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        <title>Maui Real Estate &amp; Lifestyle News</title>
        <link>http://www.luxuryrealestatemaui.com/blog/2016-12/</link>
        <description>Courtney M. Brown, Realtor (S) Blog: information on the Maui real estate market, trends, and listings. Homes, condos and land for sale.</description>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/maui-real-estate-market-update-through-november-2016.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/maui-real-estate-market-update-through-november-2016.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui Real Estate Market Update | Through November, 2016</title>
    <description> <![CDATA[ 
Maui Real Estate Market Update


Maui Real Estate Sales: Homes, Condominiums and Land Through November 2016


The November Maui County Real Estate Market Update is now available for your review.  The report details sales activity through November, 2016 as compared with that of the prior year.  


Maui's Real Estate Market: Active Listings


There is a slight increase in active listings, which is typical of this time of year as many Sellers in resort areas list condominium and residential properties when tourism levels (which bring prospective buyers) increase.






 


Active Listings


Average List Price


Average Days on Market




All*


1,614


$1,625,081


220




Residential


484


$2,600,662


147




Condominium


822


$1,005,294


140




Land


308


$1,746,133


547






Maui's Real Estate Market: Sales through November 2016


Sales by Property Type: Volume, Average SP (Sales Price) and Median SPNovember 2016 vs. 2015






 


No. of Sales


  Change


Volume ($)


 Change


Average SP


 Change


Median SP


 Change




All*


2,246


+4


$1,739,268,160


+4


$774,385


+1


$535,000


+5




Residential


945


-2


$918,467,893


+8


$971,924


+10


$635,000


+9




Condo


1,169


+8


$728,386,961


+5


$623,086


-3


$415,000


+1




Land


132


+6


$92,413,306


-27


$700,101


-31


$469,750


-4






Across the Island of Maui, the majority of sales are condominiums (52) and homes (42), with vacant land transacting the least (6).  Island wide, the Maui Real Estate Market saw the following when comparing this year over last by property type:





Sales by Area: Volume and Average SPNovember 2016 vs. 2015






Areas*


No. of Sales


 Change


Volume ($)


 Change


Average SP ($)


 Change




South Maui Districts


 


 


 


 


 


 




Wailea/Makena


 119


 -14


 $221,947,400


 -30


 $1,865,104


 -18




Maui Meadows


 25


 +14


 $29,781,550


 +17


 $1,191,262


 +3




Maalaea


 22


 -4


 $8,385,800


 +13


 $381,172


 +19




Kihei


 616


 +7


 $331,046,333


 +9


 $537,412


 +2




West Maui Districts


 


 


 


 


 


 




Honokohau


 0


 0


 


 


 


 




Kapalua


 50


 0


 $117,504,384


 +10


 $2,350,087


 +10




Napili/Kahana/Honokowai


 255


 +31


 $133,389,739


 +38


 $523,097


 +5




Kaanapali


 172


 +16


 $198,844,711


 +6


 $1,156,073


 -9




Lahaina


 152


 -1


 $140,535,289


 +46


 $924,574


 +47




Olowalu


 5


 0


 $8,544,000


 +63


 $1,708,800


 +63




Upcountry


 


 


 


 


 


 




Kula/Ulupalakua


 73


 -15


 $73,075,675


 -6


 $1,001,036


 +11




Pukalani


 75


 +12


 $44,116,957


 -4


 $588,226


 -14




Makawao/Olinda


 71


 +31


 $45,722,586


 +22


 $643,980


 -7




North Shore


 


 


 


 


 


 




Keanae


 0


 0


 


 


 


 




Spreckelsville/Paia/Kuau


 35


 +17


 $58,114,500


 +119


 $1,660,414


 +88




Haiku


 81


 -18


 $73,185,749


 -16


 $903,527


 +2




East Maui


 


 


 


 


 


 




Nahiku


 1


 0


 $265,000


 -28


 $265,000


 -28




Hana


 13


 +8


 $9,928,000


 +19


 $763,692


 +10




Kipahulu


 0


 0


 


 


 


 




Kaupo


 1


 0


 $1,300,000


 +178


 $1,300,000


 +178




Central Maui


 


 


 


 


 


 




Kahakuloa


 6


 +500


 $3,115,500


 +726


 $519,250


 +38




Wailuku


 314


 +4


 $156,675,671


 +12


 $498,976


 +8




Kahului


 160


 -22


 $83,789,316


 -14


 $523,683


 +10






It should be noted in some areas, where just a few sales occur each year, the sales data can vary dramatically with one large sale or with fewer sales.  High dollar properties (for example, oceanfront or large acreages) can also swing the statistics.


