Understanding how Maui County calculates condo property tax assessments and why the system often lags real estate market changes by 9-18 months.

Aloha fellow Maui property owners.

It’s that time of year again.

What time is that?

Keep an eye on your …

Bill 9 phases out short-term rentals in apartment-zoned condos beginning in 2029 in West Maui and 2031 elsewhere. Here’s what property owners and buyers should understand now.

Quick Answer: What Does Bill 9 Mean for Maui Condo Owners?

Bill 9 phases out the legal …

Is the Maui Real Estate Market Catching Fire?

The February 2026 Maui real estate market update shows a sharp divergence between closed sales and pending activity. Condo sales remain historically low, while single-family home pendings are rising. Inventory levels remain elevated at nearly 21 months of supply in …

Is the Maui Luxury Market Crashing?

Lately, I’ve been hearing a lot of chatter — from observers, some realtors, reporters, and the usual market pundits — asking whether luxury real estate on Maui is crashing. In fact I heard this week when I was touring a $6M listing.

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A Talk Story About What Actually Happened

Every year when we put together the year-end market report, I remind myself why this matters.

These aren’t just stats for the moment. These are the official numbers. They’re what appraisers, attorneys, economists, buyers, sellers, and future policymakers are …

Uncertainty Became Policy - and Policy Became the Market

As we close out 2025, it’s clear that this was not a “normal” year for Maui real estate — and it wasn’t meant to be.

This was the year uncertainty finally hardened into policy. The year recovery moved …

Bill 9 Update - Council Vote, Surprises, and What Comes Next

The Maui County Council moved Bill 9 forward at its recent meeting, and the vote took many observers by surprise - not because of the outcome, but because the council proceeded before filling the vacant ninth seat. …

Bill 9 Update: Maui's Short-Term Rental Ban Reaches a Critical Turn

As a follower of this podcast and blog, you're already familiar with the Mayor's Bill 9 - the proposal to phase out transient vacation rental use (TVRs) in apartment-zoned districts across Maui. After months of delays, political …

Bill 9 TIG Report: the STR Saga Continues

Maui has been working through some massive, perhaps existential, legislation. If passed in it's initial form, it would rock this rock's economy, and not in a good way, at least in my opinion. The people of the island have been split, …

Aloha, friends!

Here's what's happening in the Maui real estate market as we head into fall. From Bill 9 updates to signs of life in the condo market, and a steady home sector that's holding its ground - here's the latest from the island.

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Bill …