course was deemed unplayable due to drought conditions for the 2026 Sentry Tournament of Champions PGA Tour event. It was later discovered that water had been available all along. This controversy surrounding the water availability for irrigation from Maui Land and Pineapple led the owners of the Plantation Course, TY Management, to file a lawsuit last fall. It was eventually determined that Maui Land and Pineapple was guilty of streamflow violations and was fined $ 140k. A pittance of what the cancelled golf tournament cost local businesses and the Plantation Course in lost revenue from the cancelled event. In the aftermath of this,TY Management is trying to solve part of the West Maui water issues by buying Maui Land and Pineapple's water system and injecting $40M into repairs. Once completed, TY Management would then donate the system to the state's Agribusiness Development Corporation. This would be huge for everyone on West Maui if this actually works out as planned. These much-needed capital improvements to existing water infrastructure, along with the County's plan to build a 100-million-gallon reservoir in the Honokohau ditch to supply water to Ka'anapali and Lahaina, would be two moves that could provide much-needed water security for generations of West Maui residents and businesses.

HOA Fees on Maui : Explained

evan@mauieliteproperty.com (Evan Harlow R(S)) — Sat, 21 Feb 2026 12:41:00 -1000

HOA Fees on Maui: Explained Homeowners’ Associations have been around in the United States since the mid-20th century. They operate as non-profit organizations whose primary objectives are to organize, maintain, and protect properties along with their owners within planned communities or subdivisions, condominium complexes, and cooperative ownership agreements. There is a wide variety of HOAs across the country, and specifically on Maui. Some HOAs can be very small, with only a few properties in the association, while others can involve 1,000s of homeowners. The most common type of HOA on Maui is a condominium community HOA. There are hundreds of condo complexes on Maui, and their HOAs use the funds they collect from owners to cover things like common area maintenance (landscaping, pool maintenance, etc), building insurance, on-site property management, owner water use, shared utilities, reserves for future repairs, and financial management of the association. Why Are HOA Fees on Maui So Expensive? Relative to condo communities or subdivisions on the mainland, Maui’s HOA fees can seem high at first glance. You’ll also notice that just about everything is more expensive on Maui. So, that means that everything an HOA on Maui uses and needs is more expensive. Some HOA fees are as low as 50 dollars a month in neighborhoods where you’re basically just paying to have rules, but no other services. Other HOAs can exceed $8,000 monthly in some of the most elite units in the most elite condo communities like Wailea Point or the Montage Residences in Kapalua. On average, you should expect to pay between $600 to $1,500/month for HOA fees in condo community on Maui and $150-$400/month for residential subdivision HOAs. Many HOAs also use a third-party management company to help with administrative functions, and this carries a cost as well. Companies like Destination Maui and Hawaiiana manage several HOAs on Maui. Property values are also higher than the national average, and many coastal properties are subject to greater wear and tear than non-coastal properties. These factors lead to higher insurance premiums and replacement costs for building components such as roofing, walkways, and elevators. Single-Family Neighborhood HOAs In single-family residential neighborhoods, HOA fees are generally much less expensive than in condo complexes on Maui. Residential HOAs typically do not cover homeowner’s insurance or any utilities. Rather, they serve more to create and maintain community design standards, to enforce certain behavioral rules to ensure quiet enjoyment for residents, and often to maintain the neighborhood’s private road or gate. Why HOAs Get a Bad Wrap (and Why They Aren't All That Bad) View this post on Instagram A post shared by MisterMainer - Dmitry Pepper (@mistermainer1) Social media is full of hilarious examples of HOA presidents or members taking their job a little too seriously and creating unnecessary disputes with homeowners. Many people’s first visceral reaction to an HOA is to recoil at the offensive notion that someone else will be telling you what you can and can not do with your property. It’s understandable. Sometimes you just want to blast music after 10 pm or hang your clothes out to dry on your railing. But the behaviors that HOAs prohibit for you are also behaviors they prohibit for others, and they are determined in a somewhat democratic way. Not all HOAs are well managed, however, and this is where most problems arise. Unnecessary expenses can occur when the board isn’t able to, or simply doesn’t, make prudent financial decisions. Corruption can happen when a board member makes an illegal deal with a contractor or other service provider; it's rare on Maui, but I have seen it happen. Knowing the Good Ones