Updated September 2026
The short answer: hotel-zoned condos are condominium projects on land that Maui County zones as a Hotel District (H, H-1, H-2 or H-M). Transient vacation rental is a use the Hotel District allows, so these projects are not in the A-1/A-2 Apartment District category targeted by the Bill 9 phase-out (Ordinance 5909). Short-term-rental eligibility still has to be verified property by property and unit by unit, because split zoning, condo documents, permits and unit-specific restrictions can all limit it.
This page lists every Maui condo project we have checked against County zoning, shows the ones for sale right now, and separates true hotel-zoned projects from the other condos that can rent short term for a different reason.
What this page shows: active and recently sold listings in the Maui MLS located on the County parcels (TMKs) of the hotel-zoned projects in the table below. Matching by parcel instead of project name catches listings the MLS files under a different or blank project name. Active prices are asking prices. Sold prices are what the unit closed for. Listings refresh automatically from the Realtors Association of Maui MLS. Zoning comes from the County of Maui Department of Planning zoning map, checked parcel by parcel on September 26, 2026.
Call or Text Eric: 808-298-2030 Get New Hotel-Zoned Listings by Email
Reviewed by Eric West, Team West Maui at Real Broker. September 26, 2026.
What Hotel Zoning Means on Maui
Maui County zoning decides what a parcel can be used for. In the Hotel District, transient vacation rental is part of what the district is for, which is why hotel-zoned condos can usually be rented by the night without the short-term rental home permit that single-family homes need. That is different from:
- Apartment District (A-1, A-2) condos. These are the 104 projects on the County's Apartment District short-term occupancy list (often called the "Minatoya List") that were allowed to rent short term under older rules. Bill 9 phases that use out.
- Napili Bay Civic Improvement District (NBCID) condos. Many Napili projects, like Napili Shores and Napili Point, are in this special district rather than the Hotel District. The County lists them as allowed for short-term occupancy by zoning.
- Residential, business or ordinance-based projects. A handful of condos rent short term because of a nonconforming use, a specific ordinance or business zoning, such as Kahana Sunset, Alaeloa and Kulakane.
Zoning is the starting point, not the whole answer. Condo declarations and house rules can restrict rentals, some units carry their own conditions, and the County still requires transient accommodations tax and general excise tax registration for every rental.
Bill 9 and Ordinance 5909: Where Things Stand (Updated September 2026)
Bill 9 is law. Maui County adopted it as Ordinance 5909 on December 15, 2025. It phases out transient vacation rental use in the A-1 and A-2 Apartment Districts after an amortization period that ends on:
- December 31, 2028 in the West Maui community plan area
- December 31, 2030 everywhere else in Maui County
The ordinance exempts validly existing time share units, uses operating under a variance and uses otherwise permitted by law, and it requires the County to keep a public list of the vacation rental units it allows.
Bill 88 created new hotel districts. Ordinance 6008, effective June 22, 2026, created the H-3 and H-4 Hotel Districts. The Council then referred specific Apartment-zoned projects to the Maui Planning Commission for possible rezoning into H-3 or H-4, which would keep their vacation rental use.
The rezoning is not settled. In late September 2026 the Planning Commission recommended denying hotel rezoning for 43 of the 48 properties it reviewed and approving five, including Hale Kaanapali and Maui Schooner, according to news reports of the vote. That recommendation is advisory. The County Council makes the final decision, so treat any Apartment-zoned project's future as undecided until the Council acts.
What this means for hotel-zoned condos: the projects in the table below are not in the A-1/A-2 Apartment District category targeted by the Bill 9 phase-out, although short-term-rental eligibility must still be verified property by property.
Maui Hotel-Zoned Condo Communities
Every project below was checked against the County of Maui zoning map by parcel (TMK) on September 26, 2026. Projects marked "added" were not on our original starting list but check out as Hotel District.
