The Numbers Don't Lie: Maui Vacation Rentals Are Struggling (Except This One)

Maui Taxes Some Condos at Vacation Rental Rates Even Where Vacation Rentals are Banned

There is a condo complex on Maui where short-term rentals are forbidden by the AOAO and taxed by the county at the short-term rental rate anyway. If that sounds like a mistake, it is not. It is the system working exactly as written. Find out which tax bracket your Maui plan actually lands in. Book your Aloha Vision Quest: https://bit.ly/avq-booking [https://bit.ly/avq-booking] Mahinahina Beach is the example, and the mechanism is highest and best use. Maui County classifies property by what it could be, not by how you actually live in it. That one quirk explains why so many mainland buyers arrive with a tax number that has nothing to do with what they will owe. This week on the Maui Hot List, Jon and Daniel walk through how property tax classification actually works on Maui, why the same condo can carry four completely different bills, and why the classification question belongs at the front of your search instead of the end of it. WHAT WE COVER Owner occupied, second home, long term rental, and short term vacation rental. Four brackets, four sets of math. Why Maui carries some of the lowest owner occupied property tax in the country and the steepest short term rental rate in the state at the same time. The $300,000 homestead exemption, what it takes to qualify, and why the paperwork timeline surprises almost everyone. Establishing Hawaii residency. Living here is step one. Filing your federal return as a Hawaii resident is the step people forget. Why Maui is the only county in Hawaii without an age based exemption at 65. Highest and best use assessment, and the condos where your AOAO and your tax bill disagree. The two payment dates, February 20 and August 20, and the December 31 exemption deadline that the county is now discussing splitting into two windows. Rates are tiered, they move, and they are set annually by Maui County. Confirm current figures with the county before you build a budget around them. Sands of Kahana, our recent Deal of the Week, went pending. START WITH CLARITY Which bracket you land in changes the monthly number by thousands of dollars. Running property searches before you know your bracket is how buyers spend a year gathering answers to questions about homes they will never own. The Aloha Vision Quest is a conversation about what you want Maui to be for you. Numbers, neighborhoods, and strategy come after that. Book your Aloha Vision Quest: https://bit.ly/avq-booking [https://bit.ly/avq-booking] Not ready for a conversation? Start with the 3 Paths guide and figure out which one you are actually on: https://bit.ly/maui-3paths-yt [https://bit.ly/maui-3paths-yt] Want the tax one pager we referenced in this episode? Drop a comment or send us an email and we will get it to you. WHO WE ARE Jon Brath is a co owner of dreams2REALITY Hawaii, RS-76551. Native Hawaiian, born and raised on Molokai, 22 years in real estate. Daniel Rude is a co owner of dreams2REALITY Hawaii, RS-79734. Ten years and more than 300 Maui and Oahu transactions. dreams2REALITY Hawaii, brokered by Real Broker LLC. d2rhawaii.com [http://d2rhawaii.com] This channel is real estate education, not tax or legal advice. Property tax classifications, rates, and exemption rules change. Consult a Hawaii licensed CPA or tax professional before making decisions based on any figure discussed here. New episodes Monday, Wednesday, and Friday. Maui no ka oi.

Price Per Square Foot Means Nothing on Maui

Aloha Hulahans. Price per square foot, cap rate, days on market: the metrics that guide every mainland real estate decision either don't exist here or mean something entirely different. Jon Brath and Daniel Rude walk through the three forces that separate Maui from anywhere else you've bought property: physical scarcity that never cycles the way mainland inventory does, cash buyer concentration now running 30 to 50 percent of closed deals, and why the three paths framework, more than price per square foot ever could, determines whether a property actually fits the life you're trying to build here. Also covered: the Bill 88 update (38 complexes carved out of the original 7,000 units and holding vacation rentability so far) and this episode's Hotlist walkthrough across Kapalua, Napili, Kahana, and Maui Meadows. Figure out which of the three paths fits you: bit.ly/avq-booking [http://bit.ly/avq-booking] Not ready for that conversation yet? Start with the free 3 Paths guide: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] Maui no ka oi.

You Do Not Have to Get Your Maui Move Perfect the First Time

Aloha, Hulahans. If you have been dreaming about retiring with Maui, you have probably felt the pressure to get every part of this decision right on the first try. This episode is for you. There is a myth that says you need to cast the widest possible net. See every neighborhood, tour every property style, and keep all your options open until the perfect answer appears. What actually shows up is decision fatigue. The wider the net, the harder it becomes to move at all. Jon and Daniel talk through why fewer choices tend to bring more clarity, how asking what you do NOT want gets you to an answer faster than chasing what you might like, and the reason Maui tends to forgive a first move that later grows into something bigger. Plenty of people start in one spot and evolve into another. That is not a misstep. It is how the dream actually unfolds. They also get into the quiet tension a lot of couples carry into this. One partner wants to nail it perfectly and never choose again. The other just wants to get started. Both views are valid, and the Aloha Vision Quest is built to bring them into the same room. Clarity before commitment. That is where every good Maui move begins. Ready to map your path with us? Book your Aloha Vision Quest here: bit.ly/avq-booking [http://bit.ly/avq-booking] Still figuring out which of the three paths fits your season of life, whether that is a full move, a second home, or a vacation rental investment? Start with our free 3 Paths guide: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] E komo mai to Retire With Maui. Jon Brath is a Native Hawaiian agent, born and raised on Molokai, with 22 years in real estate. Daniel Rude brings 10 years and more than 300 Maui and Oahu transactions. Together they help mainland couples stop visiting and start belonging. Subscribe and become a Hulahan. This is where people who are serious about retiring with Maui find their people. Maui no ka oi. #MauiRealEstate #RetireInHawaii #RetiringWithMaui

Full move, Second home, or Rental Income: Pick Your Maui path

Before Jon and Daniel ever pull up a single Maui listing for a client, they ask one question first: which of the three paths fits your Maui dream? Want the guide before you dive into listings? It's free here too: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] Full relocation, a second home, or a short term rental supported purchase all sound similar but come with very different financing, carrying costs, and lifestyles. In this episode: the latest Maui news, including visitor spending trends and the new Kaiser West Maui clinic, followed by a full breakdown of the three buyer paths and this week's Hot List of new listings. Not sure which path fits you yet? Grab our free 3 Paths guide with real numbers for each path: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] Ready to talk through your specific situation? Book an Aloha Vision Quest: bit.ly/avq-booking [http://bit.ly/avq-booking]

We Ask Every Maui Buyer This Question First - Most Get It Wrong

There's one question Jon asks every single client before he shows them a single property on Maui, and it's not "what are you looking for." It's the opposite question, and it's the one that actually works. Not sure which path to Maui is best for you? bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] In this episode of the Maui Hotlist Hulahan, Jon and Daniel break down why asking buyers what they want rarely gets a useful answer, and why asking what they will never accept does. Then they walk through Hotlist across Pukalani, Kailani, Waipuilani, South Point, Kalama Terrace, Lahaina, and Makena, talking through active, pending, and sold listings in real time to show you what the market is doing right now. Also covered: the Bill 88 update on STR condo rezoning and which complexes could be affected first, why Kam Sands keeps outperforming as a rental property, and the family trust complications slowing down the Lahaina rebuild. If you're seriously considering retiring with Maui, this is the conversation that should happen before you ever start touring properties. Ready for your own Aloha Vision Quest? Book here: bit.ly/avq-booking [http://bit.ly/avq-booking] Not ready yet? Get the 3 Paths guide first: bit.ly/maui-3paths-yt [http://bit.ly/maui-3paths-yt] E komo mai to the Hulahans. Aloha.