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        <title>Maui Real Estate &amp; Lifestyle News</title>
        <link>https://www.luxuryrealestatemaui.com/blog/</link>
        <description>Blog by Courtney M. Brown. Maui real estate market trends, listings and information.  Courtney M. Brown is a fifth-generation Kama'aina.  She grew up in Makawao and has called West Maui home for over thirty years.  She is a top Maui realtor, consiste</description>
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        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui Condo Market update for South Maui and West Maui: Q3 2026</title>
    <description> <![CDATA[ 



Whaler 412, Kaanapali


Maui Condo Market update for South Maui and West Maui: Q3 2026


Aloha The Maui condo market was busier through the third quarter of 2026 than a year earlier. Closed sales rose in both West Maui and South Maui, with the most activity under $1 million, while median prices eased and marketing times lengthened.


This Maui condo market update compares closed sales from January 1 through September 30, 2026, with the same period in 2025. It covers West Maui and South Maui and nine areas: Kapalua Resort, Napili/Kahana/Honokowai, Kaanapali, Lahaina, Maalaea, Kihei, Wailea and Makena.


Current absorption rates show how much inventory is available relative to the pace of sales and is pulled on 10/8/26.


Key Takeaways: Maui Condo Market Q3 2026




      West Maui condo sales rose 30.1 to 225; the median eased 7.9 to $699,000.


      South Maui condo sales rose 18.0 to 302; the median eased 11.4 to $677,500.


      South Maui has 9.7 months of supply vs. 15.6 in West Maui, making it the more balanced market.


      Makena (4.8 months) and Lahaina (5.4 months) have the tightest condo supply; Kapalua Resort has the most (30.9 months).


      Kaanapali condo sales grew 37.3, led by the $1–2 million price range.


      The top condo sale was $12,500,000 at The Resort at Kapalua Bay.




 


West Maui vs. South Maui Condos: How Do They Compare?


Both regions saw more closings and softer medians in 2026. West Maui's condo sales grew faster (up 30.1 vs. 18.0), but South Maui is the more balanced market: its price per square foot held up better, condos sold about a month faster, and it has roughly 10 months of supply compared with nearly 16 in West Maui.



West Maui Condo Market: Q3 2026





The view from Kapalua Bay Villa 17G1-3


West Maui condo sales rose 30.1 through the third quarter of 2026, to 225 closings from 173, while the median sale price eased 7.9 to $699,000. Total volume rose 4.5 to $210.6 million. Most of the growth came under $1 million, where sales climbed from 115 to 164, and average days on market rose from 145 to 186.





Where is the West Maui condo market now? What is the absorption rate?


West Maui has 15.6 months of condo supply, with 379 active listings. Condos under $1 million move fastest at 13.1 months, while supply lengthens with price: 18.6 months for $1–2 million and 42.0 months for $3–4 million.


Explore West Maui condos for sale →


Kapalua Resort Condo Market





Kapalua Resort condo sales held nearly steady at 17, compared with 18 in 2025, and the median sale price eased 15.8 to $1,350,000. Average days on market rose from 122 to 233. Kapalua also recorded the top condo sale in either region: a 4-bedroom residence at The Resort at Kapalua Bay that closed at $12,500,000.


Where is the Kapalua condo market now? What is the absorption rate?


Kapalua Resort has 30.9 months of supply (54 active listings), the most of any community in this update. The $1–2 million tier, Kapalua's busiest, sits at 27.0 months.


Small sample: read percentage changes in this area as directional rather than a firm trend.


Explore Kapalua condos for sale →


Napili, Kahana and Honokowai Condo Market





Condo sales in Napili, Kahana and Honokowai (Nāpili, Kahana and Honokōwai) rose 32.1 to 107, the most of any West Maui area, and the median eased 11.5 to $540,000. Total volume rose 15.7 to $63.8 million. Leasehold sales rose from 6 to 16 and account for part of the median change, and sellers achieved a 94.2 average sale-to-list ratio.


Where is the Napili, Kahana and Honokowai condo market now? What is the absorption rate?


The corridor has 15.9 months of supply (183 active listings). Under $1 million, where most activity happens, supply is 14.7 months, while the $1–2 million band sits at 66.0 months.


Includes Alaeloa, which the MLS also codes as single-family homes (1 sale in 2025, 3 in 2026).


Explore Napili Bay condos for sale →


Explore Kahana condos for sale →


Kaanapali Condo Market





Kaanapali (Kāʻanapali) condo sales rose 37.3 to 70, the strongest growth among West Maui's resort areas, and the median eased 10.8 to $1,027,500. Total volume climbed 10.6 to $90.8 million. The $1–2 million tier led the gain, rising from 18 to 29 sales.


Where is the Kaanapali condo market now? What is the absorption rate?


Kaanapali has 16.2 months of supply (123 active listings). The $1–2 million tier is the healthiest band at 12.6 months, and 2-bedroom condos move fastest at 12.0 months.


Includes Vintage at Kaanapali, which the MLS also codes as single-family homes (1 sale in 2025, 1 in 2026).


Explore Kaanapali condos for sale →


Lahaina Condo Market





Lahaina condo sales rose 34.8 to 31, and Lahaina is the only West Maui district where the median increased, up 9.6 to $657,500.


Where is the Lahaina condo market now? What is the absorption rate?


Lahaina has the least supply in West Maui at 5.4 months, with 19 active listings. Studios are especially tight at 2.1 months.


Small sample: read percentage changes in this area as directional rather than a firm trend.


Includes Kahoma Village, which the MLS also codes as single-family homes (1 sale in 2025, 3 in 2026).


Explore Lahaina condos for sale →


South Maui Condo Market: Q3 2026





South Maui condo sales rose 18.0 through the third quarter of 2026, to 302 closings from 256, and the median eased 11.4 to $677,500. Total volume rose 3.0 to $355.9 million. Price per square foot held up better than in West Maui (down 7.0 vs. 15.8), and condos sold faster, averaging 155 days on market.


Where is the South Maui condo market now? What is the absorption rate?


South Maui has 9.7 months of condo supply (323 active listings), well below West Maui. Supply is remarkably even across price points, ranging from 9.0 to 12.0 months in every band.


Explore South Maui condos for sale →


Maalaea Condo Market





Maalaea (Māʻalaea) closed 14 condo sales in both periods, and the median eased 17.9 to $512,500. Seven of this year's 14 closings were leasehold, which lowers the overall price figures.


Where is the Maalaea condo market now? What is the absorption rate?


Maalaea has 13.3 months of supply, with 20 active listings, all priced under $1 million.


Small sample: read percentage changes in this area as directional rather than a firm trend.


Explore Maalaea condos for sale →


Kihei Condo Market





Kihei (Kīhei) is the largest condo market in this update: sales rose 20.0 to 222, and the median eased 11.7 to $596,000. Kihei condos continue to sell close to asking, at 94.9 of list price, with 30 units under contract.


Where is the Kihei condo market now? What is the absorption rate?


Kihei has 9.4 months of supply (232 active listings). Two-bedroom condos are the fastest-moving segment at 7.9 months.


Includes Hokulani Golf Villas, which the MLS also codes as single-family homes (5 sales in 2025, 9 in 2026).


Explore Kihei condos for sale →


Wailea Condo Market





Wailea condo sales rose 9.6 to 57, and the median moved 23.6 to $1,900,000, mostly because more smaller units sold: 1-bedroom sales rose from 7 to 12 while 3-bedroom sales eased from 24 to 19. Price per square foot moved only 4.3, to $1,568, and days on market improved slightly to 153.


Where is the Wailea condo market now? What is the absorption rate?


Wailea has 10.6 months of supply (67 active listings). One-bedroom condos move fastest at 6.0 months, and supply lengthens steadily with price to 18.0 months above $5 million.


Includes Kanani Wailea, which the MLS also codes as single-family homes (2 sales in 2025, 2 in 2026).


Explore Wailea condos for sale →


Makena Condo Market





Makena (Mākena) condo sales rose from 5 to 9, and total volume more than doubled to $57.0 million. This report counts Makena Surf, Na Hale O Makena, Polo Beach Club and Makena Beach Club &amp; Residences as Makena. The median rose to $4,500,000, led by two 4-bedroom Makena Beach Club &amp; Residences closings above $10 million.  Prices at Makena Beach Club &amp; Residences are higher, as both the newness of the development and private club offers extensive amenities drive higher values.


Where is the Makena condo market now? What is the absorption rate?


Makena has just 4.8 months of supply, the least of any community in this update, with 4 active listings.


Small sample: read percentage changes in this area as directional rather than a firm trend.


Explore Makena condos for sale →


Maui Condos vs. Single-Family Homes in 2026


In West Maui, condos and homes moved in opposite directions: condo sales rose 30.1 while home sales eased 10.7, and condo dollar volume ($210.6 million) now exceeds home volume ($148.5 million). In South Maui, both grew, with home sales up 25.8 and condo sales up 18.0. South Maui homes have the tighter supply at 7.4 months, compared with 9.7 months for condos. Following MLS coding, communities coded as both homes and condos are included in both sets of figures.


What Does This Mean for Maui Condo Buyers and Sellers?


For buyers, both regions offer more selection and more room to negotiate than a year ago, especially in West Maui and Kapalua Resort. In tighter markets such as Makena, Lahaina and Kihei's 2-bedroom segment, preparation and responsiveness pay off.


For sellers, buyers are active, with 527 condo closings across West and South Maui this year. Pricing to today's closed sales is the clearest path to a successful sale, particularly in West Maui, where sale-to-list ratios have narrowed.


  DOWNLOAD THE FULL Q3 2026 REPORT (PDF) 


Maui Condo Market FAQ


How is the Maui condo market doing in 2026?


Busier than a year ago. Through September 30, 2026, condo sales rose 30.1 in West Maui (225 sales) and 18.0 in South Maui (302 sales), while median prices eased and condos took longer to sell.


What is the median condo price in West Maui and South Maui?


Through Q3 2026, the median condo sale price was $699,000 in West Maui (down 7.9) and $677,500 in South Maui (down 11.4), compared with the same period of 2025.


Which Maui condo market has the least inventory right now?


Makena has the least supply at 4.8 months, followed by Lahaina at 5.4 months. Kapalua Resort has the most at 30.9 months. Figures are as of October 8, 2026.


Is it a buyer's or seller's market for Maui condos?


It varies by area. South Maui, at 9.7 months of supply, is the more balanced market. West Maui, at 15.6 months, gives buyers more selection and room to negotiate, especially above $2 million.


What does months of supply (absorption rate) mean?


It estimates how long current active listings would take to sell at the recent sales pace. This report divides active listings by average monthly closed sales over the trailing 12 months.


