<?xml version="1.0" encoding="UTF-8" ?>
<rss version="2.0" xmlns:atom="http://www.w3.org/2005/Atom">
    <channel>
        <atom:link href="https://www.luxuryrealestatemaui.com/blog/rss/" rel="self" type="application/rss+xml" />
        <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>
<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>
</item>
<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>
</item>
<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 examine 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.  


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.
 ]]> </description>
    <pubDate>Thu, 13 Aug 2026 20:26:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/aloha-friday-in-kapalua-august-28-2026.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/aloha-friday-in-kapalua-august-28-2026.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Aloha Friday in Kapalua:  Music &amp; Food on August 28, 2026</title>
    <description> <![CDATA[ 
Aloha Fridays Return to Kapalua: Local Market, Live Music, and Island Aloha





Aloha, and welcome back to the blog


Maui Land &amp; Pineapple Company Inc. is bringing back one of West Maui's favorite community gatherings, and it is the perfect reason to spend a Friday evening outdoors in Kapalua.  Aloha Fridays offers a wonderful glimpse into the warmth and connection that make this community special.  The event spotlights local vendors, food trucks, and talented musicians and entertainers.


Event Details:




Event: Aloha Fridays at Kapalua


Date: Friday, August 28, 2026


Time: 6:00 PM – 9:00 PM


Location: 1000 Kapalua Drive, Lahaina, HI 96761


Admission: FREE and open to the public


What to Bring: Guests are encouraged to bring their own chairs and mats for comfortable seating on the lawn.




Shop &amp; Eat: 




Awa Delites


Dirty Dragon Soda


Fiyah Foods


Hanu Hawaiʻi


Hi Darling Shop


Honi Designs Hawaii


Jyla Rose Co


ʻOno Loa Grindz


Penne Pasta


Plant Gypsea


Pueo Mana Designs


Subionos Bakery


Viki's Comida Mexicana




Featured Artists:




Nā Pua O Kapiʻolani Hula Studio


Kumu Hula Kathy Holoaumoku Ralar


Ka Papa Hula O Lāhainaluna


Kumu Eva Palakiko


Josh Kahula &amp; Dani Girl


Mele Pono


Akima ʻOhana




Join Us in Kapalua


Community events like Aloha Fridays highlight what makes Kapalua such a special place to call home. Enjoy a relaxed evening with great food, live music, and island hospitality. Gather your chairs, bring your friends and neighbors, and come experience the community spirit that makes Kapalua so special.


If you would like to learn more about living in Kapalua or explore available properties in the area, I would be happy to help. Reach out anytime to start the conversation.

 ]]> </description>
    <pubDate>Thu, 13 Aug 2026 14:18:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/maui-hlu-committee-reviews-hotel-rezoning-resolutions-for-sea-level-rise-properties.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/maui-hlu-committee-reviews-hotel-rezoning-resolutions-for-sea-level-rise-properties.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui HLU Committee Reviews Hotel Rezoning Resolutions for Sea Level Rise Properties</title>
    <description> <![CDATA[ 
Update: Maui County Council is continuing to meet on this with the next meeting scheduled for September 9, 2026.


Maui County's Housing and Land Use Committee is looking at rezoning apartment-zoned properties scheduled to phase out short-term rentals per Ordinance 5909 (Bill 9) that are unlikely to convert to affordable housing for a variety of reasons, including mixed zoning on the property, high maintenance fees, sea level rise exposure area.  


On August 5, 2026, the Maui County Council's Housing and Land Use Committee began reviewing properties in the Sea Level Rise Exposure Areas.


This is similar to the last round of council meetings that advanced to the Planning Department for consideration on September 4, 2026 which recommended several properties which had mixed zoning:  Read More



The HLU met on August 5, 2026, to consider two resolutions that would rezone select apartment-district properties to hotel districts, allowing continued transient vacation rental (TVR) operations in areas identified for coastal flood exposure. The meeting drew extensive public testimony, a proposed amendment from Council Chair Alice L. Lee, and a decision to continue the discussion later this month.


Below is an overview of what was proposed, what changed during the meeting, and what property owners and prospective buyers should watch for next.


