Maui Real Estate Market August 2026: More Deals, Lower Prices — What It Means

If you’ve been watching the Maui real estate market and waiting for signs that conditions are changing, August delivered a pretty interesting combination:

More properties sold, but median prices moved lower.

According to the latest REALTORS® Association of Maui data, both single-family home and condominium sales increased compared with August 2025, while median prices declined in both categories. 

That doesn’t mean the Maui market is crashing.

It also doesn’t mean it’s suddenly booming.

What it does suggest is that buyers are becoming more willing to transact when properties reach prices they consider reasonable.

Quick Answer: In August 2026, Maui County recorded 64 single-family home sales, up 3.2% year-over-year, while the median home price fell 7.9% to $1.2 million. Condo sales rose 19.3% to 68 units, while the median condo price dropped 13.1% to $564,950. Most notably, pending condo sales increased 54.9%, suggesting buyer activity is continuing to build heading into the fall. 

Maui Real Estate Market August 2026 at a Glance

Here are the headline numbers:

Single-family homes spent a median of 128 days on market, down 6.6% from August 2025.

Condos spent a median of 171 days on market, up 1.8%.

Total August dollar volume was $93.9 million for single-family homes and $60.8 million for condos. 
The most eye-catching number, though, may be pending condo sales.

There were 79 pending condo sales in August 2026, compared with 51 one year earlier.

That’s an increase of 54.9%. 

Maui Single-Family Homes: More Sales at Lower Prices

Maui County recorded 64 single-family home sales in August, compared with 62 in August 2025.

That’s only a modest increase of 3.2%.

But prices moved more noticeably.

The median sales price declined from $1,302,500 in August 2025 to:

$1,200,000

That’s a 7.9% year-over-year decline. 

Interestingly, homes were also selling slightly faster.

Median days on market dropped from approximately 137 days a year earlier to 128 days.

That combination — lower prices with somewhat faster sales — can indicate that sellers are adjusting more quickly to what buyers are willing to pay.

In other words, sellers who price realistically are still getting deals done.

Maui Condo Sales Are Where the Bigger Shift Is Happening

The condo market continues to be the more dramatic part of Maui real estate in 2026.

August recorded:

68 condo sales

That was up 19.3% from the 57 sales recorded in August 2025. 

At the same time, the median condo sales price dropped from $650,000 to:

$564,950

That represents a 13.1% year-over-year decline.

So buyers are purchasing significantly more condos even though prices remain under pressure.

That pattern has actually been building for several months.

In June, Maui condo sales increased 51.7% year-over-year.

In July, sales increased 54.7%.

And in August, they remained 19.3% above the prior year. 

That tells us something important.

Lower prices are bringing buyers back into the market.

Pending Condo Sales Jumped Nearly 55%

Closed sales tell you what happened over the previous month or two.

Pending sales can give you a better sense of what may close next.

That’s why August’s pending condo number matters.

Maui County had:

79 pending condo sales

compared with:

51 in August 2025

That’s a 54.9% increase. 

REALTORS® Association of Maui President Georgie Tamayose said buyers continue to have options and are moving forward when they find the right property, while sellers need to price thoughtfully and adjust to current market conditions.

That description fits what I’m seeing in the numbers.

Buyers haven’t suddenly lost their leverage.

They’re simply acting when a property gets to a price that makes sense.

Why Are Maui Condo Prices Still Under Pressure?

There isn’t one single reason.

Maui’s condo market has been dealing with several overlapping pressures:

• Higher HOA fees
  
  
• Rising insurance costs
  
  
• Financing challenges
  
  
• Elevated inventory
  
  
• Higher mortgage rates
  
  
• Short-term rental uncertainty
  
  
• Buyers becoming much more price-sensitive
  
  

One of the biggest issues affecting certain condo complexes is Maui County’s change to short-term rental rules.

How Bill 9 Affects Maui Condos

Maui County enacted Bill 9 in December 2025.

The ordinance phases out transient vacation rentals in certain apartment-zoned properties that had historically been allowed to operate under the so-called Minatoya exemption.

The phase-out dates are:

January 1, 2029 — West Maui

January 1, 2031 — other areas of Maui County

The ordinance applies to roughly 6,100 Minatoya-list units, according to Maui County. 

That does not mean every Maui vacation-rental condo is affected.

Hotel-zoned properties, certain business-zoned properties, and properties operating under other legal mechanisms are treated differently.

That distinction has become extremely important for buyers.

What Bill 88 Changed

In June 2026, Maui County adopted legislation establishing new H-3 and H-4 hotel districts. 

The idea is to create a zoning category that more closely matches certain apartment-zoned properties historically operating as transient vacation rentals, without necessarily allowing the broader range of uses permitted in traditional hotel zoning.

But this is not an automatic exemption from Bill 9.

Individual properties still need to move through the appropriate rezoning and public-review process.

Maui County identified approximately 4,519 units that may be candidates for transition into H-3 or H-4 zoning, subject to regulatory and Council approval. 

For a buyer considering a short-term-rentable condo, the key question is no longer simply:

“Can this condo vacation rent today?”

You also need to ask:

“What zoning allows that use, and what happens to that use after 2029 or 2031?”

Bill 9 Is Also Being Challenged in Court

Bill 9 is currently the subject of legal challenges.

Property owners filed lawsuits after the ordinance passed, arguing among other things that eliminating their ability to operate short-term rentals amounts to an unconstitutional taking of vested property rights.

Those are claims made by the plaintiffs; they have not been resolved simply because the lawsuits were filed.

At least two cases were filed in Maui’s Second Circuit Court shortly after Bill 9 became law.

That means buyers should understand that the regulatory picture could continue evolving.

I would not recommend purchasing a property based on an assumption about how those lawsuits will eventually be decided.

