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        <title>All Things Maui Real Estate</title>
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        <description>A blog with the latest information about Maui and the real estate market on the island all written by a local Maui realtor. Informative blog articles about things to do and what's happening on happening on Maui in the real estate world and beyond.</description>
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    <guid>https://www.mauieliteproperty.com/blog/the-maui-real-estate-market-has-shifted-what-do-we-do-now.html</guid>
    <link>https://www.mauieliteproperty.com/blog/the-maui-real-estate-market-has-shifted-what-do-we-do-now.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>The Maui Real Estate Market Update September 2026</title>
    <description> <![CDATA[ 
Maui Real Estate Market Report September 2026: Closed and Pending Sales Rise, Bill 88 Moving Forward





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

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




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

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

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

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

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

Maui Market By The Numbers


Single Family Market





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

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

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




Maui Condo Market





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

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

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







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

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

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

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




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





Pending Sales Up 2






Closed Sales Up 3.2






Days on Market Down 6.6 to 128 days 






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





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





Inventory of Homes for Sale Up 4.4 to 473 active listings






Months Supply of Inventory Even at 8.1 months






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





Pending Sales Up 54.9






Closed Sales Up 19.3






Median Sales Price Down 13.1 to $564,950






Average Sales Price Down 21.9 to $893,388






Inventory of Condos for Sale Down 3.6 to 839








Months Supply of Inventory Down 19.7 to 12.2 months




Evan's Closing Thoughts 


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

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

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







Maui Real Estate Market Report June 2026





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

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

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

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

Prices Continue to Retreat


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

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

What I'm Seeing in the Maui Market


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

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

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

Maui’s Mayoral Race Will Impact the Real Estate Market





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

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

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

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

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

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

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

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

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

Buyer Interest Is Picking Up on Maui


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

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

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

The Challenges of Being a Seller in The Maui Market Lately


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

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

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




Key Factors Affecting Maui Real Estate in 2026




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

Recovering Tourism Industry


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

Where will interest rates go? 








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    <pubDate>Sat, 05 Sep 2026 05:30:00 -1000</pubDate>
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    <guid>https://www.mauieliteproperty.com/blog/the-ultimate-guide-to-moving-to-maui-live-your-best-island-life.html</guid>
    <link>https://www.mauieliteproperty.com/blog/the-ultimate-guide-to-moving-to-maui-live-your-best-island-life.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Moving to Maui: The Ultimate Guide - Live Your Best Island Life</title>
    <description> <![CDATA[ 
Moving To Maui: Live Your Best Island Life





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

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

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

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

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

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

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

Listen to Your Heart


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

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

1. What Will I Do?





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

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

What To Do For Work


If You're Retired


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

Work Remotely


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

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

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

Looking For Work on Maui


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

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

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

What to Do For Fun





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




Enjoy Nature at Its finest


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

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

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

More Than Ocean Sports


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

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

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



Is It Expensive To Live on Maui?


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

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

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

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



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

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

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

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

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

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

West Side





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

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

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

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

Pros: Beaches, surf, sunsets, golf, resorts


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


View Properties in Lahaina



South Side





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

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

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

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

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


View Properites in Kihei



Central Maui


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

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

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

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

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


View Properties In Wailuku



Northshore Maui





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

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

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

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

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


View Paia Properties



Upcountry





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

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

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

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

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

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


View Kula Properties



East Maui





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

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

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

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

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

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



Renting vs. Buying When Moving to Maui


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

If You Are Leaning Towards Renting


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

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

If You Are Leaning Towards Buying


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

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



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

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

Living on an Island in The Middle of The Pacific Ocean





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

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

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

Find Your Ohana


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

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

Develop A New Positive Routine After Moving to Maui


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

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

Go Inter Island Hopping Around Hawaii






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

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

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

The Most Important Thing To Bring to Maui: Aloha 


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

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

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

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

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





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




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

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

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

Why These Two Communities Are So Similar





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

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

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

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

Short-Term Rental Status and Zoning


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

Palms at Wailea





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

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

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

Wailea Palms





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

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

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

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




Wailea Location and Setting


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

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

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




Floor Plans


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





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





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





Some larger 3-bedroom units are available as well






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





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





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





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





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

Amenities


Palms at Wailea:






Whale-shaped saltwater pool and spa






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





Fitness center






Pavilion and multiple BBQ areas






Landscaped gardens with ponds and small waterfalls






Wailea Palms:






Resort-style pool with ocean views






Spa and fitness center






Putting green






Pool pavilion






Full-time on-site property manager and landscaping department






Eligibility to purchase a membership at the nearby Wailea Golf Club






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

Prices and HOA Fees


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

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

Frequently Asked Questions


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

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

Are pets allowed? 


Palms at Wailea allows pets. Wailea Palms does not.


Which one is closer to the beach? 


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

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

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

Which is the better investment? 


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

Which One Is Right for You?


