Hawaii Real Estate News Blog

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

hawaiisbest1@gmail.com (Eric West R(B)) — Thu, 13 Aug 2026 08:23:00 -1000

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 Complex Hana Kai Honokowai Complex Papakea Kaanapali Complex Maui Eldorado Kihei Complex Kamaole Sands Luana Kai Mahinahina Complex Mahina Surf Wailea Complex The Palms at Wailea I Wailea Ekahi I Wailea Ekahi II Wailea Ekahi III Wailea Ekolu Resolution 26-110 Resolution 26-110 covers timeshare, leasehold, single-ownership, and smaller properties. • Resolution 26-110 CD1 (timeshare, leasehold, single-ownership, variance) Honokowai Complex Hale Mahina Beach Resort Kuleana Maui Sands II Paki Maui I & II Paki Maui III Kaanapali Complex Kaanapali Royal Kahana Complex Kahana Outrigger Kihei Complex 1178 & 1194 Uluniu Rd 1440, 1444 & 1470 Halama St 2131 Iliili Rd Indo Lotus Beach House Kapu Townhouse Kauhale Makai Maui Hill Maui Sunset My Waii Beach Cottage Villa Moana Waiohuli Beach Duplex Maalaea Complex Hono Kai Lauloa Maalaea Milowai-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 Complex Hale Kai I Hale Ono Loa Hoyochi Nikko* Lokelani Makani Sands* Nohonani* Noelani* Pikake Kahana Complex Kahana Reef* Kihei Complex Kamaole One* Kihei Bay Surf Kihei Bay Vista Lahaina Complex Puunoa Beach Estates* Maalaea Complex Island Sands Maalaea Banyans* Maalaea Kai Makani A Kai* * Proposed additions as of August 5, 2026. Not yet voted. Resolution 26-130 Introduced by Tom Cook and currently in committee. Kihei Complex 10 Walaka Street Lahaina Complex Makai Sunset Inn* * 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 Complex Hono Koa Kuleana II Lahaina Beach Club Kaanapali Complex Maui Kaanapali Villas Kapalua Complex Kapalua Bay Villas Kihei Complex Hale Kamaole Maui Kamaole I, II & III Maui Schooner Maui Vista Wailea Complex Grand Champions Villas 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 Complex Honokowai Palms Kaleialoha Maui Sands I Polynesian Shores Kapalua Complex Kapalua Golf Villas The Ridge Kihei Complex Aloha Villas Hale Iliili Cottages Hale Mahialani Haleakala Shores Kalama Terrace Keawakapu Kihei Cove Kihei Garden Estates Kihei Villa Leilani Kai Leinaala Lihikai Apartments Pacific Shores Punahoa Beach Apartments Shores of Maui Waipuilani Wailea Inn Lahaina Complex Lahaina Roads Spinnaker Maalaea Complex Kanai A Nalu Mahinahina Complex Mahinahina Beach 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 Complex Papakea* Kaanapali Complex Honua Kai Honua Kai Luana Gardens Kaanapali Alii Kaanapali Shores* Mahana Maui Kai The Whaler Kahana Complex Hololani Kahana Sunset Kahana Villa Pohailani Maui Royal Kahana Valley Isle Resort Kapalua Complex Montage Residences, Kapalua Bay Ritz-Carlton Kapalua Kihei Complex Hale Hui Kai Kamaole Beach Club Kihei Akahi Kihei Beach Kihei Holiday Kihei Kai Nani Kihei Surfside Mana Kai Maui Banyan Maui Parkshore Menehune Shores Nani Kai Hale Royal Mauian Sugar Beach Resort Lahaina Complex Aina Nalu Lahaina Shores Makena Complex Makena Beach Club & Residences Makena Surf Napili Complex Hale Napili Honokeana Cove Napili Bay Napili Gardens Napili Kai Napili Point I & II Napili Puamala Napili Ridge* Napili Shores Napili Sunset Napili Surf Wailea Complex Andaz Residences Ho’olei Polo Beach Club Wailea Beach Villas Wailea Elua Wailea Point * 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 Hubhttps://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

Maui Vacation Rental Ban Update: INSIDE MAUI'S BILL 9 & 88 AND THE LONG ROAD STILL AHEAD

hawaiisbest1@gmail.com (Eric West R(B)) — Tue, 23 Jun 2026 15:03:00 -1000

Maui Vacation Rental Ban Update: INSIDE MAUI'S BILL 9 & 88 AND THE LONG ROAD STILL AHEAD WAILUKU, Maui. The vote itself took only a moment. Seven hands in favor, two opposed. But the question hanging over the Maui County Council chamber last Friday is one that money, lawsuits, and more than two years of bitter argument have not been able to put to rest. What becomes of the thousands of vacation rentals that helped build a good part of this island's economy? And what becomes of the local families who say those same rentals helped price them out of a home? On June 19, 2026, the council passed Bill 88 on second and final reading by a vote of seven to two. It now travels to the desk of Mayor Richard Bissen, who is widely expected to sign it. When he does, two new zoning categories will exist on Maui that did not exist before. And yet, despite all the attention, despite the standing room testimony and the years of buildup, the truth is quieter than the headlines suggest. Because Bill 88 does not move a single property anywhere. Not yet. Maybe not for a long tim To understand why that matters, you have to understand how we got here. Back in December of 2025, Mayor Bissen signed Bill 9 into law. It was his measure, introduced the year before, and it set out to do something no Hawaii county had done at this scale. It would phase out short-term vacation rentals in apartment-zoned condominium complexes across the island. The targets are the properties on what is known as the Minatoya List, roughly 4,500 grandfathered rental units across 104 properties. In West Maui, the rentals must end by January 1, 2029. In South Maui and the other affected districts, the deadline is January 1, 2031. The name on that list belongs to a man most people on Maui have never met. Richard Minatoya was a deputy corporation counsel who, back in 2001, issued a legal opinion that allowed these apartment-zoned buildings to keep operating as vacation rentals. Many of them had been built for exactly that purpose. For more than two decades, that opinion held. Bill 9 ended it. The effect on the market was not gradual. It was immediate. Prices softened. Inventory climbed. Buyers stepped to the sidelines and stayed there, unwilling to commit hundreds of thousands of dollars to a rental that might be illegal to rent by the time the deadline arrived. Uncertainty, it turns out, is its own kind of tax. And the condominium market paid it. That is the backdrop against which Bill 88 arrives. So let us be precise about what it does. The bill creates two new hotel zoning districts, H3 and H4. They are modeled almost exactly on the existing apartment districts, A1 and A2, with one decisive difference written into the code. They permit short-term vacation rentals. The key word, and the one most easily lost in the noise, is create. The council built the categories. It did not assign anyone to them. Nohelani Uu-Hodgins, who chairs the Housing and Land Use Committee and introduced the motion for passage, said as much in language no one could misread. The bill, she told her colleagues, only establishes the district. Rezoning, she said, will have to happen separately. In other words, Bill 88 builds a door. It does not hand anyone the key. Every complex that wants the new zoning must apply on its own and stand on its own merits. There is a guardrail, too. To qualify, a property must prove that vacation rental use was already underway before September 24, 2020. That date was chosen deliberately, to keep the roughly 1,700 properties not on the Minatoya List from slipping through and becoming new short-term rentals. Now, here is where a reporter learns to slow down and listen, because the most revealing testimony of the day did not come from a politician. It came from a property owner named TJ Victorine. His 26-unit association supports the bill unanimously. And yet he stood before the council to deliver a warning. Land-use planners, he said, had quoted him somewhere between 200,000 and 500,000 dollars per property just to prepare the studies a rezoning application currently demands. That cost, in his words, is prohibitively expensive for most properties, his own included, and it threatens to nullify the very intent of the bill. Consider what that means. The council has built a door. But the price of walking through it may be half a million dollars. And so the question that decides everything is not whether the categories exist. It is how many associations can actually afford to use them. That question grows heavier when you look at the county's own capacity. Maui processes only a limited number of rezoning applications in any given year. There are now 104 eligible properties. Even modest interest from a fraction of them could create a backlog that stretches the timeline well past anything the legislation implies. How quickly, and how fairly, the county manages that volume may shape this next chapter as much as the law itself. The opposition has not gone quiet. The two no votes came from Council Members Keani Rawlins-Fernandez and Gabe Johnson, who represent Lanai and Molokai, islands that are part of Maui County but worlds apart from the condo corridors of Kaanapali and Kihei. Both are running unopposed this election cycle. Rawlins-Fernandez has been a consistent no from the start. On final reading, she pointed to testimony from the Office of Hawaiian Affairs, delivered that day by McKenna Woodward, urging the council to defer. Woodward argued that the county was creating these hotel districts before doing the parcel-specific work on housing suitability, on sea level rise, on whether the infrastructure could even bear it. She cited a University of Hawaii study finding that 85 percent of the affected owners list out-of-state mailing addresses, with the direct impact on Maui residents estimated at roughly 450 people. And she reminded the council that all three planning commissions, Maui, Molokai, and Lanai, had recommended denial. Even some who voted yes did so with reservations. Council Member Tamara Paltin said her thinking on the shoreline has changed since Bill 9 passed. She described recent ocean swells and king tides that pushed debris onto Honoapiilani Highway and forced officials to evacuate a stage during a canoe regatta at Hanakaoo Beach Park. The shoreline, she said, is changing in real time, right before our eyes. She intends to revisit whether properties sitting at the water's edge should be eligible for these new zones at all. For the owners of beachfront complexes, that is a sentence worth remembering. And all of it unfolds in an election year. In 2026, Maui County will choose a mayor and fill all nine council seats. It is the first real chance residents have had to register a verdict on Bill 9, on housing, on the kind of island they want to live on. The people casting these votes today may not be the ones casting them a year from now. So what does this mean for the people who actually own these properties, or hope to? For owners of a Minatoya List condo, the passage of Bill 88 is a genuine milestone. But it is the opening of a new chapter, not the closing of the book. If an association has not yet begun an honest conversation about the cost, the feasibility, and the timing of a rezoning application, that conversation is now overdue. The hard question is whether your complex is the kind that can move quickly, or the kind that will need long deliberation before anyone commits the money. For buyers, the story carries an irony. Even the condos already in hotel zoning, the ones never touched by any of this, have lost value, with some of the more affordable units selling for 20 to 30 percent below their recent peaks. That is fear, priced into the listings. And fear, for a patient buyer, is leverage. Right now there is more room to negotiate on Maui than there has been in years. For sellers, a seven to two vote removes one layer of legislative uncertainty that has weighed on these properties since Bill 9 became law. Whether that translates into real movement in price will depend on how the rezoning process actually unfolds, on how individual associations navigate the cost, and on how the county handles the coming wave of applications. There is a temptation, on a day like Friday, to call the matter settled. It is not. Bill 9 is still the law. The deadlines have not moved. The lawsuits are still pending, with more reportedly on the way. And the rezoning process that everyone is counting on has not yet begun. What passed last week was not an ending. It was permission to start. A door, standing open, with a long and expensive hallway behind it. Whether the people of Maui walk through, and at what cost, is a story still being written. We will be watching it, step by step, and we will tell you what we find. TALK TO ERIC AND LISA WEST BEFORE YOU MAKE YOUR NEXT MOVE Legislation like Bill 88 is exactly the kind of moment where the right guidance is worth everything. Whether you own a Minatoya List condo and need to understand your options, you are a buyer looking to capitalize on a softer market, or you are a seller trying to read where prices are headed, this is not the time to navigate it alone. Call Eric and Lisa West directly at 808-298-2030. They will give you a straight answer about your specific property and your specific situation, no pressure and no runaround. WHO WE ARE Eric and Lisa West lead Team West Maui, a husband and wife team that has been serving the West Maui market since 2006. They specialize in residential and condominium properties across Kaanapali, Kapalua, Lahaina, Napili, and Launiupoko, and they work both sides of the deal with equal focus, guiding buyers to the right opportunity and helping sellers position their homes to win in any market. Team West Maui consistently ranks among the top 3 percent of agents on the island. That standing is not an accident. It comes from years of local knowledge, honest counsel, and a relentless commitment to getting clients the best possible outcome, whether the market is climbing or correcting. THE YOUTUBE CHANNEL THAT KEEPS MAUI INFORMED You may already know Eric from HawaiiRealEstate.ORG, the YouTube channel that has grown to roughly 225,000 subscribers by doing one thing well, telling Maui the truth. From market analysis and timely legislative updates like this one, to lifestyle content and deeper investigative coverage of the issues shaping the island, the channel has become a trusted source for anyone who cares about what is really happening on Maui. If you have not subscribed yet, do it now, because the next chapter of the Bill 88 story is still being written and we will be covering every step. START THE CONVERSATION Visit teamwestmaui.com or HawaiiRealEstate.ORG to explore current listings, request a free home valuation, or learn more about the team. When you are ready, reach out. Tell us a little about what you are trying to accomplish, and we will get you pointed in the right direction. Eric and Lisa WestReal Broker LLC808-298-2030TeamWestMaui.comHawaiiRealEstate.ORGLicense RB-20968