West Maui
| Community | Area | County zoning (parcel) | Notes |
|---|---|---|---|
| Montage Residences / Kapalua Bay | Kapalua | H-M (with BR and open space) | County non-Apartment list: zoning |
| Honua Kai | Kaanapali | H-2 and H-M | Includes Hokulani, Konea and Luana Garden Villas; County non-Apartment list: zoning |
| Kaanapali Alii | Kaanapali | H-2 | County non-Apartment list: zoning |
| Kaanapali Shores | Kaanapali | H | |
| Mahana | Kaanapali | H | |
| Maui Kai | Kaanapali | H | |
| The Whaler | Kaanapali | H | |
| Hololani | Kahana | H-2 | |
| Kahana Manor | Kahana | H-M | |
| Kahana Villa | Kahana | H-M | Not the same as Kahana Village, which is Apartment-zoned |
| Royal Kahana | Kahana | H-2 | County non-Apartment list: zoning |
| Valley Isle Resort | Kahana | H-2 | |
| Sands of Kahana (added) | Kahana | H-2 | Not on our original list; verified Hotel District |
| Pohailani (hotel building only) | Kahana | Mostly D-1 Duplex; H-2 on the oceanfront portion | See split zoning below |
| Lahaina Shores | Lahaina | H, within the Lahaina historic district | In the August 2023 fire area; check the project's current status |
| Aina Nalu | Lahaina | H-1, within the Lahaina historic district | Destroyed in the August 2023 fire |
South Maui: Wailea and Makena
| Community | Area | County zoning (parcel) | Notes |
|---|---|---|---|
| Andaz Residences | Wailea | H-2 | |
| Ho'olei | Wailea | H-1 | County non-Apartment list: zoning |
| Wailea Beach Villas | Wailea | H-2 and H-1, with BR | County non-Apartment list: zoning |
| Wailea Elua | Wailea | H-1 | County non-Apartment list: Elua I and II |
| Wailea Point | Wailea | H-1 and H-2 | County non-Apartment list: Point I, II and III |
| Polo Beach Club | Wailea | H-M | |
| Makena Surf | Makena | H-M | |
| Makena Beach Club | Makena | H-M | Units on parcel 2-1-005-086 (H-M). Units at 5420 Makena Alanui sit on a Business-Resort (BR) parcel and are not included |
South Maui: Kihei and Maalaea
| Community | Area | County zoning (parcel) | Notes |
|---|---|---|---|
| Sugar Beach Resort | North Kihei | H-M | |
| Nani Kai Hale | North Kihei | H-M | |
| Kihei Beach | North Kihei | H-M | |
| Maalaea Surf (added) | North Kihei | H-M | |
| Kealia (added) | North Kihei | H-M | |
| Kihei Kai (added) | North Kihei | H-M | |
| Menehune Shores | North Kihei | H-M | |
| Kihei Holiday | North Kihei | H-1 and H-M | |
| Koa Lagoon (added) | North Kihei | H-M | |
| Wailana Kai (added) | North Kihei | H-M | |
| Wailana Sands (added) | North Kihei | H-M | |
| Hale Wailana | North Kihei | H-1 | |
| Hale Pau Hana (added) | Central Kihei | H-M | |
| Kamaole Nalu (added) | Central Kihei | H-M | |
| Royal Mauian | Central Kihei | H-M | |
| Maui Banyan | South Kihei | H-2, H-1 and H-M | |
| Mana Kai | South Kihei | H-M | |
| Kihei Surfside | South Kihei | H-M | |
| Hale Hui Kai | South Kihei | H-M | |
| Kamaole Beach Club | South Kihei | H-1 | |
| Kamaole Beach Royale (added) | South Kihei | H-2 | |
| Kihei Alii Kai (added) | South Kihei | H-2 and H-M | |
| Kihei Akahi | South Kihei | H-2 and H-1, with BR | County non-Apartment list: zoning |
| Kihei Kai Nani | South Kihei | H-2, with BR | County non-Apartment list: zoning |
Split-Zoned Properties: Important
Some projects sit on land with more than one zoning district. The complex name alone may not establish a unit's zoning. Buyers should verify the specific parcel and unit with Maui County Planning before relying on short-term-rental eligibility.
- Papakea (Honokowai). On the County's Apartment District list as A-2/H-2, and about 91% of the parcel is A-2 on the County zoning map. It was referred for hotel rezoning, and the Planning Commission recommended against it in September 2026.
- Pohailani (Kahana). The County lists only the hotel portion for short-term occupancy. Most of the parcel is D-1 Duplex, with a small H-2 area on the oceanfront side.
- Wailea Ekahi III (Wailea). Listed by the County as A-1/H-1 and part of the Apartment District list, so Bill 9 applies unless rezoning is approved.
Other Non-Apartment Short-Term-Rental Condo Communities
These projects are on the County's list of non-Apartment District properties allowed for short-term occupancy. Most of them are not hotel-zoned; they qualify for another reason, which the County gives in its list. The County notes that its list does not include many other properties in districts that permit short-term occupancy, so it is a starting point for verification, not proof that an omitted property is prohibited.
