Maui's New 2026–2027 Property Tax Rates: What Buyers, Sellers, and Investors Need to Know

Quick Answer: Maui County's real property tax rates changed for fiscal year 2026–2027, which runs from July 1, 2026 through June 30, 2027. Owner-occupied homeowners received additional relief, while non-owner-occupied and short-term rental properties became more expensive in several important brackets.

If you're buying, selling, or already own property on Maui, these changes can affect your annual carrying costs, investment returns, and even how you evaluate one property against another.

For buyers especially, property taxes shouldn't be treated as an afterthought. The same $1 million Maui property can have dramatically different property taxes depending on whether it is your primary residence, a long-term rental, a second home, or a short-term vacation rental.

Here's what changed.

Maui County Property Tax Rates for 2026–2027

Maui County calculates real property taxes based primarily on a property's classification and net taxable assessed value.

Residential properties can fall into classifications including:

• Owner-occupied
  
  
• Non-owner-occupied
  
  
• Long-term rental
  
  
• TVR-STRH, or transient vacation rental/short-term rental
  
  
• Hotel and resort
  
  
• Apartment
  
  
• Commercialized residential
  
  

For several classifications, Maui uses progressive tax tiers. That means different portions of a property's net taxable value can be taxed at different rates.

In other words, moving into Tier 2 or Tier 3 does not necessarily mean the highest rate applies to the property's entire value.

All rates below are stated per $1,000 of net taxable assessed value.

2026–2027 Maui Owner-Occupied Property Tax Rates

For qualifying owner-occupied properties:

This is particularly favorable for Maui homeowners.

For the previous fiscal year, the first-tier limit was $1.3 million. For 2026–2027, Maui County expanded that tier to $1.5 million.

The top owner-occupied rate also decreased from $5.75 to $5.00 per $1,000.

Maui's $300,000 Home Exemption

Qualifying Maui homeowners may receive a $300,000 home exemption, reducing the property's taxable assessed value before the tax calculation.

The home exemption also qualifies the property for Maui's owner-occupied tax classification.

For example, a qualifying primary residence assessed at $1,200,000 with a $300,000 exemption would generally have a net taxable value of $900,000 before applying the applicable tax rate.

Eligibility requirements apply, including principal-residence and Hawaiʻi residency requirements, so buyers should never assume that a previous owner's exemption will automatically apply to them.

If you're planning to make Maui your primary residence but are still deciding where to live, my guide to the best neighborhoods on Maui for homebuyers breaks down Kihei, Wailea, West Maui, Upcountry, and other major areas by lifestyle, budget, and long-term goals.

What If You Have an Ohana or Long-Term Rental?

Maui County also provides tax incentives for qualifying long-term rental housing.

An owner who qualifies for the $300,000 home exemption and also has a qualifying separate long-term rental dwelling on the property may potentially receive an additional $100,000 long-term rental exemption.

That can bring the combined exemptions to as much as $400,000 on a qualifying property.

The long-term rental exemption has specific requirements, including qualifying lease and occupancy rules, so property owners should verify eligibility directly with Maui County.

2026–2027 Non-Owner-Occupied Property Tax Rates

Second homes and many residential investment properties that don't qualify as owner-occupied or another classification generally fall into the non-owner-occupied category.

The new rates are:

This is one of the most important changes for Maui investment-property and second-home buyers.

For fiscal year 2025–2026, the rates were $5.87, $8.60, and $17.00, and the top tier didn't begin until values exceeded $3 million.

For 2026–2027:

• Tier 1 increased from $5.87 to $6.25
  
  
• Tier 2 increased from $8.60 to $9.00
  
  
• The Tier 3 rate remains $17.00
  
  
• But Tier 3 now begins above $2.5 million instead of $3 million
  
  

That last change can be particularly significant for higher-value second homes and investment properties in areas such as Wailea, Makena, Kā‘anapali, Kapalua, and other luxury Maui markets.

If you're comparing different areas specifically from an investment perspective, see my 2026 Maui investment property guide, where I break down Kihei, Wailea, Kā‘anapali, West Maui, and other markets based on how buyers actually intend to use the property.

2026–2027 Maui Short-Term Rental Property Tax Rates

Maui's TVR-STRH classification saw some of the most significant increases.

The new short-term rental rates are:

For 2025–2026, those rates were:

• $12.50 up to $1 million
  
  
• $14.00 from $1 million to $3 million
  
  
• $15.55 above $3 million
  
  

So all three TVR-STRH rates increased.

Maui County also lowered the first-tier threshold from $1 million to $900,000.

For investors considering a vacation-rental-eligible condo, this makes accurate property-tax underwriting even more important.

A property's historical tax bill may not accurately represent what a new buyer will pay.

Property taxes are also only one part of the equation for Maui vacation rentals in 2026. Buyers considering an apartment-zoned condo should also understand Bill 9 and the Minatoya List, because future short-term-rental rights can have an even greater effect on a property's value and investment potential.

For a broader explanation of the changing zoning landscape, I've also written a detailed guide to Bill 9, Bill 88, and the Maui condo market.

Long-Term Rentals Received More Favorable Treatment

Long-term rentals continue to receive substantially lower tax rates than short-term rentals.

For 2026–2027, the long-term rental rates are:

The first-tier rate actually declined slightly from $2.95 to $2.90, while the first-tier threshold expanded from $1.3 million to $1.5 million.

This continues Maui County's policy of providing more favorable property-tax treatment to housing used as primary residences or qualifying long-term rentals.

Why Property Classification Matters So Much on Maui

Here's where buyers can get caught off guard.