UPDATE The 2026 Maui Real Estate Market Finally Has a Pulse Again: Q1 Report

hawaiisbest1@gmail.com (Eric West R(B)) — Mon, 20 Apr 2026 12:55:00 -1000

The 2026 Maui Real Estate Market Finally Has a Pulse Again: Q1 Report By Eric West | Team West Maui | Published April 2026 Sat on the lanai at my home in Ka'anapali last night watching the sun drop between Lanai and Molokai, and it hit me — with sales climbing, pending sales rising, and supply finally pulling back, the Maui real estate market feels a lot like that sky right now. All the drama of the last few years is giving way to something softer, clearer, and honestly more beautifully balanced. See the Full Report Here (www.mauirealestatestats.com) Q1 is on the books. The Realtors Association of Maui (RAM) just dropped the March 2026 market numbers, and the headline is simple: people are actually transacting again. 2025 was the year everyone held their breath — watching rates, watching insurance, watching Lahaina, watching Washington. 2026 is shaping up to be the year they exhale and make a move. The hesitation is lifting. Interest rates are dropping. Buyers who spent last year circling are writing offers. Sellers who were waiting for a "sign" are realizing this is it. Here's what Q1 2026 year-to-date looks like against Q1 2025 YTD for Maui — and the numbers tell the same story the sunset did. Maui Single-Family Home Market: Q1 2026 vs Q1 2025 The residential side is where the real demand story on Maui lives. Fewer new listings are coming online, but closings are ahead of last year's pace — which tells you Maui buyers aren't waiting around for perfect conditions anymore. Metric YTD 2026 YTD 2025 Change New Listings 282 315 –10.5 Pending Sales 186 165 +12.7 Closed Sales 176 156 +12.8 Median Sales Price $1,300,000 $1,295,000 +0.4 Average Sales Price $1,586,284 $1,920,406 –17.4 Days on Market 153 124 +23.4 Inventory (March) 438 445 –1.6 Months Supply 7.6 7.8 –2.6 of List Price Received 95.4 96.4 –1.0 What I'm Seeing on the Ground The Maui median home price is essentially flat at $1.3M — that's the market telling you the floor is holding. What moved is the average, down 17.4, and that's almost entirely the luxury tier thinning out at the top. Fewer $10M+ Wailea and Kapalua trades in Q1 this year is pulling the average down without touching what a normal West Maui family home is actually selling for. The number that matters most here is days on market — 153 days YTD vs 124 last year. That's nearly a month longer, and it's the single biggest shift in the single-family picture. Buyers are doing their homework. They're not overpaying, and they're not in a hurry. Sellers who priced like it was 2022 are the ones still sitting on the market. The ones who priced to this market? They're in the 176 that closed. Maui Condo Market: The Real Price Reset The Maui condo market is where the real price reset happened, and if you've been circling the idea of a second home, a vacation rental, or a long-term investment play, this is the chapter to read twice. Metric YTD 2026 YTD 2025 Change New Listings 407 463 –12.1 Pending Sales 212 181 +17.1 Closed Sales 183 167 +9.6 Median Sales Price $699,000 $795,000 –12.1 Average Sales Price $1,108,166 $1,311,886 –15.5 Days on Market 149 139 +7.2 Inventory (March) 918 863 +6.4 Months Supply 15.0 15.3 –2.0 of List Price Received 94.1 95.2 –1.2 What I'm Seeing on the Ground Median condo prices down 12.1 is the real story. That's not noise — that's a recalibration. And the proof the correction is doing its job? Pending sales up 17.1 year-over-year. Buyers saw the new pricing, ran the numbers, and stepped in. The ones who said "I'll wait for a deal" — the deal showed up. The fifteen months of condo supply number scares people, but it shouldn't scare buyers — it's your leverage. Sellers who understand that leverage exists are the ones getting offers. Sellers still anchored to 2022 comps are funding their HOA dues another six months. Why Maui Buyers Are Coming Back in 2026 A few forces are converging at once, and it's worth naming them clearly: Interest rates are drifting down. After two years of rate-driven hesitation, financing is finally easing back toward something workable. Every quarter-point matters at this price point. Insurance uncertainty is settling. Post-fire and post-hurricane-season, carriers are getting clearer on who they'll write and at what cost. That clarity alone unlocks buyers who were stuck. Lahaina is rebuilding. The emotional weight of August 8, 2023 hasn't gone anywhere, but the recovery is visible now. Permits are moving. Construction is real. That matters to how the whole island feels about the future. The luxury tier paused, not collapsed. Fewer $10M+ trades doesn't mean weakness — it means the ultra-high-end took a breath. The $1M–$3M core of West Maui, Ka'anapali, Napili, and Kapalua kept humming. Put it all together, and you get what the Q1 numbers show: more pendings, more closings, less new supply, and a median that's holding the line. What This Means If You're Buying on Maui You have time, selection, and room to negotiate — three things that didn't exist 18 months ago. Write offers with inspection contingencies, ask for credits, ask for closing costs. The worst a seller can say is no, and right now most of them aren't saying no. If you're looking at condos in Ka'anapali, Napili, or Kapalua, the 15 months of supply is your friend. Take your time. Tour the building, not just the unit. Ask about special assessments, AOAO reserves, and whether the property is on the Minatoya list. Those details are what separate a good buy from a great one. What This Means If You're Selling on Maui Buyers are out there — closed sales are up 12.8 on single-family homes and 9.6 on condos — but they're sharp. Price to the new reality, present the property turnkey, and you'll close. Price to yesterday's market and you'll be my example in the June newsletter. The properties that are moving have three things in common: accurate pricing against current comps (not 2022), professional presentation (photos, staging, repairs done), and a seller whose agent is genuinely working the listing — not just posting and praying. The Bottom Line on Maui Real Estate in 2026 Whether you're sitting on equity from the run-up and weighing your next move, or eyeing the condo reset for a second home or rental play — the best decisions right now are the ones made with real numbers, not headlines. The Maui market in Q1 2026 isn't booming, and it isn't crashing. It's balancing. And balanced markets are where the best transactions happen — the ones both sides walk away from feeling good about. Happy to run your numbers. About the Author Eric West has been selling West Maui real estate since 2006, with $200M+ in career sales and consistent top-3 rankings among Maui agents. He and Lisa West lead Team West Maui under Real Broker LLC, specializing in Ka'anapali, Kapalua, Napili, Lahaina, and Launiupoko. Their YouTube channel covering the Maui market has 225,000+ subscribers. Ready to talk? 808-298-2030 hawaiisbest1@gmail.com TeamWestMaui.com → View the Full March 2026 Maui Market Report → Browse the Latest Maui Listings → Thinking of Selling? Start Here