Background: Why These Resolutions Matter


Ordinance 5909 (Bill 9) established a phase-out of TVR uses in Apartment Districts across Maui County. In response, the Council adopted Ordinance 6008 (Bill 88--effective June 22, 2026), creating two new hotel zoning classifications, H-3 and H-4, specifically to accommodate properties that transition out of apartment zoning. Resolutions 26-129 and 26-130 are part of a series of Council actions referring specific properties to the Maui Planning Commission for rezoning consideration under this new framework.


Resolution 26-129


Introduced by HLU Committee Chair Nohelani Uʻu-Hodgins, Resolution 26-129 refers to the Planning Commission a proposed Community Plan amendment and a proposed Change in Zoning bill for properties located within the County's Sea Level Rise Exposure Area (SLR-XA), defined using the 3.2-foot coastal erosion planning threshold from the Hawai'i Sea Level Rise Viewer.


Resolution 26-129 was originally introduced with eight properties. At the August 5 meeting, Council Chair Alice L. Lee introduced a motion to amend the resolution by adding nine more properties within the SLR-XA, bringing the total under consideration to seventeen.


The following properties were proposed to be excluded:




      Hale Ono Loa  (Kahana)


      Hale Kai


      Island Sands  (Ma'alaea)


      Ma'alaea Kai  (Ma'alaea)


      Kihei Bay Surf  (Kihei)


      Kihei Bay Vista  (Kihei)


      Lokelani  (Honokowai)


      Makani A Kai  (Ma'alaea)


      Maalaea Banyans  (Ma'alaea)


      Kamaole One  (Kihei)


      Kahana Reef  (Kahana)


      Nohonani  (Kahana)


      Pikake  (Honokowai)


      Makani Sands  (Honokowai)


      Hyochi Nikko  (Honokowai)


      Noelani  (Honokowai)


      Puunoa Beach Estates  (Lahaina)




Resolution 26-130


Resolution 26-130, introduced by Council Member Tom Cook, follows the same structure as 26-129 but addresses a separate set of properties, moving them from A-2 Apartment District to H-4 Hotel District with corresponding Community Plan designation changes.


The following properties were proposed to be excluded:




      10 Walaka Street  (Kihei)


      Makai Sunset Inn  (Lahaina)




FAQ's:What Happened at the Meeting?


The committee heard nearly three hours of public testimony from a field of 31 registered speakers. With roughly half still waiting to testify, Chair Uʻu-Hodgins recessed the meeting without a committee vote on either resolution or the proposed amendment.


Property owners and vacation rental advocates supported the rezoning, citing flood risk to long-term residents. Testifiers referenced a 2023 incident in Ma'alaea, where a firefighter was swept through storm drains on South Kīhei Road.  They also spoke of the March 2026 storms that caused an estimated $100 million in countywide damage and affected the large majority of homes in the Kīhei area.


Other testifiers, including representatives from the Office of Hawaiian Affairs and Lahaina recovery advocacy groups, raised concerns that the resolutions could reduce the County's long-term residential housing inventory established under Bill 9.


Several additional property representatives, including those for Waiohuli Beach Hale and Noelani Oceanfront Resort, testified in support of future inclusion, citing similar flood exposure criteria.


Taken together with two related resolutions introduced in July, the properties under consideration across all four measures would move roughly 2,554 units toward hotel zoning, representing more than a third of the approximately 7,000 units affected by Bill 9's apartment-district phase-out.


What's Next?


The HLU Committee will reconvene on August 19, 2026, to hear the remaining testimony and continue discussion of Resolutions 26-129 and 26-130, including Chair Lee's proposed amendment. No final committee vote has been taken on either measure.


What Do HLU Resolutions 26-129 and 26-130 Mean for Owners and Buyers?


For owners of properties within the Sea Level Rise Exposure Area, this is a meaningful opportunity to understand how a zoning change could affect long-term vacation rental rights, association planning for sea level rise exposure, and property values. 


For buyers evaluating condominiums in Kīhei, Ma'alaea, Kahana, Honokowai, and Lahaina, the outcome of these resolutions will help clarify which complexes may retain hotel-use flexibility as Ordinance 5909's apartment-district phase-out moves forward.


