Maui Bill 9 and Bill 88 Explained: Is Your Condo on the Minatoya Phase-Out Resolution List | Update August 2026

MAUI’S VACATION RENTAL REZONING: THE COMPLETE CONDO REFERENCE, LIST BY LIST

Updated August 13, 2026, by Eric West, Broker, Team West Maui

If you own a Maui vacation rental condo, or you’re thinking about buying one, the last six weeks changed your math.

Roughly 2,554 apartment-zoned units — more than a third of the approximately 7,000 units affected by Bill 9’s short-term rental phase-out — are now on a path toward permanent hotel zoning.

There’s a lot of confusing coverage out there, so this page organizes every affected complex into simple, scannable lists grouped by location.

Find your building, see exactly where it stands, and bookmark this page. I’ll update it after major Maui County Council actions.

LIST ONE: THE ADOPTED LIST

On July 24, 2026, the Maui County Council voted 7-1 to adopt Resolutions 26-110 and 26-111, sending roughly 2,056 units to the Maui Planning Commission for rezoning from the A-1 and A-2 Apartment Districts into the new H-3 and H-4 Hotel Districts created under Ordinance 6008.

Resolution 26-111

•  Resolution 26-111 CD1 (properties that operate like hotels)

Resolution 26-111 covers properties the county says already operate like hotels, with features such as 24-hour front desks, housekeeping, and on-site staff.

A motion to remove Luana Kai and Mahina Surf from the resolution failed 6-2.

Hana

Honokowai

Kaanapali

Kihei

Mahinahina

Wailea

Resolution 26-110

Resolution 26-110 covers timeshare, leasehold, single-ownership, and smaller properties.

•  Resolution 26-110 CD1 (timeshare, leasehold, single-ownership, variance)

Honokowai

Kaanapali

Kahana

Kihei

Maalaea

LIST TWO: THE FLOOD LIST

Wave two is built on a different argument entirely.

Some shoreline buildings sit within the county’s Sea Level Rise Exposure Area, mapped at 3.2 feet of sea level rise, and may be poor candidates for conversion into long-term housing.

After the March storms put much of Kihei underwater and caused an estimated $100 million in damage countywide, that argument became substantially more prominent.

Notice Hale Ono Loa and Maalaea Kai: both were removed from Resolution 26-110 and then came right back under the flood-related criterion.

That tells you just how fluid these lists remain.

Resolution 26-129

Currently in committee. Testimony resumes August 19.

Honokowai

Kahana

Kihei

Lahaina

Maalaea

* Proposed additions as of August 5, 2026. Not yet voted.

Resolution 26-130

Introduced by Tom Cook and currently in committee.

Kihei

Lahaina

* Makai Sunset Inn was destroyed in the 2023 wildfires. The zoning right is being sought before any potential rebuild.

One correction is worth emphasizing because I’ve seen it repeated elsewhere:

These properties are proposed for inclusion in the hotel rezoning — not exclusion.

Also, the 2023 tragedy referenced in testimony, in which firefighter Tre Evans-Dumaran was swept into a storm drain, occurred on South Kihei Road in Kihei, not Maalaea.

LIST THREE: THE WAITING ROOM

Everyone else falls into two very different tiers, and the difference matters enormously for value.

Tier One: Recommended for Potential Hotel Rezoning

These properties are on the Bill 88 eligibility list and were recommended by the Council’s investigative group for potential H-3 or H-4 zoning.

However, they have not yet been named in a rezoning resolution.

A future wave is possible, but nothing has formally started.

Honokowai

Kaanapali

Kapalua

Kihei

Wailea

Tier Two: Still Fully Exposed to Bill 9

This is currently the most exposed group.

These apartment-zoned complexes were not recommended for hotel zoning and have not been included in any resolution, amendment, or other formal rezoning action reported to date.

As things stand today, they remain fully on the original Bill 9 phase-out schedule.

Honokowai

Kapalua

Kihei

Lahaina

Maalaea

Mahinahina

A Few Properties Sit Somewhere in Between

Owners at Kihei Park Shore, Waiohuli Beach Hale, Hale Kai O Kihei, Kihei Resort, and Koa Resort testified asking to be added to wave two.

Kuau Plaza is the target of variance language written into Resolution 26-110.

On Molokai, Ke Nani Kai and Wavecrest were never recommended for phase-out at all.

Important Caveat

These tiers reflect the county’s TIG Exhibit 2 recommendations and the resolutions as reported to date.

The lists have already changed multiple times.

Always verify your building’s current status and the zoning of your specific parcel with Maui County Planning before making a purchase, sale, or investment decision.

