Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

The Maui real estate market closed out the year with strong momentum in sales activity, even as pricing shifted notably in certain segments. December data shows a clear increase in closed transactions across both single-family homes and condominiums, signaling renewed buyer engagement as market conditions continue to rebalance.

According to the Realtors Association of Maui, total sales activity finished December with double-digit year-over-year growth. At the same time, condominium prices declined significantly, creating new opportunities for buyers while requiring sellers to adjust their expectations.

See the full RAM Maui Real Estate Market Report for December 2025

Maui continues to rebuild and welcome visitors three years after the catastrophic wildfires of 2023. The fires destroyed more than 2,000 structures, claimed 102 lives, and brought tourism to an abrupt pause. While much of the island was not directly affected by the fires, the impacts on community and commerce were felt widely across Maui’s economy.

Today, the island is opening its arms to travelers again. Local business owners and hospitality leaders are optimistic about the future and eager to share the beauty and culture of Maui with visitors who want to be part of the island’s continued recovery.

Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

Schools, Safety, and Resale Considerations from a Local Expert Perspective

For families considering a move to Maui—or current residents thinking about buying or selling—the question is rarely just “Which home?” It’s “Which neighborhood will truly work for our family long-term?” Schools, safety, community feel, commute times, and future resale value all play a critical role in that decision.

Maui is not a one-size-fits-all market. Neighborhoods that work beautifully for vacation rentals or second homes may not be ideal for full-time family living. Likewise, areas favored by local families often show stronger long-term stability than resort-driven markets.

This guide breaks down family-friendly neighborhoods on Maui, with practical insight into schools, safety, zoning, housing types, and resale trends—written from the perspective of professionals who live and work in these communities every day.

Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

A Local Expert’s Perspective on Lifestyle, Real Estate, and Long-Term Value

Upcountry Maui offers a side of the island that many visitors—and even some residents—never fully experience. Cooler temperatures, open space, agricultural land, and sweeping ocean views define this region, which sits on the slopes of Haleakala above Central Maui. For buyers, sellers, and real estate investors seeking privacy, long-term value, and a true sense of place, Upcountry Maui continues to stand apart from the resort-driven coastal markets.

This guide is designed to provide a clear, locally grounded overview of Upcountry Maui living, with a focus on real estate, zoning, market trends, and lifestyle considerations that matter most to informed buyers—especially those relocating from the mainland.

Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

The Maui real estate market is no longer defined by one simple narrative.

Over the past few years, buyers and sellers have experienced everything from ultra-competitive bidding wars to longer days on market and price adjustments that would have been unthinkable during peak pandemic conditions. Today’s Maui market is best described as transitional—and that makes pricing strategy more important than ever.

Whether you are selling a Kihei condo, purchasing a single-family home in Wailuku, or investing from the mainland, understanding how pricing works in a shifting Maui market can be the difference between success and missed opportunity.

This guide breaks down how experienced local professionals approach pricing on Maui—using neighborhood-level data, zoning considerations, and buyer behavior unique to the island.

Latest update: Bill 9 and the rezoning process have changed since this was written. For current deadlines, Bill 88 rezoning status and the Minatoya list, read our Maui Bill 9 Guide, updated October 2026.

The passage of Bill 9 in Maui County has reshaped the local real estate landscape, particularly for condo investors. This legislation, aimed at regulating short-term rentals and adjusting zoning rules, has created both challenges and new opportunities for those looking to invest in Maui condos. For mainland buyers, retirees, and long-term investors, understanding these changes is essential for making informed decisions.

Maui condos have historically been attractive due to their low-maintenance lifestyle, proximity to beaches, and potential for rental income. Post-Bill 9, investors must navigate a more regulated environment, balancing profitability with compliance and long-term value.

Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

Relocating to Maui for retirement or healthcare is a major life decision—one that goes far beyond postcard views and warm trade winds. For many mainland buyers, Maui represents a chance to slow down, prioritize health, and enjoy a higher quality of life. For others, proximity to healthcare resources, a strong sense of community, and long-term real estate stability are the driving forces.

As local Maui real estate professionals who work daily with retirees, second-home buyers, and long-term residents, we’ve seen firsthand what works—and what buyers need to understand before making the move. This guide is written from a local perspective, focusing on Maui-specific realities, housing options, zoning considerations, healthcare access, and current market trends.

Bill 9 status, October 2026: Bill 9 is law (Ordinance 5909). Vacation rental use in apartment-zoned Minatoya list condos ends January 1, 2029 in West Maui and January 1, 2031 in South Maui and the rest of the county, unless a property is rezoned. Hotel-zoned condos are not affected. For current details see our Maui Bill 9 guide, the Minatoya list by area and hotel-zoned condos.

Buying property in Maui while living on the mainland is very achievable—but it is not the same as buying real estate in California, Washington, or Texas. Maui has unique zoning rules, land use designations, financing considerations, and market dynamics that mainland buyers must understand before making a purchase.

This guide is written from a local Maui perspective, based on decades of on-the-ground experience helping mainland buyers successfully purchase condos, single-family homes, and investment properties across the island. Whether you are planning a primary residence, second home, or long-term investment, understanding the Maui process upfront can save you time, money, and frustration.

Buying your first home in Maui is exciting but can also be challenging, especially given the island’s competitive market and unique local conditions. From financing options to realistic timelines and common pitfalls, this guide equips first-time buyers with the knowledge needed to navigate Maui’s real estate market with confidence.

Financing a home in Maui is different from financing property on the mainland. Higher price points, unique property types, and local lending nuances mean buyers need a clear understanding of their mortgage options before making an offer.

Whether you are a first-time buyer, relocating from the mainland, or investing in Maui real estate, understanding Maui mortgage options can be the difference between a smooth transaction and missed opportunities.

This guide breaks down how Maui mortgages work, the role of local lenders, common rate structures, and proven buyer strategies that align with today’s market.