New Lahaina Bypass Approved: What It Means for West Maui Real Estate

hawaiisbest1@gmail.com (Eric West R(B)) — Mon, 30 Mar 2026 10:48:00 -1000

New Lahaina Bypass Approved: What It Means for West Maui Real Estate If you've spent any time navigating West Maui, you already know the traffic story. Getting in and out of Lahaina and Kā'anapali can feel like running a gauntlet — especially on a busy tourist day. That may be changing, and if you own or are looking to buy property in the area, you need to pay attention. Mayor Richard Bissen recently announced a commitment of $100 million in federal disaster recovery funds to extend the Lahaina Bypass — a project West Maui residents have been pushing for years. The announcement was made at a Lahaina Community Disaster Recovery Meeting and drew cheers from the crowd. It's a significant reversal from just a year prior, when state transportation officials said the extension was not on their priority list. What Exactly Is Being Built? The Lahaina Bypass Phase 1C involves the construction of a four-lane, controlled-access bypass highway running approximately five miles between Keawe Street and Honokowai. The bypass will extend northward from Keawe Street, passing east of the Kā'anapali Resort before heading northwest toward Honokowai. In plain terms — the bypass will terminate right in the heart of what is currently quiet, backcountry West Maui. Neighborhoods like Kā'anapali Hillside and Kā'anapali Coffee Farms, which today sit along peaceful, low-traffic roads, are going to have a very different soundscape when this project is complete. Why It's Happening The driving forces behind this project are public safety and traffic relief — two things the 2023 Lahaina wildfire made impossible to ignore. Mayor Bissen noted that the bypass would provide a critical evacuation route, and that both the wildfire and a subsequent tsunami warning exposed the urgent need for dependable access in and out of Lahaina. Beyond emergencies, the everyday traffic burden on Keawe Street — what locals have bluntly called "killer Keawe Street" — is a real quality-of-life issue for residents and a logistical headache for the tens of thousands of tourists flowing through West Maui annually. What This Means If You're Buying or Selling Here's where it gets important for anyone in the real estate market: infrastructure changes of this scale don't happen in a vacuum. They move property values — sometimes up, sometimes down, depending on where you sit relative to the project. For the broader West Maui market, a functioning bypass is good news. Better evacuation routes, smoother traffic flow, and improved access all support long-term property value. But for homes along the bypass corridor — particularly on streets like Pūkoli'i and within Kā'anapali Coffee Farms — the calculus is more nuanced. Increased traffic noise and visibility of a major roadway are real factors that buyers weigh, and sellers should be aware of that conversation before it comes up in negotiations. How Long Will This Take? The project is classified among Lahaina's long-term recovery efforts, expected to take six or more years and with costs projected to exceed $400 million overall. And if you've lived in Hawaii long enough, you know that timelines have a way of stretching. That said, given the public safety urgency behind this project, there's reason to believe it could be prioritized and moved forward more aggressively than a typical infrastructure build. The Bottom Line This is the kind of development that savvy buyers and sellers need on their radar — not necessarily as a reason to panic, but as a variable that belongs in any informed real estate decision in West Maui. The bypass is still years away from being a reality, but the announcement alone signals a directional shift in how this part of Maui is going to look and feel. If you're considering buying or selling real estate in West Maui and want to understand how this and other market developments could affect your specific situation, reach out for a strategy session. Boots on the ground, eyes on the market — that's what local expertise is for. See my most recent video discussing more

MAUI LUXURY REAL ESTATE · MARKET INTELLIGENCE · $4M AND ABOVE KAPALUA TO MAKENA

hawaiisbest1@gmail.com (Eric West R(B)) — Thu, 19 Mar 2026 18:58:00 -1000

MAUI LUXURY REAL ESTATE · MARKET INTELLIGENCE · $4M AND ABOVE KAPALUA TO MAKENA The Market Has Shifted. Savvy Buyers Are Paying Attention. A rare window has opened in Maui's luxury market — and the data tells a story most buyers and sellers have never heard. By Eric West, Team West Maui · March 2026 · West Maui, Hawaii There is a peculiar kind of silence that falls over a market when supply outpaces demand by a factor of 5. Properties sit. Sellers wait. And somewhere on the mainland, a buyer with the right information and the right advisor is quietly circling. We pulled every active, pending, and sold listing in Leeward (Makena to Kapalua) Maui's $4 million and above market — 175 data points spanning the past 13 months — and what the numbers reveal is genuinely striking. This is not a distressed market. It is not a market in crisis. It is, however, a market that has tilted — meaningfully and measurably — in favor of the buyer. For the discerning buyer, that tilt represents something rare: the chance to acquire a world-class property on a world-class island at a price the market has not offered in years. For the seller who understands what the data is saying, it's equally clarifying — a roadmap to a clean, efficient transaction. For the seller who doesn't, it can be an expensive education. The full analysis is available on video — watch it here — or settle in, because what follows is worth reading slowly. The Numbers, Unvarnished Numbers in luxury real estate are often used to obscure rather than illuminate. What follows is the opposite of that. 96 ACTIVE LISTINGS Four years of inventory at the current pace of sales 27 CLOSED SALES IN 13 MONTHS Roughly two transactions per month — in the entire $4M+ market 63 SELLER FAILURE RATE Nearly two of every three sellers who attempted to transact did not close - 47 Expired, Withdrawn or Cancelled Listings 48 MONTHS OF SUPPLY A balanced market is six. A seller's market is under three. $1.2M THE GAP Between what sellers are asking ($7.4M median) and what buyers are paying ($6.2M median) 22 AVERAGE DISCOUNT FOR SLOW MOVERS What sellers who held out past five months gave up — not in one negotiation, but over time 81 SOLD HOMES HAD A POOL 22 of 27 closings. In this market, a pool is a baseline expectation, not a luxury feature. The Inventory Story No One Is Telling Forty-eight months of supply. Say it slowly. That is four years of homes sitting available for purchase, at a rate of roughly two sales per month. If not a single new listing came to market tomorrow — none — it would take until 2030 to clear what's currently listed. This is the context that changes every conversation. Buyers who feel pressure to move quickly are responding to an atmosphere that doesn't exist in the data. Sellers who believe their timeline is of no consequence are learning otherwise, quarter by quarter. "The buyers who win in this market are the ones who understand they hold the cards." Forty-eight months of supply does not mean Maui real estate is in trouble. It means the island's most extraordinary properties are, at this moment, more accessible than they've been in a very long time. Location is permanent. Inventory is not. What $36 Million in Discounts Teaches Us There is one data point in this analysis that tends to silence a room. A property originally listed at $65,000,000 sold for $28,560,000. A thirty-six million dollar discount. Fifty-six percent off the original ask. That is not a typo. That is a seller who held their number, watched the market move without them, and eventually accepted a reality they had spent years refusing. We are not suggesting every overpriced listing ends this way. Most don't. But the direction is consistent across the data: the longer a seller holds out past market value, the more they give up. Not less. More. Time in an oversupplied market is not neutral — it compounds against you. The sellers who fared best in this dataset priced correctly on day one. Eight properties closed in under 60 days. Six of those eight sold at 97 or more of list price. The fastest close — 13 days — sold at exactly asking, with no negotiation at all. The market rewards accuracy. It punishes optimism. Thinking About Selling? We'll pull a custom analysis for your specific property — where it sits in this market, what comparable sales actually support, and what a realistic pricing strategy looks like. Fifteen minutes, no pressure. Schedule a call with Eric → The $10 Million Question Above ten million dollars, the market has not slowed. It has nearly stopped. Twenty-five active listings. Three sales in thirteen months. Fifteen canceled or expired without a buyer. That is an eighty-percent failure rate at the top of the market — and the buyers who understand this are in an enviable position. Sellers in this tier are not managing competing offers. They are, in many cases, managing silence. For a prepared buyer with a well-researched offer and a patient disposition, the ultra-luxury market on Maui right now is as negotiable as it has ever been. The leverage is extraordinary. Use it thoughtfully. What Actually Sells — And Why Pools are not optional. Of the 27 properties that closed in this period, 22 had a pool. That's 81. Properties without pools sat an average of 67 days longer before selling, and they sold lower. Buyers at this price point are not calculating whether a pool would be nice. They are calculating what it would cost to add one, and subtracting that number from your ask. Price per square foot varies more than most people realize. In this dataset, sold prices ranged from $1,048 per square foot to $4,120 — a four-to-one spread within the same luxury tier on the same island. What drives the premium isn't size. It's view, location, condition, and finish. Two homes of identical square footage can differ by $3,000 per foot. Buyers who understand this can identify mispriced properties. Sellers who don't understand this leave money on the table. "Location is permanent. Inventory is not." The Opportunity, Simply Stated For buyers: the window is open. Forty-eight months of supply, a 63 seller failure rate, and a $1.2 million gap between asking and selling prices all point to the same conclusion — this is a market that rewards preparation and punishes hesitation. The buyers sitting on the sidelines waiting for the bottom are likely already past it. Target properties with multiple price reductions and 150+ days on market. Those sellers have demonstrated, publicly, that they will move. Use the data — not emotion, not list price — to anchor your offer. Come in with comparable sales. Let the numbers do the talking. This Market Was Made for the Prepared Buyer. Most agents in this market are focused on their listings. Eric carries over 30 of them — and still, 72 of his transactions over 18 years have been on the buy side. That's a rare combination: an agent who understands what sellers are thinking, how they're priced, and where they'll move — because he's on both sides of this market every day. His average transaction is $3.6 million. He knows exactly where the leverage is right now, which sellers have been waiting too long, and what a data-backed offer looks like at this price point. The next step is a 15-minute call. Bring your budget, your timeline, and your questions. You'll leave with a clear picture of where the real opportunities are — and a strategy to move on them before the window closes. Book your free buyer consultation with Eric → http://calendly.com/hawaiisbest1 For sellers: the path to a clean transaction has never been clearer, or more unforgiving. Price it right from day one, based on what actually sold — not what your neighbor listed for. Small cuts on an overpriced property don't move buyers; they signal uncertainty. If you're going to adjust, adjust to where the market is. The sellers who closed in under 60 days are not lucky. They're honest about their number. A Final Thought There is something quietly magnificent about Maui's luxury market right now, if you know how to read it. The inventory is high, yes. The failure rate is sobering. But the properties themselves — the oceanfront estates in Kapalua, the compound listings in Launiupoko, the architectural jewels above Kaanapali — have not changed. The island has not changed. What has changed is the opportunity to acquire one of them at a price that reflects reality rather than aspiration. That window tends to close. Markets correct. Inventory thins. Buyers who understand what the data is saying, right now, in this moment, are the ones who will look back on 2026 as the year they made a very good decision. The full video breakdown — every insight, every data point, on screen — is available here. And if you'd like to run the numbers yourself, the complete dataset is available for download below. Download the Complete Dataset Every listing. Every sale. Every cancellation. Filter it, sort it, verify every conclusion in this piece yourself. Access the full $4M+ Maui market data → Schedule a 15 Minutes Strategy Call with Eric West Eric West is a top-producing West Maui real estate broker with over 20 years of experience, $200M+ in career sales, and the most-watched real estate YouTube channel in Hawaii. He and his team operate under Real Broker across all of Maui and the entire Hawaiian Island chain. TeamWestMaui.com · HawaiiRealEstate.ORG maui luxury real estate · maui homes over 4 million · west maui luxury homes · maui real estate market 2026 · kaanapali homes for sa

