With Spring settled in and the Summer looming around the corner, there is a lot of Maui activity to keep track of. Many readers are interested in one or two items so to help with those who prefer more details and charts, we are including links to several of the items covered in this Newsletter.
Reviewing year over year real estate activity, the median sales price decreased 6.4 percent to $1,290,000 for Single Family homes and 8.9 percent to $651,250 for Condominium homes. Days on Market increased 8.7 percent for Single Family homes and 17.4 percent for Condominium homes. New Listings increased 3.4 percent for Single Family homes, but decreased 21.3 percent for Condominium homes. Pending Sales increased 1.6 percent for Single Family homes and 9.7 percent for Condominium homes.
Last but definitely not least, following is the proposed property tax for 2026-27. Be sure to pay attention to the lowering of tier tables which may impact some property owners. There is so much detail to cover we asked Perplexity for assistance us. Please note that the first reading by the full Council with be May 15th with the following sometime in June:
Some things to look forward to: Finally! Merriman’s restaurant should open late 2026 in the former location of Five Palms at the Mana Kai in South Maui. https://manakaimauiresort.com/restaurant
Bob Hansen RB-17532 Clint Hansen BIC RB-59245 Donna D. Hansen R(S)-49765 808-283-9456 808-280-2764 808-280-1650 dad@MauiRealEstate.netClintHansen33@gmail.com Hansens@MauiRealEstate.net
MAUI LUXURY REAL ESTATE LLC, The Hansen Ohana ~ Maui’s Real Estate Family over 30 year
Information herein believed to be reliable but not guaranteed and subject to change
Maui’s housing market started 2026 with more sales, steady prices for homes, and softer prices for condos.
Market at a glance
Total closings across homes, condos, and land rose about 9% year-over-year, even as overall dollar volume slipped roughly 11% to about $516 million. Single-family home sales climbed 13% to 176, condos rose 10% to 183, and the median home price held near $1,300,000 while the condo median eased to about $699,000. Median days on market hovered around four months for both segments, showing that well-priced listings are still moving.
Where buyers are shopping
South Maui led the island with 37% of all sales, followed by West Maui at 24% and Central Maui at 18%. South recorded 142 total sales, West 92, and Central 70 for the quarter, with most regions posting modest gains in activity compared with 2025. South Maui also drove much of the growth in single-family transactions, with home sales there jumping from 28 to 46.
Homes vs. condos
For single-family homes, more sales but slightly lower total volume suggest buyers are active but spreading dollars over a broader price range. In West Maui, Lahaina’s home sales more than doubled even as medians pulled back, while Kaanapali and Napili/Kahana/Honokowai saw fewer sales and lower prices, creating selective opportunities. In the condo market, higher unit volume but a 12% drop in the median price points to more attainable options, especially outside the very top luxury tier.
Inventory and negotiation
Inventory has improved from the tightest years and now sits in the mid-single-digit months of supply for homes and low double digits for condos, giving buyers more choice than in 2021–2022. Roughly 36% of home deals and 18% of condo sales were cash, and about 30% of homes and 18% of condos still closed at or over list price, so accurately priced listings retain solid leverage.
Luxury snapshot
At the high end, the top home sale was 461 Laulea Place at $7,950,000, with several other single-family closings between roughly $5 million and $6.6 million. The highest condo sale was Makena Surf A103 at $9,000,000, alongside notable Wailea and Honua Kai sales in the $3.5 million to $6 million range. Luxury demand remains strong, while most of the softening is occurring in the mid-market and select sub-areas.
Today, November 25, at 9:00 am HST, EDIT POSTPONED TIL 12:00 PM HST the Maui County Council is scheduled to select one of the three finalists to fill the late Council member Tasha Kama’s vacant seat. If the Council cannot reach a decision by midnight, the authority to appoint a replacement shifts to Mayor Bissen. To watch the proceedings via the Maui Council YouTube channel here.
Also, be sure to mark your calendar: per the latest announcement from Chair Lee’s office, the Council will soon conduct the first official reading of Bill 9, including any revisions or amendments introduced at that time. As always, timelines and details may shift, so staying updated is essential.