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

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

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





 ]]> </description>
    <pubDate>Sun, 23 Aug 2026 07:01:00 -1000</pubDate>
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<item>
    <guid>https://www.mauieliteproperty.com/blog/wailea-ekahi-vs-wailea-ekolu-choosing-a-condo-in-wailea.html</guid>
    <link>https://www.mauieliteproperty.com/blog/wailea-ekahi-vs-wailea-ekolu-choosing-a-condo-in-wailea.html</link>
        <author>evan@mauieliteproperty.com (Evan Harlow R(S))</author>
        <title>Wailea Ekahi vs. Wailea Ekolu: Beachfront or Golf Course Living in Wailea</title>
    <description> <![CDATA[ 
Wailea Ekahi vs. Wailea Ekolu





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

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

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




Short-Term Rental Status and Bill 9 Zoning





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

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

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

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

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

Location and Neighborhood Feel





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

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

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

Wailea Ekahi Floor Plans vs. Wailea Ekolu Floor Plans


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



Studios: roughly 484 to 496 square feet


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

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

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



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

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



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

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

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



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




Amenities: Pools, Golf, and Recreation





Wailea Ekahi:




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

Pickleball and paddle tennis courts, plus shuffleboard


Beachfront pavilion with a full kitchen and multiple BBQ stations


Concierge services


Direct beach access to Keawakapu Beach




Wailea Ekolu:




Two solar-heated swimming pools


Recreation pavilion with a kitchen and BBQ areas


Discounted golf and tennis rates at Wailea and Makena Resort


Concierge services


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






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

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

Prices and HOA Fees Compared


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

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

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

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

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

Frequently Asked Questions About Wailea Ekahi and Wailea Ekolu


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

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

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

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

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

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

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

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

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





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




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

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

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

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

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




Two of the Most Prestigious Addresses in Wailea


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

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

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

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




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

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

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

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

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

Wailea Point's Legal Battle on Rentals


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

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

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

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

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

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

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

Location, Location, Location





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

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

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




Zoning: Same Classification, Very Different Reality


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

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

Comparing Floorplans and Unit Variety


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





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





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





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





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





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





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





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





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





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





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




Amenities at Wailea Beach Villas and Wailea Point


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

Wailea Beach Villas






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





Fitness center






Concierge services and valet






24-hour onsite security with a guarded gate






Game room and entertainment lounges






Direct access to Wailea Beach






Wailea Point






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





Two Jacuzzi spas






Fitness center and clubhouse






Tennis, paddle tennis, and pickleball courts






Outdoor pavilions and BBQ areas






24-hour gated security with roving patrol






Private garages for most units






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





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

Comparing Costs of Ownership


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

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

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

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

Frequently Asked Questions About Both


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

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

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

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

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

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

Which One Is Right for You?


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

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

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

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





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




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

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

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

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




Where the Maui Market Stands in Mid-2026





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

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

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

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

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

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

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

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




Interest Rates Remaining Higher For Longer





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

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

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




The Three Questions Every Buyer Asks Me


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

Have prices hit bottom yet?


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

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

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

Should I Wait For Mortgage Rates to Drop?


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

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

Is Bill 9 Going to Tank Condo Values?


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

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

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

Where the Market Activity Is





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

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

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




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

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

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



Frequently Asked Questions About the Maui Market in 2026




 How Much Have Maui Condo Prices Dropped?



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

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

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


  Is Maui a Buyer's Market in 2026?



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

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

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

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



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

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

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


  How Does Bill 9 Affect Buying a Condo on Maui?



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

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

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










The Bottom Line on the Maui Market


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

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

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







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




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

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

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

Kihei vs Wailea: Lifestyle and Community Feel





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

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

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

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




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

This is where the differences become most significant for buyers.


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

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

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

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




Short-Term Rental Potential in Kihei and Wailea


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

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

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




Kihei vs Wailea Weather and Location


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

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




Should You Buy in Kihei or Wailea? The Bottom Line


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

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

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

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

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





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




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

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

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

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

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

Choosing the Right Area for Your Second Home





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

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

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

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




The Real Costs of Second Home Ownership on Maui


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

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

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







Financing a Second Home on Maui — What's Different


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

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

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

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

Understanding Maui's Short-Term Rental Landscape





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

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

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

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

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

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

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

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

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

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

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

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

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

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

Working with the Right Realtor





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

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

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

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

Reach out anytime. I'm here to help






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




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

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

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




A Quick Recap of How We Got Here


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

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

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

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

What Bill 88 Actually Does


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

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

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




The Three Buckets: Where Your Kihei Condo Stands


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

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

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

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




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

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

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

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





Kamaole Sands






Maui Kamaole






 Maui Hill






Maui Sunset






Maui Vista






Kihei Bay Surf






Kihei Bay Vista






Hale Kamaole






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

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

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

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

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

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

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

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




What This Means if You're Buying


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

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

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

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

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

What This Means if You're Selling


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

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

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

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

The Bottom Line 


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

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

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





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




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

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

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

Kula: Wide Open Spaces and Panoramic Views





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

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

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

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

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




Makawao: Small Town Charm Meets Island Cool





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

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

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

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

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

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

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




Haiku: Lush, Private, and Off the Beaten Path





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

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

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

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

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




Is Upcountry Right for You?


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

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

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





 ]]> </description>
    <pubDate>Sat, 20 Jun 2026 06:32:00 -1000</pubDate>
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