Please contact me with any questions about the Maui real estate market and properties for sale.  To search Maui Real Estate listings, visit LuxuryRealEstateMaui.com.  You'll find offerings including Maui Oceanfront Homes for Sale, as well as of condominiums, homes and land in the resort areas of West and South Maui and real estate islandwide.Buying or Selling Maui Real Estate?


West Maui Condos:  Kapalua Condos for Sale, Napili Condos for Sale, Kaanapali Condos for Sale, Lahaina Condos for SaleHomes: Kapalua Homes for Sale, Kaanapali Homes for Sale, Lahaina Homes for Sale, Launiupoko Homes for SaleLand: Kapalua Land for Sale, Kaanapali Land for Sale, Lahaina Land for Sale, Launiupoko Land for Sale


South Maui Condos: Wailea Condos for Sale, Makena Condos for SaleHomes: Wailea Homes for Sale, Makena Homes for SaleLand: Wailea Land for Sale, Makena Land for Sale


North Shore:Condos: North Shore Maui Condos for SaleHomes: North Shore Maui Homes for SaleLand: North Shore Maui Land for Sale


Other areas of interest: Upcountry, East Maui, Central Maui, and Lanai


*Information is for just the island of Maui and does not include data from Molokai or Lanai.  The sales information compiled in these reports and in the above charts is taken from the Realtor's Association of Maui.  It is deemed reliable, but is not guaranteed.  It should be noted that just condominium, single family home sales and vacant land sales recorded in the MLS are included in this data. Private transactions not in MLS are not accounted for in the data sample. Mahalo to Fidelity National Title for providing the November 2016 Maui Real Estate Market Infographic. 
 ]]> </description>
    <pubDate>Mon, 26 Dec 2016 14:42:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/montage-residences-kapalua-bay-1205-maui-real-estate-market-update.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/montage-residences-kapalua-bay-1205-maui-real-estate-market-update.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Montage Residences Kapalua Bay | Listing and Market Update</title>
    <description> <![CDATA[ 
The Montage Residences Kapalua Bay | Market Update


The Montage Residences Kapalua Bay 


The Montage Kapalua Bay is situated on over twenty oceanfront acres overlooking one of Maui's most iconic beaches, Kapalua Bay.  Formerly the site of the Kapalua Bay Hotel, this incredible property was completed in 2009, offering some of the largest condominium residences in West Maui, ranging from three to four bedrooms, and 2791 to 4055 sq. ft.  


Montage Residences Kapalua Bay whole ownership residences are located in buildings 1, 2, 5 and 6, with fractional 1/12th ownership residences located in buildings 3 and 4.


Featured Listings: Spotlight on Residences 1205 and 5202





Montage 1205: a private garden overlooking Kapalua Bay


Montage Residences 1205This exceptional residence is the only residence with a private, fenced in yard.  Situated oceanfront and overlooking the ocean and the beach at Kapalua Bay, this residence is perfectly oriented to take in Maui's magnificent sunsets, which move between Molokai and Lanai depending on the season.  Offered fully furnished, this residence features custom built-ins and furnishings from Bassman Blaine.  3 Bedrooms/3 Baths2791 sq. ft.Currently offered at $5,495,000


Montage Residences 5202Currently the lowest priced property at the Montage Residences Kapalua Bay, Montage Residences 5202 represents an incredible opportunity to own at this five star property.* Located in the popular &quot;02&quot; stack in building 5, this particular location has been very desirable for a few reasons, including the corner location creating a more spacious ocean view lanai and because it is the only stack with a lanai off the guest master with a view overlooking the bamboo gardens.  3 Bedrooms/3 Baths2791 sq. ft.Currently offered at $3,550,000