From the Bad Ones It’s critical to have competent, trustworthy people managing your association, and that’s why it's important for all members to stay informed, participate in meetings, and vote on important issues. It’s also nice when the on-site property manager answers their phone. Not something you can expect at every association. Most owners will assume that the board has their best interests in mind and will not concern themselves much with the inner workings. Others who like to participate and offer their candidacy for leadership positions often do thankless, but very necessary work for all members of their community. Either way, if you’re in an HOA and don’t like what’s going on, you can always get more involved. What Will Your HOA Fee on Maui Cover? When you’re under contract on a property managed by an HOA, you will receive the full condominium association documents within the first 10 days of escrow as part of the M1 provision of the Hawaii Purchase Contract. This document set will include the CCRs (covenants, conditions, and restrictions), recent and annual meeting minutes, bylaws, a reserve study, articles of incorporation, house rules, and a description of what is included in the monthly fee. It’s important to know exactly what the specific community covers or does not cover, as it varies, if only slightly, among condos. This is another reason to make sure you’re working with an experienced buyer's agent (cough, cough) who may already know issues with the complex before you have to find out on your own, only once you are under contract. What About Assessments? This is the last word anyone wants to hear when buying, selling, or owning real estate in an HOA. An assessment usually means additional expenses and can muddy the waters when negotiating a sale price, especially when the assessment is currently only a whisper and the exact cost remains to be determined. I have worked on many deals where the owners were either currently paying an assessment or actively discussing a future assessment, and it can become tricky to find common ground on who is paying what. Assessments are used when the association doesn’t have the reserves to cover a needed repair project or a treasury shortfall. In most cases, larger assessments of over 20k per owner allow owners to pay in installments, easing the burden. The Montage Residences recently had a 400k assessment per owner to cover exterior building repair due to spalling in the stucco. Assessments can also impact short-term rental income. In the case of the Montage, each building was shut down for 6 months for the work, meaning each of those owners missed 6 months of rental revenue while still having to pay their full property taxes and HOA fees. How To Negotiate An Assessment When Buying As a buyer, it's best to always include in the purchase contract that the seller will pay any current assessments and/or for loss of use. If a future assessment is on the horizon, it's important to track down the appropriate board member to at least get an idea of the projected cost. They are usually reluctant to give an estimate, but we have to insist. You will also receive a disclosure from the association as part of the association document review contingency. This disclosure, known as RR105c, includes a specific section on assessments. So, if the owner has had their head in the sand and wasn’t aware of an upcoming assessment, the RR105C will make sure we are. Have Questions About a Specific HOA on Maui? Having worked on a wide range of properties around the island, I have encountered a variety of HOA issues and have access to current information about almost all of them. If you are interested in a specific community's HOA policies, potential issues, or are just curious what the HOA covers in that complex or neighborhood, feel free to email me at evan@mauieliteproperty.com or call me at 808-214-4799. form-contact

Maui's Best Communities and Neighborhoods for Families

evan@mauieliteproperty.com (Evan Harlow R(S)) — Fri, 20 Feb 2026 13:15:00 -1000

Explore Maui Neighborhoods and Communities for Families For a relatively small island, Maui offers a large diversity of lifestyles and microclimates that appeal to a wide range of people. If you would like a hot, sunny, and dry climate with a beach lifestyle, you’ll find yourself drawn to Kihei, Wailea, Lahaina, or Ka’anapali. Windsports and surfing enthusiasts are typically drawn to the windswept Northshore, where the community of Spreckelsville offers unparalleled access to extreme ocean sports and the Maui Country Club. Others are seeking a cooler, more rural, tropical rainforest setting in places like Makawao, Haiku, and Hana. Or even a relatively cold setting in upper Kula. As you search for the ideal community for you and your family to settle down in, it's definitely important to consider how the location will impact your day-to-day life. Maui is kind of spread out, and after living on Maui full-time for 16 years, I’ve found that finding ways to cut down on your drive time to the places you visit most can positively impact your days. Consider Lifestyle and Convenience Factors The convenience factor of where you live is definitely important