Live Aloha, Give Aloha:
Protecting the Forest That Gives Kapalua Its Water

The Kapalua Resort sits within one of the most extraordinary ahupua‘a on Maui — a traditional land division that runs unbroken from the mountain summit to the sea. It's easy to fall in love with the golden light on the golf courses, the turquoise water at D.T. Fleming Beach, or the quiet elegance of a Kapalua sunset. But none of it exists without what's happening quietly, far above the resort, at the top of the West Maui Mountains.

That's where Pu‘u Kukui begins.

We're kicking off a new series here on the blog called Live Aloha, Give Aloha — a spotlight on the organizationsdoing the real work of caring for Maui, and the many ways you can join in, whether that's rolling up…

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Kapalua Bay Villas for Sale

The Kapalua Bay Villas have three ocean-view swimming pools & BBQ areas

Introducing Kapalua Bay Villa 17G1-3

Perched along one of West Maui's most coveted stretches of coastline, Kapalua Bay Villa 17G1-3 offers a rare combination of oceanfront serenity and resort-level convenience. This fully furnished, move-in-ready two-bedroom, three-bathroom condominium is set within the iconic Kapalua Bay Villas community: a gated, low-density enclave known for direct beach access, sweeping Pacific Ocean views, and some of the finest resort amenities in Hawaii.

Kapalua Bay Villas 17G1-3 is updated with beautiful ocean views from every room

Kapalua Bay Villas 17G1-3 features an updated kitchen and dining room with a view of the Pacific and…

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Maui Bill 9, Bill 88 & Short-Term Rental Zoning: What Condo Owners and Buyers Need to Know

Kapalua Bay Villas

The Kapalua Bay Villas are an Apartment Zoned condominium located in the Kapalua Resort

The conversation surrounding Maui’s short-term rentals has evolved significantly over the past two years. What began as a proposal to phase out transient vacation rental use in certain apartment-zoned condominium properties has now become one of the most important zoning and land-use issues affecting Maui condo buyers, sellers, and property owners.

In response to Maui’s affordable housing crisis, Mayor Richard Bissen introduced Bill 9 in 2024 with the goal of phasing out short-term rental use in apartment-zoned properties. After months of community input, debate,…

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Each year, Maui County does two things: assesses the value of the property AND sets new rates for the upcoming fiscal year, which runs from July 1st-June 30th.  The Maui County Council has proposed the rates below for 2026-2027 as well as a summary of how they've changed over the years.

Maui County Property Tax Rates 2026 vs Prior Years

Rates are per $1000 of assessed value.  In 2020, the County introduced a new Tiered assessment.  Prior to that, there was a flat rate per the classification. The ranges of the tiers have been changed since first introduced.

Maui Property Tax Rates 2026, Maui STR Property Tax Rates 2026, Maui Owner Occupant Tax Rates

How have Maui Property Taxes Changed? What increased in 2026 vs. 2025?

  • Owner Occupied/Homeowner.  Tier 1 (0%),  Tier 2 (0%), Tier 3 (-13%)
  • Non-Owner Occupied.  Tier 1 (+6%),…

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May 18, 2026

In a historic meeting, the County of Maui announced that it signed a Memorandum of Understanding (MOU) with Maui Land & Pineapple Co. Inc. (MLP) to acquire its West Maui water infrastructure, which includes the water supply to the Kapalua Resort.  This acquisition is the latest in an effort to provide more security to West Maui residents an move one of the county's most valuable resources away from private companies and into the hands of the government. 

Maui County has many privately held water companies, which are a vestige of the old sugar and Pineapple Companies.  A lack of water has been cited as a barrier to building much-needed affordable housing for local residents in the wake of the Lahaina fire. 

In…

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Each month, the Realtor's Association of Maui publishes updates on the Maui real estate market. 

Maui Real Estate Statistics March 2026

The Maui Real Estate Market

The Maui real estate market in March 2026 is defined by increased selectivity and emerging opportunity. After several years of rapid appreciation during the covid era, the market is recalibrating—creating a more balanced environment across both Maui homes for sale and Maui condos for sale.

While pricing has softened in certain segments, underlying demand remains strong in Maui’s resort communities of Wailea and Makena.

Key Maui Real Estate Statistics – March 2026

  • Median Price (Single-Family): $1,200,000 ↓ 7.3% (homes) ↓ 17.7% (condos)
  • New Listings: ↓ 23.9% (homes), ↓ 18.5% (condos)
  • Pending Sales: ↓ 8.1%…

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The Resort at Kapalua BayThe Resort at Kapalua Bay & The Residences at Kapalua Bay

The Resort at Kapalua Bay is one of Maui’s premier oceanfront luxury residential resorts, set on 21 acres overlooking Kapalua Bay, one of the most celebrated beaches in Hawaii. Originally opened on May 31, 2009, the property has evolved into a flagship offering within Kapalua Resort real estate, known for its spacious residences, panoramic views, and world-class amenities.

Luxury Oceanfront Residences in Kapalua

The Resort at Kapalua Bay Residences feature some of the largest condominium floor plans in Kapalua, with expansive two, three- and four-bedroom layouts designed to maximize ocean views and indoor-outdoor living.

Each residence offers:

  • Sweeping views of Kapalua Bay, Namalu…

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In the press release issued on November 17, 2025, Maui County Council has scheduled a special Council Meeting for the First Reading of Bill 9.

For Immediate Release: 

Press Release by:

Alice L. Lee, Chair
Maui County Council
media@mauicounty.us

First reading of Bill 9 on TVRs in apartment districts scheduled for Dec. 1

WAILUKU, HawaiĘ»i (Nov. 17, 2025)—The bill that would phase out transient vacation rental uses in the apartment zoning districts is being scheduled for a special council meeting Dec. 1 at 9 a.m., Council Chair Alice L. Lee announced today.

The Housing and Land Use Committee received Bill 9, CD1 (2025) approved by the Department of the Corporation Counsel as to form and legality Oct. 8, Lee said. Subsequently, committee Chair…

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The Maui County Council's Housing and Land Use Committee formed a Temporary Investigative Group (TIG) to assess the feasibility and economic impacts of Bill 9. 

Bill 9 was proposed by Maui's Mayor in 2024 and aims to create affordable housing by phasing out Short Term Rentals in the Apartment Zones.  If implemented as written, the Bill would phase out short-term rentals in more than 7000 properties across Maui County.

It's important to understand that the TIG is not tasked with making recommendations to alter Bill 9, but rather proposes other legislation, policy and zoning changes that the County should implement. 

Maui, like many places across the world, is facing a housing crisis, which was exacerbated by the tragic Lahaina Fires.  The Mayor…

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Today, July 24th, the Maui County Council's Housing and Land Use Committee advanced Bill 9, CD-1.

Per the Council's Facebook page: "The Housing and Land Use Committee on Thursday recommended the council pass Bill 9, CD1 (2025) on first reading. The committee report will attach the updated version of the bill, incorporating the committee's amendments, for posting on a future council agenda. The amended bill would phase out transient vacation rentals in apartment-zoned districts over three years in West Maui and five years elsewhere. The committee's file on the bill is available online: tinyurl.com/Bill9file"

In final comments by Council Members, while the hope was it would provide affordable housing and prevent residents from moving to the mainland,…

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