Montage Residences Kapalua Bay: the view from Residence 5202


Montage Residences Kapalua Bay: Current Listings and Sales Overview


Originally conceived as a Ritz-Carlton Club and Residences, the property was rebranded a Montage in 2014.  Since becoming a Montage property, the Forbes five star property has attracted buyers for the luxury condominiums which range from a spacious three to four bedrooms.  With a focus on amenities, a sense of place and owner experience, the property sales have gained momentum with 24 developer sales and 2 resales.  Overall, there are 52 privately owned units, with a remaining 32 owned by Island Acquistions.







Montage Residences Kapalua Bay


 2016 YTD


 2015


 2014


 2011


 2010


 2009







Number of Listings*


 8


 


 


 


 


 




Average List Price


 $4,916,250


 


 


 


 


 




Average LP/Sq. Ft.


 $1616


 


 


 


 


 




Pending Sales


 1


 


 


 


 


 




Number of Sales


 9


 9


 8


 5


 4


 5




Low Sales Price


 $3,125,000 


 $3,950,000 


 $4,300,000 


 $2,800,000 


 $3,300,000 


 $3,450,000 




High Sales Price


 $8,650,000


 $4,900,000


 $8,250,000


 $3,317,062


 $5,735,000


 $5,000,000




Average Sales Price


 $4,555,555


 $4,350,000


 $5,484,125


 $3,114,412


 $4,137,000


 $4,326,498




Average SP $/Sq. Ft.


 $1516


 $1609


 $1735


 $1066


 $1357


 $1407




Average Days on Market


 147


 168


 67


 1488


 594


 834






Helpful Information:Under the Ritz-Carlton brand, developer sales began in 2009 and lasted until 2011, with 84 whole ownership private condominium residences and 64 fractional ownership residences (1/12th interests).  There were 13 Initial sales to the public that ranged from $2,800,000 to a high of $5,735,000.  There was a block of 15 residences purchased by Exclusive Resorts for $56,574,392. During that time, there was one resale, Residence 1305, which was originally purchased for $3,300,000 in 2009 and sold in 2011 for $2,850,000.


Sales began again in 2014 to present under the Montage brand.  In 2016, 6 of the sales were ocean view residences, with only 3 oceanfront sales and one 4 Bedroom sale.  In 2015, 5 of the sales were oceanfront, and 4 ocean view.  No 4 Bedroom Sales.  In 2014, the majority of the sales were oceanfront and three of the sales were 4 Bedroom residences ranging from $7,750,000 to $8,250,000.  Since the rebranding, there have been two resales at $3,125,000 and $4,300,000.


Not all developer inventory is listed in MLS.  At the time of this post, three of the listings are re-sales. For a complete overview of available condos at the Montage Residences, Kapalua Bay, please contact Courtney. 


View Montage Residences Kapalua Bay Condos for Sale





*the information on the listings is taken from the MLS on the date of this post and is subject to change.
 ]]> </description>
    <pubDate>Sat, 17 Dec 2016 16:07:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/spotlight-on-the-kapalua-ridge-villas-villa-2221-2.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/spotlight-on-the-kapalua-ridge-villas-villa-2221-2.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Spotlight on the Kapalua Ridge Villas: Villa 2221-2</title>
    <description> <![CDATA[ 
The Kapalua Ridge Villas: Spotlight on Ridge villa 2221-2


A two bedroom, three bath condo for sale at the Kapalua Ridge Villas


Once in a while, you find a truly spectacular spot.  My advice to people looking for a second home will vary depending on your needs, but a guiding principle is that you should always try to find the best view as possible in a location you love--where you would really enjoy spending your time.





The View from Kapalua Ridge Villa to the Northeast: overlooking the Bay Course, Honolua Bay and the Plantation Course.