Where does this Maui condo data come from?


Realtors Association of Maui MLS data as of October 8, 2026, comparing closed sales from January 1–September 30, 2026, with the same period of 2025.


Read the West Maui Condo Market Update (January–August 2026) →


See all Maui real estate market reports →


Curious What This Means for Your Property or Search?


Every building and price point is experiencing this market a little differently. If you are weighing a sale, evaluating an offer, or searching for the right West Maui or South Maui condominium, I'd be glad to walk through the current data for your building and price range. Reach out anytime at cb@luxuryrealestatemaui.com.


Contact Courtney →


Courtney M. Brown, R(S) 56519 | Island Sotheby's International Realty


Data source: Realtors Association of Maui MLS, data as of October 8, 2026. Closed sales compare January 1–September 30, 2025, with January 1–September 30, 2026. Information is deemed reliable but not guaranteed.


Absorption rate (months of supply): active listings (excluding pending) divided by average monthly closed sales over the trailing 12 months (October 9, 2025–October 8, 2026).


Leasehold sales are priced on the remaining lease interest rather than fee-simple ownership and can appear as outliers at the low end.


Small samples: Kapalua Resort, Lahaina, Maalaea and Makena have fewer than about 30 sales per period. Read percentage changes there as directional.  A single sale can dramatically swing averages.


Following MLS coding, a few communities coded as both homes and condos are included in condo figures and noted in each area where they apply.

 ]]> </description>
    <pubDate>Fri, 09 Oct 2026 12:58:00 -1000</pubDate>
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<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/maui-residential-market-update-for-south-maui-and-west-maui-q3-2026.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/maui-residential-market-update-for-south-maui-and-west-maui-q3-2026.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui Residential Market Update for South Maui and West Maui: Q3 2026</title>
    <description> <![CDATA[ 



The view from 1008 Sunset, Pineapple Hill, Kapalua


Three quarters into 2026, Maui’s single-family home market is showing a clear shift in where buyers are most active. South Maui sales grew by more than 25, West Maui held relatively steady, and in both regions the mix moved toward homes under $3 million while sale prices stayed close to asking.


This report compares closed home sales in West and South Maui through Q3 of 2026 with the same period in 2025. It highlights selected Resort &amp; Second Home Communities in each region: Kapalua Resort, Kāʻanapali Resort, and Launiupoko in West Maui, and Wailea/Mākena in South Maui.


Each section includes absorption rates by bedroom count and price range, based on active inventory as of October 8, 2026.


West Maui vs. South Maui: How the Residential Markets Compare





South Maui was the more active home market through the first three quarters of 2026. It recorded 122 sales, up 25.8, while West Maui recorded 50, down 10.7. South Maui also offers a more accessible entry point in Kihei, with a median sale price of $1,400,000 compared with $2,097,500 in West Maui, and tighter supply at 7.4 months versus 13.8 months. Homes in both regions continue to sell close to asking, at 94.9 of list price in South Maui and 93.8 in West Maui.


Both regions share a common theme: buyers are most active below $3 million, while estate-level homes above $5 million offer buyers a broad selection (24.0 months of supply in West Maui and 32.0 months in South Maui). Lower medians in both regions reflect fewer estate sales compared with 2025, rather than a broad decline in value


West Maui Homes at a Glance





West Maui recorded 50 home sales through the first three quarters of 2026, compared with 56 in the same period of 2025.  While the number of sales fell 10.7, the total sales volume declined 35.5 to $148.5 million, and the median sale price dropped 31.8.


The primary driver is a shift in mix rather than a broad repricing: sales above $3 million eased from 28 to 17, while sales between $1 million and $3 million rose from 25 to 30. The Lahaina district accounted for 17 sales in 2026, up from 11, while Kapalua and Kāʻanapali together moved down from 23 to 15.


Homes sold at an average of 93.8 of final list price, up from 92.4, and average days on market held essentially steady at 169 days. Average price per square foot eased 11.5 to $1,146, again reflecting a greater share of sales in the more accessible price bands.


For buyers, this means expanded opportunity in the $1–3 million range; for sellers, well-priced homes continue to close near their list price.


How Is the West Maui Home Market Moving? What Is the Absorption Rate?


With 77 active listings and 67 closed sales over the past 12 months, West Maui currently carries 13.8 months of supply. The fastest-moving segments are homes under $1 million (4.0 months) and the $2–3 million range (6.4 months), along with 2-bedroom homes (7.5 months). Inventory is deepest above $4 million, where both the $4–5 million and $5 million-plus bands sit at 24.0 months, and among 4-bedroom homes at 18.0 months.


Kapalua Resort Homes





Kapalua Resort recorded 5 home sales through Q3 2026, compared with 9 in 2025. Total volume moved from $68.8 million to $26.3 million, and the median sale price from $7,625,000 to $5,450,000. The 2025 period included an $18,000,000 Plantation Estates sale and three new-construction Mahana Estates closings between $7.6 and $8.5 million, which lifted last year's figures. In 2026, every sale fell between $4.5 and $5.54 million, in Pineapple Hill and Mahana Estates.


Value per square foot held firm at $1,555, within 1.8 of last year's $1,584, a sign that underlying pricing is stable even as the mix shifted. Homes also sold faster and closer to asking: average days on market fell 43.2 to 168 days, and the average sale-to-list ratio improved to 93.7 from 90.5.


With such a small data sample of closings in 2026, these figures are best read as directional.


Where Is the Kapalua Home Market Now? What Is the Absorption Rate?


Kapalua Resort has 14 active home listings against 7 sales over the past 12 months, or 24.0 months of supply. Activity is strongest among 3-bedroom homes (9.6 months) and in the $3–4 million range (6.0 months), while 4-bedroom homes (36.0 months) and the $5 million-plus segment (30.0 months) offer buyers the widest selection. Given the small sample, these rates can shift meaningfully with a single sale.


Explore Kapalua Resort homes for sale  →


Kāʻanapali Homes





Kāʻanapali closed 10 home sales through Q3 2026, compared with 14 in 2025. The median sale price moved from $4,450,000 to $3,000,000, and total volume from $63.2 million to $32.5 million. Much of this reflects where buyers transacted: seven of the ten 2026 sales were between $1.6 and $3.3 million, centered on Kāʻanapali Hillside and nearby neighborhoods, while nine of the fourteen 2025 sales were at $4 million or above in the resort's higher end communities such as Lanikeha, Kāʻanapali Golf Estates, and Kāʻanapali Coffee Farms.


Negotiation is playing a larger role in this segment. Average days on market rose to 170 from 131, the average sale-to-list ratio eased to 90.2 from 92.5, and the average sale-to-original-list ratio moved to 83.5 from 90.4, indicating that price adjustments during marketing were more common in 2026.


For buyers, this creates room for thoughtful negotiation; for sellers, accurate pricing from the first day on market is the clearest path to a strong result.


Where Is the Kāʻanapali Home Market Now? What Is the Absorption Rate?


Kāʻanapali has the tightest supply of the areas in this report at 9.8 months, with 13 active listings and 3 pending against 16 sales over the past 12 months. 5-bedroom homes (4.0 months) and 4-bedroom homes (7.5 months) are moving fastest, as are the $3–4 million (6.0 months) and $2–3 million (6.9 months) price bands. No homes are currently listed between $1 and $2 million, while the $5 million-plus segment holds 15.0 months of supply and 6-bedroom homes 24.0 months.


Explore Kāʻanapali homes for sale  →


Launiupoko Homes


Launiupoko was the standout performer, with home sales rising 37.5 from 8 to 11 and total volume more than doubling (up 101.5) to $47.0 million. The median sale price held steady at $2,950,000 (up 1.3), while the average rose 46.5 to $4,270,364, led by a $12,150,000 Mākila Plantation estate and three additional closings above $5 million, a price band with no sales in the 2025 period.


Pricing strengthened across several measures: average price per square foot rose 15.1 to $1,834, and the average sale-to-list ratio improved to 93.1 from 90.2. Launiupoko sale prices can vary significantly even at similar acreage.


Many parcels are structured as a Condominium Property Regime (CPR), where a Main Home unit, an ʻOhana unit, and sometimes an agricultural unit share one lot, and a sale may include the full property or a single unit. Individual comparisons should account for this structure.


Where Is the Launiupoko Home Market Now? What Is the Absorption Rate?


Launiupoko carries 14.4 months of supply, with 18 active listings and 15 sales over the past 12 months. The $2–3 million range (7.2 months) and $1–2 million range (8.0 months) are the most active, along with 2- and 4-bedroom homes (8.0 months each). Inventory is deepest in the $3–4 million band, where 6 active listings compare with a single sale in the past year (72.0 months), and among 3-bedroom homes (30.0 months).


Launiupoko pricing reflects a mix of full-property and single-unit CPR sales; individual comparisons should account for lot structure.


Explore Launiupoko homes for sale  →


South Maui Homes at a Glance





South Maui recorded 122 home sales through Q3 2026, up 25.8 from 97 in the same period of 2025. Total sales volume eased 11.0 to $224.2 million because the 2025 period included three oceanfront estate sales above $14 million: a $28,560,000 Keawakapu Beach home, a $17,250,000 Mākena Road estate and a $14,470,000 One Palauea Bay residence. The highest 2026 sale was $8,300,000 at The Ridge at Wailea. The median sale price moved from $1,515,000 to $1,400,000, and growth came from the more accessible price bands: sales under $1 million rose from 12 to 20, and sales between $1 million and $2 million from 53 to 70.


Pricing remains steady. Homes sold at an average of 94.9 of list price (94.8 in 2025), and average days on market held near 148 days. Average price per square foot moved to $887 from $1,089, reflecting fewer oceanfront sales rather than broad repricing. Maui Meadows recorded 13 sales in each period, with its median rising from $2,175,000 to $2,360,000.


How Is the South Maui Home Market Moving? What Is the Absorption Rate?


South Maui carries 7.4 months of supply, with 101 active listings and 21 pending against 163 sales over the past 12 months. Homes under $1 million (3.4 months) and between $1 million and $2 million (5.6 months) are moving fastest, along with 3-bedroom homes (6.0 months) and 2-bedroom homes (6.5 months). Inventory is deepest in the $4–5 million (36.0 months) and $5 million-plus (32.0 months) segments.


Kīhei Homes





Kīhei was the most active home market in this report, with 89 sales through Q3 2026, up 23.6 from 72. The median sale price moved from $1,372,500 to $1,230,000, and total volume from $153.5 million to $126.3 million. The 2025 period included the $28,560,000 Keawakapu Beach sale and several Halama Street oceanfront homes between $6.0 and $9.9 million; the top 2026 sale was $6,650,000. Sales under $1 million rose from 12 to 20, and the $1–2 million range from 47 to 62.


