Maui Property Tax Rates Just Dropped | Here's Who Won (and Who Got Crushed)

Maui's 'Piula' Market: Why Everyone's Exhausted & Where the Deals Are Hiding

The Maui market has flipped. Buyers hold the cards now, and sellers who overpaid during COVID are frozen in place. Before the listings, we dig into what's actually changing in the market and the legislation behind it. Book your Aloha Vision Quest: https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] Bill 88 just had its second reading. Early word is it may have passed, though we don't have a confirmed vote count yet (vote 'yes' later confirmed during editing). If it's signed, it heads to Mayor Bissen's desk and creates H3/H4 zoning, a step toward returning some Minatoya List condos to legal vacation rental status. The process looks less burdensome than originally feared, with AOAOs potentially able to represent entire complexes rather than requiring individual owner testimony, though the full streamlining process is still unconfirmed. A devastating photo out of Kihei Kai sparks a hard conversation about climate resilience. A complex that tried for over a year to get county permitting to shore up storm damage was met with delay after delay, and ultimately lost a significant portion of the building to flooding. The county also voted down earmarking 20% of transient accommodation tax revenue toward climate resilience funding, citing a shrinking tax base as Minatoya and Bill 9 properties phase out of rentability. Lahaina rebuild timelines get a reality check. Drawing on California wildfire rebuild precedent, the realistic horizon at 7 to 10 years for full completion, putting Lahaina's target closer to 2033 than the often-cited 2030. Despite that, life is creeping back: Lahaina Shores is seeing vacationers return, and access to the harbor and Front Street is slowly reopening. Plus, Mala takes gold at this year's Holi 'Aina Awards, with Mama's Fish House and Merriman's rounding out the top three. Then the big one: why is everyone holding onto listings right now like they are trophies? Jonny breaks down the psychology of agents stockpiling 20 to 30 listings while closing only a couple of sales, and why that's a red flag rather than a flex for sellers, comparing it to a "let's hope rates drop" strategy. Then the full Hot List, 17 properties across Maui: * Ho'olei (Wailea): $5M, vacation rentable, Grand Wailea amenities access, $2,800/mo HOA * Napili Ridge: $350K (was $500K four months ago), hotel-zoned, total fixer with ocean view * Kamaole Sands: $799K, rentable through 2031, Building 6 inner horseshoe, $1,400/mo HOA * Haiku 7BR Estate: $3.395M (down $62K, 47 days on market), 2 acres, koi ponds, non-conforming quirky masterpiece * Keonekai Villages: $559K, downstairs unit with yard, 47 days on market * Haleakala Nanea: [confirm list price], new build, no conforming financing yet, low fees, one-car garage * Maui Lani Terraces: $299K, cosmetic updates needed, $900/mo HOA * Launiupoko: $3.1M, 0.98 acres, agricultural zoning, 2BR Ohana unit * South Point: $565K, ground floor 2-bath remodel, $677/mo HOA * Noelani: $848K, oceanfront boutique, 579 sq ft, $1,600/mo HOA * Valley Isle Resort: $524K, $2,200/mo fees, financing challenges * Boardwalk: $525k, Central Kihei, vibey remodel, last 2BR sold at $575K * Kihei Shores: $399K, 2BR/2BA, pool with jacuzzi, $912/mo HOA * Royal Kahana: $250K leasehold, all utilities included, surrender 2050 Grab the Three Paths to Maui guide in the comments.

Cash Buyers Are Flooding Maui | Here's What They See That You Don't (May Market Report)

50% of Maui's May sales were cash. Not the usual 30%. Cash. And those buyers accounted for nearly 60% of total dollar volume. That is not noise. That is smart money moving while most people are still watching from the sidelines. Ready to find your place in Maui? Start here: https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] The question worth asking: what do they see that you don't? In this episode, we break down the May market numbers and what they actually mean for someone who has been thinking about Maui for a while but hasn't pulled the trigger yet. Here is what we cover: ▶ Why cash is flooding Maui, Kauai, and Big Island but not Oahu, and what that split reveals about each market ▶ The 30 to 50% reductions from the COVID peak and why several bottom indicators are quietly starting to flash ▶ The tale of two sellers: who is pricing to move and who is waiting for a market that is not coming back ▶ Coconut wireless: the Kula road rumor that would change upcountry Maui completely if it ever happened ▶ Property deep dives across Wailea Ekolu, Nani Kai Hale, The Breakers, Mahana, Maui Vista, Kihei Holiday and more ▶ Where the actual deals are hiding right now, and how to think about special assessments, leasehold plays, and remodel math before you make an offer One thing worth sitting with: the market does not send invitations. It turns quietly, usually in the middle of the night, and you only confirm it in the rear view. If you have been waiting for a sign, this episode is a reasonable candidate. Book your Aloha Vision Quest strategy call: https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] About Retire With Maui What does it actually mean to retire with Maui? For some people it is a permanent move. For others a second home. For others a vacation rental that pays for itself while they are still working. All three paths are real. All three require the right guidance. We are Jonny and Danny from dreams2REALITY Hawaii, and we use the Compass framework to help you navigate not just a transaction but a transformation. #MauiRealEstate #MauiMarketReport #CashBuyers #HawaiiRealEstate #MauiProperty #RetireWithMaui #MauiCondos #WaileaRealEstate #MauiInvesting