I will continue to track this process through the August 19 committee meeting and will share updates as the Council moves toward a decision. If you own property that may be affected, or are considering a purchase in one of these areas, I am happy to walk through what these zoning changes could mean for your specific situation.


This summary is based on Maui County Council meeting documents and public reporting as of August 10, 2026. It is provided for general informational purposes and is not legal advice. Property owners with questions about how these resolutions may affect a specific parcel should consult the official Maui County Council records or legal counsel.

 ]]> </description>
    <pubDate>Mon, 10 Aug 2026 11:16:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/property-spotlight-the-whaler-on-kaanapali-beach-412.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/property-spotlight-the-whaler-on-kaanapali-beach-412.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Property Spotlight:  The Whaler on Ka'anapali Beach</title>
    <description> <![CDATA[ 
Property Spotlight: The Whaler on Ka'anapali Beach Introducing Whaler 412





Inside Whaler 412: A Fully Turn-key, Updated Ocean View Condo on Kaʻanapali Beach


Whaler 412 is an updated one-bedroom, two-bathroom condominium for sale at The Whaler on Kaʻanapali Beach.  Renovated with a beachy vibe, this single level floor plan is bright and airy, with an open flow to the large outdoor lanai.  The living room and bedrooms both have views of the ocean and beach.  Guests arrive at the property through a beautiful lobby that opens to Koi ponds and Tropical Gardens.  The Whaler is comprised of two buildings, and offers a beachside pool, a fitness center, tennis and pickleball courts, a covered parking garage and elevators.  Located at the North end of Ka'anapali Beach, the Whaler on Ka'anapali Beach offers direct access to one of the world's most celebrated beaches.





Whaler 412: the view from the spacious lanai





The updated living room features a casual but elegant beach vibe, with durable floors that are easy to keep clean in a busy vacation rental





The updated kitchen is light and bright, with an open bar area and stainless steel appliances





The bedroom is bright and airy, with a large sliding glass door that maximizes the view and allows easy access to the lanai.





Both bathrooms are updated and feature beautiful marble





The Whaler features direct beach access to Kaanapali beach, an oceanfront pool, fitness center, tennsi/pickleball courts, covered parking and elevators.


WHAT IMPROVEMENTS HAVE BEEN MADE TO WHALER 412?


The current owners have completed an extensive, association-approved renovation of Whaler 412, including:


• A renovated kitchen with refaced cabinetry, new appliances, and a new sink and fixtures, stocked with new dishware


• A refreshed bathroom with professionally painted cabinetry, new lighted vanity mirrors, and new fixtures and lighting


• New flooring throughout, submitted to and approved by the association


• All-new lighting and window coverings throughout


• A new sliding glass door, currently on order


• All-new interior furniture, artwork, and décor, plus a roll-away bed for added guest capacity


• New smart TVs and voice-activated smart assistants


• All-new outdoor lānai furniture, also association-approved



The Whaler on Kaanapali Beach FAQ's


Can you vacation rent a unit at The Whaler?


Yes.  The Whaler is hotel zoned, which means it can be rented as a short-term rental/transient vacation rental.  Zoning has been an important conversation in Maui County, as the County Council recently passed Bill 9, which phases out short-term rentals in apartment-zoned properties.  The Whaler is a hotel-zoned property and is not subject to the phase-out in Bill 9.   Read more about Bill 9


Is Whaler 412 move-in ready?


Yes. Whaler 412 is fully renovated and turnkey, including furniture, décor, electronics, and a fully stocked kitchen.


Does Whaler 412 have an ocean view?


Yes. Whaler 412 has an ocean view from both the interior living area and the lānai, with favorable floor position, sun exposure, and breeze.


Is The Whaler on Kaʻanapali Beach air conditioned?


Yes. Electricity, including air conditioning, is included through the association's maintenance fee at The Whaler on Kaʻanapali Beach.


What amenities does the Whaler offer guests?


Electricity, including air conditioning, is included through the association's maintenance fee. Owners and guests also enjoy a well-maintained pool area with complimentary towels and beach chairs, along with an elevated front desk and check-in experience — resort-caliber service built into everyday living at The Whaler on Kaʻanapali Beach.


What beach is Whaler 412 located on?


