The Maui Home Buyer's Guide
Everything you need to know before buying a home on Maui — from someone who actually lives here.
By Kelly M. Bryce, Realtor (S) 74317 | Compass | kelly.bryce@compass.com | 808-269-3983
Welcome to Maui
If you're reading this, you're probably somewhere between "just dreaming" and "seriously looking" at buying a home on Maui — and I want to start by saying: that's exciting, and it's also a genuinely different process than buying almost anywhere else in the country. Island real estate has its own rhythm, its own rules, and its own quirks. But my goal with this guide is to walk you through the things I wish every buyer knew before they started looking, so you can go into this with clear eyes and a lot less stress.
I live here. Since 2004, I've watched this island go through a lot and I take it seriously when I help someone put down roots here too. So let's get into it.
Oh the joy’s of home buying!
1. How Agent Commissions Work For You
This is worth explaining upfront, because it's changed in recent years and a lot of buyers are unsure how it works now.
Since 2024, real estate commissions have been fully negotiable and are no longer advertised as a set number through the MLS. Before I can start touring homes with you, Hawaii requires that we sign a written buyer-broker agreement. That's simply a document that spells out my responsibilities to you and how my compensation works — it protects both of us and makes sure everything is transparent from the start.
There are three ways a buyer's agent fee can typically be handled: 1) paid by the seller (often built into the deal as part of the offer), 2) paid directly by you, the buyer, 3) or split between the two. In practice, most sellers on Maui still offer to cover some or all of the buyer's agent fee as a concession to attract strong offers, but it's negotiated deal by deal rather than guaranteed, and it's something we'll talk through together before you write any offer, so there are no surprises about who's paying what.
2. The Maui Buying Process
The basic mechanics of buying a home on Maui aren't wildly different from the mainland, but the timeline and the details can catch people off guard.
Once your offer is accepted, escrow opens with a neutral third party, usually a title and escrow company, who handles the paperwork and the money thru the transaction. A typical escrow period runs 30 to 60 days, though it can run longer depending on financing, inspections and any complications that might come up with title - or for leasehold properties, lessor approvals. If you're buying a leasehold property, budget extra time — title and lease review alone can take one to three weeks, and longer if the lease is complex.
A few things that are more Maui-specific than you might expect: inspections should always include a look at things like termite damage (very common here), mold, roof conditions (given our weather climate variations) and for condos, a real understanding of the HOA's financial health and any pending special assessments. Insurance can also take longer to bind than you'd expect, especially for coastal or older properties — more on that below.
3. Understanding Zoning & Rental Rights
If a rental income stream is part of your plan — even if it's just "maybe someday" — this section matters more than almost anything else in this guide.
A lot of Maui condos were built as apartment-zoned buildings (A-1 or A-2), not hotel-zoned. Back in 2001, a county legal opinion known as the Minatoya List grandfathered in short-term rental rights for buildings that were already operating that way before an April 1989 ordinance restricted new permits. Roughly 7,000 units across the island fall under this list, concentrated in West Maui, Kihei, Wailea, and Ma'alaea.
Here's the part that's changed recently: in December 2025, the county passed Bill 9 (Ordinance No. 5909), which phases out short-term rental rights for these apartment-zoned properties entirely. West Maui units must stop operating as short-term rentals by January 1, 2029; everywhere else in the county has until January 1, 2031. There's no renewal, no opt-out, and while lawsuits are underway challenging the law, no court has blocked it as of this writing. A newer rezoning pathway (Bill 88, creating H-3/H-4 hotel zoning) may allow some individual buildings to preserve rental rights, but that's determined building by building, not automatic.
The bottom line: if rental income matters to your decision, don't just ask "can this unit do short-term rentals today?" Ask what zoning it actually has, whether it's on the Minatoya List, and what the realistic timeline looks like. I can pull this information for any specific property you're considering.
4. Leasehold vs. Fee Simple
This is one of the first things to understand about how property is owned here, and it trips up a lot of mainland buyers.
Fee simple is full, whole ownership — you own the land and everything on it, with a recorded deed, for as long as you want, and it passes to your heirs. Most Maui properties are sold fee simple, and if you're planning a long-term hold, fee simple is generally the better fit.
Leasehold means you own the home or unit itself, but the land underneath it is leased from a separate landowner for a set number of years, with monthly lease rent and a defined expiration date. Leasehold properties are usually significantly cheaper upfront — sometimes $200,000 to $400,000 less than a comparable fee simple property — which can make sense if you're planning to use or rent the property for a decade or so rather than hold it forever. Just know exactly how many years are left on the lease and what the rent renegotiation terms look like before you commit.
5. Understanding CPR (Condominium Property Regime)
Another listing stumbler for buyers looking at properties online. This is a Maui quirk that catches almost every mainland buyer off guard, and it's worth understanding before you fall in love with a listing.