Kīhei homes continue to sell close to asking, at an average of 95.1 of list price, with average days on market steady at 142. Average price per square foot moved to $800 from $1,005, again reflecting the mix shift toward more accessible homes. For buyers, Kīhei offers the broadest selection of homes under $2 million in South Maui; for sellers, steady demand rewards well-presented, accurately priced listings.


Where Is the Kīhei Home Market Now? What Is the Absorption Rate?


Kīhei has the tightest supply in this report at 5.9 months, with 59 active listings and 12 pending against 119 sales over the past 12 months. 3-bedroom homes (4.5 months), homes under $1 million (3.4 months) and the $1–2 million range (5.3 months) are moving fastest. Supply is deeper among 5-bedroom homes (9.6 months), the $2–3 million range (9.6 months) and homes above $5 million (30.0 months).


Explore Kīhei homes for sale  →


Wailea &amp; Mākena Homes





Wailea/Mākena posted the strongest sales growth in this report, with 20 home sales through Q3 2026, up 81.8 from 11. Total volume held essentially even at $67.0 million (down 1.3), and the median sale price moved from $3,850,000 to $2,900,000. The 2025 period included the $17,250,000 Mākena Road and $14,470,000 One Palauea Bay sales. In 2026, activity centered on Wailea's established neighborhoods, including Wailea Kai, Wailea Kialoa and Wailea Pualani, with top sales at The Ridge at Wailea ($8,300,000 and $5,300,000) and Wailea Golf Estates ($6,600,000). Sales between $2 million and $3 million rose from 3 to 8.


Buyers and sellers are meeting closer to asking: the average sale-to-list ratio improved to 95.3 from 91.6. Average price per square foot moved to $1,101 from $1,681, reflecting fewer estate-level sales.


Mākena's oceanfront and ocean-view estates had no closings in the 2026 period, but two Mākena Road properties are pending, listed at $9,000,000 and $19,950,000, and 7 active Mākena listings range from $18,900,000 to $45,000,000.


Where Is the Wailea/Mākena Home Market Now? What Is the Absorption Rate?


Wailea/Mākena carries 12.4 months of supply, with 28 active listings and 5 pending against 27 sales over the past 12 months. The $1–2 million range (6.0 months), the $3–4 million range (6.7 months) and 5-bedroom homes (6.0 months) are moving fastest, while 3-bedroom homes sit at 10.3 months. The $5 million-plus segment, which includes the Mākena estates, holds 33.0 months of supply, and 4-bedroom homes 18.0 months.


Wailea/Mākena recorded 11 and 20 home sales in the two periods; individual estate sales can move averages significantly.


Explore Wailea and Mākena homes for sale  →


What Does This Mean for Buyers and Sellers?


Across West and South Maui, the 2026 home market reflects a rebalancing rather than a slowdown. Buyers are most active below $3 million, and homes in that range are moving at a steady pace, especially in Kīhei and Kāʻanapali. Above $4 million, including Kapalua Resort, Wailea Golf Estates and the Mākena estates, buyers have a broader selection and more time to evaluate their options.


For sellers, accurate pricing from the start is the strongest strategy. Homes are selling at 94–95 of list price on average in both regions, and the segments with the tightest supply, including Kīhei, Kāʻanapali and homes under $3 million, reward well-presented, well-priced listings.


For buyers, current supply levels in the upper price bands, in Kapalua Resort and in the Wailea/Mākena estate segment offer room to compare properties and negotiate thoughtfully. Launiupoko's rising price per square foot and the tighter inventory in Kīhei and Kāʻanapali show the value of preparation, with financing and clear criteria in place, so you can move with confidence when the right home appears.


  Maui Home Market Report: West &amp; South Maui, January to September 2026 


Curious What This Means for Your Property or Search?


I would be glad to walk you through the data for your neighborhood, review recent comparable sales, or prepare a custom analysis for your home. Reach out anytime to start the conversation.




By Courtney M. Brown, R(S) 56519  |  Island Sotheby’s International Realty  |  October 8, 2026


Closed-sale data: Realtors Association of Maui MLS, single-family homes, January 1–September 30, 2025, compared with January 1–September 30, 2026; data pulled October 8, 2026. Information deemed reliable but not guaranteed.


South Maui (All) includes Kīhei, Wailea/Mākena, Maui Meadows and Māʻalaea. Absorption rate: active listings as of October 8, 2026, divided by average monthly closed sales over the trailing 12 months. Pending listings are not counted as active.


West Maui (All) includes Kapalua, Nāpili/Kahana/Honokōwai, Kāʻanapali, Lahaina, and Olowalu/Ukumehame. Launiupoko is part of the MLS Lahaina district. Residential condominium–classified homes (including the Vintage, the Summit, and Launiupoko CPR properties) are included. The 2025 West Maui low sale ($650,000) was a leasehold Alaeloa property.

 ]]> </description>
    <pubDate>Thu, 08 Oct 2026 19:40:00 -1000</pubDate>
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    <guid>https://www.luxuryrealestatemaui.com/blog/appraisals-are-changing-what-buyers--sellers-need-to-know-in-2026.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/appraisals-are-changing-what-buyers--sellers-need-to-know-in-2026.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Appraisals are Changing:  What Buyers &amp; Sellers Need to Know </title>
    <description> <![CDATA[ 
Appraisals Are Changing: A Conversation with Brady Spangler of Mortgage Company Rate


Appraisal reports are getting their biggest update in years, and it becomes mandatory on November 2, 2026. Fannie Mae and Freddie Mac are rolling out UAD 3.6, a new reporting format that captures more detailed, standardized property data.


To help Maui Buyers and Sellers prepare, I sat down with Brady Spangler, Branch Manager and SVP of Mortgage Lending with Rate, here on Maui. Here are his answers to the five questions clients ask most.


1. What is UAD 3.6, in simple terms?


Brady: &quot;It's a new appraisal reporting format being rolled out by Fannie Mae and Freddie Mac. The goal is more detailed, standardized property data. In simple terms: more detail, better data, and a very different-looking appraisal report.&quot; For instance, you will see new terms being used.  Instead of location, the new term is site influence, or another example is gross living area (GLA) will now become finished area above grade.


Brady notes the appraisal process itself is the same. What changes, is how the findings are reported.


2. When does it start?


Brady: &quot;UAD 3.6 becomes mandatory on November 2, 2026, for new appraisal reports submitted to Fannie Mae and Freddie Mac. You may see it sooner, though. Lenders are already using the new format.&quot;


If you are under contract this fall, ask your lender which format your appraisal will use.


3. Will my appraisal take longer?


Brady: &quot;During the transition, it’s possible, as Appraisers will capture more information about rooms, levels and areas, renovations and improvements, amenities and features, site characteristics, and overall condition. That means they may spend more time at the property. A longer visit doesn't mean something is wrong. There's simply more to document.&quot;


He adds that appraisers, lenders, and underwriting teams are all adapting to new workflows. His advice: build in reasonable time and involve your lender early to help keep your closing on schedule.


When working with Buyers, I always call the lender prior to preparing their offer to ensure the timeline I use is realistic from a lender's perspective.


4. I'm selling. How do I prepare?


Brady: &quot;Details matter. Keep good records of your home's improvements. The more accurate the information, the better.&quot;


Specific beats general. Instead of &quot;kitchen updated,&quot; provide:




       Kitchen remodeled in 2024


       New cabinets and countertops


       HVAC replaced in 2022


       Roof replaced in 2019




Brady also recommends putting together an appraisal packet. Your listing agent can assemble improvement history, relevant property documents, comparable sales with context, and important details not obvious in the MLS. 


For Maui condos and homes, that includes features like ocean views, solar and air conditioning upgrades, and recent renovations.


5. Does this change who decides my property's value?


Brady: &quot;No, it’s the same appraisal process with a new reporting format. The distinction is important: agents provide the facts. Appraisers determine the value.&quot;


That is why accurate MLS data matters. Today's listing can become tomorrow's comparable sale, so agents should be specific about renovations and timing, property condition, seller concessions, significant repairs, and unique circumstances of the sale.


Seller Prep Checklist


Use this list before your home goes on the market. Each item helps the appraiser document your home accurately under UAD 3.6.


☐  Gather records of every improvement, with the year it was completed


☐  Describe upgrades and features specifically (&quot;Kitchen remodeled in 2024,&quot; not &quot;kitchen updated&quot;)


☐  List major replacements and their dates, such as roof, solar and HVAC


☐  Note features not obvious in the MLS, such as materials, views or air conditioning upgrades


☐  Build an appraisal packet with your listing agent: improvement history, documents, and comparable sales with context


☐  Plan for a longer appraisal visit and keep the property accessible


☐  Build reasonable time into your contract timeline for the appraisal


The Bottom Line



Preparation is the simplest path to a smooth closing under UAD 3.6. Sellers, start your improvement records today. Buyers, connect with your lender before you write an offer.


Thinking of purchasing property and want to speak with a lender first?  Reach out to Brady Spangler, Branch Manager, SVP of Mortgage Lending, Rate: brady@rate.com · (808) 264-3798 · rate.com/bradyspangler · NMLS 205611


Planning a move on Maui? I'm happy to help you identify your options and help you find a special spot to call home.
 ]]> </description>
    <pubDate>Wed, 07 Oct 2026 14:17:00 -1000</pubDate>
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    <guid>https://www.luxuryrealestatemaui.com/blog/treecovery.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/treecovery.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Live Aloha, Give Aloha: Treecovery</title>
    <description> <![CDATA[ 
treecovery: Restoring the Trees of Lāhainā for future generations


I grew up on a farm Upcountry, where my parents had a nursery and landscaping business, so plants and gardens have always been a focal point in my life. My father would plant shower trees whenever he could on a landscaping job, saying they reminded him of my mother. When I see the Shower Trees blooming at the Kapalua Ridge Villas, one of the job sites he worked on decades ago, I smile whenever they are in bloom.


My grandmother lived just off Front Street at the Puamana end.  When I was a teenager, my father moved back to Lāhainā, and from that time on, I spent all of my summers in Lāhainā. I remember the smell of the air, the way it would change slightly as the months got warmer, filled with the fragrance of blooming plumeria and the mangoes that fell into the yards all over town.


After the fire and the shock of seeing the devastating loss in Lāhainā, I realized how different it is without its trees. Before August 8, 2023, Lāhainā was a canopy town. Mango trees leaned over back fences, ulu, plumeria, ti, puʻu kalaunu, and banana grew in yards around town, giving the air a sweet, heady scent. In town, the Banyan Tree was a steady presence for over a century and a half — its branches shading nearly an entire block on Front Street.