Ridge Villa 2221 is one of those properties--truly unique in that the views are unlike any that I've seen since starting to work in Kapalua back in 2000.  It has a unique vantage point, perched high on the Ridge line, set back from the road below, with expansive panoramic views not only to the north east to Honolua Bay and the Plantation Course, but to the south west as well.  This is an unusual combination, providing incredible ocean views with a south-westerly exposure.  This is incredibly important when considering an option in Kapalua, as the sun sets between the islands of Lanai in the winter and Molokai in the summer.  It is rare to have a view that is so panoramic with exposure to both the southwest and the northeast.





Kapalua Ridge Villa 2221-2: when first entering, your eye is drawn through the living room immediately forward to the ocean views. 


The open kitchen and living room flow toward the blue water.  The spacious lanai, as pictured above, has been cleverly enclosed to allow you to open and close the windows as desired to allow the trades in, or provide shelter for dining alfresco. A small side lanai off the kitchen in the original floor plan, underutilized due to a lack of space, has been enclosed to create a large dining area that maximizes the view.





Kapalua Ridge Villa 2221-2: the dining area with views toward the south west including Molokai


The two bedroom townhouse style floor plan was originally created with the master bedroom as a loft, open to the living room below.  Over the years, this has been one of the more popular floor plans, as over the years, many owners enclosed the lofts to create an expansive master bedroom suite.  The master bedroom features a large sitting area to the right of the bedroom, and an enclosed lanai that makes for a perfect reading nook or office with a view.





Kapalua Ridge Villa 2221-2: the Master Bedroom Suite with an enclosed lanai provides an enchanting office space or reading nook


Beautifully renovated, this turn-key villa includes upgrades to the kitchen and baths, with new cabinetry, granite countertops and appliances. New flooring, windows and sliding doors, blinds, and a surround sound system make more for an even more luxurious interior.  Ocean views abound from the two bedroom suites, kitchen, living room, and of course, lanais.





Kapalua Ridge Villas 2221-2: the view


Amenities at the Ridge include two swimming pools, an on-site manager, easy access to the beaches, walking trails, golf courses, tennis gardens, as well as many fantastic restaurants and the Spa Montage.  As a convenience to owners and guests, complimentary shuttle service is offered within the resort.


With unparalleled views and upgrades, this breathtaking villa is now offered at $1,815,000. For more information on this rare opportunity, contact Courtney M. Brown, R(S).


View all Kapalua Ridge Villas currently offered for sale in MLS below:



 ]]> </description>
    <pubDate>Fri, 16 Dec 2016 00:17:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/reminiscing-a-day-with-duke-at-the-bay.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/reminiscing-a-day-with-duke-at-the-bay.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Reminiscing: A day with Duke at the Bay</title>
    <description> <![CDATA[ 
Today, I came across an old blog post--I couldn't find the date, but know it's before 2013.  Unfortunately, as I've changed website platforms a few times now to adapt to new technology, the photos associated with this blog aren't active any more.  


However, I thought I'd share the post along with a photo I took of the Bay while flying over with a friend. Sometimes it's good to look back and remember the great days you have had with your dad, and a glimpse into his life long before you were born...I hope you enjoy it as much as I did.





&quot;Each week, my father, Duke,  comes over for dinner.   It’s kind of our family thing.   When he arrived at our place yesterday afternoon, he could barely contain his excitement.   He’d seen the surf on the drive from Lahaina to Kapalua, and  there was no question: dinner was delayed.    We were headed North to Honolua Bay.


My father grew up surfing on the North Shore of Oahu in the 40’s and 50’s, at his  home breaks, Haleiwa and Sunset.   Later when he went to Honolulu to surf, he loved Ala Moana Bowls, 3, and Queens.   In 1959-1960,  he moved to Maui, to get away from the crowds, and settled his first few months at Honolua Bay.   He camped out in a bamboo shack with a palm frond roof, and spent an idyllic winter, surfing every day on waves with just a few friends.


Yesterday, the surf promised to be fun to watch (but not the huge waves the Bay is sometimes known for, as it was a  little windy).   We made our way to the look out from Lipoa Point.   This dusty, rocky point was most recently home to pineapple fields, but in the 1940’s it was a  links style  golf course.   On a clear day, you can see through the water and watch the fish and turtles below.    In the summer of 2005,  a fishing net full of Akule broke away from a boat, and for about a week, the bay was home to several large tiger sharks.   I drove out to the Bay then, too, and the water was  clear enough to watch the sharks swim back and forth from the safety of  the point above.  