Whaler 412 is located on the fourth floor of the Whaler on Ka'anapali, at 2481 Ka'anapali Parkway. The location places owners beachfront on a three mile stretch of beach, minutes from Whalers Village shopping and dining, West Maui golf and tennis.  Lāhainā town is situated a few miles to the South, and the Kapalua Resort is about 15 minutes to the North.


SCHEDULE A PRIVATE SHOWING


Whaler 412 is a rare opportunity to own a beautifully updated, turnkey residence in one of Kaʻanapali's premier beachfront communities.  It's in a busy rental program and can be shown between guests.  Contact Courtney M. Brown at Island Sotheby's International Realty to schedule a private showing.
 ]]> </description>
    <pubDate>Tue, 04 Aug 2026 18:39:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/maui-county-council-advances-hotel-zoning-recommendations-to-maui-planning-department-july-29-2026-zoning-update.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/maui-county-council-advances-hotel-zoning-recommendations-to-maui-planning-department-july-29-2026-zoning-update.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Maui County Council Advances Hotel Zoning Recommendations to Maui Planning Department: July 29, 2026 Zoning Update</title>
    <description> <![CDATA[ 
Maui County STR &amp; Zoning Update, July 29, 2026


Update 8/10/26: Maui County Planning Commission is scheduled to meet on September 4, 2026 to review these ordinances.


On July 24, 2026, the Maui County Council passed two resolutions that would transition over 2000 apartment zoned short-term rentals into new hotel zoning.  The vote was 7-1.  


The properties are currently subject to Ordinance 5909, known as Bill 9, which will phase out short-term rentals in A1 and A2 apartment districts in West Maui on January 1, 2029 and across the rest of Maui County on January 1, 2030. At that time,  uses would be limited to long-term rentals (six months or longer), owner-occupied units, or non-owner-occupied (second homes).


Resolutions 26-110 and 26-111 efer specific categories of those apartment-zoned properties to the Planning Commission for reclassification into the county’s new H3 and H4 hotel districts.  The Community Plans would also be amended.  The properties noted in the resolutions are comprised of mixed uses or zoning, for example: timeshares, leasehold properties, single-ownership units, properties with variances, and units the County says operate like hotels. 


Resolution 26-110


&quot;By Ordinance 6008, effective June 22, 2026, the Council established the H-3 and H-4 Hotel Districts. The Council now intends to rezone certain timeshare, leasehold, and other properties as H-3 or H-4. Under Section 19.510.040(A)(4)(b), Maui County Code, a Change in Zoning requires consistency &quot;with the applicable community plan land use map.&quot;


This Ordinance provides the necessary consistency by granting a Hotel land use designation for certain properties within the Kihei-Makena Community Plan Area and a Resort/Hotel land use designation for certain properties within the West Maui Community Plan Area. 


Among the properties with changed land use designations under this Ordinance are: 




Properties with a mix of Timeshare and Transient Vacation Rental uses


Leasehold properties, which are difficult to finance and plan for as long-term housing.


Properties with less than five units and property values that are difficult for the average potential homeowner to afford.




This Ordinance’s purpose is to change community plan land use designations and approve related community plan amendments to allow Transient Vacation Rental uses to continue at these properties.&quot;


 The following properties are submitted for a change in zoning:




Hale Mahina Beach Resort


Hale Ono Loa


Hono Kai


Indo Lotus Beach Cottage


Kaanapali Royal


Kahana Outrigger


Kapu Townhouse


Kuleana 


Lauloa Maalaea


Maalaea Kai


Maui Hill


Maui Sands II


Maui Sunset


Milowai- Ma'alaea


My Waii Beach Cottage


Paki Maui I, II, III


Villa Moana


Waiohuli Beach Duplex


Additional Unnamed Properties (Kihei)





Resolution 26-110Resolution 26-111


&quot;Under Ordinance 5909, Transient Vacation Rental uses are being phased out of the Apartment Districts. By Ordinance 6008, effective June 22, 2026, the Council established the H-3 and H-4 Hotel Districts.