When the wildfires swept through, they didn't just take homes. They took the shade, the fruit trees, the lei-making plants, and the everyday flowers and foliage that made Lāhainā feel like Lāhainā.


That loss is where our Live Aloha, Give Aloha spotlight begins — with the community-based nonprofit, Treecovery, which is working to bring back the trees, and with them the fruit and flowers, for future generations.


Treecovery is providing trees at no cost to residents of Lāhainā and Kula affected by the fires.  An established mango tree starts at $250 and certain varieties can run up to $1000--this is their number one request. They are growing Ulu for the restoration of Moku'ula in Lahaina as well--each Ulu tree is $500.


Give a Mango Tree for $250



If you're a Lāhainā or Kula resident who lost trees in the fires, you can request free trees, plants and soil amendments, directly through Treecovery's online request form — it's the most direct way to bring the canopy back to your own yard. 


Request a Tree


What Is Treecovery?


Treecovery working in Lāhainā


Treecovery Hawaiʻi (Treecovery Inc.) is a Maui-based 501(c)(3) nonprofit founded in the aftermath of the fires by Duane Sparkman, an arborist and the chief engineer at Royal Lahaina Resort, alongside co-founder Matthew Murasko. Their mission is direct: grow and distribute trees, free of charge, to the residents and businesses of Lāhainā and Kula who lost theirs, and rebuild the canopy across Maui Nui for generations to come.


Sparkman put it simply in an interview with Maui Nō Ka ʻOi Magazine: “We're a group of healers. As we restore the ʻāina, it restores us.”


From a Single Branch to a Growing Network


In the days after the fires, Sparkman and Murasko went straight to the banyan tree. Working quickly, they air-layered branches from the damaged tree to preserve its genetics, then delivered those cuttings to resorts across Maui that are now stewards of these plants.


That instinct — save it, propagate it, share it — became the model for everything Treecovery does now. The organization has built a network of “grow hubs” across the island: resort courtyards at Marriott's Maui Ocean Club, Andaz Maui, and Fairmont Kea Lani, a site at Kahului Airport, and private properties throughout West Maui and Upcountry, including an acclimation site on a farm that has held as many as 1,600 potted trees at once. Residents and public sites simply reach out, and Treecovery matches available trees to the request and delivers them once they're ready to plant.


The Work Happening Right Now


The scale of what was lost is significant: an estimated 21,000 trees burned within Lāhainā's 300-acre burn zone. Treecovery has thousands of replacement trees potted and growing, with a palette that includes banyan, mango, citrus, banana, and papaya alongside native Hawaiian species like loulu palms, wiliwili, and breadfruit — plants chosen not just for shade, but for food, lei-making, and habitat.


That native focus led to one of the organization's most meaningful projects yet: planting native loulu palms, grown from seed originally collected on Molokaʻi, at Lāhainā Harbor. It's a small but pointed example of Treecovery's broader vision, which reaches beyond fire recovery altogether — restoring trees in Lāhainā and Kula now, then building a Central Maui food forest and tree donation farm, with a long-term goal of supporting canopy restoration across Maui Nui, including Molokaʻi, Lānaʻi, and Kahoʻolawe.


As Treecovery co-founder Matthew Murasko has described it, the work is ultimately about “planting trees for the keiki on Maui who haven't yet been born.”


Treecovery and Alaska Airlines work together at the Grow Hub


Art From the Ashes: Shop the Artisan Collection


Treecovery's recovery work extends into the studio as well as the nursery. Through a partnership with two veteran Maui artists, salvaged wood touched by the fires is being given a second life as fine art and handcrafted instruments, with proceeds supporting the broader mission.


Sculptor Dale Zarrella has been creating since 1973, with work held in private collections and the Vatican museum. For Treecovery, he channels salvaged material into an exclusive collection titled Rising from the Ashes — Spirit of Aloha. Instrument maker Steve Grimes has handcrafted instruments since 1972 for musicians including Jake Shimabukuro, Willie Nelson, Pat Simmons, and Steve Miller, and now brings that same craftsmanship to one-of-a-kind pieces made from Lāhainā's salvaged wood.


Every purchase supports Treecovery directly, and half of the purchase price is eligible for a tax deduction — a meaningful way to bring home a piece of Lāhainā's recovery.





Shop The Artisan Collection: Steve Grimes





Shop Dale Zarrella's Collection: Rising from the Ashes - Spirits of Aloha


Ways to Give Back: Volunteer &amp; Donate


LIVE ALOHA: VOLUNTEER


Community members are welcome to get involved at grow hub planting days and cultural tree-planting events hosted with community and resort partners throughout the year. To ask about upcoming volunteer opportunities near you, reach out through Treecovery's contact page and the team will point you to the next event.


Contact Treecovery


GIVE ALOHA: DONATE &amp; SHOP


Every tree Treecovery grows and delivers is free to the residents who receive it, which means the organization runs entirely on donations, grants, and community support. A gift of any size helps fund seedlings, staff, and the grow hub network that makes free tree distribution possible — and every donation is tax-deductible.


Treecovery is providing trees to families and businesses that lost everything, helping to bring back the greenery.  An established mango tree starts at $250 and certain varieties can run up to $1000.   A mango tree is the number one request Treecovery receives.  


Donate a Mango Tree for $250


You can also give back while you shop: Treecovery's online store offers branded hats and shirts, with proceeds going directly toward growing and distributing more trees across Lāhainā and Kula.


Donate to Treecovery   |   Shop Treecovery



Mahalo to Matthew Murasko for taking the time to talk with us about Treecovery.


Treecovery Inc. (dba Treecovery Hawaiʻi) is a Maui-based 501(c)(3) nonprofit approved by the IRS, EIN 93-4500472.


Photos courtesy of Treecovery.
 ]]> </description>
    <pubDate>Tue, 06 Oct 2026 12:25:00 -1000</pubDate>
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    <guid>https://www.luxuryrealestatemaui.com/blog/2027-lpga-lotte-championship-kapalua-maui.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/2027-lpga-lotte-championship-kapalua-maui.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Professional Golf is Coming Back to Maui:  LPGA Tour's 2027 LOTTE Championship from March 18–21, 2027</title>
    <description> <![CDATA[ 



Professional golf is coming back to Maui in 2027


The Plantation Course at Kapalua will host the LPGA Tour's 2027 LOTTE Championship from March 18–21, 2027. A full field of 120 LPGA professionals will play four rounds on one of Hawaiʻi's most challenging courses. It's the first time this championship has come to Kapalua, and the first professional tournament on the Plantation Course in more than two years.


The Plantation Course is a Top 100 course known for its sweeping ocean views and demanding layout.  Spectators can enjoy seeing players up close, with the occasional whale breaching in the background.  The course was home to the PGA Tour's Tournament of Champions from 1999-2025.


The last LPGA event at Kapalua was in 2008, when the Kapalua LPGA Classic was played on the Bay Course.  The PGA events are meaningful to Maui's economy, supporting local hospitality, dining and retail, as well as local charities.  



The owner of the Plantation Course, Mr. Tadashi Yanai, has long supported Maui charitable causes. In 2025, after the PGA Tour canceled The Sentry, Mr. Yanai donated $750,000 to Maui nonprofits, including:




      Scouting America – Aloha Council


      Hale Makua Health Services


      J. Walter Cameron Center


      Ka Lima O Maui


      Lahainaluna High School Foundation


      Lahaina Junior Golf




“We are thrilled to welcome the LPGA back to Kapalua and professional golf back to Maui,” said Kapalua Golf General Manager Alex Nakajima. “Fans can look forward to four days of high-level competition set against the stunning backdrop of the Pacific Ocean.”


Curious about the properties surrounding the Plantation Course?





Surrounding the Plantation Course are phases one and two of the Plantation Estates,  To the North and above the Plantation Estates is a larger agricultural community of Honolua Ridge, and to the South you'll find, Kapalua Mauka's newest community, Mahana Estates. 


Each community has its own distinct feel, but all have the great views and open space that makes Kapalua so special. 


The Plantation Estates surround the famed Plantation Course and the homes here are known for their outstanding views.  Those along the 16th, 17th and 18th fairways have commanded the highest sales values in Kapalua for non-oceanfront residences.  Each home site is a minimum of two acres, ensuring ample space and privacy.  At the time of this post listings at the Plantation Estates range from $8,998,000 to $26,000,000.


Annexed into the Plantation Estates in 2007 and 2008, the lots in Honolua Ridge are the largest in Kapalua, ranging from two to thirty acres.  Current listings range from $9,675,000 to $12,250,000


The latest residential development in Kapalua is Mahana Estates, which is the first phase of Kapalua Mauka.  The home sites range from just over a half acre to over four acres.  There is currently one active listing at Mahana Estates, listed at $16,000,000.  In 2026, the median sales price in Mahana Estates is $5,450,000.
 ]]> </description>
    <pubDate>Mon, 05 Oct 2026 10:45:00 -1000</pubDate>
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    <guid>https://www.luxuryrealestatemaui.com/blog/maui-humane-society.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/maui-humane-society.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Live Aloha, Give Aloha: Beach Buddies at the Maui Humane Society</title>
    <description> <![CDATA[ 
Live Aloha, Give Aloha: How a Day at the Beach Can Change a Shelter Dog's Life


I have a very social dog.  Her name is Lily and she absolutely LOVES meeting new people.  After a long day at work, I'll usually take her to the highest density place I can for a walk, so we increase her chance of meeting someone new.  A favorite is down at Flemming--she's crashed a few family photo shoots, sat down next to people in their beach chairs, and fallen in love over and over again.  Often people tell me how much they miss their dog and I don't blame them.  


I find myself telling people about Beach Buddies, an amazing program run by the Maui Humane Society that lets you take a dog from the shelter to the beach (or for a hike) for the day.


A volunteer takes Dobby out for a day at the beach


What Is The Maui Humane Society's Dog Outing Program?


The Maui Humane Society is the only open-admission animal shelter on Maui, which means no animal in need is ever turned away — and it means the shelter's population runs high, often at capacity.  Beach Buddies grew out of a simple, practical idea: dogs do better, and show better to potential adopters, outside a kennel.


The program launched in April 2015, modeled after a similar “field trip” program that had launched on Kauaʻi about a year earlier. What started as an occasional outing has grown into one of the shelter's signature programs — consistently booked, widely recognized, and, as it turns out, effective enough that shelters across the country have taken notice.