We stood along the same edge yesterday, watching the  different wave breaks–my dad pointing to the farthest breaking waves known as “Subs,” then just inside “Coconuts”, and his favorites,  “The Cave” and “Keiki Bowls”.   When I asked what was the largest wave he ever surfed there, he simply said “as big as you could ride it.”   He wistfully explained that back then, they didn’t have the jet skis and boards they have now, so they didn’t get  ride at Subs when it was big.   He said he’s seen waves  so big, that  they would stretch from Lipoa to Kaleipiha, effectively closing out the whole bay.  


Today Honolua Bay is part of the Mokule’ia Marine Life Conservation District.  The preserve was formed in 1978, and stretches across Honolua Bay and  Mokule’ia Bay (Slaughterhouse), from Lipoa Point to Alaeale peninsula.  Honolua is known for great  snorkeling in the calmer summer months  and world class surfing in the winter.  As a marine preserve, fishing is not permitted and the abundant reef life is quite a sight.&quot;


In the original post, I'd suggested people visit the Save Honolua website for more information on how to support efforst to save the bay and the spectacular natural ecosystem.  Now, it's saved from future development and will remain in conservation. For more information on Honolua Bay and the 45 acre marine preserve that is the Honolua-Mokuleia Bay Marine Conservation District you can visit the Department of Land and Natural Resources Honolua-Mokuleia Bay page.
 ]]> </description>
    <pubDate>Thu, 15 Dec 2016 21:36:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/coconut-grove-on-kapalua-bay-maui-real-estate-market-update-2016.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/coconut-grove-on-kapalua-bay-maui-real-estate-market-update-2016.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Coconut Grove on Kapalua Bay: Maui Real Estate Market Update, 2016</title>
    <description> <![CDATA[ 
The Coconut Grove on Kapalua Bay: A Maui Real Estate Market Update, 2016





Kapalua Bay is one of Maui's most loved beaches, known for it's beautiful coral reef, calm waters, and perfect sandy crescent beach.  The much loved restaurant, Merriman's sits at the south end of the beach, on a rocky point that is a perfect spot to watch sunset at their very popular Happy Hour.  At the north end of the bay is the Montage Residences, Kapalua Bay, which is home to the Beach Club, a lovely little restaurant, pool and bar that is open to both Montage residents and guests, as well as Kapalua Club members.


Nestled between these two properties is the 10+ acre beach front enclave of The Coconut Grove on Kapalua Bay.  With just 36 condominium residences in 9 buildings, this gated community offers beachfront access to Kapalua Bay, as well as a tension edged pool, spa, BBQ and fitness center.  


Coconut Grove 9, uniquely full of light and surrounded by tropical gardens


There are three ocean view buildings (residences 1-12) and six ocean front buildings (residences 13-36).  Each building is home to four 3 bedroom condominiums, two ground floor residences with private courtyards, and two second floor residences, some with private elevators.  At the time of this post, there are just two Coconut Grove condos for sale:


Coconut Grove 9, Floor Plan 1, 3B/3B ground floor, ocean-view with private courtyard, listed at $3,495,000Coconut Grove 15, Floor Plan 2, 3B/3.5B ground floor, oceanfront with private courtyard, listed at $4,800,000





Coconut Grove 9, an extended garden in front of the lanai enhances the ocean views


With so few residences, there are only a handful of listings and sales each year--with some years having no sales reported due to a lack of inventory.  There was a slow down in the market at Coconut Grove as the neighboring property The Ritz-Carlton Residences Kapalua Bay underwent a foreclosure and rebranding to the Montage Residences. Since the rebranding and relaunch of sales of developer inventory in 2014, sales at the Montage Residences have set record highs for West Maui condominiums, with a sale at $8,650,000 for a 4B/4.5B residence in September of 2016.  Under the new branding the high sale for a 3B/3B oceanfront residence at the Montage Residences was $4,800,000 in 2014.