Maui Luxury Real Estate | We Analyzed Every $5M+ Home Sale on Maui Since 2023. Here's What the Market Is Really Doing.

hawaiisbest1@gmail.com (Eric West R(B)) — Sun, 08 Feb 2026 08:30:00 -1000

Maui Luxury Home Market Report: 3 Years of $5M+ Sales Reveal a Shifting Landscape (2023–2025) The Maui luxury home market — properties selling at $5 million and above — has navigated a dynamic three-year stretch marked by post-pandemic demand shifts, wildfire recovery, rising interest rates, and evolving buyer priorities. After analyzing 97 closed luxury home transactions across 2023, 2024, and 2025, the data tells a nuanced story that every serious buyer, seller, and investor in Hawaii real estate needs to understand. Here's what the numbers actually say — and what they mean for the road ahead. Featured Luxury Home at 300 Mahana Estates See Details at www.MahanaRidgeForSale.com Three Years at a Glance: The Big Picture Between 2023 and 2025, Maui's luxury residential segment recorded nearly $897 million in total sales volume across 97 transactions. But the trajectory wasn't a straight line. 2023 closed out with 35 sales totaling $304.3 million — the highest transaction count of the three-year period. The average sale price landed at $8.69 million with a median of $6.85 million, and the year's crown jewel was a $32.67 million Makena Road oceanfront estate. 2024 saw volume contract to 30 transactions, yet total dollar volume held remarkably steady at $299.3 million — just a 2 decline. How? The average sale price climbed to $9.98 million, driven by a surge in ultra-high-end closings. The year's standout was a $38.5 million sale at Maluhia at Wailea, the single highest transaction in this entire dataset. 2025 brought a rebound in activity with 32 closings but a notable drop in total volume to $293.2 million. The average fell to $9.16 million, while the median actually rose to $6.9 million — the highest median of all three years. The top sale was a $28.56 million Keawakapu Beach estate that sold at Auction. The seller took a $17M loss from the purchase price of $45M in 2021. Ouch. Year Sales Total Volume Average Price Median Price 2023 35 $304.3M $8.69M $6.85M 2024 30 $299.3M $9.98M $6.55M 2025 32 $293.2M $9.16M $6.90M Where the Luxury Buyers Are Going Geography matters in luxury real estate, and the data shows clear neighborhood preferences shifting over the three-year window. Kapalua emerged as the dominant luxury market by 2025, accounting for six transactions — double its 2023 count. Communities like Pineapple Hill, Mahana Estates, and Plantation Estates continue to attract buyers seeking resort-quality living with privacy. Two Mahana Ridge sales in 2025 alone — 410 Mahana Ridge closing at $7.8 million and 500 Mahana Ridge at $7.625 million — underscore continued demand for newer construction in this enclave. Launiupoko led the pack in 2023 with six sales, but since the Lahaina Fire on 8/8/23 has only seen 3 Main Homes sales - one at $5M AND $7.7M and the recent closing of 85 Lau Awa at $5.75M reduced from $7.9M Even the recent Auction of 147 Haniu was aborted by the buyer. This neighborhood offers the greatest opportunity to score a deal in 2026 Wailea and Makena remained consistently active across all three years, anchoring South Maui's luxury market. The Wailea Golf Estates subdivision appeared repeatedly, with homes trading between $5 million and $6.9 million — positioning it as the entry point to Maui's luxury tier. Kaanapali Golf Estates and Coffee Farms gained traction in 2025, with five combined transactions. Post-fire rebuilding and renewed interest in West Maui's established neighborhoods are clearly driving buyer attention back to this corridor. The Price Per Square Foot Story Average price per square foot offers one of the clearest windows into market health, and Maui's luxury segment has held strong. Across 2023, the average sold price per square foot was $1,940. That figure climbed to $2,131 in 2024 — a 10 increase — before settling at $2,051 in 2025. Even with the 2025 pullback, per-square-foot values remain 6 above 2023 levels, signaling that underlying asset values haven't eroded despite softer headline numbers. Some of the highest per-square-foot sales in the dataset tell their own story: 590A Stable Road in Paia commanded $4,004 per square foot in early 2025, while 47 Malukai Lane in Wailea hit an extraordinary $8,085 per square foot in 2024 — reflecting the premium that turnkey oceanfront product commands. Days on Market: Patience is the New Normal If there's one metric that captures how fundamentally the luxury market has shifted from the frenzy of 2021–2022, it's days on market. In 2023, the average luxury home sat for 174 days before closing. That extended to 237 days in 2024 and moderated slightly to 227 days in 2025. The takeaway for sellers is clear: properly priced luxury homes still trade, but the days of multiple offers in the first week are behind us. Buyers have leverage they haven't had in years, and they're using it. The list-to-sold price ratio confirms this shift. In 2023, luxury homes sold at 93.8 of their listed asking price. That ratio improved slightly to 95.3 in 2024 as sellers adjusted expectations, then softened again to 91.4 in 2025 — the widest discount of the three years. Several 2025 transactions saw significant reductions from original list prices, including a Makena Road property originally listed at $23 million that closed at $17.25 million. The Segmentation Shift: Where the Money Moved Breaking down sales by price tier reveals the most telling trend in this dataset. The under-$7 million segment held steady across all three years: 18 sales in 2023, 18 in 2024, and 17 in 2025. This is the workhorse of Maui's luxury market — consistent, reliable, and driven by a deep pool of qualified buyers. The $7–10 million tier experienced wild swings: 11 sales in 2023, a dramatic drop to just 3 in 2024, then a strong recovery to 8 in 2025. This mid-luxury segment appears to be the most sensitive to interest rate and economic sentiment changes. The $10 million-plus segment surged from 6 sales in 2023 to 9 in 2024, then normalized to 7 in 2025. The 2024 spike — which included three transactions above $17 million — explains why total volume held steady despite fewer overall sales that year. What This Means for Buyers and Sellers in 2026 For buyers: The data paints a picture of opportunity. Longer days on market, wider list-to-sold discounts, and a normalizing price environment mean that well-prepared buyers have negotiating power that didn't exist two years ago. The sweet spot appears to be the $5–7 million range, where inventory is plentiful and competition from other buyers is manageable. For those targeting the ultra-luxury tier above $10 million, patience and strategic offers are being rewarded — multiple properties in 2025 traded at 20–30 below their original asking prices. For sellers: Pricing strategy has never been more important. The properties that moved efficiently in 2024 and 2025 were priced accurately from day one. Overpricing and hoping for a 2021-era buyer is a strategy the data thoroughly refutes. The average luxury home is now spending seven-plus months on market — sellers who price competitively from the start and invest in presentation will outperform those who chase the market down with reductions. For investors: Maui's luxury real estate fundamentals remain sound. Per-square-foot values are holding, the island's supply constraints aren't changing, and the post-fire West Maui recovery is creating both uncertainty and opportunity in equal measure. The communities seeing the strongest sustained demand — Kapalua, Wailea, Makena — have the infrastructure, amenities, and prestige to retain value through market cycles. The Bottom Line Maui's luxury home market isn't crashing and it isn't booming — it's recalibrating. After the pandemic-driven surge pushed prices and pace to unsustainable levels, the 2023–2025 period represents a return to a market that rewards preparation, patience, and strategy on both sides of the transaction. With nearly $900 million in luxury home sales over three years and consistent demand across Maui's most sought-after neighborhoods, the fundamentals are strong. The question isn't whether Maui luxury real estate remains a compelling asset class — the data confirms it does. The question is whether you're positioned to take advantage of the current window. Ready to Make Your Move in Maui's Luxury Market? This report wasn't put together by someone watching from the sidelines. It was built by someone who's been in the trenches of Maui real estate since 2006. Eric West and his wife Lisa have closed over $200 million in Hawaii real estate and have been ranked in the Top 3 of all agents on Maui every year since 2021 — including 2022, 2023, and 2024. Eric was named the 1 producing agent on Maui with Keller Williams, ranked 30 out of 185,000 agents worldwide, and received the Realtor of the Year award for Customer Service out of 500 agents in his previous national firm. He's also the most-watched real estate YouTuber in Hawaii, with his channel HawaiiRealEstateORG and his show The Maui Fix reaching tens of thousands of viewers daily — and the reason dozens of clients say they found him in the first place. But here's what the rankings don't tell you. Eric has over 100 verified five-star reviews across Google, Zillow, Yelp, and Realtor.com. His clients — many of them buying from the mainland, sight unseen — consistently say the same things: he's honest, he communicates fast, he fights for your best interest, and he makes a complex process feel simple. Eric and Lisa live on Maui full-time with their four boys. They surf, they dive, they know every neighborhood on this island — not from a spreadsheet, but from two decades of living here. Whether you're buying your first Maui property from the mainland, selling a luxury home for maximum value, or investing in Hawaii real estate, the data in this report is just the starting point. The real advantage is having someone who knows how to use it. ???? Call or Text Eric West: 808-298-2030 ???? Email: HawaiisBest1@gmail.com ???? hawaiirealestate.org Team West Maui | Real Broker | Maui, Kauai, Oahu, Big Island Top 3 on Maui 2021–2024 | 100+ Five-Star Reviews | 1 Hawaii Real Estate YouTube Channel Maui luxury homes, Maui luxury real estate, Maui homes for sale, Kapalua real estate, Wailea homes for sale, Makena real estate, Hawaii luxury real estate, Maui real estate market 2025, Maui real estate market 2026, luxury homes Maui, Maui home prices, Maui real estate data, Maui market report, West Maui real estate, Hawaii homes for sale, Maui property values, Maui real estate trends, buying a luxury home in Maui, Maui realtor, best neighborhoods Maui, Maui investment property, Kapalua homes for sale, Mahana Estates, Pineapple Hill Kapalua, Wailea Golf Estates, Launiupoko homes MauiRealEstate MauiLuxuryHomes HawaiiRealEstate MauiMarketReport KapaluaRealEstate WaileaRealEstate MauiHomesForSale LuxuryRealEstate HawaiiHomes WestMaui TeamWestMaui MauiRealtor

Have Prices Dropped on Maui Home Prices?