How Beach Buddies Works


Participants — residents and visitors alike, 18 and older — can sign up for a time slot and are matched with one of the shelter's approved, easygoing dogs. Each outing comes with a full kit: a harness and leash, a car seatbelt, a towel, a water bottle and bowl, treats, waste bags, a map, and a bandana marking the dog as available for adoption. From there, the day is yours to plan — a beach walk, an Upcountry trail (another of Lily's favorites is Makawao Forest), or a picnic lunch. The shelter asks that outings stay out of the West Side and off the Road to Hāna, simply so dogs and handlers aren't too far from home base in Puʻūnēnē which is between Kahului and Kihei.


Maui residents have their own track into the program, Kamaʻāina Beach Buddies, which builds toward a more regular, ongoing volunteer role rather than a single outing. Either way, every outing ends with a short write-up from the participant — notes on how the dog handled the car, the crowds, the leash — that goes straight into the dog's file to help staff make the right match when adoption day comes.


Why It Makes Such a Difference


A day away from the shelter gives a dog real mental stimulation and a break from kennel stress. Every Beach Buddies dog heads out wearing its “adopt me” bandana, turning an ordinary outing into a chance encounter that might lead somewhere. 


&quot;Beach Buddies is the ultimate win-win: you get an incredible day exploring Maui with a four-legged co-pilot, and a shelter dog gets a much-needed break and a chance to find their forever home.&quot;


— Ashley Stone-Mason, Maui Humane Society


For those of us who call Maui home, the appeal runs a little deeper than a fun afternoon. It's a reminder of how many great trails, beaches, and neighborhoods make up daily life here,  Maui Humane Society is also a natural first stop for anyone settling into the island who's thinking about adding a dog to their household.


Ways to Give Back: Volunteer &amp; Donate





&quot;A big part of loving where you live is supporting the community that makes Maui special. Programs like Beach Buddies show the true heart of our island.&quot;


Live Aloha: Volunteer


If you're visiting Maui, you can book a Beach Buddies outing directly through Maui Humane Society for a $75 participation fee — new time slots open online about ten days out, and it's worth booking early, since outings fill quickly. Book a Beach Buddies Outing


Another way for a visitor to help is to help fly an animal to the mainland on the Wings of Aloha Alaska Airlines program:  This helps get dogs to transfer partners in the mailand US. The process is simple and free. Check in with Wings of Aloha with your flight itinerary.  Should a scheduled animal transport match your itinerary, they will be in touch. Note: flights must be with Alaska Airlines only and must be to the West Coast to be eligible.


If you're a Maui resident, Kamaʻāina Beach Buddies offers an ongoing way to give shelter dogs regular time outside the kennel. You can also foster an animal until a home can be found.  Learn About Volunteering


Give Aloha: Donate


Maui Humane Society relies on community support to keep the shelter open to every animal that needs it. You can give directly, become a sponsor, or shop MHS merchandise, with proceeds going straight back into the shelter's care programs. 


Donate to Maui Humane Society  |  Become a Sponsor  |  Shop Maui Humane Society's Amazon Wishlist
 ]]> </description>
    <pubDate>Sun, 13 Sep 2026 17:12:00 -1000</pubDate>
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    <guid>https://www.luxuryrealestatemaui.com/blog/west-maui-condominium-market-update-jan-aug-26.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/west-maui-condominium-market-update-jan-aug-26.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>West Maui Condominium Market Update: </title>
    <description> <![CDATA[ 
West Maui Condo Market Update: January-August, 2026 





Featured Listing: The Whaler at Kaanapali 412


Eight months into 2026, the West Maui condominium market has continued to shift in the direction we flagged in our mid-year update: more transactions, softer pricing, and longer marketing timelines. This report compares closed sales from January 1 through August 31, 2026, against the same window in 2025, across West Maui overall and its four component districts — Kapalua Resort, Napili/Kahana/Honokowai, Kaanapali, and Lahaina — and adds current absorption rates by price range so buyers and sellers can see exactly how much supply is on the market relative to the pace of sales.


Below is a look at what moved across West Maui overall, then district by district in the Kapalua Resort, Napili/Kahana/Honokowai, Kaanapali, and Lahaina.


West Maui Condos at a Glance





The number of condo sales across West Maui rose a full 25 year over year, but total dollar volume barely moved — a sign that the additional activity is concentrated in more affordable price points rather than the luxury tier. Sales under $1 million jumped from 101 to 143 transactions (up nearly 42), while the median and average sale prices both eased, and the average marketing period stretched from about five months to just under six. The one outlier pulling the high end upward is a single $12.5 million sale at The Resort at Kapalua Bay — without it, the broader market's center of gravity has clearly moved toward value-oriented buyers.  Excluding that listing, the next highest sale is $3,575,000 for a three bedroom at Honua Kai followed by an oceanfront two bedroom condominium at the leasehold property, Alaeloa.


How is the West Maui Condo Market moving?  What is the absorption rate?


There is currently a 16.0-month supply of inventory across all price points.  As of the date of this post, there are 392 active listings against this year's sales pace. Supply is not even across price points. Listings under $1 million are moving fastest, at roughly 12.8 months of supply, while the $3–4 million tier is the slowest-moving segment on the board at 64 months — effectively a standing surplus of inventory relative to current sales pace.


Kapalua Resort Condos





Kapalua Resort saw closed sales dip slightly, from 15 to 14 (down 6.7), while total dollar volume fell nearly 23 and the median sale price eased almost 18 to $1,342,500. Marketing timelines nearly doubled, from about four months to just over eight — the clearest sign among the four areas that buyers have more room to negotiate. 


 The high-water mark for the entire West Maui condo market this period came from Kapalua: a $12.5 million sale for a four-bedroom residence at The Resort at Kapalua Bay, up from a high a year earlier of $7.255 million for a three-bedroom in the same community.  The four-bedroom residences are quite rare (only eight built) and the three-bedroom sale the year earlier was for an oceanfront penthouse.  These sales show that demand for unique and well-positioned properties hasn't disappeared; however, buyers are more selective.


It is also notable in 2026 that the next highest sale is a Bay Villa at $2,935,000, whereas in 2025, there were three sales above $5 million (two at Coconut Grove and one at Ironwoods).


Where is the Kapalua Condo market now?  What is the Absorption Rate?


Current Absorption Rate (Overall): 30.9 months of supply — 54 active listings, 4 pending — the slowest-moving of the four areas in this update. The under-$1 million band is a clear outlier here at just 6.0 months of supply, though it reflects a very small pool of listings (3 active). The $1–2 million tier, Kapalua's most active price band by volume, is sitting at 32 months of supply, underscoring how much more patient sellers need to be in this resort's mid-tier compared with Kaanapali or West Maui overall.


Kapalua's overall sample (14 sales per period) is the smallest of the four areas — read individual price-band swings as directional, not definitive.


Napili, Kahana &amp; Honokowai Condos





Napili/Kahana/Honokowai remains the most active corridor in West Maui by sheer transaction count, with closed sales rising 22 year over year to 94 transactions. Median and average sale prices both eased by roughly 14-15, and the average price per square foot dropped nearly 19 — a meaningful softening that reflects both a broader entry-level buyer pool and one significant leasehold sale at the very low end of the range. Marketing time lengthened by more than a month on average, from about five months to just over six.


The high sale this year is a 2-bedroom oceanfront residence at Alaeloa, one of my favorite condominium communities in West Maui.


Where is the market now?


There is currently a15.2 months of supply of condo inventory in Napili, Kahana and Honokowai — 179 active listings, 13 pending. 


The under-$1 million segment, which accounts for the overwhelming majority of activity in this corridor, is absorbing at a healthy 13.7 months, while the thin $1–2 million band (just 2 sales this year against 23 active listings) is sitting at a striking 92 months of supply — sellers in that tier should expect a considerably longer runway than the corridor's headline pace suggests.  The majority of the properties in Kahana and Honokowai were impacted by the passage of Bill 9.  


The $1–2 million and $2–3 million bands each reflect only a handful of sales per period — read those percentage changes as directional, not definitive.


Kaanapali Condos





Kaanapali logged strong unit-volume growth, up more than 28 year over year, while total dollar volume held roughly flat — again pointing to more sales happening at lower price points. The median sale price eased 13, but days on market actually improved slightly, suggesting well-priced Kaanapali condos are still finding buyers efficiently even as the overall price trend softens.


Year to date, the highest end sales in Kaanapali are hotel zoned properties: the Honua Kai, Kaanapali Alii and Whaler.  The lower end of the market segment are leasehold properties at Kaanapali Shores and Maui Eldorado, as well as the fee simple studios at Maui Kai.  This echos the market in 2025 at the lower end, however, 2025 saw four more sales above $3.5M, with a high sale of $6M for an oceanfront unit at the Kaanapali Alii.


Lahaina Area Condos






Year to date in 2026, Lahaina posted the largest percentage jump in closed sales vs 2025, up 55.6 year over year, with total dollar volume climbing nearly 35. The bulk of the sales were at Lahaina Shores, which along with Lahaina Roads and part of Puamana, has reopened since the fire in 2023.  Unlike the other West Maui areas, Lahaina's median sale price actually rose 5 even as the average eased — the median and average sale price are aligned at just above $650,000.  Marketing time lengthened from about 82 days to 107 days, still the fastest-moving of the four areas covered in this report.


Where is the Lahaina Condo Market Now?


As of the date of this post, the Current supply of inventory in Lahaina is 6.9 months — with 24 active listings and 3 pending sales.


Lahaina condos are the tightest market of the four areas in this update. The under-$1 million segment is absorbing in just 5.1 months, underscoring how quickly well-priced entry-level Lahaina condos are moving relative to the rest of West Maui.


What Does this mean for Buyers and Sellers?


For buyers, more listings and longer marketing times translate into more time to evaluate options and more room to negotiate on price and terms. For sellers, accurate pricing from day one matters more than ever. 


Condos priced in line with recent comparable sales are still moving; the properties sitting longest tend to be those priced ahead of where the current market is.  The luxury sector ($5M+) has extensive inventory for Buyers to choose from.


 
Maui Condo Market Report January to August 2026



Curious What This Means for Your Property or Search?


It's important to note that for some of these areas, the data pool is very small.  For example, in Kapalua, one sale at the Resort at Kapalua Bay, Coconut Grove, or Ironwoods, can swing the stats.  Similarly in Kaanapali, an oceanfront sale at the Alii or Whaler can also skew the average sales price and price/square foot.  In addition to location, upgrades and positioning within a complex can impact value.  


Every West Maui neighborhood is moving a little differently right now. If you're weighing a sale, a purchase, or simply want a clearer read on your specific building or price range, reach out, and we'll walk through the current data together.  