As the properties are often compared, it is helpful to know that the Montage Residences Kapalua Bay is hotel zoned and allows vacation rental.  It is higher density and offers hotel services and amenities.  The Coconut Grove is zoned apartment, and rentals are limited to a minimum of six months or longer.  


Since the rebranding of the neighboring property, sales at the Coconut Grove have rebounded and are exceeding those of the residences next door.  Coconut Grove 23, an oceanfront 3B/3.5B plan 2, recorded in MLS in 2014 at $5,000,000. This year, Coconut Grove 27, also an oceanfront 3B/3.5B plan 2, recorded at $5,250,000 (not in MLS--sales data from the county tax record).  


For information on the Coconut Grove condos for sale, Montage Residences Kapalua Bay for sale, and other offerings in the Kapalua Resort, contact Courtney M. Brown, R(S).


View Current Coconut Grove Condos for Sale





 
 ]]> </description>
    <pubDate>Thu, 15 Dec 2016 17:38:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/kapalua-ridge-villas-villa-1521.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/kapalua-ridge-villas-villa-1521.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Kapalua Ridge Villas: Villa 1521</title>
    <description> <![CDATA[ 
Kapalua Ridge Villas: An Incredible Offering





Perched overlooking the Pacific Ocean and Oneloa Bay, the Kapalua Ridge Villas are known for their incredible views. Uniquely positioned in the heart of the resort, the Bay Course wraps around the Ridge Villas, providing a feeling of open space and enhancing the views. These spacious one and two bedroom condominium residences are sought after for both primary residents and second homeowners who wish to rent when not in residence.


Kapalua Ridge Villas 1521: New Price


One Bedroom/Two Baths, now offered at $920,000





Kapalua Ridge Villa 1521: the view 


The owners of this stunning one bedroom villa spared no expense in it's renovation.  As the Ridge Villas were built in 1981, the owners worked closely with the well known Koliana Design Company and Moku Builders to meet today's modern standards of a luxury residence.  





Kapalua Ridge Villas 1521: the view from the living room and dining nook


New tile and sliding glass doors provide a quiet and seamless transition from the living room and dining to the spacious lanai.  The kitchen has been renovated with new appliances, cabinetry and granite countertops with muted tones.  The window offers a stunning view out to the ocean and the golf course above.





Kapalua Ridge Villas 1521: the kitchen


The single level floor plan offers one bedroom and two baths.  The bedroom provides a quiet sanctuary with a private lanai and views of the garden.





Kapalua Ridge Villas 1521: the bedroom suite


In the busy Outrigger Kapalua Villas rental program, this beautiful condominium residence is offered for sale fully furnished and turn-key. For more information on the Kapalua Ridge Villas and Villa 1521, please contact Courtney.


View Kapalua Ridge Villas for Sale





 
 ]]> </description>
    <pubDate>Wed, 14 Dec 2016 17:45:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/alaeloa-short-term-rental-and-market-update.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/alaeloa-short-term-rental-and-market-update.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Alaeloa: Short Term Rental Update</title>
    <description> <![CDATA[ 
Alaeloa: Short Term Rental Update





Alaeloa is one of Maui's best kept secrets.  This secluded, gated community of just 42 residences is nestled along West Maui's shore complete with a mango grove and oceanfront pool. Built in 1964, this charming enclave of cottages and duplexes in a residential community, has been called the &quot;Pebble Beach of the Pacific&quot; and has been a much loved vacation destination over the years.  


Maui County defines anything under 180 days as a short term or a transient vacation rental, which is typically not permitted in Residential Districts. Enter the recent question of vacation rentals at Alaeloa:


Maui County Code allows for TVR's in residentially zoned planned developments consisting solely of duplexes or multi-family dwelling units that had had transient vacation rental use on or before April 20, 1981.  While Alaeloa was built in 1964, there was some question by the Maui County Zoning Enforcement Department as to whether Alaeloa was grandfathered in to allow Transient Vacation Rentals (TVR's).  