You'll often see properties — especially Upcountry, in agricultural areas and in neighborhoods like Launiupoko — that look like a standard subdivided lot with two homes on it (say, a main house and a separate cottage), each individually owned and sold. Technically, though, they're usually not a legal subdivision at all. They're a CPR, or Condominium Property Regime: a Hawaii-specific legal tool that lets an owner divide a single parcel into two or more separately deeded, separately mortgageable "units," each with its own Tax Map Key (TMK) number, without going through the county's actual subdivision process.
Why does this matter? Because a true county subdivision on Maui can take years — sometimes the better part of a decade — and requires infrastructure improvements like separate water meters and county-standard road access. A CPR sidesteps a lot of that, which is exactly why it's so common here. It's often described as a "mini-subdivision," and legally it functions much like a small, informal condominium: each unit is its own real property that can be bought, sold, and financed independently, even though there's no shared building or amenities in the way you'd picture with a typical condo.
A few things to know as a buyer: CPR units are usually labeled A-unit and B-unit (the main house and the secondary dwelling, respectively). Most lenders will finance a CPR unit, but they'll want to see the recorded CPR map, declaration, and bylaws, so ask your lender early whether they have experience with CPR financing on Maui — not every mainland lender does. And because the two units often share a driveway, a fence, utilities or other infrastructure, take a close look at the CPR declaration and house rules to understand what's actually shared and how disputes or maintenance costs are handled between the A and B unit owners. It's not something to be scared of — it's simply a different structure than you may be used to, and very much a normal part of how property works here.
6. Where to Buy: A Neighborhood Primer
Every part of this island has a different feel, and the "best" neighborhood really depends on what you're looking for. Here are a few I'd point buyers toward right now, depending on your priorities:
Pukalani — Upcountry, cooler air, big yards, a real small-town feel. This is where I live, and it's a favorite for people who want quiet, community, and a little distance from the tourist corridor without giving up convenience.
Kihei — The busiest real estate market on the island right now, with more sales volume than anywhere else. Condo prices here are still meaningfully below the island-wide median, so it's a good area to look for value, especially if beach access and walkability matter to you.
Wailuku/Central Maui — A master-planned community at the base of the West Maui mountains, cooler climate, more attainable pricing than the coast, and a strong sense of year-round local living rather than a vacation-rental feel.
Wailea/Makena — The island's high-end resort corridor, with strong long-term appreciation and a luxury lifestyle, but expect single-family median prices in the multi-million-dollar range.
Haiku (North Shore) — Rustic, spread out, and genuinely off the beaten path, with lots averaging 2-3 acres on the rain-fed northern slopes of Haleakala. This is the area for buyers who want space, privacy, and old-Hawaii character, from starter homes to high-end oceanfront, with a strong surf and agricultural community feel.
Launiupoko (West Maui) — A quieter, more exclusive pocket above Launiupoko Beach Park, mostly large agricultural-zoned parcels (2-9 acres) with sweeping views of the ocean, Moloka'i, Lana'i, and Kaho'olawe. Inventory here is tight — typically just a dozen or so sales a year — and it appeals to buyers who want beach proximity and real acreage without resort congestion.
7. What Things Actually Cost
Beyond the purchase price, a few costs surprise buyers more than anything else:
Insurance. Homeowner's and condo insurance costs have risen significantly on Maui in recent years, and rising master policy premiums for condo associations now play a real role in what your monthly HOA dues look like. Get an insurance quote early in the process, not after you're in escrow.
Taxes on rental income. If you're renting the property short-term, plan for the combined tax burden: the General Excise Tax (GET, around 4.7% effective rate) and the Transient Accommodations Tax (TAT, 11% as of January 2026), for a combined transactional tax load around 18.5% on rental income, on top of property tax classifications that run higher for short-term rental use than for owner-occupied or long-term rental properties.
HOA dues. For condos and some subdivisions, ask not just what the current dues are, but whether there's a reserve study, any pending special assessments, and how the association has handled insurance cost increases. This can tell you a lot about the long-term financial health of the building and the neighborhood.
8. A Few Honest Tips From Me
Price realistically from the start. In today's market, homes that are priced right are moving noticeably faster than those that aren't — overpricing and chasing the market down almost always costs sellers more in the end.
Don't skip the zoning and title homework, even if it feels tedious. It's the single biggest source of surprises for buyers here, especially with condos.
Build in a cushion for insurance and HOA cost increases when you're running your numbers — these have moved more than almost anything else in the past few years.
And talk to a local lender who actually understands Hawaii's market. Financing here has its own quirks, and a mainland lender unfamiliar with leasehold, condo insurance requirements, or Hawaii's closing customs can slow things down or create surprises late in escrow.
Let's Talk Story!
Buying a home on Maui is a big decision, and it should feel exciting, not overwhelming. If you're thinking about making a move — whether that's six months out or you're ready to start touring next week — I'd love to help you figure out what makes sense for you.
Reach out anytime: kelly.bryce@compass.com or 808-269-3983.
This guide is for general information purposes and isn't legal, financial, or tax advice. Zoning, ordinances, tax rates, and market conditions change; always verify current details with the relevant county, state, and professional advisors before making a purchase decision.