Figures reflect closed (sold) MLS transactions only; active and pending listings are excluded from price statistics. “Absorption Rate” estimates months of supply at the current pace of sales: current active listings in that segment divided by the average monthly sales rate YTD. Data is drawn from the Realtors Association of Maui MLS and is deemed reliable but not guaranteed.


Pailolo Place is reported under Napili/Kahana/Honokowai.  Lahaina for this report does not refer to the zip code Lahaina, but rather the district of Lahaina
 ]]> </description>
    <pubDate>Thu, 10 Sep 2026 17:57:00 -1000</pubDate>
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<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/the-marine-institute.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/the-marine-institute.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Live Aloha, Give Aloha: The Marine Institute</title>
    <description> <![CDATA[ 
Inside the Marine Institute's Work to Protect Maui's Honu, Monk Seals, and Coral Reefs






The Marine Institute: Outplanted coral plugs established on the reef (PC Nāhoa Kai Productions)


There's a moment almost every visitor to Maui experiences: a Hawaiian Green Sea Turtle (honu) gliding past during a snorkel at Honolua Bay, a monk seal sunbathing at Poʻolenalena, a flash of color on a reef wall at Molokini. These encounters feel like magic, but behind every one of them is a fragile, interconnected ecosystem — and a small team working around the clock to keep it that way.


I became aware of their work through a friend who volunteers with a team to disentangle sea turtles.  He is an experienced diver and professional underwater cinematographer. He finds this is a way he can give back to Maui, and the place he loves most, the waters that surround our island, and its marine life.


That team is the Marine Institute, based at the Maui Ocean Center in Māʻalaea. While their mission is simple to state, it is enormous in practice: to protect Maui's marine ecosystems by uniting science, community engagement, and education to restore ocean health and inspire lifelong stewardship.


In this installment of Live Aloha, Give Aloha, we're taking a closer look at how they do it, and how you can be part of the work.


A Whole-Ecosystem Approach


What sets the Marine Institute apart is that they don't treat Maui's marine species as separate problems to solve. Monk seals, honu, and coral reefs are all links in the same chain — each one relies on the health of the part next to it. A reef that isn't thriving can't support the marine life that turtles feed on. A shoreline under pressure affects both the seals that rest on it and the turtles that nest near it. So rather than running isolated rescue efforts, the Marine Institute operates four programs that work in concert: a Hawaiian monk seal response program, a honu response, rescue and rehabilitation program, a coral restoration program, and a conservation education program that reaches classrooms and communities across the island.


Below is a closer look at each.


Hawaiian Monk Seal Response


Hawaiian monk seals are among the most endangered marine mammals on Earth, and Maui's shoreline is an increasingly important part of their story. The Marine Institute's trained responders and volunteers monitor haul-outs, pupping, and molting events along the coast, collecting health data while helping beachgoers understand how to safely share the shoreline with a resting seal. Given the sensitivity of the species and the specialized training required to work near it, this work is conducted under a cooperative agreement with NOAA.





A Hawaiian monk seal response volunteer keeping watch over a hauled-out monk seal


You must stay at least 50 feet away from a monk seal on land or in water, and it’s recommended to stay even further away (150 feet) from a mother and pup.  Keep dogs on a leash.  Wide space protects humans, our pets, and these rare animals.


If you spot a monk seal on Maui, The Marine Institute's monk seal hotline is 808-292-2372 — a good number to save before your next beach day. 


Honu Response, Rescue &amp; Rehabilitation


The Marine Institute is home to the Honu Hospital, Hawaiʻi's first dedicated sea turtle rehabilitation facility, and manages Maui's sea turtle stranding response network and offers rehabilitative care for honu from the entire island chain. Since 2016, the program has helped more than 1,800 honu, providing everything from wound care and laser therapy to surgical intervention for turtles affected by fishing line entanglement.


That arc — from entanglement, to treatment, to release — is the heart of the program, and it's beautifully captured in this short video from The Marine Institute: Watch the Honu Program video. If you want to understand what a day at the Honu Hospital looks like, it's worth the few minutes.


To report an injured or distressed sea turtle, call The Marine Institute's sea turtle hotline at 808-286-2549. All sea turtle stranding response, rehabilitation, and research is authorized under USFWS and NOAA permits and conducted under DLNR DAR Special Activities Permits.





An entangled sea turtle, the kind of case that often brings a honu into The Marine Institute's care


Coral Restoration


Coral reefs are the foundation everything else in this story depends on, and The Marine Institute operates the only restoration focused land-based coral nursery on Maui. The process starts with naturally dislodged coral fragments, which are tested for resilience to warming ocean temperatures. The hardiest specimens are propagated and grown out on plugs before eventually being outplanted back onto the reef, strengthening it against future stress. The less thermally tolerant corals are returned to their home reef, intact, and planted in deeper, cooler water. To date, the program has outplanted more than 1,800 corals across nine native species.





Outplanted coral onto the reef (PC Nāhoa Kai Productions)


Conservation Education


None of this work is sustainable without the next generation understanding why it matters. Through partnerships with local schools and boreal summer educational programming, The Marine Institute's conservation education program has reached thousands of students, community members, and visitors— building the kind of lifelong stewardship their mission statement points to.


The Impact, By the Numbers


Since The Marine Institute began this work, their team and volunteers have made a measurable difference for Maui's marine ecosystem:




     1,800+ sea turtles rescued and treated at the Honu Hospital since 2016


     800+ Hawaiian monk seal emergency responses


     1,800+ corals outplanted across nine native species


     200+ active volunteers


     5,000+ students, community members, and visitors educated last year




Live Aloha: Volunteer


The Marine Institute's volunteer program is built around a 6-month minimum commitment. That may sound like a big ask, but it's a direct reflection of the species and permits involved — working with endangered monk seals and honu requires extensive, specialized training


Every volunteer starts with a general onboarding session, then moves into training specific to the program area they're drawn to. Depending on your interests, that could mean:




Joining the in-field response team, answering calls for honu or monk seal emergencies


Serving on the hotline dispatch team, fielding those first calls from the community


Getting hands-on in husbandry, supporting daily care for honu and coral, from water testing and tank cleaning to feeding and therapy sessions like the massage pictured above




You can learn more and apply through Join Our Ohana.


Visiting Maui or can't commit to six months? 


There are still meaningful ways to get involved:




Sign up for the Honu Hero program, a self-guided beach cleanup that removes the debris responsible for many of the entanglements the Honu Hospital treats


Stop by a Marine Institute community event, including Hana Pūkoʻa coral days, where small groups get hands-on identifying, fragmenting, and prepping coral for outplanting (sign-ups are shared through The Marine Institute's newsletter and social media).  Follow on instagram


Add the behind-the-scenes tour to your Maui Ocean Center visit — The Marine Institute is a stop on that tour, and a portion of every ticket goes directly to conservation programs







A sea turtle being released back to the ocean after recovery by trained volunteers


Give Aloha: Donate


If your schedule doesn't allow for volunteering, your support still goes a long way. The Marine Institute accepts donations through their online giving platform as well as mail-in checks, and if your employer participates in Benevity, your donation may be eligible for a company match.


A few other ways to give:




Symbolic adoptions. Adopt a honuor a coral to support The Marine Institute's work while bringing home a meaningful keepsake.  This is a fan favorite and a wonderful gift as well for birthdays and holidays.You can also support a field response to honu or Monk seals or event sponsor the entire rehab of a critically injured honu.


Stays for the Sea. A hotel partnership program that supports The Marine Institute's conservation work while giving resort guests an enhanced, educational experience during their stay.


Corporate Stewardship. Businesses can partner through direct sponsorship or in-kind donation, in exchange for benefits ranging from brand visibility and media assets to Executive Director strategy briefings, private tours, and impact summaries for annual reports. As a registered 501(c)(3) (EIN 81-2540684), many of these contributions may be tax-advantaged. Learn more about Corporate Stewardship




A rehabilitating honu receiving massage therapy


Every one of these paths — six months in the field or a single donation — feeds the same mission: a healthier ocean for the honu, the monk seals, and the reef that supports them both.


To learn more about The Marine Institute's programs, visit mocmarineinstitute.org.


All of The Marine Institute's sea turtle stranding response, rehabilitation, and research is authorized under USFWS and NOAA permits and conducted under DLNR DAR Special Activities Permits, while all work related to Hawaiian Monk Seals is conducted under a cooperative agreement with NOAA. Coral restoration work is authorized under DLNR DAR Special Activities Permits.
 ]]> </description>
    <pubDate>Thu, 03 Sep 2026 15:28:00 -1000</pubDate>
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<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/bringing-your-pet-to-maui-what-you-need-to-know-about-direct-release-and-quarantine.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/bringing-your-pet-to-maui-what-you-need-to-know-about-direct-release-and-quarantine.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>How to Bring Your Pet to Maui: What You Need to Know about Direct Release and Quarantine</title>
    <description> <![CDATA[ 
How to Bring Your Pet to Maui: What You Need to Know about Direct Release and Quarantine


Bringing a pet to Maui takes careful planning, but with the right timeline, pet owners do not have to subject their pets to quarantine. 


As a Maui resident, I've gone through this process myself with my dog Lily.  I've taken her with me on two trips to the mainland, and gone through this process with the guidance of the Maui Humane Society's Direct Release program.


To be honest, I was nervous about flying with Lily and getting everything done properly.  I worked with Judson Goode of MHS and he answered all of my questions and helped guide me through the steps and how to fill out the State paperwork properly.  When we landed back on Maui the first time, he met us at the plane and signed off on Lily's paperwork.  The whole process took about 5 minutes. 


I asked him what drew him to working with MHS on this program.  He shared with me that by working with MHS, the fees from his program help support their services.  As I was writing this, I reached out to him to share more:


&quot;I am very passionate about my job.  I've been doing this for almost 14 years.  My 14 year anniversary is October 15th.  When the position opened up at MHS in January of 2018, I left the vet practice I was working for and moved to MHS because the fee goes to helping the animals instead of a profit point for a private veterinarian.  During my time with MHS, the program has grown from 378 inspections my first year, to 1030 inspections last year.&quot;


Traveling with Lily has made my trips more memorable and far more fun.  We took two road trips: one from Napa to Carmel and back to San Francisco.  Another was from Seattle to Vancouver, Whistler, Kicking Horse, Banff, Bend, Portland, and finally, Seattle.  Both were amazing





Lily on her first plane ride to the mainland


The Maui Humane Society (MHS) works directly with the Hawaii Department of Agriculture (HDOA) as an authorized contractor to conduct Direct Airport Release (DAR) right at Kahului Airport (OGG). For complete guidelines and forms, you can also visit our official page: https://www.mauihumanesociety.org/services/direct-airport-release/


FAQ's Traveling with Pets: Direct Release, &amp; Quarantine


1. Do pets brought to Maui have to go through quarantine?


Not if the pre-arrival requirements are completed in advance. If all health, vaccination, and blood testing protocols are met on schedule, pets qualify for Direct Airport Release (DAR). Owners meet an MHS inspector at Kahului Airport (OGG) upon landing, sign off on the paperwork, and take their pet home or to their hotel that day. If these steps are not completed before landing, the pet must undergo a mandatory 120-day quarantine at the central facility on Oahu.