Two condos with similar purchase prices can have dramatically different annual property taxes depending on their classification.

A property might be classified as:

• Owner-occupied
  
  
• Long-term rental
  
  
• Non-owner-occupied
  
  
• TVR-STRH
  
  
• Hotel and resort
  
  

And those classifications can carry very different rates.

That's why looking only at the seller's current property tax bill can be misleading.

The seller may have an exemption or classification that the buyer won't qualify for.

Before buying, you should understand what the property is likely to be classified as based on your intended use.

This is one reason buying Maui real estate requires more than simply comparing list prices. Zoning, HOA rules, insurance, rental restrictions, property taxes, and the intended use of the property all need to be considered together.

For a broader look at those issues, read our guide to buying property on Maui.

What Do the New Maui Property Tax Rates Mean for Buyers?

If you're buying a Maui property, especially as an investment or second home, calculate property taxes using your anticipated classification rather than relying solely on the current owner's bill.

This is particularly important when comparing:

• A primary residence versus a second home
  
  
• A long-term rental versus a vacation rental
  
  
• Hotel-zoned and apartment-zoned condominiums
  
  
• Properties with different permitted uses
  
  
• Higher-value properties crossing multiple tax tiers
  
  

Property taxes can materially affect your monthly carrying costs and investment return.

For investors, they should be included when calculating cash flow, cap rate, and cash-on-cash return.

For buyers planning to relocate here permanently, my Moving to Maui Guide covers housing, neighborhoods, costs, and some of the practical considerations that aren't obvious until you actually make the move.

What Do the New Rates Mean for Maui Sellers?

Sellers should also pay attention.

Buyers are increasingly focused on the true cost of owning Maui real estate, not simply the purchase price.

If you're selling an investment property or short-term-rental-eligible condo, having a realistic estimate of the buyer's potential property taxes can make your marketing and financial presentation much stronger.

Using an old property tax bill without explaining the property's classification can create confusion later in the transaction.

What Do the Changes Mean for Current Maui Property Owners?

Current owners should periodically confirm that Maui County has the correct property classification and exemptions.

Changes involving occupancy, ownership, long-term rental use, or other circumstances can affect classification.

If your property's use has changed, don't assume Maui County's records automatically reflect that change.

Check your assessment information and contact the Maui County Real Property Assessment Division if something appears incorrect.

When Are Maui Property Taxes Due?

Maui County real property taxes are paid in two installments each fiscal year.

For fiscal year 2026–2027:

First installment: August 20, 2026
Covers July 1 through December 31.

Second installment: February 20, 2027
Covers January 1 through June 30.

Tax bills are generally mailed approximately one month before each payment deadline.

How Are Maui Property Taxes Calculated?

A simplified version of the calculation looks like this:

Assessed Value – Applicable Exemptions = Net Taxable Value

The applicable tax rates are then applied to the net taxable value.

For classifications with tiered rates, Maui County applies the different rates progressively across the applicable portions of the taxable value.

This distinction is important.

If a property's taxable value crosses into a higher tier, you shouldn't simply multiply the entire property value by the highest rate shown in the table.

For an accurate estimate, the calculation needs to account for each applicable tier.

Frequently Asked Questions About Maui Property Taxes

What is the Maui homeowner exemption for 2026–2027?

The Maui County home exemption is $300,000 for qualifying owner-occupied properties. It reduces net taxable assessed value and allows the property to receive the owner-occupied classification.

What is Maui's owner-occupied property tax rate for 2026–2027?

The rates are $1.65 per $1,000 for the first $1.5 million of net taxable value, $1.80 for the portion from $1.5 million to $4.5 million, and $5.00 for the portion above $4.5 million.

What is the Maui vacation rental property tax rate?

For properties classified TVR-STRH, the 2026–2027 rates are $13.00 per $1,000 up to $900,000, $15.00 from $900,001 through $3 million, and $17.00 above $3 million.

What is the Maui non-owner-occupied property tax rate?

For 2026–2027, non-owner-occupied rates are $6.25 per $1,000 up to $1 million, $9.00 from $1,000,001 through $2.5 million, and $17.00 above $2.5 million.

Are Maui property tax rates based on the purchase price?

Not necessarily. Maui County assesses property for tax purposes based on its assessed value rather than simply using your purchase price.

Does the seller's property tax bill tell me what I'll pay after buying?

Not always. The seller may qualify for exemptions or a property classification that won't apply to you. Your intended use of the property can significantly affect its future tax classification and tax bill.

Are Maui property tax tiers progressive?

Yes. For the tiered classifications, different portions of the property's net taxable value are taxed using the applicable tier rates.

When is the next Maui property tax payment due?

For fiscal year 2026–2027, the second installment is due February 20, 2027.

Buying or Selling Maui Real Estate?

Maui property taxes are only one piece of the ownership-cost equation, but they're an increasingly important one.

Whether you're looking at a primary residence in Kihei, a luxury property in Wailea, a West Maui second home, or a vacation-rental investment, understanding the property's likely tax classification before you buy can help prevent expensive surprises later.

If you're still deciding which part of Maui makes the most sense, you can also explore my Maui neighborhood guide for a comparison of the island's major real estate markets.

If you're considering a Maui property and want help understanding how its classification, property taxes, HOA fees, rental potential, zoning, and other ownership costs fit together, reach out anytime.

I can help you look at the complete picture before you make a decision.

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 and is not tax or legal advice. Property classifications, exemptions, assessed values, and eligibility requirements vary by property and owner. Verify property-specific information with the County of Maui Real Property Assessment Division and your tax or legal professional.