hawaiisbest1@gmail.com (Eric West R(B)) — Mon, 02 Feb 2026 15:11:00 -1000

Have Prices Dropped on Maui Home Prices? The Top 25 Best Value Properties Right Now February 2026 Market Update | West Maui Single-Family Homes The Short Answer: Prices Flat, But Value Improved Dramatically After analyzing 2,243 sold properties from 2023-2026 and comparing them to current West Maui listings, here's what the data reveals: Maui home prices haven't dropped significantly—but the VALUE available to buyers improved 10-30. Historical Price Trends From our analysis of sold properties: 2023 Median: $1,200,000 2024 Median: $1,300,500 (+8.4) 2025 Median: $1,295,000 (-0.4) 2023 Average: $1,738,869 2024 Average: $1,800,092 2025 Average: $1,791,787 Prices essentially flatlined in 2025 after strong 2024 growth—but that 0.4 dip masks a fundamental market shift. What Really Changed While headline prices stayed flat, THREE critical factors created unprecedented buyer opportunities: Competition Evaporated: Days on market rose from 96 in 2023 to 136 days in 2025 Sellers Capitulated: 62 of sold properties traded below original asking Inventory Accumulated: 3.7 months of inventory in 2023 vs 8 months in 2025 Bottom Line: You're not negotiating against other buyers—you're negotiating with motivated sellers sitting on properties for 6+ months. See ALL the Latest Real Estate Data Here: http://www.mauirealestatestats.com/ Our Methodology: 50/50 Price Per Square Foot + Land Size We analyzed 83 current West Maui single-family listings using this objective ranking system: 50 Weight: Price per square foot (lower = better value) 50 Weight: Land acreage (larger = better value) This identifies properties offering the best combination of construction value AND land holdings—the two fundamental components of real estate wealth. Below are the top 25, ranked 25, with full analysis and links to HawaiiRealEstate.org. THE TOP 25 WEST MAUI SINGLE-FAMILY PROPERTIES FEATURED: Why Our Algorithm Missed the Best Deal 300 Mahana Ridge St, Mahana Estates Algorithm Score: 32.0/100 (Ranked 63) | View Property | MLS 408595 $5,950,000 | 4 BD / 4.5 BA | 3,156 SF | $1,885/SF Land: 1.29 acres Features: Pool, Ocean Views, Mahana Estates Address Why the algorithm ranked it 63: Our 50/50 methodology heavily weights low price/SF and large land. At $1,885/SF with 1.29 acres, this property doesn't excel in either metric compared to 50-acre estates or $477/SF bargains. Why it's actually a TOP DEAL: This property is priced $1.97M (25) BELOW recent Mahana Estates comparable sales: Recent Mahana $7-8M Sales: 725 Laulama Pl: $8.5M (April 2025) 410 Mahana Ridge St: $7.8M (July 2025) 57 Wai Kulu St: $7.77M (October 2025) 500 Mahana Ridge St: $7.625M (August 2025) Average: $7.92M at $1,827/SF 1. 554 Punakea Loop, Makila Ridge Deal Score: 85.9/100 | View Property | MLS 406518 $7,995,000 | 5 BD / 5.5 BA | 5,863 SF | $1,364/SF Land: 50.60 ACRES Features: Pool, Mountain & Ocean Views Why it's 1: Best overall value in West Maui. 50+ acres for under $8M = $158K per acre—exceptional for a finished luxury estate. Already reduced $1.86M (19) from $9.85M original asking. vs Historical Sales: Upper luxury properties with 5+ acres typically commanded $10M+. This represents 20 discount despite having 10x more land than typical comps. Seller motivation evident after 206 days on market. Who it's for: Buyers seeking ultimate privacy and legacy property holdings. 2. 454 Wailau Pl, Makila Nui Deal Score: 84.0/100 | View Property | MLS 408313 $11,000,000 | 4 BD / 5 BA | 6,640 SF | $1,657/SF Land: 52.78 ACRES Features: Pool, Ocean Views Why it's 2: Largest land parcel in top 25. At $208K/acre for a finished luxury estate, exceptional value for ultra-wealthy buyers. vs Historical Sales: Ultra luxury market showed 114 months of inventory. Only 6 sales in 3 years, 100 sold below asking. This is NEW to market, priced competitively to avoid 400+ day DOM fate of overpriced comps. 3. 81 Iliahi Way, Mahanalua Niu Deal Score: 78.3/100 | View Property | MLS 408232 $5,995,000 | 4 BD / 4.5 BA | 4,670 SF | $1,284/SF Land: 41.43 ACRES Features: Pool, Ocean Views Why it's 3: Second-best land value. 41+ acres with ocean views for under $6M. At $145K/acre, exceptional opportunity. vs Historical Sales: Comparable acreage estates historically traded $8-12M. This represents 25-50 discount, reflecting severe oversupply in upper luxury (28 months inventory). 4. 3863 Mahinahina St Deal Score: 50.1/100 | View Property | MLS 408524 $1,900,000 | 4 BD / 3 BA | 3,986 SF | $477/SF Land: 0.17 acres Features: Ocean Views Why it's 5: Lowest price per square foot in entire top 25 at just $477/SF. Massive 4,000 SF home at entry-level pricing. vs Historical Sales: Core market median was $1,092/SF. This offers construction at 56 discount per square foot—likely dated finishes, but exceptional bones for the money. Perfect for buyers willing to renovate. 5. 28 Lotus Pl, Kahana Ridge Deal Score: 48.9/100 | View Property | MLS 408400 $2,075,000 | 4 BD / 6 BA | 3,676 SF | $564/SF Land: 0.17 acres Features: Mountain & Ocean Views Why it's 6: At $564/SF, priced 14 below the lowest Kahana Ridge sale since 2016 ($659/SF). Unprecedented neighborhood value. vs Historical Sales: Kahana Ridge median is $851/SF. This offers 34 more house per dollar than typical sales. Statistical outlier reflecting aggressive pricing in crowded $2M segment. 6. 912 N Niheu Pl, Kelawea Mauka III Deal Score: 48.0/100 | View Property | MLS 405067 $1,899,000 | 5 BD / 3 BA | 3,000 SF | $633/SF Land: 0.16 acres Features: Mountain/Ocean Views Why it's 7: Excellent price/SF at $633 for 5-bedroom home. Large family house under $2M is rare. vs Historical Sales: 5+ bedroom homes in $2M range historically traded $850-950/SF. Represents 25-35 better value per square foot, likely from 345 days on market forcing reductions. 7. 14 Bermuda Pl, Kahana Ridge Deal Score: 47.4/100 | View Property | MLS 408448 $1,995,000 | 4 BD / 4 BA | 2,944 SF | $678/SF Land: 0.16 acres Features: Ocean Views Why it's 8: Another Kahana Ridge value play at $678/SF—still 20 below neighborhood median. Reflects downward pricing correction in $2M tier. 8. 31 Pualu Loop, Honokeana Subdivison Deal Score: 47.2/100 | View Property | MLS 407585 $1,790,000 | 4 BD / 3.5 BA | 2,576 SF | $695/SF Land: 0.27 acres Features: Ocean Views Why it's 9: Good price/SF with slightly larger lot (0.27 acres vs typical 0.16). 9. 11 Piina Pl Deal Score: 47.1/100 | View Property | MLS 406229 $2,800,000 | 8 BD / 4 BA | 4,026 SF | $695/SF Features: Ocean Views Why it's 9: Rare 8-bedroom property—excellent for large families or rental income potential. Matching 89's excellent price/SF. 10. 24 Olali St, Mahinahina Deal Score: 46.4/100 | View Property | MLS 406651 $1,499,000 | 3 BD / 2.5 BA | 1,992 SF | $753/SF Land: 0.18 acres Why it's 10: Entry luxury tier with solid price/SF at $753. Accessible price point. vs Historical Sales: Entry luxury median sold at $1,597,500. This is priced 6 below historical median, representing genuine value in most competitive segment. 11. 56 S Iwa Pl, Kaanapali Hillside Deal Score: 46.3/100 | View Property | MLS 406512 $2,449,000 | 5 BD / 4 BA | 3,205 SF | $764/SF Land: 0.26 acres Features: Pool, Ocean Views Why it's 11: Kaanapali Hillside location with ocean views, pool, and solid price/SF. vs Historical Sales: Kaanapali Hillside median was $891/SF. This offers 14 better value, reflecting 207 days on market with 15 reduction from $2.89M original asking. 12. 302 Kahana Ridge Dr, Kahana Ridge Deal Score: 46.2/100 | View Property | MLS 407794 $2,125,000 | 4 BD / 4 BA | 2,784 SF | $763/SF Land: 0.18 acres Features: Pool, Ocean Views Why it's 12: Third Kahana Ridge property in top 25, showing this neighborhood offers consistent value. 13. 5045 Lower Honoapiilani Rd, Maluna Kai Deal Score: 46.1/100 | View Property | MLS 408547 $1,898,000 | 3 BD / 2.5 BA | 2,093 SF | $907/SF Land: 2.11 acres Features: Pool, Ocean Views Why it's 134: Larger land parcel (2+ acres) with oceanfront access under $2M. Excellent for buyers prioritizing land. 14. 320 LUAWAI St, Olowalu Mauka **AUCTION ALERT** Deal Score: 45.5/100 | View Property | MLS 407715 $5,000,000 | 5 BD / 6 BA | 4,212 SF | $1,187/SF Land: 5.53 acres Features: Pool, Ocean Views Why it's 14: Reduced from $8.973M (44 reduction)—one of largest price cuts in market. 5+ acres with ocean views. vs Historical Sales: Upper luxury median is $5.29M. After massive reduction, now priced 5 below segment median despite premium land holdings. Clear seller capitulation. 15. 4087 N Paua Way Deal Score: 45.2/100 | View Property | MLS 407591 $2,099,000 | 3 BD / 3.5 BA | 2,502 SF | $839/SF Land: 0.18 acres Features: Ocean Views 16. 337 Aalii Way, Kaanapali Golf Estates Deal Score: 45.1/100 | View Property | MLS 406347 $2,395,000 | 3 BD / 3.5 BA | 2,819 SF | $850/SF Land: 0.24 acres Features: Ocean Views vs Historical Sales: Kaanapali Golf Estates median is $1,173/SF. This offers 27 better value per square foot. Significant opportunity on 223 days DOM. 17. 