2. Why does Hawaii have quarantine?


Hawaii is one of the few places on Earth (along with Australia, New Zealand, and the UK) that is 100 rabies-free. Because Hawaii is an isolated island ecosystem, rabies has never taken root in local wildlife populations. The quarantine program exists strictly to prevent rabies from being introduced to the islands.


3. What options and costs can pet owners expect?


There are two main paths: 1) Direct Release by completing protocols ahead of time or 2) doing full quarantine.


1) Direct Airport Release (DAR) (Recommended):


- What happens: Meet MHS at OGG airport, pass inspection, and walk out with your pet.


- Fee breakdown: $165.00 State Fee (HDOA) + $185.00 MHS Fee ($193.72 incl. tax).


– MHS Fee Schedule:


- Total base cost: $350.00 – $358.72.


2.  Full 120-Day Quarantine:


- What happens: Required if requirements aren't met. Pet goes to the Oahu facility.


- Fees: $1,080.00 per pet (plus transport costs).


Note that for inspections in Honolulu, there is no MHS fee, as the inspection occurs at the port of entry with no inter-island requirements; the fee for this is $185.


Additional Cost Considerations for Direct Release:


- Multiple Pets: MHS charges an additional fee for each extra pet on the same flight (approx. $100 + tax per additional pet).


- After-Hours / Late Flights: If a flight is delayed or lands outside standard operational hours, MHS charges an after-hours inspection fee (approx. $100–$105).


- Veterinary Expenses: Pet owners also pay their mainland vet for microchipping, two rabies vaccines, the FAVN blood test/lab fees, shipping, and a final Interstate Health Certificate.


4. What does it take to qualify for Direct Release?


MHS recommends starting this process 4 to 6 months before travel. The steps must be completed in strict chronological order:


1) Microchip First: The pet must have a working microchip implanted BEFORE their rabies titer test.


2) Two Rabies Vaccines: Given at least 30 days apart in their lifetime. The most recent one must be given at least 30 days prior to arrival and cannot be expired.


3) Passing FAVN Rabies Titer Test: The vet draws blood and sends it to an approved lab (such as KSU or Auburn). The test must yield a passing score (&gt;= 0.5 IU/mL).


4) The 30-Day Waiting Period: The pet cannot land in Hawaii until 30 full days have passed starting the day AFTER the laboratory receives the blood sample. Arriving even one day early invalidates DAR and triggers quarantine.


5) Documentation &amp; Submissions: Form AQS-279 is no longer used. Instead, applicants must use the Hawaii Pet Online Portal (HIPOP) website to submit applications at least 30 days in advance. Within 10 days of travel, an accredited vet must issue an Interstate Health Certificate with original signatures.


6) Book MHS Inspector: Coordinate with Maui Humane Society to ensure an inspector is scheduled to meet the flight.


5. What is different about arriving on Maui specifically?


Unlike Honolulu (HNL), which has a permanent, full-time state quarantine station inside the terminal, Maui does not have state facilities at the airport.


MHS staff can meet arrivals any day at any time, whereas the Honolulu office is open from 8:00am–4:30pm daily.


- MHS Inspection Contracting: State inspectors do not meet arrivals on Maui; Maui Humane Society staff are certified to perform the inspection on behalf of the state.


- Neighbor Island Inspection Permit (NIIP): Travelers must apply specifically for an NIIP from HDOA. The state will not issue this permit until MHS confirms an inspector is available to meet that specific flight.


- No &quot;On-the-Fly&quot; Fixes: If paperwork has an error when landing in Oahu, they can hold the pet at the terminal facility. On Maui, if paperwork fails at OGG, MHS is authorized to quarantine the pet at their facility until release authorization is granted by the state.


6. What is required for a trip to the Mainland after bringing a pet to Maui?


For pet owners traveling between Hawaii and the mainland, note that leaving Hawaii has no state requirements, though a health certificate is needed.


- Keep Rabies Boosters Up to Date: Never let the rabies vaccine lapse, even by a single day.


- FAVN Titer Validity: A passing FAVN blood test remains valid for 36 months. As long as the pet's rabies vaccine stays continuously active, the same FAVN test result can be reused for re-entry within 3 years.


- Re-Entry Paperwork: Before departing Maui for a trip, a vet must issue a health certificate. For returns, owners must apply for an NIIP at least 30 days prior if landing on Maui, or 10 days prior if landing in Honolulu.


7. Is there a &quot;pet passport&quot; or a way to get to Maui without waiting 30 days?


No. There are strictly no shortcuts, &quot;pet passports,&quot; or waivers for short notice.


- The 30-day clock cannot be expedited: The wait period begins the day AFTER the laboratory receives the blood sample. Even when flying through Oahu (HNL), the same state rules apply.


- Arriving before 30 days: If a pet arrives without waiting out the mandatory 30 days, they will be impounded upon arrival and placed in quarantine under the &quot;5 Day or Less&quot; or 120-day quarantine program, with daily boarding fees ($14.30/day plus program fees) until the 30-day post-blood draw mark is reached.


Exception: Routing through Honolulu is a way to bypass the 30-day NIIP processing time, requiring only 10 days' notice. If the 30-day waiting period is already complete, the state will perform the inspection for a $244 fee under the &quot;5 Day or Less&quot; program.  


You do not need to go through the Direct Release process to travel interisland.


Always consult with your veternarian and check with the airline on their policies regarding traveling with a pet.  





 Lily's first fall in Bend, Oregon...you can follow her adventures on instagram @itslilysworld


 
 ]]> </description>
    <pubDate>Fri, 14 Aug 2026 11:17:00 -1000</pubDate>
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<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/maui-vacation-rental-faqs-what-you-need-to-know-about-strs-and-tvrs.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/maui-vacation-rental-faqs-what-you-need-to-know-about-strs-and-tvrs.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui Vacation Rental FAQs: What you need to know about STRs and TVRs</title>
    <description> <![CDATA[ 
Maui Vacation Rental (Transient Accommodations) FAQ's


Maui's short-term rental landscape has changed more in the last nine months than in the previous two decades, and it continues to evolve.


The County Council passed Bill 9 (Ordinance 5909) in December 2025, launching the largest short-term rental phase-out in Hawaiʻi's history. Under Bill 9, more than 7,000 apartment-zoned units that have operated as legal vacation rentals must cease short-term rental use by January 1, 2029 in West Maui and January 1, 2031 in the rest of the county. The legislation's goal is to convert these units into long-term, affordable housing for Maui residents.


In the wake of the ensuing litigation, the County Council passed Bill 88 (Ordinance 6008) in June 2026 — a companion measure that tasks the Planning Department with creating new hotel zoning categories. These categories could potentially allow a significant number of the affected units to apply for rezoning from Apartment districts (A-1 and A-2) to the new Hotel districts (H-3 and H-4).


Amid concerns about how Bill 88 would work in practice, the County Council began deliberating on resolutions to rezone properties unlikely to translate into affordable housing.


Resolutions 26-110 and 26-111, centered on leasehold and hotel-like apartment-district properties, have since advanced to the Planning Commission for review, scheduled for September 4, 2026.


Resolutions 26-129 and 26-130 examined properties in the Sea Level Rise Exposure Area for potential rezoning. Proponents argue these properties are unlikely to convert to affordable housing given the rising costs associated with sea level rise — for example, seawall maintenance, insurance, and storm damage.  Opponents argue this defeats the original intent of Bill 9.  


Update September 22, 2026:


On September 22, 2026, the Maui Planning Commission reviewed the Council’s proposal to rezone 48 properties with 3,402 units into the new H-3 and H-4 hotel districts. Hotel zoning would allow these properties to continue vacation rental use after the Bill 9 phase-out.  Per the Star Advertiser, the Planning Commission recommended against 43 of the 48 properties, roughly 90 of those under consideration.


Five Properties Received Favorable Recommendations


Commissioners supported only properties that already hold variances or are fully timeshare, plus one licensed condo hotel: 




Hale Kāʻanapali: existing variance (262 units)


Kūʻau Plaza: existing variance (30 units)


Maui Schooner: fully timeshare (58 units)


Hono Koa: fully timeshare (28 units)


Hāna Kai Maui: holds a condo hotel operator’s license and has no owner-occupied or long-term rental units (19 units) 




For the remaining properties, commissioners cited housing potential in leasehold and mixed-use buildings, and asked for more objective standards defining what qualifies as a hotel. 


What Happens Next


The recommendation is advisory. The County Council makes the final decision and can still approve exemptions the Commission did not endorse, but only with a two-thirds vote. That bar may be difficult to reach. Council Chair Alice Lee said she would not vote to override a negative Commission recommendation. 


The process is also expanding. On September 29, the Council voted 5-4 to send 32 more shoreline condominium complexes in Māʻalaea, Kīhei and West Maui to the Planning Commission for hotel rezoning review. 


With the November 3 general election approaching, the makeup of the Council may change before final votes are taken. The timing of a resolution remains uncertain.


 


What's New and What Continues to Evolve?




The County Council passed Bill 9 (Ordinance 5909) in December 2025, launching the largest short-term rental phase-out in Hawaii's history.  With the passage of Bill 9, over 7000 apartment-zoned properties that have operated as legal vacation rentals would phase out short-term rentals by Jan. 1, 2029, in West Maui and Jan. 1, 2031, in the rest of the county


Two lawsuits challenge Bill 9's constitutionality; no court ruling had been issued as of this update


A companion measure Bill 88 (Ordinance) created new H-3/H-4 hotel zoning categories that could allow a portion of affected units to continue operating; this is still moving through Planning Commission and Council review.


The State TAT rose from 10.25 to 11 on January 1, 2026, funding a new environmental “Green Fee.”