ALREADY EXEMPT: CONDOS BILL 9 NEVER TOUCHED

None of the drama above applies in the same way to complexes that already carry hotel, resort, or other non-apartment zoning.

These buildings never relied on the Minatoya interpretation in the same way as A-1 and A-2 apartment-zoned vacation rental properties.

If your complex is listed below, the Bill 9 apartment-district phase-out generally does not apply to its hotel-zoned portion.

There are two important qualifications.

First, properties marked with an asterisk are split-zoned. Only their hotel-zoned portions are exempt. Any apartment-zoned portion may remain subject to Bill 9 unless successfully rezoned.

Papakea is the clearest example because its A-2 portion is currently included in Resolution 26-111.

Second, zoning is parcel-specific.

Confirm your exact unit’s zoning with Maui County Planning before relying on this list.

Honokowai

Kaanapali

Kahana

Kapalua

Kihei

Lahaina

Makena

Napili

Wailea

* Split-zoned property. Only the hotel-zoned portion is exempt. Apartment-zoned portions may remain subject to Bill 9 unless successfully rezoned.

WHAT HAS NOT HAPPENED YET

This is important:

None of these proposed rezonings are final yet.

Each resolution is a referral to the Maui Planning Commission.

The Planning Commission will conduct its own public process and make recommendations before the proposals return to the Maui County Council for final ordinance action.

Meanwhile, the Bill 9 clock continues to run.

West Maui

Phase-out begins January 1, 2029

Rest of Maui County

Phase-out begins January 1, 2031

For affected West Maui properties in particular, completing the rezoning process before the deadline could become critically important.

FREQUENTLY ASKED QUESTIONS

Is my condo hotel-zoned now if it’s named in one of these resolutions?

No.

Being named means your property has an active, Council-sponsored path toward potential hotel zoning. That’s meaningful, but it is not the same as having already been rezoned.

The zoning map does not change until the required Planning Commission process occurs and the Council ultimately adopts the final zoning ordinance.

My complex is already hotel or resort zoned. Does Bill 9 affect me?

Generally, Bill 9’s apartment-district phase-out applies to vacation rentals in the A-1 and A-2 Apartment Districts.

If your property is already hotel-zoned, the Bill 9 apartment-district phase-out does not apply to that hotel-zoned portion.

Split-zoned properties require additional care because different portions of the same development may carry different zoning.

What if my building isn’t named anywhere?

As things stand today, it remains subject to the original Bill 9 phase-out schedule unless something changes.

Potential paths could include a future Council rezoning wave or a privately initiated change-in-zoning application.

For West Maui owners, the January 1, 2029 deadline makes timing particularly important.

Does being named affect my property’s value?

Potentially, yes.

The market is beginning to distinguish between properties that have a defined path toward hotel zoning and properties that do not.

Buildings with an active rezoning path may see improved buyer confidence as uncertainty declines.

Buildings that remain outside the process may face greater questions from buyers, lenders, and investors, and pricing could increasingly reflect that uncertainty.

Ultimately, value depends on the individual property, its economics, zoning status, likelihood of successful rezoning, financing availability, and broader Maui market conditions.

Can these lists still change?

Yes. Absolutely.

Properties have already been added, removed, and moved between different proposals.

Hale Ono Loa is a good example: it was removed from one list and later appeared under another criterion.

The August 19 meeting could produce additional changes.

That’s why this should be viewed as a live legislative process, not a finished zoning map.

WHAT SHOULD MAUI CONDO OWNERS DO NOW?

If you own a condo in one of these developments, the story you tell prospective buyers may have changed — and so may your pricing position.

Your property’s position in the rezoning process can affect buyer confidence, financing questions, vacation-rental expectations, investment analysis, pricing strategy, marketability, and the timing of a potential sale.

I’m offering Maui condo owners a complimentary zoning-status and property review.

I’ll help you understand where your specific condo complex currently sits in the process, what steps remain, and how its status may affect your property’s marketability and value today.

WHAT SHOULD MAUI CONDO BUYERS DO NOW?

For buyers, this uncertainty may also create opportunity.

Some Maui condos may still be priced as though the worst-case Bill 9 outcome is inevitable, even though their zoning situation has changed substantially.

If a property ultimately receives permanent hotel zoning, today’s uncertainty discount may not survive final rezoning.

Tell me your budget, preferred Maui location, intended use, and whether vacation-rental income matters to you, and I’ll help you identify which properties deserve a closer look and which ones carry substantially more zoning risk.

WORK WITH ERIC WEST & TEAM WEST MAUI

I’ve been selling Maui real estate since 2011 and have consistently ranked among the top 3% of Maui real estate producers since 2020.