| Community | County zoning | County's reason | Hotel-zoned? | Bill 9 Apartment phase-out? | Notes |
|---|---|---|---|---|---|
| Kapalua Bay Condo | BR/HM/OS/PUD | Zoning | Yes | No, not Apartment District | Montage Residences |
| Puna II | NBCID | Zoning | No | No, not Apartment District | |
| Honokeana Cove | NBCID | Zoning | No | No, not Apartment District | |
| Napili Point I and II | NBCID | Zoning | No | No, not Apartment District | |
| Napili Bay | NBCID | Zoning | No | No, not Apartment District | |
| Napili Sunset | NBCID | Zoning | No | No, not Apartment District | |
| Napili Shores | NBCID | Zoning | No | No, not Apartment District | |
| Napili Gardens | NBCID | Zoning | No | No, not Apartment District | |
| Napili Ridge | NBCID | Zoning | No | No, not Apartment District | |
| Kahana Sunset | R3/PUD | Nonconforming use | No | No, not Apartment District | Rights rest on nonconforming status |
| Alaeloa | R3/PUD | Ordinance | No | No, not Apartment District | |
| Pohailani (hotel portion only) | H-2 | Hotel portion only | Mixed | Not Apartment District, but only the hotel portion is listed | Verify the unit's building |
| Kulakane | B2 | Zoning | No | No, not Apartment District | |
| Royal Kahana | H-2 | Zoning | Yes | No, not Apartment District | |
| International Colony | R3 | Nonconforming use | No | No, not Apartment District | Rights rest on nonconforming status |
| Kaanapali Plantation | R2/PUD | Zoning (one unit nonconforming) | No | No, not Apartment District | |
| Kaanapali Alii | H2 | Zoning | Yes | No, not Apartment District | |
| Honua Kai | H-M | Zoning | Yes | No, not Apartment District | Includes Luana Garden Villas |
| Lahaina Shores | H2/HD1/NHLD | Zoning | Yes | No, not Apartment District | |
| Aina Nalu | H-1/NHLD | Zoning | Yes | No, not Apartment District | Destroyed in the 2023 fire |
| Puamana | R2/PUD | Zoning | No | No, not Apartment District | |
| Wailea Elua I and II | H1/OS/PUD | Zoning | Yes | No, not Apartment District | |
| Wailea Beach Villas | BR/H1/H2/OS | Zoning | Yes | No, not Apartment District | |
| Ho'olei | H1/OS/PUD | Zoning | Yes | No, not Apartment District | |
| Wailea Point I, II and III | H1/H2/PUD | Zoning | Yes | No, not Apartment District | |
| Kihei Akahi | BR/H1/H2 | Zoning | Yes | No, not Apartment District | |
| Kihei Kai Nani | H2/BR | Zoning | Yes | No, not Apartment District |
Zoning and reasons in this table are the County's, from its July 25, 2024 list of non-Apartment District properties allowed for short-term occupancy.
These listings are on the parcels the County lists for the non-Apartment projects above that are not hotel-zoned, such as the Napili NBCID projects, plus Puamana. They are shown separately so the hotel-zoned feed stays strict.
Other Non-Apartment Short-Term-Rental Condos for Sale
Puamana (County Non-Apartment List) for Sale
Bill 9 and Short-Term Rental Research
- Bill 9 and Bill 88 Explained (August 2026)
- Inside Bill 9 and Bill 88
- The December 2025 Bill 9 Vote
- Full List of Exempt and Non-Exempt Condos
- Guide to Maui Condos With Legal Vacation Rentals
- Maui Hotel-Zoned Short-Term Vacation Rentals
Before You Buy: A Hotel-Zoned Condo Checklist
Confirm the Parcel's Zoning
Get the unit's TMK and check it on the County zoning map, or ask County Planning. For split-zoned projects, confirm which part of the project the unit is in.
Read the Condo Documents
The declaration, bylaws and house rules can limit rentals, minimum stays or front-desk requirements. Zoning does not override them.
Check the Rental History
Ask for the unit's rental history, its TAT and GET registration, and whether it is in a rental program with a required manager.
Understand Fees and Programs
Resort and hotel-program projects often have higher dues or program fees. Get the budget, reserve study and any special assessments.
Plan for Change
County rules have changed several times since 2023. Watch Council action on Bill 9 rezoning and ask how any pending change could affect the specific project.
None of this is legal or tax advice. Confirm each item for the specific unit with Maui County Planning, the association, a title company and your own attorney or tax advisor.
Sources
- Maui County Ordinance 5909 (Bill 9, 2025)
- Resolution 26-110, referring H-3/H-4 rezoning (cites Ordinance 6008)
- Maui County Short-Term Occupancy List (Apartment and non-Apartment District properties)
- County of Maui zoning map (Department of Planning, via the Hawaii Statewide GIS Program)
Keep Exploring
Talk With Eric and Lisa
We help buyers sort out which Maui condos can rent short term and which can't, unit by unit. Call us before you make an offer and we'll pull the zoning, the condo documents and the rental history for the specific unit.