to consider for families with children who have school, after-school activities, and fun-filled weekly schedules. Rural living can increase commute times to certain places, but even in places like Haiku or Kula, you can find just about everything you need within about 15-20 minutes. Proximity to schools, Costco, the airport, the hospital, and other important destinations is important to consider as you get to know the different areas of Maui in full detail. After living on West Maui for my first 7 years on Maui, I learned that West Maui can feel like its own island and presents many challenges for frequent flyers trying to get to OGG, especially during accidents or roadwork. But it does offer some of the best beaches, activities, and experiences on Maui. There will be trade-offs when choosing between different areas. All of that being said, there is an area of Maui that is right for everyone, and sometimes priorities change over time. I have lived in several different areas on Maui over the years and have found that certain areas have been right for certain seasons of my life. The best area for you and your family will depend on how you envision life here, but here are a few of my favorite neighborhoods for families on Maui across different price points and locations. Launiupoko If you’re searching for a quiet yet upscale community, Launiupoko should be at the top of your list. This agriculturally zoned area, which is home to approximately 700 people, is conveniently located between Olowalu and Lahaina on the western end of the island. It’s an unincorporated area that offers large agriculturally zoned lots and many gorgeous, upscale homes. The community leans into its country-like vibe by embracing panoramic views of the mountains and the ocean from many vantage points. If you choose to live here, you’ll be close to Launiupoko Beach Park, which offers whale watching, hiking, picnicking, and water activities. Restaurants and shops are only 10 minutes away. Schools here include Lahainaluna High School, King Kamehameha III Elementary, Maui Preparatory Academy, and Princess Nahi'ena'ena Elementary. Moana Estates Moana Estates is among the newer residential single-family home communities in Kihei. Here, you will find 90 plantation-style luxury homes nestled on a terraced hillside above Kamaole I Beach in Kihei. The lots are well-designed to promote privacy, and homes have been built with both one- and two-story floor plans to accommodate families of all sizes. These floor plans range in size from 2,375 to 3,696 square feet. Families enjoy being within walking distance to Kamalii Elementary, which is regarded as one of the island’s best public schools. Moana Estates also offers a community park and trails suitable for hiking, walking, and jogging. The subdivision is walking distance to Kamaole I Beach and Kamaole II Beach Park. Kahana Ridge Located on West Maui, Kahana Ridge is also considered one of the best neighborhoods for families on Maui. This is a larger, established community with 230 homes. It is well-positioned just off Honoapiilani Highway near Kapalua. From this location, you’ll be close to Pohaku Beach Park, Kahana Bay Beach, and numerous retail and dining opportunities in Kapalua and Kaanapali. Because the homes sit on the side of a mountain, many residences offer spectacular ocean views. Parents appreciate numerous cul-de-sacs throughout the community, as well as a family park at the back of the neighborhood. Local schools serving this area include Lahainaluna High School, Sacred Hearts School, and Maui Prep. Maui Uplands In Makawao, there is a charming neighborhood known as Maui Uplands that only rarely has homes come on the market, and for good reason. It’s one of Upcountry Maui’s best-kept secrets in the best neighborhoods category, and homeowners are reluctant to leave this idyllic neighborhood. In the Goldilocks zone of Upcountry, at this elevation of approximately 1,000ft above sea level and its location on the edge of the rainforest, it's a few degrees cooler than the coast. Maui Uplands also gets less rain than Haiku but more rain than Pukalani, making it just right for a wonderful climate. The lots in Maui Uplands are agriculturally zoned and typically around a half acre each, which means you can CPR your property and/or build an ohana It's near several great schools, Makawao Town, and is very convenient to central Maui via Haleakala Highway. Kehalani Kehalani is a quiet master-planned community with many neighborhoods, including Ohia, Villas at Kehalani, Milo Court, and others, that offer numerous pedestrian paths and bike-friendly thoroughfares. The many modern homes here are conveniently located near Pu’u Kukui Elementary School, which is recognized for its state-of-the-art technology. In addition to having a strong, tight-knit feel, the area has numerous smaller parks as well as a 13-acre county park that offers recreational sports opportunities. The Kehalani Village Center is nearby as well. In this commercial area, you’ll find grocery and convenience store shopping. Pukalani The small community of Pukalani is located in the Upcountry region, known for its cooler temperatures, small town vibe, and