The Alaeloa Board of directors sought to address the question as to whether short term or vacation rentals were permitted with the county.  The result was the adoption of Maui Ordinance 4369 per a letter issued by the Board of Directors this past week:


&quot;We are pleased to report that as a result of a new Maui Ordinance 4369, transient vacation rentals (&quot;TVR&quot;) which are in compliance with Alaleloa's longstanding CCRs are no recognized as being officially permitted by Maui County in Alaeloa.&quot;


It should be noted that Alaeloa has a longstanding rental policy with a minimum of a 30 day rental (or no more than one rental per 30 day period), which is unchanged by the new ordinance.  


According to the county site, as of this post, Ordinance 4369 has yet to be codified.


The ability to rent is subject to county and state laws and is subject to change.





 
 ]]> </description>
    <pubDate>Fri, 09 Dec 2016 16:01:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/maui-county-vacation-rentals.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/maui-county-vacation-rentals.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui County: Vacation Rentals</title>
    <description> <![CDATA[ 
Maui County Vacation Rentals


Many prospective buyers of Maui real estate as a second home or residence often will ask about Short Term Rentals. After all, Maui is an idyllic spot and while most owners would like to spend all of their time here, obligations at home often limit their use of the property.





WHAT IS A SHORT TERM OR VACATION RENTAL?*


Maui County defines short term or what are commonly known as &quot;vacation&quot; rentals as anything less than 180 days, with rentals under 180 days allowed on properties located within what is defined as the Hotel District.


Many condominiums and subdivisions zoned in the Apartment, Agricultural or Residential districts, had rules and guidelines allowing short term rentals in their governing CC&amp;R's (Covenants, Conditions &amp; Restrictions), many of which conflicted with the county definition of short term rentals.  


MAUI CONDOMINIUM VACATION RENTALS


Some condominiums fall under the Hotel District and allow vacation rentals, while many fall within the Apartment District.  


In 1989, an ordinance (1797) deleted transient vacation rentals as permitted uses in the Apartment District, which is the zoning for many condominium communities here on island.  A request for a legal opinion came about in 2001 to determine which apartment zoned units are excluded from the prohibition on transient vacation rentals.  


In response to this request, the legal opinion known as the Minatoya Opinion, was issued: &quot;We believe that Ordinance No. 1989 (1991), effective March 4, 1991, completed the task of deleting transient vacation rentals as permitted uses in the Apartment District. Thus, March 4, 1991 is the effective date for excluding transient vacation rentals in the Apartment District. An exclusion to Ordinance No. 1989 (1991) is apartment units operating as a transient vacation rental on or before March 4, 1991. Accordingly, to be exempt from the short-term vacation rental prohibition in the Apartment District, an apartment unit must have been operating as a transient vacation rental on or before March 4, 1991, OR have had a lawfully issued and valid building permit, special management area use permit, or planned development approval on April 20. 1989.&quot;  


This opinion, which reported by the Realtors Association of Maui, affects over 80 condominium communities in the apartment zone and about 8000 properties.  Many properties that meet the guidelines stipulated in the Minatoya Opinion operate as short term rentals at the time of this post.


MAUI HOMES: VACATION RENTALS AND SHORT TERM RENTAL HOME PERMITS


In later years, as the luxury home vacation rental market began to blossom, the question then became how to address short term rentals of homes (many of which are in Agricultural or Residential Districts).   Some properties were operating as Bed and Breakfast rentals under Conditional use permits or B&amp;B permits where owner-operators were onsite. However, this did not address rentals where owners were off island in areas and/or where the zoning did not permit short term rentals.  


