Real Estate on Maui
Since 2001.

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.

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.

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.

Maui has six distinct regions, each with its own character, microclimate, and lifestyle: South Maui (Wailea, Makena, Kihei), West Maui (Kaanapali, Kapalua, Lahaina), Upcountry (Makawao, Kula, Pukalani), North Shore (Paia, Haiku), East Maui (Hana, Keanae, Nahiku), and Central Maui (Kahului, Wailuku). No region is "better" than another - they are different choices for different lifestyles. The right fit is always personal.

Maui properties may be exposed to several types of natural risk depending on location: wildfire, hurricane, tsunami, coastal flooding, and earthquakes. Hazard maps and risk information are published by FEMA, the Hawaii DLNR, the U.S. Geological Survey, and Maui County. Insurance carriers factor these exposures into pricing.

This is a personal decision and there is no single right answer. Each Hawaiian island has its own character, pace, community, and lifestyle. The best way to choose is to spend meaningful time on each one and notice how each feels. I have been on Maui since 2000 and I am happy to share what I know about this island, but the right island for you is the one where you feel at home.