5177 Hanawai St, Napilihau Deal Score: 45.0/100 | View Property | MLS 406821 $1,199,000 | 3 BD / 2 BA | 1,418 SF | $846/SF Land: 0.08 acres Features: Mountain & Ocean Views Why it's 17: ONLY single-family home with ocean views under $1.2M in all of West Maui. Compact lot but maximizes value through views. vs Historical Sales: Entry luxury ocean-view properties historically traded $1.6M+. This represents 25 discount, likely due to smaller footprint. 18. 54 Hua Nui Way, Kahana Wai Deal Score: 44.6/100 | View Property | MLS 407647 $1,695,000 | 3 BD / 2.5 BA | 1,926 SF | $880/SF Land: 0.17 acres 19. 19 Holomakani Pl, Ka'anapali Vista Deal Score: 44.6/100 | View Property | MLS 405399 $3,650,000 | 6 BD / 5 BA | 4,097 SF | $891/SF Land: 0.29 acres Features: Pool, Ocean Views Why it's 19: Large 6-bedroom family home. Good price/SF for size. vs Historical Sales: Upper luxury ($4-8M) averaged $1,435/SF. Priced 38 below that tier by staying under $4M—smart positioning below psychological barrier. 20. 601 Hoe Kawele Ln, Kahoma Village Deal Score: 44.3/100 | View Property | MLS 406489 $2,195,000 | 4 BD / 3.5 BA | 2,436 SF | $901/SF Land: 0.09 acres 21. 17 Kahana Ridge Pl, Kahana Ridge Deal Score: 43.9/100 | View Property | MLS 407928 $2,635,000 | 4 BD / 4.5 BA | 2,825 SF | $933/SF Land: 0.15 acres Features: Ocean Views 22. 250 Akia Pl, Kaanapali Deal Score: 43.7/100 | View Property | MLS 407287 $3,890,000 | 4 BD / 5 BA | 4,086 SF | $952/SF Land: 0.26 acres Features: Pool, Ocean Views Why it's 22: Priced just under $4M to avoid psychological barrier where days on market doubles (128 → 190 days). Smart seller positioning. 23. 637 Hoe Kawele Ln, Kahoma Village Deal Score: 43.7/100 | View Property | MLS 406312 $2,299,000 | 4 BD / 3.5 BA | 2,436 SF | $944/SF Land: 0.09 acres 24. 20 Kohulike Way Deal Score: 43.5/100 | View Property | MLS 407210 $1,399,000 | 3 BD / 2.5 BA | 1,466 SF | $954/SF Land: 0.07 acres Distribution Summary: Where the Value Concentrates Under $1.5M (3 properties) 11, 17, 24 Best for: Entry buyers, first-time luxury, budget-conscious Key opportunity: 18 (5177 Hanawai) = ONLY ocean view under $1.2M $1.5M-$3M (16 properties) ← VALUE SWEET SPOT 9, 13, 16, 89, 21, 23 64 of top 25 fall in this range Best for: Families, move-up buyers, investors Key insight: Highest seller capitulation (80 reduced prices in historical data) $3M-$5M (2 properties) 19, 22 Best for: Buyers avoiding $4M psychological cliff Key insight: Both priced strategically under $4M barrier $5M-$8M (3 properties) 1, 2, 14 Best for: Estate buyers, land-focused buyers Key insight: All feature significant acreage (5-50 acres) $8M+ (1 property) 2 Best for: Ultra-wealthy seeking legacy property Key insight: 52 acres at $208K/acre Key Market Insights 1. The $1.5M-$3M Tier Offers Maximum Value Why 64 of top deals fall here: Historical data showed 80 price reduction frequency (highest of any segment) Sellers compete aggressively in this price range You're getting $2-3M quality at 10-30 discounts vs 2024 peak 2. Land is Severely Undervalued Top 3 properties all feature massive acreage (16-53 acres): Historical pattern: Land buyers paid premium per acre in hot markets Current reality: Land values compressed 80-95 vs 2024 Raw land in 2024 traded $500K-$2M/acre Opportunity: Generational buying window for land holdings 3. Price Per Square Foot Improved 10-30 Comparing current top 25 to sold data: Tier Historical Median Top 25 Average Improvement Entry (<$2M) $917/SF $753/SF 18 better Core ($2-4M) $1,092/SF $764/SF 30 better Upper ($4-8M) $1,435/SF $1,277/SF 11 better Ultra ($8M+) $1,893/SF $1,657/SF 12 better Result: You're getting 10-30 more house per dollar vs 2023-2025 buyers. 4. The "$4M Cliff" is Real Historical data showed dramatic shift at $4M: Days on market doubles (128 → 190 days) Reduction frequency spikes to 88 Inventory balloons to 28+ months Notice: Properties 190 and 223 deliberately priced at $3.65M and $3.89M—staying UNDER $4M to avoid buyer resistance. So... Have Prices Actually Dropped? The Nuanced Answer: Absolute Asking Prices: Down only 0.4 (2024 → 2025) BUT Effective Transaction Prices Dropped 5-15 due to: Initial reductions sellers made to compete (62-88 reduced) Additional negotiated discounts at closing Improved price/SF ratios vs historical Example: 2024: Lists $3M, sells in 60 days at $2.95M (2 discount) 2026: Lists $2.8M, sits 180 days, sells at $2.55M (9 discount) Effective price drop: 15 ($2.95M → $2.55M) Bottom Line: Headline prices didn't crash, but actual prices paid dropped 5-15 + you're getting better construction value per dollar. What This Means for Buyers You Have Three Advantages: Selection: 83 active West Maui listings vs ~40-50 in hot markets Time: Extended DOM means no bidding wars, thorough due diligence Leverage: Sellers competing for YOU, not vice versa Action Steps: Target These Tiers: Maximum Value: $1.5M-$3M (16 of top 25) Best Land Deals: 2, 3, 4, 54 (all 16+ acres) Best Price/SF: 4, 5, 6 (all under $700/SF) Target Extended DOM: Properties 180+ days show seller desperation: Offer 15-20 below asking with quick close = high acceptance probability Use Historical Comps: Point to neighborhood median price/SF Reference recent sold properties (we have 150 sold West Maui comps) Show sellers how their pricing compares to reality Top Opportunities: 300 Mahana Estates 1: 554 Punakea Loop - 50 acres, $7.995M 5: 28 Lotus Pl - $564/SF, lowest since 2016 17: 5177 Hanawai St - ONLY ocean view under $1.2M Call or Text Eric at 808-298-2030 Schedule a consultation to discuss specific properties and negotiation strategies. The Bottom Line Have prices dropped? Not dramatically in absolute terms—but value improved 10-30 through: Better price/SF ratios vs historical comps Compressed land values (80-95 discounts) Negotiation leverage from extended inventory Actual transaction prices after reductions These top 25 represent the best combination of construction value and land holdings in West Maui's current market. They're not the cheapest—they're the best value per dollar spent. The opportunity exists because sellers adjusted to reality after 18 months of inventory accumulation. Whether prices drop further or stabilize here, these represent solid acquisitions at fair-to-good pricing vs historical norms. The question isn't whether to buy now or wait. The question is: will you recognize value when it's ranked 25 right in front of you? Team West Maui | Eric & Lisa West Real Broker | Top 1 Global Realtors 808-298-2030 | HawaiisBest1@gmail.com $120M+ in Sales | 100+ Five-Star Reviews Maui Real Estate Resources Explore our comprehensive suite of specialized tools and guides designed to help you navigate every aspect of Maui real estate with confidence. MauiVendors.com Your comprehensive directory of trusted Maui service providers including contractors, inspectors, landscapers, pool maintenance, and home improvement professionals. Find vetted vendors for every property need. MauiBuyersGuide.com Complete buyer's handbook covering everything from financing options and escrow processes to neighborhood comparisons and closing procedures. Navigate your Maui home purchase with expert guidance. MauiRealEstateStats.com Real-time market data, pricing trends, and statistical analysis for Maui's residential and luxury markets. Track median prices, days on market, inventory levels, and neighborhood-specific trends. MauiPropertyTax.com Detailed information on Maui County property tax rates, assessment procedures, exemptions, and appeal processes. Calculate your estimated property taxes and understand your annual obligations. MauiSellersGuide.com Expert strategies for selling your Maui property including pricing analysis, staging tips, marketing tactics, and negotiation guidance. Maximize your sale price with proven seller resources. EricWestSales.com View Eric West's complete portfolio of sold properties with transaction details, market insights, and case studies. See proven results from $160M+ in recent West Maui sales. EricWestReviews.com Read authentic client testimonials and 100+ five-star reviews from buyers and sellers. Discover why Team West Maui consistently ranks in the top 1 of global realtors. MauiHomesMarketing.com Explore cutting-edge property marketing strategies including professional photography, virtual tours, targeted advertising, and luxury branding for Maui listings. See how we maximize exposure for your property. RealLuxuryMaui.com Exclusive portfolio of Maui's finest luxury estates, oceanfront properties, and ultra-premium listings. Browse high-end homes $5M+ with detailed photography and property videos. CondoCalculator.org Interactive financial calculator for Maui condo ownership analyzing HOA fees, property taxes, maintenance reserves, and rental income projections. Make informed condo investment decisions. Have questions about any of these resources? Contact Team West Maui for personalized guidance on navigating Maui real estate.