Some Apartment District properties with Transient Vacation Rental uses that operate like hotels-for example, by providing front-desk or similar services or employing groundskeepers and other staff-are appropriate for a Hotel land use designation within the Kihei-Makena Community Plan Area or a Resort/Hotel land use designation within the West Maui Community Plan Area.


This Ordinance's purpose is to change community plan land use designations and approve related community plan amendments to allow Transient Vacation Rental uses to continue at these properties.&quot;


The following properties are submitted:




Maui Eldorado


The Palms at Wailea I


Papakea


Wailea Ekahi I, II, III


Wailea Ekolu




Resolution 26-111



What's Next?


The next round of Council-initiated zoning resolutions is anticipated to be introduced in the coming weeks. Based on comments in prior sessions of the HLU, it is thought that resolutions are expected to address:




Properties located within Sea Level Rise Exposure Area (SLR-XA) zones.


Properties identified under the committee's affordability criteria.




At this time, the HLU Committee has not released the specific criteria or methodology that will be used to determine which properties qualify under the affordability category. 
 ]]> </description>
    <pubDate>Wed, 29 Jul 2026 11:00:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/west-maui-condominiums-mid-year-market-update-2026.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/west-maui-condominiums-mid-year-market-update-2026.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>West Maui Condominiums: Mid Year Market Update 2026</title>
    <description> <![CDATA[ 
West Maui Condo Market Update: First Half of 2026 


The West Maui condominium market shifted meaningfully between the first half of 2025 and the first half of 2026. Closed sales rose 22 across the region, from 121 transactions to 148, while median and average sale prices eased and properties spent more time on market before selling. Together, these numbers point to a market with more choice for buyers and more competitive positioning for sellers.


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





Sales activity picked up notably, with closed transactions climbing from 121 to 148 year over year, a 22 increase. At the same time, the median sale price moved from $775,000 to $699,000, and the average sale price moved from roughly $1.25 million to $935,000. Average days on market rose from 135 to 171, and the average sale-price-to-list-price ratio held steady at a healthy 93, down only slightly from 95.


Read together, this is a market that is trading more actively but with more room for negotiation than a year ago, a combination that tends to favor buyers who are ready to move and sellers who price thoughtfully from the start. In 2025, there were sales across the price points, however, in 2026, we saw the builk of the sales under $1 million and the high sale is significantly lower.


The Absorption Rate in West Maui currently ranges from 12 Months to 36 months depending on the size of unit (studio to 4 Bedroom) and anywhere from 14 Months for properties under $1 million to 108 months for properties over $5 million.


Kapalua Resort Condos






The Kapalua Resort saw fewer closed sales this period, 10 compared to 14 a year earlier, with average days on market more than doubling from 115 to 253 days. Pricing also softened, with the median sale price down from $1,635,000 to $1,387,500.  It is also notable that the high sale is a Bay Villa at $2,935,000, significantly lower than the high sale of a Residence at Kapalua Bay at $7,255,205 in 2025.


 This resort community continues to command premium pricing, however, the market in the Kapalua Resort has slowed in terms of number of sales, whereas the number of sales in the other districts has increased.  The absoprtion rate is quickest for one bedroom condominiums and those priced under $1 million.  It is highest for those properties that are priced over $4 million and for the three bedroom inventory.


 Longer marketing times suggest well-prepared, competitively priced listings are standing out.


Napili, Kahana &amp; Honokowai Condos





This corridor remained the most active in West Maui, with sales up 18 (57 to 67) and a median price of $550,000, down from $630,000 a year ago. Average days on market rose from 141 to 185. The consistent sales volume here reflects steady demand for this part of West Maui's condo inventory.


Kaanapali Condos





Kaanapali closed sales rose 21 (39 to 47), while the median price eased modestly from $1,175,000 to $1,100,000. Average days on market ticked up from 152 to 166, a relatively modest shift that points to consistent, steady demand in this resort corridor.


Lahaina Area Condos





Lahaina saw the largest jump in activity, with closed sales more than doubling from 11 to 24. The median sale price rose from $550,000 to $651,250, and homes sold faster on average than anywhere else in West Maui, with days on market moving from 69 to 106.


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.