The Housing and Land Use Committee will continue meeting today, Thursday October 23rd at 11:00 am HST Council Chamber, Kalana o Maui Building, 8th Floor, 200 South High St., Wailuku, Hawai‘i.
To view the meeting live via Maui Council YouTube here, online via teams here, or via Maui Council Facebook here.
Although verbal testimony is now closed, you can send a ecomment directly here.
Take the time to observe our council members during meetings—watch how they listen, how they respond, and the expressions on their faces as community members speak. You can learn a great deal about who truly represents your interests and whether they are protecting our community as a whole. Maui’s future is on the line, and now is the time for all of us to stay informed, engaged, and ready to take action.
First of all, thanking all of you for hanging in there, sharing the info we send you, and above all caring about Maui and its future. It means so much to know you are out there. Below is a summary from the Maui Vacation Rental Association which is concise, and we feel an easy read. You will note our comments in CAPS.
The one other statement we would like to say to all of you is don’t allow these delay tactics to deter you,rumors to divert or fear to influence you to give up. This is just the beginning of Government Greed. Be sure to check out Summary Section 6 of the TIG Suggestions. If you don’t have the full report, email us at dad@mauirealestate.net and we will email it to you. Part of that states that a vacancy tax would compensate the government for some of lost tax revenue from taking property rights away from some STR’s.
Below is information we have obtained from MVRA with our comments in CAPS;
The Housing and Land Use (HLU) Committee will reconvene on Wednesday, October 22nd at 9:00 a.m. to discuss the findings of the Temporary Investigative Group (TIG). This meeting should bring additional clarityregarding how decisions were made about individual complexes.
The H3/H4 zoning recommended by the TIG does not currently exist. It would need to be introducedas new legislation, undergo public hearings, and be formally adopted by the Council — a process thattakes time. EVEN IF THEY POSSIBLE GO TO THE EXPENSE AND TIME, IF THE COUNCIL EVENMIRACULOUSLY APPROVED
THENEWZONINGMAYORBISSENCOULDANDMOSTLIKELYWOULDVETOIT WHICH THEN WOULD MAKE THE COUNCIL MEMBERS HAVE A BETTER CHANCE OF BEING VOTED BACK IN.THEY WOULD QUOTE “WE TRIED & IT GOT VETOED, WE ARE THE GOOD GUYS, IT’S MAYOR BISSEN’S FAULT”
Until that new zoning is created, no properties can be rezoned into it, even if they are listed as part of Exhibit 2 in the recommendations.
Regarding Testimony:
We continue to encourage members to attend in person to show our engagement and presence. MANY WILL BE WEARING GREEN TO SHOW THEIR CONCERN FOR MAUI’S ECONOMY.
If you choose to testify, please consider the following:
Keep it concise. Councilmembers are experiencing “testimony fatigue,” so shorter, focused remarks are most effective.
If testifying on Bill 9, simply state your name, your opposition to the bill, and urge the Council to vote noon Bill 9. OUR UNDERSTANDING IS YOU CAN TESTIFY AS ANONYMOUS, SUGGEST AND STATE YOUR REASON, AND FOR EXAMPLE REGARDING BULLET POINT BELOW REGARDING YOUR ADDRESS YOU SHOULD JUST SAY MAUI PROPERTY OWNER AND I WILL VOTE. If testifying about the TIG findings, keep it brief and factual.
Example: “My property, located in [Complex Name PERHAPS NEIGHBORHOOD OR CONDOCOMMUNITY IF YOU WISH TO BE ANONYMOUS], is within the Sea Level Rise Exposure Area but was not included on Exhibit 2. Will the Council reconsider these listings beforemaking amendments or changes?”
Additional Outreach: ***
If you reach out to Councilmembers directly, please keep your emails short and respectful. For longer or moredetailed statements, use the eComment section linked to the meeting agenda — this creates a public recordof opposition to Bill 9.
We understand that many of you have questions about the TIG report. This meeting will likely provide someanswers, but it’s important to remember that the TIG’s report represents recommendations, not final decisions.
At this stage, our focus remains clear: continue to oppose Bill 9. We need five council members to vote “NO” — and your engagement makes a difference.
Mahalo for continuing to show up, stay informed, and stand together.
Hawaii Real Estate Blog 