Updated November 6, 2026. Results are unofficial until certified.
Maui voters went to the polls on November 3. If you own a vacation rental condo in an apartment-zoned building, the question is simple: does the election change anything for you? The short answer is that Bill 9 is still the law and its deadlines have not moved. What the election changes is who sits on the County Council that will vote, building by building, on whether a property is rezoned to one of the new hotel districts.
Download the full 8-page owner briefing (PDF)
Includes every Minatoya list property, grouped by rezoning resolution.
At a Glance
- Bill 9 (Ordinance 5909) is in effect. Vacation rental use in A-1 and A-2 apartment-zoned condos on the Minatoya list ends after December 31, 2028 in West Maui and December 31, 2030 everywhere else.
- Bill 88 (Ordinance 6008) created the H-3 and H-4 hotel districts. A building must be rezoned individually to use them.
- Mayor Richard Bissen, who introduced and signed Bill 9, was re-elected.
- Three new Council members take office in early January 2027. Three of the four members who supported the most recent rezoning resolutions will not be on the new Council.
- No court has blocked Bill 9. Two lawsuits are pending, and no injunction has been issued.
- Next key date: the Planning Commission is expected to take up the 32 shoreline condos in Resolution 26-129 on November 24, 2026. The agenda has not been posted yet.
The Election Results
Based on the final election-night counts reported by Civil Beat and The Maui News on November 4, 2026:
| Race | Result |
|---|---|
| Mayor | Richard Bissen re-elected, 54.8% to 42.6% over Council Member Yuki Lei Sugimura |
| South Maui | Kelly King leads incumbent Tom Cook, 47.1% to 41.6% (not yet formally called) |
| Upcountry | Bobby Pahia (new), open seat |
| Wailuku-Waihee-Waikapu | Marvin Moniz (new); Council Chair Alice Lee is retiring |
| Re-elected | Tamara Paltin (West Maui), Shane Sinenci (East Maui), Nohelani U'u-Hodgins (Makawao-Haiku-Paia), Kauanoe Batangan (Kahului) |
| Unopposed | Gabe Johnson (Lanai), Keani Rawlins-Fernandez (Molokai) |
How the Current Council Has Voted on Rezoning
Two recent votes show how close the Council is:
- Resolution 26-129 (32 shoreline condos) passed 5-4 on September 29, 2026. Yes: Lee, Sugimura, Cook, Batangan and U'u-Hodgins. No: Paltin, Sinenci, Johnson and Rawlins-Fernandez.
- Resolutions 26-160 and 26-161 (Nohonani, Hoyochi Nikko, Maalaea Kai and Island Sands) failed 4-5 on October 23, 2026. Yes: Lee, Sugimura, Cook and Batangan. No: U'u-Hodgins, Paltin, Sinenci, Johnson and Rawlins-Fernandez.
What the Seat Changes Mean
The six-vote rule is the number to watch. When the Planning Commission recommends against rezoning a property, the Council needs six of its nine votes to approve it anyway. When the commission recommends approval, a simple majority of five is enough.
- The yes votes are changing. Lee, Sugimura and Cook provided three of the four yes votes on 26-160 and 26-161, and three of the five yes votes on 26-129. None of the three is expected to be on the new Council.
- The new members' votes are untested. Pahia, Moniz and, if confirmed, King have not yet voted on any rezoning bill.
- Timing matters. The current Council serves until early January 2027. Whether it takes final votes on the Wave 1 bills (26-110 and 26-111) before then is the biggest near-term question for those buildings.
- Five properties are in the strongest position. Hale Kaanapali, Kuau Plaza, Maui Schooner, Hono Koa and Hana Kai Maui received a favorable Planning Commission recommendation on September 22, so they would need five votes rather than six.
Where Each Resolution Stands
| Resolution | What it covers | Status (Nov. 6, 2026) |
|---|---|---|
| 26-110 and 26-111 (Wave 1) | Timeshare, leasehold, single-owner and variance properties (26-110), and properties the county says already operate like hotels (26-111) | At the Planning Commission. 48 properties, about 3,400 units. On Sept. 22 the commission recommended approval for 5 and denial for 43. It has until Nov. 24 to return the bills to the Council. |
| 26-129 (Wave 2) | 32 shoreline complexes in Maalaea, Kihei and West Maui | Expected before the Planning Commission on Nov. 24, per the Maui Vacation Rental Association. Agenda not yet posted. |
| 26-130 | 10 Walaka Street, Kihei, and Makai Sunset Inn, Lahaina | Heard in committee in August 2026. No Council vote reported. |
| 26-160 and 26-161 | Nohonani, Hoyochi Nikko, Maalaea Kai and Island Sands | Failed 4-5 on Oct. 23. No pending rezoning proposal. |
Minatoya List Properties by Resolution
Being in a resolution means a property has been sent toward hotel rezoning, not that it has been rezoned. Properties marked "recommended" received a favorable Planning Commission recommendation on September 22, 2026.