expansive views. Families are drawn to this charming area for its acclaimed schools, including Seabury, the Carden Academy, and Pukalani Elementary. Several recreational venues in the area promote active family living. These include the Mayor Hannibal Tavares Community Center, which has a pool and sports fields, and the local country club. This community is also close to attractions, OGG airport, shopping, and other hotspots in both Kahului and Wailuku. Maui Lani in Kahului If you’re searching for the perfect suburban environment for your family in Central Maui, one of the best neighborhoods for families on Maui is Maui Lani. Families can enjoy the benefits of quality education at award-winning Pomaikai Elementary School and Maui Waena Intermediate School. This family-friendly community has a quiet setting, yet is only a 5-minute drive to the Queen Ka’ahumanu Center and other shopping and dining spots. At the 65-acre Central Maui Regional Sports Complex, families will find a playground and sports fields. Spread across the nine subdivisions in Maui Lani are numerous parks and walking paths. Maui Lani, like Kehalani, is a master planned community with a variety of subdivisions and neighborhoods. Mahana Estates Situated in the Kapalua Resort, Mahana Estates balances modern luxury design with a fabulous location and proximity to outdoor recreational activities. This gated community, which features homes with four to six bedrooms, is only a couple of miles from Maui Preparatory Academy. Residents in Mahana Estates and Plantation Estates in Kapalua benefit from access to all of the resort’s amenities, including tennis courts, golf courses, a pool, and others. Mahana Estates is a short drive from the famous surf and snorkel destination, Honolua Bay, and from the restaurants and shops at Whaler's Village. Hoku'ula in Hali'imaile In Upcountry Maui in Hali'imaile near Makawao, you will find the newest family-friendly community of Hoku'ula. There are 196 homes here, situated on sprawling lots, each with large yards for children to play in. Many homes have ohana living and large lanais to expand living space. This master-planned community, just below Baldwin Ranch Estates, is within walking distance of Hali’imaile Park, which has tennis and basketball courts, a gym, a baseball field, and a youth center. With a short and scenic drive, you can reach Makawao Elementary and Seabury Hall. Haiku Haiku has a distinctly country vibe thanks to its large agricultural lots and a lusher, greener look than the South and West Sides of Maui. There is a wide variety of properties in Haiku, ranging from epic coastal estates on large acreage to working farms supplying produce to local markets and grocery stores to smaller subdivisions with a more residential feel. This tight-knit community is also home to renowned schools like Roots School and Haiku Elementary. Several spots in the community are family-oriented, including the Kalakupua Playground at Giggle Hill and the community park. Wailuku Heights Wailuku Heights is ideally situated in Central Maui at the base of the West Maui mountains. From this location, residents enjoy cool breezes and stunning views of both coasts. The lots in this quiet neighborhood are spacious for Maui, and homes often feature large outdoor living areas. Each of the 500 homes here is custom-built, which adds to the neighborhood's upscale vibe. While this neighborhood feels somewhat removed from the rest of the activity in Wailuku, it is only minutes from dining and shopping in Wailuku and Kahului, as well as the Maui Arts & Cultural Center. Children here have a variety of school options to choose from. Waikapu Gardens Waikapu Gardens is a relatively newer subdivision in Central Maui known for its secure, small-town vibe. As a planned community, its homes are modern while retaining an island vibe. A playground and walking path have been incorporated into the neighborhood's layout. Unlike many nearby communities, the vast majority of homes here are owner-occupied, creating a more community-oriented atmosphere. From this location, you’ll be close to Waikapu Elementary, the Maui Ocean Center, the shops at Kahului, and Iao Valley State Monument for outdoor recreation. Pineapple Hill Pineapple Hill is located in the popular Kapalua area, but it lacks the hustle and bustle of other communities. This gated community enforces quiet time overnight. Residents can take advantage of the complimentary shuttle service to nearby beaches, shops, and the airport. Reduced rates at the Kapalua golf courses are available for residents. The amenities at the Ritz-Carlton Maui, Kapalua Bay Beach, Napili Bay Beach, the Kapalua Coastal Trail, and the Kapalua Village are also a few minutes away. Find the Perfect Neighborhood For Your Family on Maui As you explore the best neighborhoods for families on Maui in greater detail, keep in mind the specific characteristics, lifestyle, and community niche you want for your family. With numerous excellent communities to choose from, you could easily find a few neighborhoods to narrow down your search for a new home. If I can ever be of help along the search, feel free to give me a call at 808-214-4799.