The Developer's Secret: Why 300 Mahana Ridge Is Kapalua's Most Intelligent Purchase

hawaiisbest1@gmail.com (Eric West R(B)) — Fri, 30 Jan 2026 13:09:00 -1000

The Developer's Secret: Why 300 Mahana Ridge Is Kapalua's Most Intelligent Purchase When the Man Who Built Paradise Chose His Own Slice of It There's a question worth asking when you're considering a $5.95 million home: If you could choose any lot in an entire 124-acre luxury development—all 51 parcels at your fingertips—which would you pick? The developer of Mahana Estates answered that question with his own address: 300 Mahana Ridge. Not the highest lot. Not the largest. But the one he knew, with intimate knowledge of every elevation change, every sunset angle, every view corridor across the property, offered something the others couldn't match—the perfect alchemy of view, convenience, and immersion in the Kapalua lifestyle. He built his dream home here. And now, through the kind of life circumstance that creates once-in-a-decade opportunities, it can be yours for $1.675 million less than nearly identical homes have recently sold for in this same neighborhood. The View That Chose You Stand on the lanai at 300 Mahana Ridge, and you'll understand immediately why this particular view plane is magic. You're not observing the Pacific from a distance—you're inside the painting. Close enough to see light dancing on individual waves. Close enough to watch humpback whales breach with cinematic clarity during winter mornings. Close enough to trace the ridgelines of Molokai as they soften into evening gold. This is the difference between admiration and intimacy. Between seeing beauty and living inside it. While higher lots offer expansive panoramas, they sacrifice detail for distance. Here, at this precise elevation, you get both—180 degrees of unobstructed ocean stretching to the horizon, Molokai floating in eternal blue, and the kind of textured, living seascape that reveals something new every single day. During whale season, you'll count breaches from bed. During golden hour year-round, you'll watch the sky ignite in Technicolor from your infinity pool. And every morning, you'll sip Kona coffee while the Pacific puts on a private performance that billionaires pay consultants to try to engineer. The developer knew this. That's why he chose Lot 20. Kapalua: Where Geography Became Destiny Let's talk about the absurd privilege of this location—and why Mahana Estates represents the smartest way to access it. You're positioned in the golden triangle of West Maui luxury: the Ritz-Carlton Kapalua to your west, the legendary Plantation Golf Course (home to the PGA Sentry Tournament of Champions) to your north, and the crystalline waters of Fleming Beach and Kapalua Bay just minutes away. But here's the insider advantage that changes everything: residents can golf cart directly through the Ritz-Carlton property to reach the beach, the golf course, dining, and spa. Picture this: You wake up, decide you want a massage at Spa Montage, dinner at Merriman's, and maybe a sunset at Kapalua Bay. You climb into your golf cart. You never start your car. This is the Kapalua lifestyle—world-class resort amenities wrapped around residential privacy, where convenience isn't a luxury, it's baked into the geography. From 300 Mahana Ridge: 2 minutes to D.T. Fleming Beach, consistently ranked among America's finest stretches of sand 5 minutes to Kapalua Bay, where sea turtles glide through gin-clear water and snorkeling reveals Hawaii's aquatic wonderland 5 minutes to championship golf that's hosted legends 8 minutes to Michelin-caliber dining at the Ritz and Montage Golf cart distance to everything that elevates daily life into resort living This isn't vacation-mode dreaming. This is your actual Tuesday. A Home Built Without Compromise The developer didn't cut corners on his personal residence. Neither should you expect to find any. This is a 3,156-square-foot sanctuary where every design decision serves one purpose: celebrating the setting. Floor-to-ceiling pocket doors dissolve boundaries between inside and out, transforming your great room into a gallery showcasing Hawaii's great natural art. Vaulted ceilings amplify the sense of space and light. Custom millwork and baccarat lighting bring sophistication without pretension. The primary suite is its own private retreat—spa-inspired bath, generous walk-in closet, covered lanai, and an indoor/outdoor shower where you rinse off under Maui stars. Three additional guest suites ensure family and friends experience their own slice of paradise. The chef's kitchen—open, sleek, equipped with premium appliances and a butler's pantry—invites you to create culinary experiences worthy of the views framing your windows. Or simply uncork something beautiful and watch the sunset do all the heavy lifting. Outside, 1.29 professionally landscaped acres provide both privacy and purpose: a resort-style infinity pool and spa where the edge dissolves into the Pacific horizon, multiple covered lanais for morning coffee or evening mai tais, an outdoor BBQ setup for effortless entertaining, fire bowls and tiki torches for those magical Maui nights when you host friends, and nobody wants to leave. Modern conveniences are woven seamlessly throughout—Control4 smart home system, electric shades, seven smart TVs (including a 70-inch screen for movie nights), photovoltaic solar feeding Tesla Wall chargers, and comprehensive security with five outdoor cameras. This isn't turnkey. This is turn-the-key-and-your-life-transforms ready. The Math That Matters Smart money always does the homework. So let's be transparent about value. Recent Mahana Estates sales: 500 Mahana Ridge (4BR/4.5BA, 3,760 SF): $7.625M 410 Mahana Ridge (5BR/5.5BA, 4,077 SF): $7.8M 725 Laulama Place (5BR/5BA, 5,113 SF): $8.5M 300 Mahana Ridge: $5.95M for 4 bedrooms, 4.5 baths, 3,156 square feet, and the developer's personal choice of lot. That's not just value. That's $1.675 million less than the most comparable recent sale—a pricing advantage that doesn't exist anywhere else in this community right now. Add this context: many Plantation Estates lots next door—where properties trade for $16M to $18M—face too far north to capture the best ocean and Molokai views. You're paying millions more for a ZIP code and missing the show. Here, you get the view, the lifestyle, the prestige, and the financial sense that compounds over decades of ownership. Oh, and HOA dues? They run 50 less than Plantation Estates and 75 less than Honolua Ridge. Over years of ownership, that's real money staying in your pocket—or funding more trips to explore Haleakalā at dawn. The Scarcity Factor Nobody's Talking About Mahana Estates is the last neighborhood in West Maui where developers sold lots. All 51 parcels sold out in 2021. Nothing new is coming for years—possibly decades. What exists today is all that will exist. This creates a hard ceiling on supply in a market where demand for Kapalua properties has never been stronger. Buyers who understand luxury real estate know that scarcity isn't just a marketing buzzword—it's the foundation of long-term value appreciation. You're not buying into a development that's still evolving. You're buying into a completed, sold-out community where every home represents someone's dream—and where the developer's own dream home is now available at the most compelling price in the neighborhood. The Kapalua Club: Your Gateway to the Extraordinary Membership in the Kapalua Club (available to owners) unlocks elite access to experiences that define modern luxury: Montage Beach Club privileges Spa Montage (lap pools, saunas, hot tubs, state-of-the-art fitness center) Priority tee times at both championship courses A community of like-minded individuals who understand that true luxury is measured in experiences, not just square footage This isn't country club stuffiness. This is effortless access to the best of Maui, delivered with the warm aloha spirit that makes the island unforgettable. Why This Price? Why Now? Life circumstances change. A motivated seller has created what might be the buying opportunity of the year in West Maui's most sought-after luxury community. Properties like this—turnkey, view-rich, perfectly positioned in a sold-out development—don't typically offer this kind of pricing advantage. The market knows it. Serious buyers recognize these moments are fleeting. You're not just buying a beautiful home. You're buying the developer's personal pick-of-the-litter, built to exacting standards, positioned on the optimal combination of views, convenience, and lifestyle across 124 acres of possibilities. The Question You Should Be Asking It's not whether 300 Mahana Ridge is a good value. The comps make that case irrefutably. The question is: What does it mean to wake up to this life? To watch whales breach against the blue while your coffee cools. To golf cart to world-class dining without starting your car. To host family beneath Maui stars while the Pacific whispers just beyond your infinity pool. To live inside a view that people travel thousands of miles and spend thousands of dollars just to glimpse for a week. The developer of Mahana Estates—the man who could have chosen any lot in the entire development—answered that question with his own address. Now it's your turn to answer it. 300 Mahana Ridge, Kapalua, Maui 4 Beds | 4.5 Baths | 3,156 SF | 1.29 Acres Built 2021 | Turnkey | Furnished Option Available $5,950,000 For private showings and additional information, contact Eric at (808) 298-2030

Looking for the Best Real Estate Agents on Maui? Start with 100+ Five-Star Reviews | Eric & Lisa West