Instead, evaluate the property based on the law and zoning that exist today.

Are Maui Condo Prices Finally Finding a Bottom?

Possibly.

But we don’t have enough evidence yet to say that definitively.

The monthly median illustrates how volatile the market remains.

June 2026:

$625,000

July:

$690,000

August:

$564,950

July briefly looked like the beginning of a price recovery, but August moved sharply in the opposite direction.

What looks more convincing is the increase in transaction activity.

Buyers who spent much of 2024 and 2025 sitting on the sidelines are increasingly making purchases.

Sometimes market activity begins improving before prices do.

Whether that eventually becomes a sustained price recovery remains to be seen.

What This Means If You’re Buying a Maui Condo

For buyers, the current market presents opportunities that were much harder to find several years ago.

You generally have:

• More inventory
  
  
• More negotiating leverage
  
  
• More time for due diligence
  
  
• Lower prices in many complexes
  
  
• Sellers who may be more realistic about current market value
  
  

But that doesn’t mean every condo is a bargain.

Two units with similar asking prices can have completely different risk profiles.

Before buying, I would want to know:

• Zoning
  
  
• Short-term rental status
  
  
• Bill 9 exposure
  
  
• Potential H-3/H-4 eligibility
  
  
• HOA dues
  
  
• Master insurance coverage
  
  
• Reserve funding
  
  
• Special assessments
  
  
• Financing availability
  
  
• Recent comparable sales
  
  
• Days on market
  
  
• Actual rental history, if applicable
  
  

My guide to Maui condo financing in 2026 explains how insurance, HOA reserves, and project eligibility can also affect whether a condo qualifies for conventional financing.

And my guide to Maui condo HOA fees explains why comparing monthly dues without understanding what they include can be misleading.

What This Means If You’re Buying a Maui Home

Single-family buyers are also seeing a more balanced market.

The median home price is lower than it was one year ago, while properties that are priced appropriately are still selling.

That means buyers may have more negotiating room than they had during the peak market.

But well-priced homes in desirable neighborhoods can still attract significant interest.

Countywide statistics are useful.

Neighborhood-level data is usually much more useful.

A Wailea home, Haiku acreage property, Kihei residence, and Napili home can all behave very differently.

What This Means If You’re Selling

August’s sales numbers are encouraging for sellers.

Buyers are participating.

But they are also paying close attention to price.

The fact that sales increased while median prices declined tells you that transactions are happening — just often at lower price points.

That means pricing a property based primarily on what a neighbor sold for in 2022, 2023, or early 2024 can be dangerous.

Current buyers can usually see every competing property online.

If your home or condo is substantially overpriced, they know.

For sellers, the most important question right now may be:

“What price makes my property one of the best options in its category?”

That is usually more useful than asking what the property might have sold for two years ago.

Is Maui a Buyer’s Market in 2026?

Parts of it are.

But Maui isn’t one single market.

Some condo segments clearly favor buyers.

Certain single-family neighborhoods are more balanced.

And exceptionally desirable properties can still behave like seller’s-market listings.

That’s why I’m careful about describing the entire island with one label.

The August numbers tell us buyers have options and pricing power.

They don’t tell us that every seller is desperate or every listing is negotiable.

Frequently Asked Questions About the Maui Real Estate Market

What is the median Maui home price in August 2026?

The median single-family home sales price in Maui County was $1,200,000 in August 2026, down 7.9% from August 2025.

What is the median Maui condo price in August 2026?

The Maui County median condo sales price was $564,950, down 13.1% year-over-year. 

Are Maui condo sales increasing?

Yes. Condo sales increased 19.3% year-over-year in August 2026. Pending condo sales increased 54.9%. 

Are Maui home prices falling?

The August countywide median for single-family homes was 7.9% below August 2025. That does not mean every Maui neighborhood or property type declined by the same amount.

Are Maui condos getting cheaper?

Many Maui condo segments have seen significant price declines from recent highs, although performance varies considerably by building, zoning, rental eligibility, condition, and location.

How long does it take to sell a Maui home?

The median single-family home spent 128 days on market in August 2026. 

How long does it take to sell a Maui condo?

The median Maui condo spent 171 days on market in August 2026. 

Does Bill 9 affect every Maui vacation rental condo?

No. Bill 9 specifically changes transient vacation-rental use in certain apartment-zoned properties. Other properties may operate under hotel zoning, business zoning, variances, or other legal authority.

When do Maui’s Bill 9 short-term rental restrictions take effect?

For affected apartment-zoned properties, the phase-out date is January 1, 2029 in West Maui and January 1, 2031 in other areas of Maui County. 

The Bottom Line

Maui’s August 2026 real estate numbers tell a more interesting story than either “the market is crashing” or “the market is recovering.”

More properties are selling.

Prices are lower.

And particularly in the condo market, buyers are clearly becoming more active.

That suggests the market is recalibrating.

For buyers, there are opportunities, but understanding zoning, insurance, financing, HOA finances, and the individual building matters more than ever.

For sellers, buyers are out there — but they are responding to realistic pricing.

If you’re trying to understand what the August numbers mean for a specific Maui neighborhood, condominium complex, or property, reach out anytime.

I’m happy to look at the current listings, recent sales, competition, zoning, and actual numbers with you so you can make the decision based on what is happening now rather than what the market looked like two years ago.

Benjamin Finnerty REALTOR® RS-83812
Keller Williams Realty Maui RB-21851
808-481-9748
Benjamin@the808team.com
www.the808team.com

This article is provided for general real estate information only and is not legal, financial, tax, or zoning advice. Maui market conditions, zoning rules, vacation-rental regulations, financing requirements, and individual property circumstances can change. Buyers and sellers should verify property-specific information with the appropriate professionals and Maui County before making a real estate decision.