Aloha, friends - 

Welcome back to The Maui Real Estate Advisor, your monthly dose of straight talk and expert insight into Maui's real estate market. Every month we break down the facts, highlight the trends, and add a little island aloha so you can see what's really happening and why it matters.

This issue covers:

  • The latest on Bill 9 and what it could mean for over 7,000 condo owners
  • How tourism trends are shaping Maui's economy
  • The latest condo and single-family home stats
  • A closer look at South vs. West Maui condos

Let's jump in.

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Bill 9 Update

Most of you know that Bill 9 is the Mayor's attempt to claw back the legal right of over 7,000 condos to be rented for vacation use (or any other rental under 180 days).

Here's where it stands:

  • on July 24, Maui's Housing and Land Use Committee (HLUC) passed it out of committee and onto the full County Council with a 6-3 vote.
  • Since all nine council members sit on the HLUC, you might assume the full council will vote the same way. But - not so fast. Two "yes" votes came with reservations and disappointment, hinting that this isn't settled.
  • Once it gets to the full council, the process opens up again - more discussion, more public hearings, and the chance for amendments. Council member Cook already floated changes that didn't pass in committee, but they could come back. 
  • And then there's the looming risk of lawsuits if this passes - with the cost likely falling on county taxpayers.

So when will we see a final vote? Hard to say. In true bureaucratic fashion, it could still be months away.

Bottom line: uncertainty remains - for owners, buyers, and Maui's broader real estate market. 

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Tourism: Signs of Life

Tourism is one of the best barometers for Maui's economy, and right now it's a mixed bag.

Colleagues tell me O'ahu and the Big Island are buzzing, while Maui feels quieter. But the numbers tell a more hopeful story:

June 2025 Visitor Trends - Maui Leading the Recovery

  • Maui arrivals: 227,120 (+5.1% vs. 2024; still -23% vs. 2019)
  • Maui spending: $510.6M (+13% vs. 2024; +7% vs. 2019)
  • Average daily spend: $294.80 (highest in the state, 18% more than O'ahu)

By comparison:

  • O'ahu arrivals were down 3.9%,
  • Kaua'i was up slightly but spending slipped,
  • Big Island arrivals dropped 1.6% and spending dropped nearly 9%.

Translation: While statewide arrivals dipped, Maui outpaced every other island in recovery, with visitors spending more per day here than anywhere else in Hawai'i.

That said, Bill 9's uncertainty - plus national and international economic headwinds - makes the future hard to predict. 

So let's turn to the numbers.

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Condos: Buyers in Control 

July was tough for condos:

  • 53 sales (down sharply for what's usually a strong month)
  • 863 condos for sale = over 16 months of inventory
  • Median price dropped to $675,000 (only the second time below $700K in the past year)
  • Year-to-date, condo prices are down 18.6% (median) and 17.9% (average)

That much inventory + declining prices = a buyer's market.

South vs. West Maui

Since I split my time between both sides, I dug into the numbers:

  • South Maui: 28 sales (even split: 14 short-term + 14 residential)
  • West Maui: 15 sales (mostly short-term rentals)
  • Median price: $705,000 for both sides
  • Average price: South at $1,000,052 vs. West at $877,000
  • Pending sales: 35 on each side (though West skewed heavily to short-term units)

Takeaway: Sales could even out between the two regions through the summer and fall, but South Maui currently shows more strength in higher-end units.

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Single-Family Homes: More Stable

Homes are holding steadier than condos, but the tilt is still toward buyers:

  • July sales: 60 (down from 66 in June; down 12% year-to-date vs. 2024)
  • Inventory: Flat month-over-month, but significantly higher than last year
  • Pending sales: Up slightly in July, but trending lower since January
  • Median price: $1.3M (unchanged from 2024 - remarkably steady)
  • Average price: $1.65M (down from $1.85M asking, showing affordability pressures)

With asking prices still outpacing what buyers are willing (or able) to pay, the gap is clear. And yes - maybe it's time for a housing bill that actually creates more affordable, dignified housing here on Maui.

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Final Word

The numbers show what many of us feel: cautious buyers, longer inventory times, and a market leaning toward affordability pressures. But Maui is still Maui - one of the most desirable places on earth to live, visit, and invest. 

Thanks for taking time to read The Maui Real Estate Advisor. If you've got a question, comment, or theory - drop me a line at lee@alohapotts.com. I read every one.

And hey - if you liked this report: 

  • Leave us a comment
  • Forward it to a friend considering Maui real estate

And if you or someone you know is considering buying, selling, or just keeping tabs on the Maui market, our team of seasoned, well-trained agents is ready to help.

From the greatest island on Earth, I'm Lahaina Lee - saying ALOOHA.

Get more information and details

To get more information on property and trends, you can search all properties listed for sale at www.AlohaGroupMaui.com.  If you can’t find what you’re looking for there, send us an email to lee@alohapotts.com, and we’ll do our best to get an answer for you.  As we get more requests for information, we’ll add new sections to the website, newsletter or both.

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About Aloha Group Maui

 

Aloha Group Maui was founded by L. Lee Potts, MBA, REALTOR® R(B) and Barbara S. Potts, MBA, REALTOR® R(B) and former California CPA. Our team consists of talented professionals; Cheri Miller R(S), Anthony Freda R(S), Kathy Becklin, R(B), Becky Sparling, R(S), and Tony Brown R(B). We are businesspeople, and we treat our clients with the same care and service attitude that we would like to receive when we do business.  We are in business for pleasure and profit.  We expect that most of our clients will enjoy the property they own in Maui (pleasure), and it would be nice for everyone if your property performs well for you (profit).  Real estate can be highly speculative, and profits are never guaranteed.  So if you are buying property in Maui, it’s a good idea to surround yourself with a professional team.

 

Lee Potts is the former President of an international software company and former Marketing VP of a publicly traded franchise organization.  Lee and Barbara are both licensed under

Keller Williams Realty Maui.