Why Maui Condo Sales Are Rising in 2026—and How Bill 9 & H-3/H-4 Zoning Could Affect Buyers

Maui’s condominium market is sending mixed signals in 2026.

Condo sales jumped 54.7% year over year in July, while single-family home sales declined 8.3%. At the same time, Maui County is working through one of the biggest zoning changes in decades as Bill 9 and the new H-3 and H-4 Hotel Districts reshape the future of many vacation-rental condominiums.

For buyers and sellers, understanding those two trends together is becoming increasingly important. A condo’s location, zoning, and future rental rights may now influence its value as much as its ocean view or rental history.

If you’re considering buying, selling, or investing in a Maui condo, here’s what the latest market data means—and how Maui’s evolving zoning landscape could affect your next move.

Why Are Maui Condo Sales Increasing?

According to the REALTORS® Association of Maui, 82 condominiums sold in July 2026, a 54.7% increase compared to July 2025. Condo sales volume climbed approximately 72% year over year, while the median sales price increased to $690,000.

Single-family homes moved in the opposite direction.

Only 55 homes sold during the month, an 8.3% decline from the previous year, while the median home price fell to $1.15 million.

The difference between the two markets is significant.

Buyers continue to see Maui condominiums as one of the most attainable ways to own property on the island. Condos remain considerably less expensive than single-family homes, while offering opportunities for primary residences, second homes, long-term rentals, and, in many cases, vacation rentals.

But affordability is only part of the story.

The other major factor is Bill 9.

What Is Bill 9?

Bill 9, now Maui County Ordinance 5909, phases out transient vacation rental use in certain apartment-zoned condominium properties that have historically operated under what’s commonly known as the Minatoya List.

Mayor Richard Bissen signed the ordinance into law in December 2025.

The law affects thousands of apartment-zoned vacation-rental condominiums throughout West Maui and South Maui.

For affected properties:

• West Maui vacation-rental use must end beginning January 1, 2029.
• South Maui and the rest of Maui County must end vacation-rental use beginning January 1, 2031.

Importantly, Bill 9 does not eliminate all vacation rentals on Maui.

Hotel-zoned properties, timeshares, and many other legally permitted visitor accommodations continue under different rules.

That distinction has become one of the biggest factors influencing buyer decisions.

What Are H-3 and H-4 Hotel Districts?

In June 2026, Maui County adopted Bill 88, creating two new hotel zoning classifications known as H-3 and H-4.

These new zoning districts provide a potential pathway for some apartment-zoned condominium complexes to transition into hotel zoning.

If a property ultimately receives H-3 or H-4 zoning, it may be able to continue operating as a vacation rental beyond the Bill 9 deadlines.

However, this is an important distinction:

Bill 88 did not automatically rezone any condominium.

Each property must move through a separate review process before receiving any zoning change.

For buyers, that means there is a significant difference between:

• a property already zoned Hotel,
• a property being considered for H-3 or H-4 zoning,
• and a property that remains fully subject to Bill 9.

Those differences can directly affect value.

Which Maui Condos Are Being Considered?

The County has begun reviewing groups of condominium complexes through multiple resolutions that could eventually move qualifying properties into the new H-3 and H-4 Hotel Districts.

Many well-known vacation-rental communities throughout West Maui and South Maui are included in various stages of the process.

But inclusion in a resolution is not the same thing as final approval.

Properties must still move through Planning Commission review before returning to the County Council for additional action.

That means every condominium complex should be evaluated individually rather than assuming all Minatoya List properties will receive the same outcome.

Why This Matters for Buyers

If you’re purchasing a Maui condo today, zoning deserves just as much attention as the floor plan or ocean view.

Before making an offer, you should understand:

• the property’s current zoning
• whether it is affected by Bill 9
• whether it is on the Minatoya List
• whether it is being considered for H-3 or H-4 hotel zoning
• where it currently sits in the County’s review process
• what future uses will likely be allowed

Those questions may have a significant impact on rental income, resale value, financing options, and long-term appreciation.

One of the biggest mistakes buyers can make is assuming every vacation-rental condo has the same future.

Today, that simply isn’t true.

What This Means for Sellers

For sellers, today’s market presents both challenges and opportunities.

Buyer demand remains healthy, as reflected in the strong increase in condo sales.

At the same time, buyers are asking much more detailed questions about zoning, Bill 9, future vacation-rental rights, insurance costs, HOA fees, and carrying costs.

Being prepared with accurate answers can help build buyer confidence and reduce surprises during escrow.

For owners of Minatoya List properties, understanding exactly where your building stands in the H-3 and H-4 review process has become an important part of pricing strategy.

Why Are Buyers Still Purchasing Maui Condos?

Despite regulatory uncertainty, buyers continue entering the market for several reasons.

Many are purchasing primary residences or future retirement homes rather than relying on short-term rental income.

Others see today’s pricing as an opportunity after several years of market adjustments.

Some buyers are specifically targeting hotel-zoned properties because they provide greater certainty regarding future vacation-rental use.

Others are comfortable purchasing Bill 9-affected properties because they believe the current pricing already reflects much of the uncertainty.

Every buyer’s strategy is different.

That’s why understanding the individual property is more important than relying on broad market headlines.

Is Now a Good Time to Buy a Maui Condo?

For many buyers, today’s market offers more negotiating power than we’ve seen in several years.

Inventory has increased.

Properties are spending more time on the market.

Buyers generally have more leverage during negotiations.

However, not every condo represents the same opportunity.

A property with lower pricing but uncertain future rental rights may not necessarily be a better value than a hotel-zoned condo with stronger long-term fundamentals.

Looking beyond today’s rental income and understanding the property’s future use is becoming one of the most important parts of Maui condo investing.

The Bottom Line

Maui’s condominium market isn’t simply getting hotter.

It’s evolving.

July 2026 showed strong buyer demand, with condo sales increasing 54.7% while single-family sales slowed.

At the same time, Bill 9 continues reshaping the future of apartment-zoned vacation rentals, while H-3 and H-4 Hotel Districts offer a possible path forward for some properties.

For buyers, sellers, and investors, understanding both the market and the zoning landscape is becoming essential.

Every condo has its own story.

Some are already hotel-zoned.

Some are affected by Bill 9.

Some are being considered for H-3 or H-4 hotel zoning.

And those differences can significantly affect value.

If you’re considering a Maui condo and want to know whether it’s affected by Bill 9, whether it’s on the Minatoya List, whether it’s being considered for H-3 or H-4 hotel zoning, or how recent sales compare within that specific building, I’d be happy to help. Every complex is different, and understanding the details before you write an offer—or list your property—can make a significant difference.

I’m Benjamin Finnerty, REALTOR® on Maui and Director of Sales for The 808 Team. I work with buyers and sellers throughout Maui, with a particular focus on South Maui real estate, including Kīhei, Wailea, and Mākena.

Benjamin Finnerty REALTOR® RS-83812
Keller Williams Realty Maui RB-21851

This article is intended for general informational purposes only and should not be considered legal, tax, zoning, or investment advice. Maui County legislation, rezoning proposals, and property classifications continue to evolve. Buyers and sellers should verify current information before making any real estate decisions.