The 10 Best Luxury Residential Condos on Maui

evan@mauieliteproperty.com (Evan Harlow R(S)) — Thu, 22 Jan 2026 10:52:00 -1000

The 10 Best Luxury Residential Condo Communities on Maui While much of the focus on Maui’s condo communities over the last two years has centered on short-term rental complexes and which ones are possibly affected by Bill 9, many buyers still prefer condos for personal use only, as primary residences or second homes. There are many benefits of using a condo zoned for long-term use only if your plans are to live in it full-time or spend more than just a few weeks in the unit per year. The first benefit is significant savings on property tax rates. Short-term rental condo owners pay a much higher property tax rate, approximately double that of the non-owner-occupied rate. If you're purchasing the unit as your primary residence, you’ll pay an even lower rate, which is around half or less of the non-owner-occupied rate. Residential Condos Offer Savings Vs. STR Condos Another benefit of buying a residential condo vs. a short-term rental condo is the lower price per square foot vs STR properties. Short term rental properties on Maui have a higher per-square-foot value and a higher overall cost vs. comparable non-short-term-rentable properties, as they generate revenue to help cover ownership costs, which is great if you’re keeping it rented. I’ve helped many buyers and sellers in non-short-term rentable complexes over my years in the business, and I’ve put together a list of my personal favorite luxury condo communities around Maui that do not allow short-term rentals, making them great for a primary residence or as a second home. Most of these communities are in West Maui or South Maui, as condos are few and far between in Haiku, Upcountry, or the Northshore (areas better suited to single-family homes with land). So, let's take a look at the best of the best of the luxury residential condos, starting with number 10 on the list. Ke Alii Ocean Villas Built in 2007, the Ke Alii Ocean Villas are desirably located in South Kihei directly above Kamaole I Beach Park. The complex features spacious 2bd/2bth and 3bd/3bth floorplans, with square footage ranging from 1,233 sq ft in the smallest 2bd/2bth floorplan to 1,903 sq ft in the largest 3bd/3bth floorplan. The complex features a beautiful amenity center with a large pool, bbq area, and fitness center. An uncommon feature is that units also come with detached garages, as only a few condo complexes on Maui offer garages. Among the condos for sale in Kihei, there are very few with garages. Ke Alii Ocean Villas is great for those who love walking, enjoy the beach lifestyle in Kihei, and seek a peaceful/friendly community to be a part of. Hokulani Golf Villas Hokulani is a condo community that doesn’t live like a traditional condo community. It is a residential condominiumized property where the owners enjoy large non-attached villas within the gated community on the Maui Nui Golf course in North Kihei. Built in 2009, Hokulani has 152 homes, each with a 2-car garage. There is a large infinity pool for owners to enjoy and a community clubhouse. For those looking for golf course homes on Maui, Hokulani Golf Villas are great, and many of the homes also have great views of the course. Masters Ka’anapali The Masters at Ka’anapali is another great residential condo community on a golf course on the Ka’anapali Royal Golf Course in West Maui. This gated community features 1-, 2-, or 3-bedroom floor plans among its 200 units. Condos for sale in Kaanapali vary in size, age, and view. The complex is pet-friendly and offers great amenities, including two heated pools, tennis courts, pickleball, and more. There are many units that have great ocean views, and the community feels very private and peaceful. Wailea Palms The Wailea Palms, not to be confused with the Palms at Wailea, has been a highly desirable luxury Wailea condo community since its construction in the late 1980s and early 90’s. The property features 60 two-story Mediterranean-inspired buildings with a total of 120 units. The community is gated, features a beautiful pool and amenity area, and many units have great ocean views. Units in Wailea Palms are spacious and feature large lanais to enjoy Wailea’s beautiful sunsets and near-perfect year-round weather. Na Hale O’ Makena Na Hale O’ Makena is not on as many buyers’ radar as it should be, as it is not located directly in Wailea, but just a few minutes south of Wailea in Makena. This exclusive, luxury gated community feels very private and peaceful. There are 