Buyers & Sellers
The right decision starts with the right information.
Whether you are buying your first Maui property or selling one you have held for years - the process deserves someone who has managed it from every side.
Why It Matters Who You Work With
Both sides of the table. Every transaction.
For seven years I managed a full sales team as Principal Broker. I have seen transactions succeed and fail from the agent side, the broker side, and the dispute side. That perspective shapes every buyer consultation and every seller pricing conversation I have.
25+
Years of South Maui Market Data
7+
Years as Principal Broker
'01
Licensed on Maui
For Buyers
Find the right property in the right building.
Buying on Maui is a decision most people make once. The building matters as much as the address. The floor matters. The view corridor matters. I have tracked this market monthly since 2001 - that data changes what I can tell you.
How I Guide Buyers
From first conversation to closing day.
The First Conversation
No forms, no pitch. We talk about what you are looking for, what the market is doing, and whether the timing makes sense for your situation.
Market Education
I share 25 years of South Maui data specific to your price range and property type. You understand the market before making a single offer.
Property & Building Analysis
I filter by your criteria and give you the building-level context MLS data doesn't provide — HOA health, view corridors, floor differences, short-term rental zoning.
Offer Strategy
Priced and structured from data, not emotion. HARPTA, FIRPTA, leasehold vs. fee simple — all explained clearly before any offer is submitted.
Due Diligence & Escrow
Hawaii standard escrow runs 30–45 days. I manage every step, flag every issue, and keep you informed throughout.
Closing & Beyond
The transaction closes. The relationship does not. I remain available for questions long after the keys change hands.
Current Listings
Active listings in South Maui.
Buyer Questions
What buyers ask most often.
Whether any time is the right time to buy depends on your personal situation, your goals, and what you are looking for. Real estate is a long-term decision that should be made based on lifestyle, family, and financial fit - not on market timing. Current market conditions, inventory levels, and median prices are reported monthly by RAM.
Maui's short-term rental rules changed in December 2025. Bill 9 phases out transient vacation rental use in apartment-zoned (A-1 and A-2) districts on what is commonly called the "Minatoya List." West Maui units must end short-term rental use by January 1, 2029. South Maui and the rest of Maui County have until January 1, 2030. Properties zoned hotel or in lawful short-term rental districts are not affected. Always verify zoning and permit status directly with Maui County Planning.
Yes. There are no restrictions on foreign ownership of U.S. real estate. Two withholding regimes apply when a foreign or non-resident seller eventually sells: FIRPTA (federal) and HARPTA (Hawaii state). Both can be reduced or refunded with the right planning. Foreign and non-resident buyers should work with a qualified U.S. CPA and a Hawaii real estate attorney from the start of the transaction.
The HOA file is one of the most important due-diligence documents on any Maui condo purchase. Items to review carefully include: the reserve study and reserve balance, special assessment history and any pending or planned assessments, insurance coverage and master policy details, recent and upcoming building maintenance or renovation projects, financial statements and budget, and meeting minutes from the past 12 to 24 months. Your real estate professional and a Hawaii real estate attorney can help you understand what each document means for your specific situation.
Hawaii is consistently among the more expensive states in the country, and Maui has its own cost profile. Categories that are notably different from many mainland markets include groceries, electricity, fuel, and shipping. The Hawaii Department of Business, Economic Development & Tourism (DBEDT) and the U.S. Bureau of Labor Statistics publish current cost-of-living data for Hawaii. Costs vary significantly by lifestyle and household, so personal research into your specific situation is the best way to estimate.
Your Initial Guide To Buying on Maui.
Everything you need to know before making an offer - financing, building selection, leasehold vs. fee simple, HARPTA, and what a 25-year data history says about timing.
For Sellers
Priced correctly. Sold with proof.
I price from 25+ years of Maui market experience, not a quick CMA run the morning of the listing appointment. Your marketing plan, your negotiation, your timeline - guided by someone who has managed hundreds of transactions as both agent and broker.
How I Guide Sellers
From first conversation to closing day.
The Pricing Conversation
Not a pitch. I bring current data, recent comps specific to your building and floor, and an honest read on what your property will attract in today's market.
Preparation & Positioning
I will tell you what matters to buyers at your price point. What to address, what to leave, and how to present the property so it competes on quality — not just price.
Professional Marketing
MLS, Coldwell Banker's global network, targeted digital marketing, and outreach to my international buyer contacts. Your property represented at the level it deserves.
Showings & Feedback
I coordinate every showing and give you real feedback after each one. No silence. No generic updates. You always know where things stand.
Offer & Negotiation
Every offer analyzed against the data. HARPTA withholding, buyer agent compensation post-NAR settlement, contingency strategy — managed with the perspective of someone who has sat on both sides of every negotiation.
Closing & Beyond
Hawaii standard escrow runs 30–45 days from accepted offer. I manage every step through closing and remain available long after.
Recent Results
Properties recently sold in South Maui.
Seller Questions
What sellers ask most often.
Maui property values are specific to each property — building, floor, view, condition, HOA financial health, location, and many other factors that automated estimates often miss. The most reliable way to estimate current value is a comparative market analysis based on actual recent sales of comparable properties, drawn from RAM data. Reach out for a current analysis of your specific property.
Days on market varies significantly by property type, location, condition, and pricing. Recent monthly and 12-month average days on market for single-family homes and condominiums are reported by RAM and are summarized in our market reports. Once under contract, standard escrow runs 30 to 45 days. Cash transactions can close in 14 to 21 days. Accurate pricing from the start tends to be the most important factor in time on market.
The Maui condo market evolves continuously. Inventory levels, median prices, days on market, and months of supply are reported monthly by RAM and are summarized in our market reports. Bill 9 — the December 2025 short-term rental phase-out for apartment-zoned districts — is part of the current picture for some condo categories and is worth understanding before listing. The most useful first step is a current comparative market analysis for your specific building and unit.
VIP Home Valuation
What is your Maui property worth?
Not a Zillow estimate. A real assessment based on 25 years of monthly South Maui data, your building's specific sales history, and what the market is doing right now.
Your Initial Guide To Selling on Maui.
From pricing strategy to navigating offers and closing costs — written specifically for South Maui sellers by someone who has managed hundreds of transactions in this market.
See what's selling across South Maui and beyond.
Browse recent sales and active listings in the areas I specialize in - so you know exactly where your property stands in today's market.