 
2026 Q2 W Maui Condo Market Report



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 over the trailing 12 months. 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>Mon, 27 Jul 2026 15:00:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/community-spotlight-aloha-puu-kukui.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/community-spotlight-aloha-puu-kukui.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Live Aloha, Give Aloha Spotlight:  Aloha Pu'u Kukui</title>
    <description> <![CDATA[ 
Live Aloha, Give Aloha: Protecting the Forest That Gives Kapalua Its Water


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

That's where Pu‘u Kukui begins.


We're kicking off a new series here on the blog called Live Aloha, Give Aloha — a spotlight on the organizationsdoing the real work of caring for Maui, and the many ways you can join in, whether that's rolling up your sleeves to volunteer or supporting them with a donation. It felt right to start at the source: literally, the source of West Maui's water.





What Is Pu‘u Kukui?


Pu‘u Kukui is one of the wettest spots on Earth, and the native Hawaiian forest that blankets its slopes functions like a giant natural sponge. Rain that falls at the summit is absorbed by dense native vegetation, moss, and soil, then slowly released downhill — recharging the streams and aquifers that supply water to much of the West Maui community, Kapalua included.


This isn't a manicured park. It's one of the last intact native Hawaiian rainforests in the state, home to plant and animal species found nowhere else on Maui, nowhere else in Hawai‘i, and nowhere else on the planet. Lose this forest, and West Maui loses its water supply along with species that exist only here.


The nonprofit Aloha Pu‘u Kukui exists to make sure that doesn't happen. Their mission is simple and direct: protect and restore the native Hawaiian forest that captures the rain and provides our water.


From the Summit to Honolua Bay


Aloha Pu‘u Kukui manages two conservation easements that together trace the full ahupua‘a — the traditional Hawaiian land division running from mountain to ocean:




8,304 acres in the Pu‘u Kukui conservation easement, up near the summit


891 acres in the Honolua conservation easement, reaching down to Honolua Bay




That span — from the cloud-wrapped summit of Pu‘u Kukui down to the reef at Honolua Bay — is what makes this work so meaningful. It's not just forest restoration. It's the protection of an entire watershed system, mauka to makai, that touches every part of life in West Maui, including the water flowing to Kapalua.


The Work Happening Right Now


This isn't a group with a mission statement and not much else behind it. Aloha Pu‘u Kukui has real people doing real restoration work, in two very different environments:


Up Mauka, at Pu‘u Kukui itself, two full-time staff members focus entirely on restoration — planting native species like the ‘ōhi‘a that anchors this forest ecosystem. The terrain up there is remote and genuinely difficult to access, so this work is limited to trained staff and experienced volunteers.


Down in Honolua, three full-time employees lead forest restoration, with plans to add a fourth this year. A part-time staff member has also joined to help restore a lo‘i (a traditional Hawaiian wetland taro patch) — reconnecting the land to its agricultural roots as well as its native ecology. Volunteers play a huge role here too, both for the hands-on help and because the work reconnects people to the ‘āina (land) in a way few other experiences can.


Since the start of the year, the momentum has been real:




March: Volunteers from Merriman's and Trust for Public Land planted 1,000 native plants; Maui Food Bank planted another 1,000


April:  Students from Kamehameha III Elementary School and the Surfrider Organization planted over 1,000 more


June: Smaller volunteer groups added another 700




The goal now is to sustain a pace of roughly 1,000 new native plants a month, building toward an ambitious target for the year.




The Goal &quot;Our goal is to add 10,000 native plants to the forest this year and we need your help.&quot;John Meier, President, Aloha Pu‘u Kukui 





Ways to Give Back: Volunteer &amp; Donate









Live Aloha: Volunteer


Aloha Pu‘u Kukui welcomes volunteers every Third Thursday for planting and lo‘i restoration work down at Honolua. No experience is necessary, and everyone is welcome — it's as much about reconnecting people to this land as it is about the physical work of restoration.  You'll see, touch, and learn about native Hawaiian plants and understand how they help capture the water we use every day.  Then, you’ll become part of our restoration efforts by helping us plant Koa and ‘A‘ali‘i trees, remove invasive weeds, and collect seeds.



Please bring a water bottle, sun protection, and joy in your heart.Sign up for Future Dates: Aug 20, Sep 17, Oct 15


Volunteer










Give Aloha: Donate


If a day on the mauna isn't in the cards, consider a donation. Your donations support staff, purchase of seedlings, and organizing volunteer days.


