Much of Maui's most desirable real estate sits near the ocean, which means flood zones, sea level rise maps and shoreline setback rules affect what you can build, what you pay for insurance, how a lender treats a loan and, in 2026, which condos may be rezoned for vacation rentals. Here is what each designation means and how to check any property.
| Zone | What it means |
|---|---|
| A | 1% annual chance flood area (the "100-year floodplain") without a mapped base flood elevation. |
| AE | 1% annual chance flood area with base flood elevations established. |
| AO | Shallow flooding, typically 1 to 3 feet, often sheet flow on slopes. |
| VE | Coastal high-hazard area with added danger from waves. Building rules are the strictest. |
| X (shaded) | 0.2% annual chance (500-year) flood area. |
| X (unshaded) | Outside the 500-year flood area. |
Zones beginning with A or V are Special Flood Hazard Areas. If a property's building is in one and the buyer uses a federally backed mortgage, flood insurance is required. Standard homeowner and HO-6 condo policies generally exclude flood. Building or substantially improving in a flood zone can also require a Maui County flood development permit.
The National Flood Insurance Program covers up to $250,000 for a residential building and $100,000 for contents. Private flood policies are also available and can offer higher limits. In a condo, the association's master policy may carry flood coverage for the building, so ask for the declarations page and confirm what the individual owner needs. Get a quote before you remove contingencies, because premiums in VE zones can be significant.
The Hawaii Sea Level Rise Viewer, developed by PacIOOS at the University of Hawaii with state agencies, maps the areas exposed to 0.5, 1.1, 2.0 and 3.2 feet of sea level rise. The 3.2-foot sea level rise exposure area (SLR-XA) combines passive flooding, annual high-wave flooding and coastal erosion, and is the planning standard used across the state.
The SLR-XA matters for Maui real estate in three ways:
Updated Maui Island shoreline rules took effect August 25, 2024. Setbacks are based on an erosion hazard line that combines historic erosion rates with projected erosion under 3.2 feet of sea level rise. Where no erosion line has been mapped, the setback is 200 feet from the shoreline, or an optional setback based on lot depth. Shoreline lots often require a certified shoreline survey before permits are issued, and new seawalls and other hardening are tightly restricted. If you are buying an oceanfront home to renovate or rebuild, confirm the buildable area with the Department of Planning before you commit.
Maui County maps two zones: the red Tsunami Evacuation Zone, evacuated during a tsunami warning, and the yellow Extreme Tsunami Evacuation Zone, evacuated only during an extreme warning such as after a magnitude 9 earthquake. Being in a tsunami zone must be disclosed and is worth knowing for insurance and peace of mind, but it does not by itself require flood insurance.
We can pull flood zone, sea level rise and setback information for any coastal property you are considering.
Call or text (808) 217-8832 or send us a message.
Related: Maui condo insurance and special assessments | The HO-6 condo policy | Buyer resources | Seller resources
Updated October 2026. Sources: County of Maui flood hazard zones and shoreline rules, State of Hawaii FHAT, PacIOOS Hawaii Sea Level Rise Viewer, HRS 508D-15, FEMA NFIP, Maui Now (September 30, 2026). General information only; confirm requirements for any property with the county, your lender and your insurer.