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| Aloha Friends and Neighbors,
It's been a minute since my last update, and neither Maui nor I have been sitting still. The short version: condo prices just hit their lowest point in years, buyers are starting to move, and summer is in full swing. The longer version is below.
First, a catch-up from my corner of the island. We kicked off the season camping with friends at the Waianapanapa cabins. Hana is always the best reset. Beyond the undeniable beauty, it feels like a world away from everything, and somehow it is only 90 minutes by car. Hard not to come home grateful. Lei Day came and went at school, the girls are officially out, and we are settling into a new rhythm with one big goal: a Salty Summer in which I am determined to get myself in the ocean every single day until school starts again.
Two work updates I am excited about. I was invited to join Realm, an invitation-only global network of top agents with some seriously cool tools behind it. Here is what that means for you: more reach for my sellers, and earlier access to off-market opportunities for my buyers. And I am getting ready to launch a YouTube channel with a real look at Maui neighborhoods, the market, and island life. More on both soon.
Now, the market. Condos are still where the opportunity is, single family homes are quietly holding firmer, and buyers are re-emerging after a couple of years of wait and see. If you have been waiting for an opening, this is what one looks like. The numbers are below, along with a big update on Bill 9. I am always happy to talk through what any of it means for you.
A hui hou, Diane
P.S. I also have an off-market West Maui condo available right now. Reply to this email if you would like the details.
P.P.S. Salty Summer Scoreboard: 11 days of June, 11 ocean dips. |
| | | Sharing a mix of items that entertained, intrigued, or impressed me this past month.
Four Thousand Weeks: Time Management for Mortals by Oliver Burkeman - I wish I had not held out on reading this one. Assuming it would just be a depressing reminder of how quickly life goes, I was so wrong. Offers a powerful perspective that inspires you to focus on the things that matter. WisprFlow - In the complete opposite spirit of item one above, this is a handy tool that lets you do clean voice to text across all your devices. When your brain moves faster than your fingers. Overunder Snorkel Gear - I have been on a serious snorkeling kick lately and these are the cutest masks that really hold up. Fun fact: the company was started by a friendʻs brother on Oahu. Sensory Reiki with Amy Lohr - My talented and passionate friend Amy combines reiki with somatic touch, sound, and scent into one blissful 90-minute session. I came in talking a mile a minute and left completely zenned out and reset. Iʻm committing to quarterly sessions. Manaʻo Radio - This all-volunteer, listener-supported radio station broadcasts from Wailuku and you can stream it from anywhere. For those of you missing Maui from a desk somewhere.
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| | Three numbers worth knowing this month:
$597,000. The May median condo price, the lowest we have seen in years. Buyers noticed. +31.6%. The jump in pending condo sales over last May. The sidelines are emptying. 95%. What well priced properties are capturing at the closing table. Sharp pricing still wins.
Single family homes are steadier, with a May median of $1,174,500, down 9% from a year ago. If you have been waiting for an opening, this is what one looks like. |
| | The above snapshot shows Active and Pending listings as of today. Reach out for more comprehensive data and to find out where you fit in today's market.
Bill 9 and Bill 88 If you own or want to own a Maui condo, this is the story to watch. Bill 9, signed in December, phases out short-term rentals in apartment zoned buildings. West Maui has until the end of 2028, the rest of the island until the end of 2030.
The new news: on Friday the County Council passed Bill 88 on first reading, 7 to 2. It would create new hotel zoning districts for properties that were legally renting short-term before Bill 9, a possible path for roughly 4,500 units in 104 buildings to keep operating. The mayor and the hotel workers union both supported it, which tells you the conversation is shifting.
Nothing is final. One more vote is needed. But for the first time in a year, owners of affected condos can see a path forward, and buyers have noticed. What it means for you depends entirely on the building. Some condos are caught in the phase-out. Others, like hotel zoned and business zoned properties, were never affected at all. |
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| | 6 BD 5 BA 4742 SF $2,900,000 |
| | The road up to Maluhia Country Ranches winds along a cliffside, and when the gates open the town below disappears. Main house, attached studio, and a separate two bedroom cottage on 2.6 agricultural acres, with ocean on one side and mountains on the other. Twenty minutes to town, a world apart. Reply if you want to see the video tour. |
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| Ritz Carlton Residences, Unit 1221-23 |
| 2 BD 2 BA 1323 SF $2,995,000 |
| | A two bedroom lock-off on the quiet north side of the resort, looking toward Honolua Bay. Rent it as a one bedroom plus studio through the hotel program, or separately as two units. Resort ownership with the easiest possible operations. Reply for the rental numbers. |
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| | 3 BD 2 BA 948 SF $1,100,000 |
| | Directly oceanfront, whales from the lanai in season, and an updated interior with a bonus loft. The best part - this building sits in a business district, so it is short-term rental permitted and untouched by Bill 9. Reply and I will send the rental history. |
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| | 1 BD 1 BA 621 SF $529,000 |
| | Across from Kamaole II, turnkey, and already producing in an active vacation rental program. HOTEL zoning means nightly rentals are legal here. Ground floor one bedroom at the new price of $529,000. Reply if you want the income numbers. |
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Just Sold & Private Exclusives |
| Just sold: Napili Villas, Unit 13-8 in Napili. Two bedrooms, ocean breezes, and a win-win for buyers and sellers. If you are curious what this sale says about West Maui condo values, reply and I will share the story.
And one more, quietly. I am representing a private exclusive at Sands of Kahana: two bedrooms, two bathrooms on the water in Kahana, $1,200,000, not on the public market. Reply for details. |
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Fresh new listings and standout properties |
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| | | 4 BD 3 BA 2082 SF $2,599,000 |
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| | | | 4850 Makena Alanui, Unit B304, 96753 |
| 2 BD 2 BA 1038 SF $3,850,000 |
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| | 139 Pualei Dr, Unit 1391, 96761 |
| 2 BD 2 BA 940 SF $1,599,000 |
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| | | | 110 Kaanapali Shores Pl, Unit 1017, 96761 |
| 1 BD 1 BA 820 SF $1,249,000 |
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Own or eyeing a Maui condo? Reply with the building name and I will tell you exactly where it stands under Bill 9 and Bill 88. |
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Compass is a licensed real estate broker and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed. Nothing herein shall be construed as legal, accounting or other professional advice outside the realm of real estate brokerage. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. |
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