Market Intel · Real Estate News
Real Estate News
Market updates, regulatory changes, and what they mean for Maui property owners and buyers.
Minatoya List: Condo Rezoning Updates
The Minatoya list represents condominiums across Maui that were zoned as resort-hotel but have been operating as short-term vacation rentals. Ongoing legislative and county council discussions around rezoning these properties remain one of the most significant issues in Maui real estate.
The county has been evaluating which properties on the Minatoya list may be reclassified, potentially affecting the ability of these units to operate as short-term rentals. This has created both uncertainty and opportunity in the condo market.
What this means for buyers and owners: Properties on the Minatoya list may face restrictions on short-term rental operations depending on the outcome of county rezoning decisions. Buyers considering these condos should carefully evaluate the risk profile and consult with their agent about the current status of any rezoning proposals.
Tyler monitors these developments closely and can provide current, on-the-ground insight into which properties may be affected and how the market is responding.
Official Resources & Latest Updates
Maui Short-Term Rental Ban: Bill 9 Condo Impact Guide
Full guide on Bill 9 and which condos are affected
Maui Council Advances Rezoning of Kihei & West Maui Apartments
Latest on H-3/H-4 hotel rezoning proposals
Bill 9 Update: 2026 Deadlines & Minatoya List Info
Current status and timeline for compliance
Building Permit Status
Building permit processing times remain extended across all Maui districts. The Department of Planning and Permitting continues to work through a backlog, with average permit processing times running 4 to 8 months for residential projects and longer for commercial.
South Maui (Kihei/Wailea): Moderate activity with several new-construction projects in permitting phase. Condo renovations and ADU additions continue to be a significant portion of permit applications.
West Maui (Lahaina/Kaanapali): Ongoing rebuilding efforts post-2023 fires are a primary driver of permit activity. New construction in recovery areas is prioritized but still constrained by contractor availability.
Upcountry: Agricultural and rural residential permits generally face fewer delays, but water connection and infrastructure requirements add complexity to new builds.
Pool Moratorium
Maui County's pool moratorium remains in effect for certain areas, restricting the construction of new swimming pools at residential properties. This regulation was implemented to address water conservation concerns and resource management on the island.
Impact on property values: Properties with existing pools retain significant value. New construction that includes a pool may face delays or may need to meet enhanced water recycling and conservation requirements. Buyers evaluating properties should understand the current pool moratorium status for their specific area.
For new-construction projects, Tyler works closely with architects and contractors to navigate these regulations and find solutions that meet both the client's vision and county requirements.
Market Snapshot
Key indicators from Maui's real estate market.
Single-Family Homes
Median $1.4M
Steady demand, limited inventory
Condominiums
Median $780K
Minatoya uncertainty affecting pricing
Vacant Land
Varies Widely
Agricultural zoning limits availability
Days on Market
60-90 Days
Luxury segment moves slower
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