My goal isn’t simply to send you listings.

I’ve spent years building a collection of free Maui real estate tools, market data, buyer resources, investment information, and trusted local contacts to help buyers, sellers, investors, and property owners make better-informed decisions.

Whether you’re researching a condo’s vacation-rental potential, calculating investment returns, trying to understand Maui property taxes, following the market, or looking for reliable local vendors, I’ve built resources to help.

All My Maui Real Estate Resources

Hawaii Real Estate Resource Hub
https://linktr.ee/hawaiirealestateorg

My Recent Sales & Pending Sales

See the properties and Maui markets I’m actively working in:

https://www.ericwestsales.com/

Maui Condo ROI Calculator

Considering a Maui condo as an investment or vacation rental? Run the numbers:

https://www.CondoCalculator.ORG

Maui County Property Tax Tool

Research Maui County property taxes and how they may affect ownership costs:

https://www.MauiPropertyTax.org

Maui Buyer’s Guide

Considering purchasing property anywhere on Maui? Start here:

https://www.MauiBuyersGuide.com

Latest Maui Real Estate Statistics

Follow current Maui inventory, sales activity, pricing, and market trends:

https://www.mauirealestatestats.com/

My Preferred Maui Vendors

Find trusted local vendors and service providers for buying, selling, maintaining, and improving Maui property:

https://www.mauivendors.com/

NEED HELP WITH A SPECIFIC MAUI CONDO?

If you own one of the condos listed on this page — or you’re considering buying one — don’t make a major real estate decision based solely on a headline about Bill 9.

There can be an enormous difference between a property that is:

Already hotel-zoned

Included in an active rezoning resolution

Recommended for a potential future rezoning wave

or

Still completely outside the rezoning process

That difference can affect value, marketability, financing, vacation-rental potential, investment returns, and your overall strategy.

Contact me and tell me the name of the Maui condo complex you’re interested in.

I’ll help you understand where it stands today, what may happen next, and what that could mean for your purchase, sale, or investment strategy.

Eric West, Broker — RB-20968

Team West Maui | Real Broker LLC

Serving Maui buyers and sellers since 2011

Top 3% of Maui real estate producers since 2020.

Maui real estate news and information for an audience of more than 225,000 subscribers through HawaiiRealEstate.ORG on YouTube.

Explore All My Maui Real Estate Resources

https://linktr.ee/hawaiirealestateorg

Tags

• maui real estate (54)
• hawaii real estate (27)
• west maui real estate (22)
• maui vacation rentals (7)
• Maui investment property (5)
• Bill 9 Maui (4)
• Maui property values (4)
• Maui County Council (4)
• maui condos (3)
• maui real estate news (3)
• Maui Condo Zoning (2)
• Maui Vacation Rental Phase Out (2)
• Kapalua Bay Villas (2)
• Maui condo owners (2)
• Wailea Condos (2)
• hawaii vacation rentals (2)
• Kaanapali Condos (2)
• Maui vacation rental law (2)
• honua kai (2)
• paki maui (2)
• Kapalua Condos (2)
• maui condo guide (2)
• Kihei Condos (2)
• Maui apartment zoning (2)
• kaanapali alii (2)
• Maui Hill (1)
• Hale Mahina Beach Resort (1)
• Maui condo investing (1)
• Maui Kamaole (1)
• Bill 9 affected condos (1)
• Napili Shores (1)
• Lahaina condos (1)
• Makena condos (1)
• Maui Eldorado (1)
• Kuleana (1)
• Maui County zoning (1)
• The Palms at Wailea (1)
• Maui rezoning (1)
• Grand Champions Villas (1)
• Maui hotel district H-4 (1)
• Napili condos (1)
• Maui investment condos (1)
• Maui Sunset (1)
• Wailea Ekahi (1)
• Maui short-term rentals (1)
• Hale Kamaole (1)
• Maui hotel zoning list (1)
• Sugar Beach Resort (1)
• Honokowai condos (1)
• Hana condos (1)
• Kamaole Sands (1)
• Kaanapali Royal (1)
• Maui hotel zoning (1)
• Maui Vista (1)
• Maui vacation rental rezoning (1)
• Royal Kahana (1)
• Maui condo hotel conversion (1)
• Maalaea condos (1)
• Papakea (1)
• Kauhale Makai (1)
• Wailea Ekolu (1)
• Maui Planning Commission (1)
• Maui Kaanapali Villas (1)
• Maui hotel district H-3 (1)
• Kahana condos (1)
• Maui condo buyers (1)