The Pu‘u Kukui Mauka crew works to protect one of the most intact native forests in Hawaii. They are fighting a non-stop battle to keep invasive plants and animals out of the forest. In Honolua, the Pu‘u Kukui Makai crew works on restoring damaged lands. They are removing invasive plants and planting native trees and shrubs.


About half of their funding comes from government grants and the other half is from private donations. Your support makes a real difference and goes directly to taking care of our watershed.


Aloha Pu'u Kukui is a 501 (c)(3) non profit organization, Federal ID 99-2785743


Donate Directly








This is the first post in our Live Aloha, Give Aloha series, highlighting the people and organizations protecting Maui — mauka to makai. Stay tuned for more ways to get involved, right here in West Maui and beyond.
 ]]> </description>
    <pubDate>Mon, 20 Jul 2026 17:18:00 -1000</pubDate>
</item>
<item>
    <guid>https://www.luxuryrealestatemaui.com/blog/market-spotlight-kapalua-bay-villas-17g1-2-3.html</guid>
    <link>https://www.luxuryrealestatemaui.com/blog/market-spotlight-kapalua-bay-villas-17g1-2-3.html</link>
        <author>cb@luxuryrealestatemaui.com (Courtney M. Brown)</author>
        <title>Market Spotlight: Kapalua Bay Villas 17G1-2-3</title>
    <description> <![CDATA[ 



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

Introducing Kapalua Bay Villa 17G1-3


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




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




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




Wake to ocean views every morning...





Relax on your private lanai, watch the sunset, and enjoy the tropical gardens and ocean view.


Property Highlights




Sweeping Ocean Views — Wake up to Pacific Ocean panoramas, with front-row seats to Maui's legendary sunsets and seasonal whale watching.


Renovated Kitchen — A tastefully updated kitchen anchors the open living space, ideal for entertaining or quiet island mornings.


Fully Furnished &amp; Turnkey — Offered move-in ready, this residence is prepared for immediate enjoyment as a primary residence, second home, or vacation rental.


Direct Beach Access — Steps from Oneloa Bay (also known as Ironwoods Beach), one of West Maui's most pristine white-sand beaches.


Gated Community — Privacy and security within a well-established, low-density resort setting spanning roughly 16.5 oceanfront acres.


Resort-Style Amenities — Residents enjoy access to swimming pools, tennis courts, BBQ areas, and the scenic Kapalua Coastal Trail.


Fee Simple Ownership — Full ownership of land and structure, a sought-after distinction in Hawaii real estate.








The Kapalua Bay Villas have direct beach access to Oneloa Bay


Location: The Heart of Kapalua Resort


Kapalua Bay Villas sits within the prestigious Kapalua Resort on Maui's northwest shore, between the Montage Kapalua Bay and The Ritz-Carlton Maui. The area is renowned for:




Championship golf at the Plantation and Bay Courses


World-class dining and boutique shopping


Scenic coastal and mountain hiking trails


Some of Maui's most celebrated beaches, including Kapalua Bay and Oneloa Bay




About: The Kapalua Bay Villas


Kapalua Bay Villas is one of the original luxury condominium communities in the Kapalua Resort and remains one of the only developments offering true oceanfront one- and two-bedroom residences in the area. With a limited inventory of 141 units spread across low-rise buildings, the community offers a level of privacy and exclusivity that's increasingly rare on Maui's West Side.


Whether you're seeking a personal island retreat, a rental investment property, or a long-term residence, Villa 17G1-3 delivers an exceptional opportunity to own a piece of one of Hawaii's most iconic addresses.


Interested in a private showing of Kapalua Bay Villa 17G1-3 or exploring similar oceanfront listings in West Maui? Pease contact Courtney with any questions about this listing or the Kapalua Resort real estate market.


Note: vacation rentals are allowed at this time in the Apartment Zoned Districts, with a scheduled phase out of January 1, 2029.  This is subject to change.



 ]]> </description>
    <pubDate>Tue, 14 Jul 2026 12:55:00 -1000</pubDate>
</item>
    </channel>
</rss>