Crumbling Condos, Record HOA Fees and a County That Thinks This Is Affordable Housing

A balcony fell off a Maui condo. The HOA fees hit record highs. And Maui County just said these buildings are the solution for local housing. You can't make this up — and you shouldn't ignore it. 🔗 Ready to navigate the real Maui market, not the brochure version? Book your Aloha Vision Quest: https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] We break down the collision happening right now between aging infrastructure, skyrocketing carrying costs, and a county plan that's betting on buildings that are literally crumbling. We walk through the specific properties, the actual HOA numbers that have doubled and tripled since the Lahaina fires, and what happens when insurance premiums, deferred maintenance, and new county mandates all hit the same condo at the same time. If you own a Maui condo, you need to know this. If you're thinking about buying one, you need to know this first. #RetireWithMaui #MauiRealEstate #MauiCondos #HOAFees #MauiHousingCrisis

Maui Property Tax Rates Just Dropped | Here's Who Won (and Who Got Crushed)

Maui County just released the new property tax rates — and the gap between who won and who got crushed is staggering. Want to talk about what this means for your Maui dream, specifically? https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] We break down every tier, the Bill 9 wildcard, and what it means for your Maui property play. 📊 THE TAX RATES AT A GLANCE: • Owner-Occupied (primary home, $1.5M or less): $1.65/thousand (+$300K exemption) • TVR / Short-Term Rental (up to $900K): $13.00/thousand — NO exemption • Second Home / Non-Owner Occupied (up to $1M): Less than half the TVR rate • Timeshare: $14.90/thousand • High-End Wailea / Honuakai / Polo Beach ($3M+): $17.00/thousand • Long-Term Rental: $2.90/thousand (+$200-300K exemption) • Hotel & Resort: $11.80/thousand 🏆 WINNERS: Primary residents with homes valued at $4.5m plus. Their rate actually went DOWN. 💥 LOSERS: TVRs got hit with tiered increases (+$0.50 to +$1.45/thousand). Second homes went up. Timeshares ticked up +$0.20. ⚖️ THE BILL 9 WILDCARD: 7,000 TVR units could lose vacation rental status. If that happens, the county's tax base craters. Those $13/thousand units could drop to $2.90 or even $1.65/thousand overnight. 📉 MARKET PULSE: Maui ranked #2 behind Florida in vacation home purchase downtick. Cash-heavy market. Seller financing emerging. Realtors finally pricing realistically...is this the bottom? Ready to find YOUR piece of Maui? Let's talk story: https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest]

Your Maui Retirement Has More Steps Than You Think: Here's the Full Picture

Most people think retiring to Maui is one decision. It's not. It's a series of decisions, and most people don't even know what the steps are until they're halfway through them. Ready to find solidify your steps? Book your Aloha Vision Quest → https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] In this episode, we walk through the real, unfiltered path from "what if" to "welcome home" using live market data, specific condo price cuts, and the conversations they're having with buyers right now. What's inside: → The multi-step timeline nobody hands you when you start planning a Maui retirement → Why some buyers are choosing Maui over Florida — and never looking back → The "Takeaway Test:" what happens when you seriously try to talk yourself out of moving here → Which buyer profile fits you: relocation, second home, vacation rental, or exit strategist Book your Aloha Vision Quest → https://bit.ly/aloha-vision-quest [https://bit.ly/aloha-vision-quest] Browse all active Open Houses → https://looksee.it/i44Cc [https://looksee.it/i44Cc] Mahalo for watching. Subscribe for weekly Maui market updates, price drops, and the conversations nobody else is having about retiring with Maui. #RetireWithMaui #MauiRealEstate #MauiRetirement #MauiProperty #HawaiiRealEstate #MauiCondos #RetirementPlanning #SecondHomeMaui #MauiMarketUpdate #AkahalaShores #PoloBeachClub #LahainaShores #MauiVsFlorida #MauiLife