hawaiisbest1@gmail.com (Eric West R(B)) — Tue, 27 Jan 2026 14:09:00 -1000

Looking for the Best real estate Agents on Maui? Start with 100+ Five-Star Reviews | Eric & Lisa West "Why Experience Matters More Than Ever in Maui's 2026 Real Estate Market" The Maui real estate market has been through a rollercoaster over the past two years, and if you're considering buying or selling property on the Valley Isle, you might be wondering: what really matters when choosing a real estate agent? Aloha My name is Eric West and I've been selling real estate since 2006— two decades of navigating market ups and downs, policy changes, and everything in between. Together with my wife Lisa and our sons Dylan, Colton and Ryan (all licensed as REALTORS as well), we've built Team West Maui on a simple foundation: God Followed by Family, Excellence, Experience, Integrity, Value, Service and Proven Results that speak for themselves. The Numbers Tell a Story With over $200 million in closed sales and recognition as a top 1 Realtor globally, I'm so proud of what we've accomplished. But here's what those numbers really mean for you: hundreds of successful transactions, countless satisfied clients, and a track record that spans multiple market cycles. When you work with someone who's been through the 2008 financial crisis, the post-pandemic boom, and the current market correction, you're working with someone who knows how to navigate uncertainty. See our sales at EricWestSales.com More Than Just Maui While many excellent agents specialize in specific areas of Maui, Team West offers something unique: comprehensive coverage across all Hawaiian islands. Through HawaiiRealEstate.ORG, we've integrated all three MLS systems into one powerful platform. Whether you're set on Maui or still exploring Oahu, Kauai, or the Big Island, we provide a complete picture of Hawaii's real estate landscape. This broader perspective often reveals opportunities our clients might have otherwise missed. For buyers exploring Maui for the first time, understanding the different neighborhoods is crucial. From the sunny beaches of Kīhei to the historic charm of Lahaina and the cooler, rural lifestyle of Upcountry, each area offers distinct advantages. Our comprehensive Maui Buyer's Guide walks you through everything from neighborhood snapshots to current market trends, helping you make informed decisions about where to invest in your piece of paradise. A True Full-Service Experience Here's where we really differentiate ourselves. Real estate doesn't end at the contract signing. We've built a comprehensive suite of services designed to handle every aspect of your property journey: In-house Escrow Services through our partnership with Fidelity National Title Mortgage Lending via Ohana First Mortgage (Gary Rosenberg: 808-264-3715) 1031 Exchange Expertise through IPX Property Management for investment properties Legal and CPA Services for complex transactions Complimentary Home Staging to maximize your property's appeal and resale value Complimentary 1-Hour CPA Consultation for tax planning Complimentary 3-Hour Handyman Service to prepare your home for sale And yes, even trusted handymen, cleaners, and builders/architects This isn't just convenient—it's strategic. When all the pieces work together seamlessly, your transaction goes smoother, faster, and often results in better outcomes. See all of our Trusted Partners at MauiVendors.com World-Class Marketing That Moves Properties In today's market, having the right marketing strategy can mean the difference between a property that sits and one that sells quickly at top dollar. We don't just list homes in the MLS—we create demand. As Hawaii's most-watched real estate YouTube channel with over 100,000 daily views, we bring unprecedented exposure to every listing. But it goes beyond social media. Our luxury properties benefit from strategic placement on premium platforms including The Wall Street Journal, Mansion Global, Barron's, and LuxuryRealEstate.com, reaching over 130,000+ luxury real estate professionals in 55 countries. Our three Integrated Marketing Plans: MauiSellersGuide LuxuryMarketing Homes.com Featured Listing Program Each details our comprehensive marketing approach, including: Global Syndication: Your property reaches affluent buyers through elite media partners with a combined reach of over 600 million monthly page views Professional Visuals: Magazine-quality photography, 4K video tours, 3D Matterport virtual tours with floor plans, and stunning aerial footage Strategic Pricing Systems: Data-driven pricing strategies that position your property competitively while maximizing value Systematic Launch Process: A proprietary four-step system from pre-launch preparation through full-scale market activation According to the National Association of REALTORS®, homes on the market for two weeks or less receive a median of 100 of their asking price, while those on the market for three to four weeks receive only 97. For a $1,000,000 home, that's a $30,000 difference—which is why our strategic approach to pricing and marketing matters. The Family Difference What makes Team West truly special isn't just the professional credentials—it's that we're a family business in the truest sense. Our four boys grew up on Maui starting in 2011. They understand the culture, the geography, and the lifestyle in a way that only comes from actually living it. When you work with us, you're tapping into genuine local expertise, not just someone who moved here recently to sell real estate. This deep connection to Maui means we can guide you through the nuances that out-of-state buyers and sellers might miss—from understanding leasehold versus fee simple ownership to navigating Hawaii's unique property tax structures and condo regulations. Backed by Innovation and Technology We've partnered with REAL Broker, one of the fastest-growing real estate companies in North America with 26,000+ licensed agents across 50 states. This partnership gives our clients access to cutting-edge technology platforms and a network that extends far beyond Hawaii, while maintaining our boutique, personalized service approach. Founded in New York in 2014 and publicly traded on Nasdaq (REAX), REAL Broker closed over 120,000 transactions in 2024 with $1.26 billion in revenue. This means your property benefits from both local expertise and global reach—the best of both worlds. Reviews That Matter Yes, reviews are important. We're consistently ranked as top 5-star reviewed agents on Google, Yelp, Zillow, and Homes.com with over 100+ 5 STAR past client reviews. But what matters more than the number of reviews is what's in them. Our clients consistently mention our responsiveness, our honest guidance, and our commitment to their goals—whether that means walking away from a bad deal or going the extra mile to close a challenging transaction. One recent client shared: "Eric used his knack of videos and email to connect me virtually to properties... Eric has extensive knowledge from his many decades of experience in real estate. Not only was he able to accomplish what seemed impossible, but he did so with a great deal of grace and patience." You can read more testimonials at www.EricWestReviews.com. Why This Matters Now The 2026 Maui real estate market continues to present both challenges and opportunities. Median home prices remain strong in many areas, though luxury oceanfront homes and resort condos in Wailea, Kīhei, and Lahaina are showing price softening with some properties heavily discounted. Inventory remains tight overall, meaning well-priced, move-in-ready homes tend to sell quickly. Interest rates, insurance costs, and local regulations are all factors that require experienced navigation. Understanding seasonal patterns—with winter months typically bringing heightened activity as visitors escape colder climates—can give you a strategic advantage whether you're buying or selling. This isn't the time to work with someone learning on the job. It's the time to partner with agents who have seen it all and know how to protect your interests while achieving your goals. Resources to Help You Succeed Whether you're buying or selling, having the right information at your fingertips is essential. We've created comprehensive guides to walk you through every step: For Buyers: Our Complete Maui Buyer's Guide covers everything from defining your goals and budget to understanding financing options, navigating the offer process, and closing with confidence. You'll find detailed information on: Current Maui market trends and neighborhood snapshots Pre-approval process and working with local lenders Understanding inspections, appraisals, and contingencies Title insurance and the escrow process Complete glossary of real estate terms For Sellers: MauiSellersGuide LuxuryMarketing Homes.com Featured Listing Program These 3 resources combine to reveal the exact strategies we use to position and sell properties for top dollar, including: Our proprietary listing launch system Global marketing reach through premium syndication partners Strategic pricing methodologies backed by market data Professional staging and visual presentation standards The systematic implementation process from preparation to closing These aren't generic templates—they're the actual playbooks we've refined over nearly two decades and hundreds of millions in successful transactions. Your Hawaii Journey Starts Here Whether you're buying your dream home, seeking an investment property, or selling your slice of paradise, Team West is here to provide a real estate experience as extraordinary as Hawaii itself. We're not just real estate agents—we're partners who are as invested in your Hawaiian dream as you are. From our comprehensive island coverage and full-service support to our innovative marketing strategies and deep local roots, everything we do is designed to deliver results that exceed expectations. We understand that real estate is more than transactions—it's about helping people achieve their life goals in one of the most beautiful places on Earth. Ready to make your move? Let's talk about how nearly 20 years of experience, comprehensive island coverage, world-class marketing, and full-service support can make your real estate journey successful. Contact Team West Maui: Eric & Lisa West Phone: 808-298-2030 Email: HawaiisBest1@gmail.com Website: HawaiiRealEstate.ORG | REALTOR® RB-20968 | REALTOR® RS-78351 Explore our complete resources: Maui Buyer's Guide Luxury Listing Presentation YouTube Channel: HawaiiRealEstateORG Aloha, Eric West & Team West Maui Team West Maui is affiliated with REAL Broker, a publicly traded company on Nasdaq (REAX) with 26,000+ licensed agents across North America. We combine boutique, personalized service with the resources and reach of one of the fastest-growing real estate companies in the industry.

Is Buying a Maui Home in 2025 Worth It?

hawaiisbest1@gmail.com (Eric West R(B)) — Fri, 16 Jan 2026 17:08:00 -1000

The honest truth about what to expect over the next couple years Look, Maui has always been special. It's not just about buying property—it's about buying into a whole different way of life. Whether you're dreaming of retirement, looking for a second home, or finally making the move you've been thinking about for years, you're probably wondering the same thing everyone else is asking right now: With everything going on—higher rates, new regulations, the market cooling off—is this actually a good time to buy? Let me give you the straight answer, no sales pitch included. Why Buying in Maui Still Makes Sense The long game still works in your favor Yeah, the market's had its ups and downs lately. But if you zoom out, Maui real estate has been pretty solid over time. There's only so much land here, zoning is strict, and people from all over the world want to be here. Homes near the beach, in resort areas, or close to town? Those tend to hold their value—and grow it. You can't put a price tag on the lifestyle Here's something that doesn't show up in any market report: waking up to ocean views, living outdoors year-round, paddling out for a morning surf, being part of a real community. For a lot of people, that's worth more than any appreciation chart. If Maui is calling you for lifestyle reasons, that value compounds every single day. Interest rates probably aren't going to skyrocket Rates are higher than they were a few years ago, sure. But most experts think we're headed toward stability rather than another big jump. And if rates even dip a little? You'll see buyer confidence come back fast. Mainlanders and second-home buyers aren't going anywhere Remote work changed everything. Retirees are still relocating. People want a second home somewhere warm. Maui checks all those boxes, and that demand isn't disappearing anytime soon. Vacation rentals can still work (if you're in the right zone) If you're buying in an area where short-term rentals are allowed—and you manage it well—vacation rental income can be really strong. Tourism is back, nightly rates are solid, and it can help offset your costs significantly. The Real Challenges You Need to Know About It's expensive. Like, really expensive. Maui's median home prices are way above most of the country. Even if prices stay flat, your monthly payment can still be tough to swing when you add in insurance, maintenance, and property taxes. You need to be financially prepared. Interest rates might not come down much We're probably not going back to 3 mortgages anytime soon. Higher rates mean higher monthly payments and less buying power. If you're stretching to afford something, you need to factor that in carefully. Insurance costs are climbing Between wildfires, storms, and everything else, insurance premiums in Hawaii have gone up—and in some cases, coverage has gotten harder to find. Don't skip this part of your budgeting. There's not a lot out there to choose from Low inventory is still a thing. Good homes get snapped up fast, sometimes with multiple offers. You might not have the luxury of being picky or taking your time. Rental rules can change If you're counting on short-term rental income, know that regulations can shift at the county or state level. What's allowed today might not be allowed tomorrow, so plan accordingly. What We're Expecting Over the Next Two Years Prices will probably stay flat or inch up slowly A crash? Highly unlikely. But don't expect the wild appreciation we saw a few years ago. Some segments might plateau, while really nice, well-located homes will probably keep performing. Buyers will keep watching interest rates closely Even a small rate drop could bring a wave of buyers back into the market. There's pent-up demand waiting on the sidelines. Move-in-ready homes will be the winners People don't want to deal with big renovations right now. Construction costs are high, timelines are long, and buyers are willing to pay extra for something they can just move into. Legal vacation rentals will keep doing well If you're in Kihei, Wailea, or an established resort area with proper permits, you should be fine. Tourism demand is strong. Inventory will stay tight Unless something major shifts economically, we're not expecting a flood of new listings. That scarcity will keep supporting prices. Should You Buy in 2025? You're probably good to go if: You're planning to own for at least 10 years You're buying for lifestyle first, investment second Your finances are stable and you're not counting on quick appreciation You're looking at well-located, desirable areas You might want to hold off if: Monthly payments are going to stress you out You're hoping for a big price drop (it's probably not coming) You're flexible on timing and want more options to choose from The Bottom Line For the right person? Absolutely worth it. Buying a home in Maui in 2025 isn't about getting rich quick. It's about locking in long-term value, embracing an incredible lifestyle, and making a smart, stable investment. If you go in with your eyes open, solid financing, and help from someone who really knows the island, you can make a great decision. But if you're looking to flip something in a year or speculate on crazy gains, this isn't the market for that. Success here comes from buying the right property, understanding what makes each area different, and thinking long-term. If you're seriously considering it, my advice? Talk to a local agent who knows these neighborhoods inside and out, get your financing lined up, and have a real plan. That's what separates great buys from regrets.