2026-2027 Property Taxes raised taxes for certain classifications and tiers of value (View How Maui County Property Tax Rates have changed over the last decade)




Maui Short Term Rental FAQs


1. What is a Transient Vacation Rental (TVR) or Short Term Rental (STR)?Per Maui County's website, a TVR (short-term or vacation rental) is any rental of a housing unit for less than 180 days.   The Maui County Code Chapter 19.37 prohibits transient vacation rentals outside of the hotel district


2. What if the property I'm considering does not fall under Maui County's Code's Hotel District?  Can I still rent it short-term as a TVR?Per the Maui County TVR FAQ webpage: &quot;an estimated 16,000-plus TVRs may operate legally in the County, many in multi-unit buildings, along with several hundred single-family units. They operate legally because they are in an approved zoning district (hotel, business, historic, etc). Those that are not in approved districts and are operating legally, have applied for and received a “conditional permit” that is required to conduct a vacation rental business in a residential, rural or agricultural zoned district.&quot;


Per the current county code (County Code Chapter 19.12.20 section G), TVRs of condominiums are permitted in apartment zoning (A-1 and A-2) if they meet the following criteria:


1. The building or structure received a building permit, special management area use permit, or planned development approval that was lawfully issued by and was valid, or is otherwise confirmed to have been lawfully existing, on April 20, 1989.2. Transient vacation rental use was conducted in any lawfully existing dwelling unit within the building or structure prior to September 24, 2020 as determined by real property tax class or payment of general excise tax and transient accommodations tax.3. The property owner or operator holds general excise tax and transient accommodations tax licenses and is current in payment of State and County taxes, fines, or penalties assessed in relation to the transient vacation rental.4. If a building or structure is reconstructed, renovated, or expanded, transient vacation rental use is limited to the building envelope and number of bedrooms that can be confirmed as approved or lawfully existing on April 20, 1989.5. Advertisements for transient vacation rental use must include the subject property's registration number, which is the subject property's tax map key number, without punctuation marks.


However, it should be noted that with the passage of Bill 9, these Apartment Zoned rentals must cease short-term rentals as of January 1, 2029 in West Maui and January 1, 2031 in the rest of Maui County.


3.  Can the zoning of an Apartment Zoned Property Change?  Yes, it is possible that during the Phase Out Period that a complex may apply for and be granted a new H3 or H-4 zoning per Bill 88.  It is also possible that the County Council/Planning Commission may rezone a property.  It is important to verify the current zoning of a property and review the County Council's current resolutions at the time of purchase or sale.  Sellers should consult with their AOAO with regard to their stance regarding application for rezoning.


4.  Can Homes be rented Short Term?Per Maui County's own FAQs: &quot;Hotel districts are intended for short-term rentals. Residential districts are intended to provide for long-term housing for our residents. Agricultural Districts are intended for farm uses.&quot;  


For a single-family and/or ohana home in the Apartment, Residential and Agricultural Districts, if an exemption is not in place for the subdivision, an owner would have to apply for and gain approval for one of the following in order to use the property as a TVR:




B&amp;B Permit (County Code Chapter 19.64), per the zoning ordinances, the owner/proprietor of a B&amp;B shall be a resident of the County and shall reside, on a full-time basis, on the same lot being used as the bed and breakfast home.


Short Term Rental Home (STRH) Permit (County Code Chapter 19.65).  It should be noted that short-term rental home permits are subject to a variety of conditions; the owner must have owned the home for five years prior to the application, they are currently non-transferable, and the county has placed caps on the number allowed in each area.With the implementation of Bill 9, it should also be noted that the County Code and Rules and Legislation are subject to change.


Conditional Use Permit: Outside of the above zoning districts, there are short-term rentals that have received approval to operate with a Conditional Permit.  




5.  Can a condominium in a Planned Unit Development be legally rented Short Term?Per the County Code Chapter 19.32.040, 


&quot;Planned developments proposed on lands including more than one zoning district may permit a mixture of uses, densities and dwelling units; except that the total density and dwelling units of the planned development shall not exceed the combined allowable densities of each of the zones.


I.Transient vacation rentals are permitted in planned developments, except for developments that have been publicly funded, if:1.The planned development received a planned development site plan approval that was lawfully issued by and valid on April 20, 1989, and the land is zoned A-1 or A-2 apartment district; or 2. The planned development meets all of the following:     a. The planned development received final approval as provided in this chapter, and at least one unit in the planned development was operating as a vacation rental on or before April 20, 1981.     b.The planned development is located on parcels with at least some residential district zoning.     c.The planned development consists of only:           i. Duplexes or multi-family dwelling units; or           ii. A combination of single-family dwelling units and duplexes or multi-family dwelling units.3. Existing transient vacation rentals may be reconstructed, renovated, or expanded if no new rooms or transient vacation rental units are added.


6. Can I manage a vacation rental or long-term rental property myself?  Can a relative or an employee manage the property for me?An owner can manage their vacation rental or long-term rental themselves, but they must be on island to do so. If the owners are not on island, they do need to provide their renters with a Local Contact and/or managing agent, who resides on the island.  


Per Hawaii Landlord Tenant Code, Chapter 521, &quot;An absentee landlord shall designate an agent to act on the landlord's behalf. The agent must reside on the same island as the rental unit.&quot;  Per the DCCA, the designated on-island agent must be licensed if engaging in any activity for which a real estate license is required or manages property for more than one owner.


7. Is a landlord obligated to collect General Excise Tax (GET) and Transient Accommodations Tax (TAT)?Yes. The landlord must collect and pay applicable state and county GET and TAT per the Revised Statute 237. 




General Excise Tax (GET) — state tax on gross rental income, with a maximum visible pass-on rate of approximately 4.712


State Transient Accommodations Tax (TAT) — 11, effective January 1, 2026 (increased from 10.25). The 0.75-point increase funds a new environmental “Green Fee” (Act 96, 2025) supporting shoreline restoration, wildfire prevention, and related programs.


Maui County TAT — an additional 3 levied by the county.




8. When advertising a vacation rental online, are there any requirements?Yes...per Act 204 in 2016 and requirements relating to providing the registration, tax ID and provide the Local Contact information. In addition to helping to ensure owners of transient vacation rental properties collect and pay the appropriate taxes, it also helps consumers investigate whether an online rental advertisement is real or fraudulent and provides a contact in case of an emergency at the property.


Per the website for the Governor of the State of Hawaii, Act 204: &quot;authorizes DOTAX to enforce civil penalties for operators and plan managers who fail to display the certificate of registration and registration ID numbers for transient accommodations and resort time share vacation plans. Authorizes DOTAX to issue citations for failure to provide the registration identification number or link to the number and the contact information of the local contact in an advertisement for a transient accommodation or resort time share vacation plan.&quot;


9. Does operating a TVR affect my property tax rate?  Does owning a condominium where TVR's occur impact my tax classification? Yes. Maui Property Taxes are assessed at the highest and best use for the entire property. If you own a condominium at a Hotel-Zoned property and do not rent it, you are taxed at the TVR rate.  


There are exemptions if you are an Owner Occupant ($300,000) and for Long Term Rentals ($200,000)


10.  How do I qualify for an Owner Occupant Tax Rate and Exemption?Per Maui County's Website, to qualify for the exemption and tax rate:


a. The owner must occupy the Maui County home for which the exemption is being claimed for more than two hundred seventy (270) calendar days of each calendar year. b. Owner must not rent the entire premises for any portion of the year. c. Owner must file an income tax return as a resident of the State of Hawaii with a reported address in Maui County the year prior to the effective date of the exemption. Non-resident and part-year resident State of Hawaii income tax returns do not qualify for the home exemption. d. The property taxes must not be delinquent.


11. Do I have to file a claim for a Homeowner exemption every year?No, the exemption will remain in effect unless there is a change in status, such as moving, death, renting the home, or no longer meeting the requirements from question 3 above. Owners have the responsibility to inform the Real Property Assessment Division within 30 days of any change in status. Failure to report a change in status, or facts will result in disqualification and a $200 penalty.&quot;


12.  How do I qualify for the Long Term Rental Rate and Exemption?Per Maui County's Website, to qualify for the exemption and tax rate:


&quot;It is a real property exemption of up to $200,000 on a parcel that is occupied as a long-term rental for twelve (12) consecutive months or longer to the same tenant. You must apply for the exemption by December 31 and attach a copy of the signed long-term lease agreement.&quot;  This also applies to condominiums regardless of zoning.


Maui County features an affordable long-term rental exemption of up to $400,000 for units meeting specific below-market rent caps tied to HUD guidelines.


BUYING OR SELLING IN THE BILL 9 ERA


Zoning has never mattered more when evaluating a Maui condominium. Two neighboring units in the same complex can carry very different outlooks depending on their zoning designation. Before buying, selling, or holding a vacation rental property, we recommend confirming:




The property's current zoning designation


Its specific Bill 9 phase-out deadline, if applicable


Whether it may be eligible for H-3/H-4 hotel rezoning under Bill 88, and the status of that process


AOAO/HOA rental restrictions, minimum-stay rules, and any association guidance


AOAO financials, monthly maintenance fees, and special assessments


Financing and insurance considerations, which can shift as a property's rental status changes




Each of these factors affects a property's income potential and resale profile differently — there is no single right answer for every owner, and the best path depends on individual goals and timeline.


HELPFUL RESOURCES:


Information in this post is taken from the Maui County website and the Maui County Municipal Code website. Landlord Tenant Code and Short Term Rentals/Taxation are addressed in chapters 237, 467, and 521 of the Hawaii Revised Statutes




Maui County Codes: Chapter 19 Zoning Ordinances and Permitted Uses


Maui Real Property Tax Assessments: search properties


Maui County: Real Property Division


Act 204


Short Term Rental Permit Information


Minatoya Opinion


Brochure Renting Residential, April 2016


Brochure Transient Accommodations April, 2016


For Consumers booking a vacation rental:  &quot;Per Maui County Website, there are more than 16,000 units (i.e., apartments, condos, houses) that are legally eligible to operate as short-term (less than six months) rentals without requiring a Bed &amp; Breakfast Permit or Conditional Permit. These units are generally located in districts zoned for hotel use, but some are also located in apartment districts, or are covered by other pre-existing situations. The operation of short-term rentals in these zoning districts is consistent with current County of Maui zoning ordinances, Community Plans, General Plan, and State law. All short-term rentals are also required to pay State of Hawaii General Excise Tax (GET) and Transient Accommodation Tax (TAT). It is recommended that you inquire with the owner as to whether they are operating in compliance with all current laws.&quot; 


Link to List of Permitted B&amp;B's, STRH's, TVR's for 2026 per the Planning Department




This FAQ is provided for general informational purposes and reflects our research as of the date of this post. Regulations, tax rates, and litigation outcomes continue to evolve; please verify current requirements with Maui County, The Planning Department, the State of Hawai‘i Department of Taxation, and your own legal and tax advisors before relying on any information here.
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