40 units within Na Hale O’Makena, with sizes ranging from 2,049 sq ft to 2,773 sq ft in 2-, 3-, and 4-bedroom floor plans, and, of course, there is a beautiful amenities center with a tropical pool area Ironwoods Kapalua The Ironwoods Kapalua enjoys one of the most awe-inspiring and beautiful coastal locations on Maui, along the rugged Kapalua coastline next to the Kapalua Bay Golf course. Originally built in 1979, this luxury community is near Ironwoods Beach and the Kapalua Coastal Trail. Floor plans included 2-, 3-, and 4-bedroom options in units ranging from 1,750 to 2,990 square feet. Most units have an incredible, direct westward-facing oceanfront view and offer the best seat in the house for whale watching during the winter months. Makali’i at Wailea Makali’i is one of my personal favorite complexes in Wailea. Located across from the Fairmont Kea Lani on the Southern end of Wailea, Makali’i is within walking distance to many of Wailea’s best beaches, along with many of Wailea’s best restaurants. This recently constructed gated community features a contemporary, mid-century modern architectural design and the units reflect the creativity of the developers by offering large windows to enjoy the views and several elegant features throughout the units. Makalii also has one of the better amenity areas and maybe the best views from any of them, with spectacular outer-island views of Kaho’olawe and Molokini. The units feature either a 2-car or 1-car garage, two lanais, large sliding window doors for indoor/outdoor living, and a warm community of owners who all share a love of island life on Maui. La’i Loa La’i Loa is the most recent addition to Maui’s collection of luxury condo complexes. Located in Wailea along the Wailea Blue Golf Course and across from Wailea Ekahi, this 15-building luxury residential condo community has 75 beautifully finished units, most of which feature great ocean views. The 13-acre hillside lot chosen by Ledcor to develop Lai Loa has a perfect slope that allows the buildings to be tiered down it, providing the best possible view planes. The amenity center, with huge sweeping ocean views, is one of the most stunning anywhere on Maui. A large infinity pool features one Olympic-length lap lane along one side, accommodating both swimmers and waders at the same time. There are both men's and women's saunas and steam rooms, and a fully equipped gym. The buildings also feature below-ground garages with whisper-quiet garage doors. Each unit gets a space below and a space above, while the penthouse unit in each building gets two spaces below. Each unit also comes with a very large storage room next to the underground parking, to accommodate all the beach toys Coconut Grove A more perfect setting for any piece of real estate on Maui might not exist. Front and center at Kapalua Bay, with a healthy setback, Coconut Grove is the best non-short-term rentable luxury condo community on West Maui. While overall in both the STR and non-STR categories, I would have to say the Montage Residences is the best of West Maui; Coconut Grove exudes intimacy and serenity Coconut Grove is certainly a boutique complex with only 36 units, and only one unit has traded hands in the last 3 years. All units have a 3bd/3bth or 3bd/3.5bth floor plan and are over 2,000 sq ft. The complex sits right on Kapalua Bay and the Kapalua Coastal Trail as well, and it is also just steps from the ever-impressive Merriman’s Restaurant. Wailea Point Coming in at number 1 on my list of residential condos on Maui is the inimitable Wailea Point. Situated between the Fairmont Kea Lani and the Four Seasons as well as Polo Beach and Wailea Beach, Wailea Point is an exclusive, private luxury retreat in the heart of the Wailea Resort. Some of the units in Wailea Point are among the absolute finest pieces of real estate anywhere on Maui. For example, unit 101, featured in the photo above, is a rare double unit with 3,850 square feet of living space, located on the ground floor in the mostnorthwestern corner of the complex. It sold in 2025 for 12.6M. With the mitered windows, the view makes it feel like you are literally on the ocean inside the unit. Most of the units, particularly in the front row, command seriously impressive views, and the walkability, being right on the Wailea Beach Path, simply does not get any better. Residential Luxury Condos on Maui If you’re in the market to buy or sell a condo on Maui or just have questions, feel free to reach out to me anytime. My number is 808-214-4799, and my email is evan@mauieliteproperty.com. Thanks for reading