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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
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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
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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.
Active Listings in Palms at Wailea and Wailea Palms
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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.
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Floor Plans
Palms at Wailea offers 150 one- and two-bedroom villas across 14 acres:
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1-bedroom / 2-bath units: around 1,022 square feet
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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
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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:
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1-bedroom / 2-bath units: 1,022 to 1,033 square feet
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2-bedroom / 2-bath units: three different floor plan variations
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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:
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Whale-shaped saltwater pool and spa
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Open-air lobby overlooking the pool, grounds, and ocean
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Fitness center
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Pavilion and multiple BBQ areas
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Landscaped gardens with ponds and small waterfalls
Wailea Palms:
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Resort-style pool with ocean views
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Spa and fitness center
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Putting green
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Pool pavilion
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Full-time on-site property manager and landscaping department
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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.
Evan Harlow ranks among the best real estate agents on Maui annually and is in the top 1% of Coldwell Banker agents worldwide in production. Evan has the expertise,
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Posted by Evan Harlow R(S) on
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