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| Aloha Friends and Neighbors,
July is moving fast. This month I spent a morning packing food at the Maui Food Bank warehouse with my Compass crew, celebrated my birthday, celebrated America's birthday, hopped over to Breckenridge for a long weekend, and squeezed in 35+ ocean dips toward my Salty Summer goal. My puka shell collection is overflowing. I'm looking forward to some mainland travel to the Jersey Shore, NYC, and Michigan to see friends and family before the school year starts back up again in less than one month.
Now, the market. June's numbers are in, and they tell two very different stories depending on which side of the market you're on: condos vs. single-family homes. Also, some forward momentum on Bill 9. See below for a deeper dive.
A hui hou, Diane
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| | | Sharing a mix of items that entertained, intrigued, or impressed me this past month.
The Borderless Decade - from my REALM network, on where The Great Wealth Transfer is headed, and why your kids may own homes across borders instead of across town. Maui Food Bank - one of the most impactful organizations we have on this island, where every dollar provides four meals for Maui families. Maui surf cams - If you're planning your ocean adventures, or just want to peek in from afar. The Gap and the Gain - I loved this simple perspective change on progress and success. A Dictionary of Color Combinations - a really fun gift from my sister - oh the possibilities! Kapalua Wine & Chef Series - a fun dinner event taking place August 7th at the Ritz Kapalua featuring Kristen Kish from Top Chef (a favorite of mine!)
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| Introducing my weekly YouTube series Home on Maui in which I sit down and talk through the market, specific neighborhoods, and the questions buyers and sellers are asking. Here's what's out so far: |
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| | | Three numbers worth knowing this month:
+51.7%. Condo sales jumped more than fifty percent over last June, with 88 units sold. The buyers who were waiting on the sidelines are back, and they are hunting for value. $625,000. The June median condo price, down 8.8% from a year ago. Prices are still soft even as activity surges, which is exactly the window value-buyers wait for. Condos are taking longer to sell (172 days median), so patience and pricing discipline matter. $1,356,975. The June median single-family price, up 4.4% year over year, with sales up 16.4% (78 homes). No slowdown here.
The takeaway is the same story I shared in my latest video: there is no single Maui market right now. Condos favor buyers. Single-family still favors sellers. Which side you're on determines whether the right move is patience or decisiveness.
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| | 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 Last month I told you Bill 88 had passed first reading. Since then, things have moved quickly:
Bill 88 is now law. The Council gave it final approval 7 to 2 on June 22, creating the new H-3 and H-4 hotel zoning districts - the path for roughly 4,500 grandfathered vacation-rental units in 104 buildings to keep operating after Bill 9's phase-out.
And in July, the first real test: the Council's Housing and Land Use Committee spent July 1 and July 6 working through the first wave of actual rezoning resolutions, covering dozens of Kihei and West Maui complexes, and passed them out of committee with amendments.
The fine print still matters. Bill 88 does not automatically rezone anything. Each property has to go through the process, some buildings were amended out of this first wave, and West Maui's phase-out clock (end of 2028) is still running. If you own, or are considering, a condo on the Minatoya List, the building-by-building details matter. |
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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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| 4299 Lower Honoapiilani Rd, Unit 134 |
| 2 BD 2 BA 1580 SF $895,000 |
| | PENDING!
Delight in stunning sunset views from this beautifully renovated condo at the desirable Sands of Kahana Resort on Kahana Bay beach! Enjoy whale watching, paddle boarding, and surfing directly off your lanai! Sands of Kahana is Hotel-Zoned, offering flexibility for vacation rentals along with personal use. |
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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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| | A one bedroom, two bath West side condo. Hotel-zoned. Magnificent, HUGE, direct ocean view. Inquire for more info. |
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Fresh new listings and standout properties |
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| | | 3 BD 2 BA 2026 SF $1,849,000 |
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| | | | 208 Holomoana Way, Unit 14B |
| 3 BD 3 BA 1802 SF $3,695,000 |
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| | | 2 BD 2 BA 1831 SF $1,650,000 |
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| | | | | 3 BD 3 BA 1950 SF $2,695,000 |
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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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