Resolution 26-110: 1178 Uluniu Rd, 1194 Uluniu Rd, 1440 Halama St, 1444 Halama St, 1470 Halama St and 2131 Iliili Rd (all Kihei), Aloha Villas, Hale Kaanapali (recommended), Hale Mahina Beach, Hono Kai, Hono Koa (recommended), Indo Lotus Beach House, Kaanapali Royal, Kahana Outrigger, Kahana Village, Kanai A Nalu, Kapu Townhouse, Kauhale Makai, Kuau Plaza (recommended), Kuleana, Lahaina Beach Club, Lauloa Maalaea, Maui Hill, Maui Sands I, Maui Sands II, Maui Schooner (recommended), Maui Sunset, Milowai-Maalaea, Moana Villa, My Waii Beach Cottage, Paki Maui I and II, Paki Maui III, Wailea Inn and Waiohuli Beach Duplex.
Resolution 26-111: Hana Kai Maui (recommended), Kamaole Sands, Luana Kai, Mahina Surf, Maui Eldorado, Papakea, The Palms at Wailea I, Wailea Ekahi I, II and III, and Wailea Ekolu.
Resolution 26-129: Hale Iliili, Hale Kai I, Hale Kai O'Kihei, Hale Mahialani, Hale Ono Loa, Kahana Reef, Kaleialoha, Kamaole One, Kanoe Apartments, Kihei Bay Surf, Kihei Bay Vista, Kihei Garden Estates, Kihei Parkshore, Kihei Resort, Kihei Villa, Koa Resort II, Lahaina Roads, Leilani Kai, Leinaala, Lokelani, Maalaea Banyans, Mahinahina Beach, Makani A Kai, Makani Sands, Noelani, Pikake, Polynesian Shores, Punahoa Beach Apartments, Puunoa Beach Estates, Shores of Maui, Waiohuli Beach Hale and Waipuilani.
Resolutions 26-160 and 26-161 (failed): Hoyochi Nikko, Island Sands, Maalaea Kai and Nohonani.
Not in any resolution so far: Grand Champions Villas, Hale Kamaole, Haleakala Shores, Honokowai Palms, Kalama Terrace, Kapalua Bay Villas, Kapalua Golf Villas, Keawakapu, Kenani Kai (Molokai), Kihei Cove, Lihikai Apartments, Maui Kamaole, Maui Kamaole II, Maui Kamaole III, Maui Parkshore, Maui Vista, Pacific Shores, The Ridge (Kapalua), The Spinnaker (lost in the 2023 fire) and Wavecrest (Molokai).
Resolutions 26-110 and 26-111 are from the Maui Planning Department's September 22, 2026 presentation to the Planning Commission. For Resolution 26-129, Kihei Bay Surf, Kihei Bay Vista, Lokelani, Hale Ono Loa, Pikake and Hale Kai I appear in the resolution text; the rest of the 32 are compiled from Council committee records and public reporting. Confirm any property with the County of Maui.
The Lawsuits
Two main lawsuits challenge Bill 9 in Second Circuit Court: Malter v. County of Maui, filed December 19, 2025 by owners at Kaanapali Royal, and Lynam v. County of Maui, filed December 22, 2025 as a proposed class action on behalf of Minatoya list owners. Both argue the phase-out takes property without just compensation. As of early November 2026, no court has issued an injunction, so the deadlines remain in effect. Cases like these can take years, so plan around the current deadlines rather than waiting for a ruling.
What Owners Can Do Now
- Confirm your building's status. Know its zoning (A-1, A-2 or hotel), whether it is on the Minatoya list and which resolution, if any, includes it.
- Ask your association board for an update on rezoning, county documentation and any litigation.
- Keep your paperwork in order. GET and TAT filings, booking history and county registration records document your lawful rental history.
- Follow the November 24 hearing. Written and in-person testimony becomes part of the public record.
- Compare your options with real numbers: long-term rental, personal use, selling, or exchanging into a hotel-zoned condo that is not affected by Bill 9.
- Plan for taxes before you sell. Hawaii's HARPTA withholding is 7.25% of the sales price for nonresident sellers, and a seller completing a 1031 exchange can apply to the Hawaii Department of Taxation for a waiver or exemption. Talk with your CPA early.
- Avoid reacting to headlines. Make decisions on your own timeline, with current data on what units in your building are actually selling for.
More Resources
- The Maui Election and Your Condo: full owner briefing (PDF)
- Maui Bill 9 Guide: deadlines, rezoning status and the Minatoya list, updated as the Council, Planning Commission and courts act
- The Minatoya list by area
- Selling a Minatoya list condo
Talk With Our Team
Not sure where your building stands? We will confirm its zoning and rezoning status, prepare a free valuation based on recent sales in your building, and show you hotel-zoned condos that can keep vacation rental use. Call Joe Erlemann at (808) 283-9892, email joe@mauiproperty.com, or call The Maui Property Team at Compass at (808) 217-8832.
Sources: Civil Beat and The Maui News election results (November 2026); Maui Now coverage of Resolutions 26-160 and 26-161, Resolution 26-129, the Planning Commission recommendations and the Bill 9 lawsuits; the Maui Vacation Rental Association; and County of Maui records. This post is general information, not legal or tax advice. Verify any property's status with the Maui County Department of Planning and consult a qualified attorney and CPA.