Selling a Minatoya List Condo on Maui
If you own a condo on Maui County's Minatoya list, Bill 9 sets a date when vacation rental use ends. That date changes who will buy your unit, how lenders and appraisers look at it, and what it is worth. This guide walks through your options, the timing questions owners ask us most, and how to sell well before the deadline if selling is the right move.
Key dates and facts
- West Maui (Kapalua, Kahana, Honokowai, Mahinahina, Kaanapali, Lahaina): vacation rental use ends January 1, 2029. The last legal guest night is December 31, 2028.
- South Maui and the rest of the county (Kihei, Wailea, Maalaea, Paia, Hana, Molokai): vacation rental use ends January 1, 2031. The last legal guest night is December 31, 2030.
- Rezoning is possible but not guaranteed. On September 22, 2026 the Planning Commission recommended hotel rezoning for 5 of 48 referred complexes. A second group of 32 shoreline complexes was referred on September 29, 2026. Nothing is rezoned until the County Council votes.
- Lawsuits are pending, but no court has stopped the ordinance, so the deadlines are in effect.
Not sure if your building is affected? Check the full Minatoya list by area.
Your Options as a Minatoya List Owner
1. Sell before the deadline
Buyers can still collect vacation rental income for the remaining years, which supports value today. As the deadline gets closer, that income window shrinks and the buyer pool narrows to owner-occupants and long-term rental investors.
2. Keep it and switch to long-term rental
Rentals of 180 days or more remain legal after the deadline. Compare net long-term rent, after HOA dues, insurance and property tax, with your current vacation rental numbers. Maui County also offers a long-term rental property tax exemption.
3. Keep it as a home or second home
You can live in the unit or use it yourself after the deadline. Owner-occupants may qualify for Maui's lower owner-occupied tax rates and the home exemption.
4. Wait for rezoning
If your association is pursuing H-3 or H-4 hotel rezoning, ask for documentation of where it stands. Owner-initiated rezoning has been estimated at $200,000 to $500,000 per property. Treat rezoning as possible upside, not a plan.
5. Sell and exchange
A 1031 exchange can defer capital gains if you buy another investment property, such as a hotel-zoned Maui condo where vacation rentals remain allowed, or property on the mainland.
What Is Happening to Values
Values now depend heavily on zoning. Hotel-zoned condos keep their vacation rental use, while Minatoya list units are increasingly priced on owner-use and long-term rental value. The gap differs by building, location, condition, HOA dues, insurance costs and how much rental income is left before the deadline, so a building-specific analysis matters more than countywide averages.
When we price a Minatoya list condo, we look at recent sales in the same building and in comparable apartment-zoned and hotel-zoned buildings, current competition, long-term rent levels, the association's reserves, insurance and any special assessments, and the building's rezoning status. Start with a free condo valuation.
Timing Questions Owners Ask
- When is the best time to sell? Each year closer to the deadline removes a year of vacation rental income a buyer can earn, so many owners who plan to sell choose to list well ahead of the deadline rather than in the final year. Your own numbers, tax situation and building's rezoning prospects should drive the decision.
- What about bookings I already have? Disclose existing reservations and your rental management agreement to buyers. Guest stays cannot be booked past the last legal night for your area.
- Will buyers be able to get loans? Financing depends on the building's condition, reserves, insurance and lender project approval. Strong association documents make a unit easier to finance and sell.
- Does my furniture and rental setup add value? To a buyer who will rent short term until the deadline, a turnkey unit with bookings can be worth more. To an owner-occupant it usually adds little, so we market to both.
Taxes and Costs When You Sell
- HARPTA: unless an exemption applies, the buyer withholds 7.25% of the amount realized for Hawaii taxes. Nonresident sellers should plan for this. See HARPTA and FIRPTA withholding.
- Hawaii conveyance tax: paid by the seller, based on price and whether the buyer is eligible for a home exemption. See Hawaii conveyance tax.
- Capital gains and depreciation recapture: rental owners usually have depreciation to recapture. Talk with your CPA early, especially if you are considering a 1031 exchange.
- Typical seller costs: escrow, title insurance, conveyance tax and commission. See our Maui seller closing costs guide.
How We Help Minatoya List Owners
- A written pricing analysis using sales in your building and in comparable apartment-zoned and hotel-zoned buildings.
- Current information on your building's rezoning status and what it means for buyers.
- Marketing aimed at every likely buyer: vacation rental investors for the remaining years, long-term rental investors, second-home buyers and local owner-occupants.
- Coordination with your rental manager, CPA and 1031 exchange intermediary so bookings, taxes and timing line up.
Related: Minatoya list by area | Maui Bill 9 guide | Bill 88 and the H-3 and H-4 districts | Hotel-zoned condos | Seller resources
This page is general information, not legal or tax advice. Confirm zoning with the Maui County Department of Planning and consult your CPA or attorney about your situation.