In response, the County of Maui implemented the Short Term Rental Home permit process under specific restrictions and guidelines. Set forth under section 19.65.030 of the county code, this permit process facilitates &quot;the permitting of short-term rental homes in certain areas, subject to appropriate restrictions and standards; to allow for varied accommodations and experiences for visitors while retaining the character of residential neighborhoods; to allow small businesses to benefit from tourism; and generally to implement land use policies consistent with the County of Maui’s General Plan and the State of Hawaii’s land use laws.&quot;*


There is an application process for STRH Permits, as well as a current restriction on the number of rentals in each district.  The chart below details the limits and number of STRH permits for each area as taken from the county website.  Note: some of the areas have &quot;caps&quot; such as Maui Meadows, located in the Kihei-Makena district, which according to the County website has reached its cap of five STRH permits.***






District


Limit     


Number of active STRH Permits***




Hana


 30


 15




Kihei-Makena  


 100 


 32




Makawao


 40


 8




Paia/Haiku


 88


 40




Wailuku


 36


 4




West Maui


 88


 41






For anyone with questions regarding Short Term Rental Home Permits, including the application process, renewals, a check list to determine if your property qualifies, and a list of properties with the STRH permit, please visit the County of Maui's website and search STRH or Short Term Rental Home Permits. 


 Notes:*This post is not a representation of what properties are legally eligible to be rented short term or the tax consequences of owning a short term rental.  All readers should consult with the appropriate professionals, including but not limited to permit consultants, accountants, and legal counsel, along with the County of Maui should you have any questions about the eligibility of a property for short term rentals and the tax implications. Per the county website all operators of Short Term rentals must collect both Transient Accommodations Tax (TAT) and General Excise Tax (GET).**quote from County of Maui Website***taken from the County of Maui Website on 12/9/16 and details information dated 9/15/16
 ]]> </description>
    <pubDate>Fri, 09 Dec 2016 15:38:00 -1000</pubDate>
</item>
<item>
    <guid>http://www.luxuryrealestatemaui.com/blog/kaanapali-alii-introducing-4-1002.html</guid>
    <link>http://www.luxuryrealestatemaui.com/blog/kaanapali-alii-introducing-4-1002.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Kaanapali Alii: Introducing 4-1002</title>
    <description> <![CDATA[ 
The Kaanapali Alii: New Listing and Market Update





The Kaanapali Alii has long been one of Kaanapali's most sought after spots: these spacious condominium residences are situated on the beach in the heart of Kaanapali, close to shops and dining at Whaler's Village and golf at Kaanapali, along with onsite amenities including tennis, a beachfront BBQ pavilion, fitness center, spa and new pool gardens.


Kaanapali Alii 4-1002





Kaanapali Alii 4-1002 Lanai


This one bedroom two bath floor plan features a den, which is utilized as a second sleeping area.  Located on the 10th floor overlooking the tropically landscaped courtyard, 4-1002 is perfectly situated to take advantage of incredible beach and outer island views.  


Kaanapali Alii 4-1002 Interior Views


The lanai, living room, dining room and master bedroom all feature spectacular ocean views.  Renovated in 2012, the kitchen and bathrooms have all been updated, lending a modern feel with an island inspired decor.


Last year, the Alii underwent significant improvements to their plumbing systems and in recent years upgraded the pool and fitness center creating a resort experience on par with neighboring hotels.


This residence is currently in the busy onsite Classic Resorts rental program, which manages rentals for owners who would like to rent when not in residence.


The Kaanapali Alii Market


At the time of this post, the following is a market update including an overview of the current listing market, pending sales and recent Kaanapali Alii sales.  Current Kaanapali Alii Condos for Sale follow at the end of this post or click to view Recent Kaanapali Alii Sales History. For a more up to date market summary, please contact Courtney.


Kaanapali Alii Active ListingsListings:18List Price Range: $1,400,000 to $5,200,000 fee simpleAverage LP: $2,602,708Average LP $/Sq. Ft: $1684/Sq. Ft.Kaanapali Alii Pending SalesListings: 2Kaanapali Alii Sales Since 2016: Listings: 11Sales Price Range: $1,050,000 to $4,600,000 fee simple and leaseholdAverage SP: $1,982,181Average LP $/Sq. Ft: $1313 Sq. Ft.Average DOM: 109Average SP/LP: 92


Note: as one of the sales was leasehold, this would normally occur at a price lower than a fee simple property, which would thereby affect the average Sales Price and Price/Sq. Ft.


 


 


 
 ]]> </description>
    <pubDate>Fri, 09 Dec 2016 12:43:00 -1000</pubDate>
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