Updated 2026 List — Hotel Zoned, Resort Zoned & Commercial Zoned Legal STVR Properties

Maui’s Bill 9 has dramatically changed how investors evaluate vacation rental real estate. Instead of relying on old “Minatoya List” interpretations or apartment-zone grandfathering, buyers now ask the only question that really matters:

“Is this building legally zoned today for short-term rentals — in a way that Bill 9 does not affect?”

This guide is the definitive 2026 list of where short-term vacation rentals (STVR) remain unquestionably legal based on current Maui County zoning classifications, including:

• ✔️ Hotel-zoned (H-1, H-2, H-M, Hotel)
  
  
• ✔️ Resort-zoned properties
  
  
• ✔️ Commercial-zoned (B-1/B-2) buildings that legally allow STRs
  
  
• ✔️ Key special district notes (such as NBCID)
  
  
• ✔️ CC&R restrictions where zoning alone is not enough
  
  

No apartment zoning.
No speculation.
No Exhibit 2.
Just the clean, accurate, safe-to-rely-on inventory that buyers and investors need NOW.

🧭 Understanding What “Legal” Means Post Bill-9

Bill 9 targets apartment-zoned transient vacation rentals (A-1/A-2) and is designed to phase them out.

It does not impact:

✔️ Hotel zoning (H-1, H-2, H-M, Hotel)

✔️ Resort zoning (R-designations)

✔️ Commercial zoning (B-1 / B-2) where transient accommodations are permitted

These remain the gold standard for investors seeking certainty.

🌋 WEST MAUI – LEGAL STVR CONDOMINIUMS BY ZONING

🏌️‍♂️ Kapalua – Hotel Zoned STVR

• Montage Residences, Kapalua Bay (H-M)
  
  
• Ritz-Carlton Kapalua (H-M)
  
  

Why Kapalua works:
Ultra-luxury, hotel-mixed zoning, high nightly rates, low-density resort environment.

🌊 Napili – Hotel Zoned & Special District Clarifications

✔️ Hotel / H-M Zoned (Legal STVR)

• Napili Shores (H-M)
  
  
• Napili Sunset (Hotel)
  
  
• Napili Surf (Hotel & H-M)
  
  
• Napili Puamala (Hotel & H-M)
  
  
• Napili Ridge (H-1 & A-2 / NBCID) (requires due diligence)
  
  

⚠️ NBCID Properties – Not Hotel Zoned

The following are within the Napili Bay Civic Improvement District (NBCID) — a special district not zoned as Hotel, even though they traditionally function as vacation rentals:

• Hale Napili (NBCID)
  
  
• Honokeana Cove (NBCID)
  
  
• Napili Bay (NBCID)
  
  
• Napili Gardens (NBCID)
  
  
• Napili Kai (Puna Point 1, Puna Point 2, Napili Lani) | (NBCID | Puna II Hotel)
  
  
• Napili Point 1 & 2 (NBCID)
  
  

NBCID ≠ hotel zoning, so these require extra buyer due diligence.

🏖️ Kaanapali – Hotel Zoned STVR

• Honua Kai (H-2)
  
  
• Honua Kai Luana Gardens (H-2 & R-3)
  
  
• Kaanapali Alii (Hotel | H-2)
  
  
• Kaanapali Shores (A-2 & H-2) (confirm parcel/stack)
  
  
• Mahana (H-2)
  
  
• Maui Kai (Hotel-Apartment)
  
  
• The Whaler on Kaanapali Beach (H-2)
  
  

Why Kaanapali is safe:
Pure resort zone with heavy hotel zoning, supported by decades of established visitor accommodations.

🌴 Kahana – Hotel Zoned STVR

• Hololani (H-2)
  
  
• Kahana Villa (H-M)
  
  
• Pohailani Maui
  
  
  • Hotel zoning on oceanside parcels only
    
    
  • Duplex-1 on the mauka side
    
    
• Royal Kahana (H-2)
  
  
• Valley Isle Resort (H-2)
  
  

Important:
At Pohailani Maui, zoning is location-specific — verify TMK before purchase.

🌺 Honokowai – Hotel Zoned

• Papakea (H-2 & A-2 — confirm parcel)
  
  

🌇 Lahaina – Hotel Zoned

• Lahaina Shores (H-2)
  
  
• Aina Nalu (H-1) — no longer standing; zoning reference for historical context only
  
  

🌄 SOUTH MAUI – LEGAL STVR CONDOMINIUMS

🌅 Makena – Hotel Zoned STVR

• Polo Beach Club (H-M)
  
  
• Makena Surf (Hotel)
  
  
• Makena Beach Club & Residences (H-M)
  
  

🌺 Wailea – Hotel Zoned STVR (With CC&R Notes)

• Andaz Residences (H-2)
  
  
• Ho'olei (H-1)
  
  
• Wailea Beach Villas (H, H-1, H-2, BR)
  
  
• Wailea Elua (H-1 & Open)
  
  
• Wailea Point (H-1 & H-2)
  
  
  

🌞 Kihei – Hotel Zoned STVR

• Hale Hui Kai (Hotel)
  
  
• Kamaole Beach Club
  
  
• Kihei Akahi (H-1 & H-2)
  
  
• Kihei Beach
  
  
• Kihei Holiday
  
  
• Kihei Kai Nani (Hotel)
  
  
• Kihei Surfside (H-M)
  
  
• Mana Kai (Hotel)
  
  
• Maui Banyan (Hotel)
  
  
• Maui Parkshore (Hotel & Apartment)
  
  
• Menehune Shores (Hotel)
  
  
• Nani Kai Hale (Hotel)
  
  
• Royal Mauian (Hotel)
  
  
• Sugar Beach Resort
  
  

🏢 Commercially Zoned (B-1 / B-2) Properties That Allow Legal STVR

Not all legal STR properties are hotel-zoned. Some properties are in commercial districts where transient accommodations are an expressly permitted use.

✔️ These are NOT affected by Bill 9.

🌺 Kihei — B-1/B-2 Zoned Legal STVR

Island Surf (B-1/B-2 Commercial Zoning)

• Mixed commercial + lodging
  
  
• STRs permitted via commercial zoning
  
  
• Popular with digital nomads and active vacationers near Kalama Park
  
  

🌴 Honokowai — B-2 Zoned Legal STVR

Kulakane (B-2 Zoning)

• Oceanfront
  
  
• Longstanding legal STR building
  
  
• STR legality due to commercial zoning, not hotel status
  
  

🧾 Why These Zoning Types Matter Post Bill-9

Zoning Type | STR Status | Notes

💡 Key Takeaways for Buyers

• Hotel zoning = strongest legal protection
  
  
• Commercial zoning = legal STR but requires clarity
  
  
• NBCID = unique district requiring extra due diligence
  
  
• CC&Rs override zoning (example: Wailea Point)
  
  
• Parcel-level zoning matters (examples: Pohailani Maui, Kaanapali Shores, Papakea)
  
  

Bill 9 doesn’t shrink the market —
It simply elevates the value of true hotel, resort, and commercial-zoned STR properties.

📣 Thinking of Buying a Legal Vacation Rental on Maui?

I'm a full-time Maui real estate broker, investor, and vacation rental operator who tracks every zoning change, every Bill 9 update, and every new rule that impacts STR buyers.

Text or call me anytime:

📱 808-344-3584
📧 Todd@The808Team.com



Let’s make sure your next investment is future-proof, cash-flowing, and 100% Maui legal.